THE CONDO BOOK PROJECT

Front And York Condominium

85 Jay Street (180 Front St & 115 York St), Brooklyn, NY 11201

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Overview

A 408-condo, two-tower building in Dumbo sponsored by a CIM Group entity, sharing a block with about 320 rental apartments, retail, a fitness club and a 728-car garage. The site is in a state brownfield cleanup, and the staff is budgeted as non-union. The offering plan specifies engineered wood floors, stone kitchen countertops, Gaggenau appliances, a washer and dryer in each apartment, Waterworks bathroom fittings and ducted heat pumps for heating and cooling.

  • Address: 85 Jay Street, Dumbo, Brooklyn (Front Tower at 180 Front Street, York Tower at 115 York Street)
  • Plan: CD180223, accepted for filing in July 2019
  • Residences: 408, from one-bedrooms of about 600 square feet to four-bedrooms of about 3,200 square feet, on Floors 2 to 12, 14 to 21 and PH. Unit 2F is set aside for the resident manager.
  • Other units: a Rental Unit (about 320 apartments), two Retail Units and a Parking Unit, none offered under this plan
  • The building: 21 stories above grade, plus a parking level and a lower level below grade
  • Storage: 296 storage spaces on the Lower Level, sold as licenses at about $12,750 to $66,000 (most about $15,000 to $17,000), and 90 wine lockers at $5,000 each. 48 cordial lockers come with certain units.
  • First offering: all 408 condos at about $826.4 million in total, from $945,000 for a one-bedroom to $8 million for a four-bedroom penthouse (sponsor offering prices, not sales)
  1. SubmittedJanuary 2020
  2. AcceptedJuly 2019
  3. 25 amendments
  4. First sale
  5. Latest sale

Sales

191 of 408homes sold (47%)
Every sale: 191 homes, with price and dateSee it free →

From city records (ACRIS), through Sep 30, 2026.

First-Year Budget

From our research: NYC Co-op and Condo Tax Abatement: Is It Worth Paying Prevailing Wage? (Board Calculator)

Ask Claude or ChatGPT: How do Front And York's common charges compare with similar buildings? →

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills.

Each home's estimate, city bills and tax breaksSee it free →

Closing Costs

The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.

All 7 closing costs in the plan, with their pagesSee it free →

The Building

Finishes

Morris Adjmi Architects prepared the building description. Every item allows an "equal or better" substitute (compare with our NYC condo finishes guide).

Kitchen

  • Gaggenau throughout: refrigerator, wall oven, microwave drawer and dishwasher in every unit.
  • Gas cooking: a 30-inch Gaggenau gas cooktop in typical units and a 36-inch one in select duplexes and penthouses, under a Faber hood.
  • Select duplexes and penthouses add a Gaggenau wine cooler.
  • Stone countertops (natural or manufactured) on custom veneered cabinets, a Waterworks faucet, a Blanco undermount sink and an InSinkErator disposal.

Baths

  • Porcelanosa toilets in every bath.
  • Waterworks faucets, sinks, shower fittings and tubs, with a freestanding Waterworks tub in penthouses and rain showers in some baths.
  • Stone tile in primary baths, tile in other baths, and radiant floor heat in all primary baths.

See how these names rank in our bathroom brands guide.

Floors, Ceilings and Windows

  • 5/8-inch engineered oak floors by Wego over a 5mm Pliteq acoustical mat, including in kitchens.
  • Ceilings of about 8 to 12 feet, lower in kitchens, baths, halls and closets with dropped ceilings.
  • Thermally broken aluminum windows with insulated laminated low-E glass by Architectural Window Manufacturing Corporation, with a five-year warranty. Operable windows have limit stops, and screens aren't provided.

Laundry, Heating and Cooling

  • A Bosch washer and dryer in every unit, plus two pay-per-use laundry rooms on the Lower Level shared with the rental.
  • Air conditioning from water-source heat pumps in each unit, owned and maintained by the unit owner. Each unit's electricity, including its heat pump, is metered and billed by Con Edison.
  • Gas for heat, hot water and cooking, common electricity and water are in the building-wide budget and reach you through common charges.

Amenities, Staffing & Transportation

The condo amenities sit on the 8th floor, on a roof over the York Street side of the rental section (compare with amenities by building size).

8th Floor, Condo Owners Only

  • Near the York Tower: a coffee lounge, game room, party room with an induction cooktop, music room and kids' playroom.
  • Near the Front Tower: a teen lounge and screening room, a bar and billiards lounge with the cordial lockers, a wine room with the wine lockers, a chef's display kitchen and a co-working lounge.
  • Outside: an uncovered stainless-steel pool of about 15 by 40 feet, 4 feet deep, with lifeguards, plus sundecks, a grill area and outdoor lounges with film screenings.

Shared with the Rental

  • A ground-floor courtyard, part of which is leased to the fitness club for its exclusive use, and a gallery terrace off Floor 2.
  • Two dog spas and two laundry rooms on the Lower Level.
  • Two bike rooms on the Parking Level for condo residents, first come, first served.

Good to know: the rental has its own separate pool, but the shared spaces are run by the building-wide Condominium Board, not the condo board, and the plan warns that heavy use by tenants may make them less available. Amenities may not open until up to 18 months after the first closing. Parking is a separate garage unit with about 291 spaces set aside for building residents at the operator's rates, fewer spaces than owners.

Staffing and Services

The year-one budget plans a non-union condo staff:

  • A full-time resident manager (living in unit 2F) and two handymen.
  • Concierges 24 hours a day in both lobbies (about 8.2 full-time positions).
  • Doormen 16 hours a day in both lobbies (about 2.8 positions).
  • Thirteen full-time porters.

Wages, benefits and payroll taxes come to about $3 million, over 40% of the condo budget. Each tower has three passenger elevators, one of which doubles as a service elevator, and the budget includes security cameras at selected entrances and a BuildingLink service contract. Our doorman cost guide puts these numbers in context.

Tip: until the building is fully finished, the plan only promises that at least one lobby in each tower is staffed 24/7 and that one elevator in each tower serves every occupied floor.

Location & Transportation

  • Neighborhood: Dumbo, Brooklyn
  • Subway: 3 min walk to York St F; High St A C, 8 min
  • Parking: 1 parking unit in the plan
Amenities, Staffing & TransportationSee it free →

Amendments

Amendment 25 Jun 29, 2026

This amendment changes the purchase prices of certain Tower Units to the amounts in a revised Schedule A (Exhibit A), and lets the sponsor further revise offering prices and other sale terms, except that no change can affect a unit under a purchase agreement without that buyer's consent.

  • Purchase prices of certain Tower Units increased or decreased to the amounts in revised Schedule A (Exhibit A)
  • Sponsor may further revise offering prices and other terms of sale under the Plan
  • Units with a purchase agreement in effect are not affected by price changes without that purchaser's consent

Amendment 24 May 15, 2026

This amendment updates the plan with 2026 budgets and common charges, new sponsor loan, unsold-unit and tax disclosures, a certificate of occupancy escrow, and a 12-month extension of the plan's term.

  • Plan's term extended 12 months from filing of this Amendment
  • 2026 budgets adopted; residential common charges up 3.146800% to $1,638,716, commercial up 9.672900% to $923,956, garage/parking up 0.658400% to $181,657
  • Sponsor's JP Morgan Chase construction loan balance approximately $112,108,614 as of March 31, 2026, maturity January 9, 2028
  • Schedule of unsold Tower Units added; as of April 24, 2026, Sponsor's monthly common charges are approximately $132,393.52, monthly real estate taxes approximately $203,002.40, and monthly rental income approximately $159,925
  • Schedule A taxes based on DOF tax year 2025/2026; buyers told to check nycprop.nyc.gov
  • Permanent Certificate of Occupancy not yet issued; $15,000 held in escrow at Chase Bank for related costs
  • One Big Beautiful Bill Act may make the plan's tax information inaccurate; buyers should consult a tax expert
  • 2024 financial statements attached; 2025 statements to follow in a future amendment

Amendment 23 Dec 9, 2025

This amendment extends the Tower Unit sale incentive package through December 31, 2026, and adds a limited Mansion Tax incentive for specific Tower units listed in Exhibit A.

  • Tower Unit Sale Incentive Package extended through December 31, 2026, for Agreements signed and Deposits tendered January 1, 2026 through December 31, 2026
  • Incentive covers up to 24 months of Tower Common Charges, based on the last filed Schedule A, plus the NYC Real Property Tax and NYS Real Estate Transfer Tax that the seller is by law primarily obligated to pay
  • Limited Mansion Tax Incentive added for 12 Front Tower units and 11 York Tower units listed in Exhibit A
  • Limited Mansion Tax Incentive covers the NYS Additional Tax (Mansion Tax) for Agreements signed and Deposits tendered January 1, 2026 through June 30, 2026
  • Limited Mansion Tax Incentive expires June 30, 2026, unless Sponsor terminates or extends it, with an amendment filed with the Department of Law
  • Sponsor may terminate or extend the Common Charge Incentive, with an amendment filed with the Department of Law
  • Sponsor may negotiate Purchase Price and incentive terms with Purchasers; signed Agreements are not changed

Amendment 22 Sep 23, 2025

This amendment offers a limited incentive package, in place of the standard incentives, to buyers of 25 listed unsold Tower units who sign agreements and pay deposits between September 22, 2025 and November 27, 2025.

  • Limited incentive offered on 25 listed unsold units (12 Front Tower, 13 York Tower)
  • Agreements and deposits must be made between September 22, 2025 and November 27, 2025, a period Sponsor may extend or end
  • Incentive includes 36 months of Tower Common Charges
  • Incentive includes New York City Real Property Tax and New York State Real Estate Transfer Tax that are the seller's primary obligation
  • Limited incentives cannot be combined with the incentives for other unsold units
  • Common charge incentive applies even during the current Waiver Period
  • Any early termination or extension of the limited incentives requires a plan amendment
  • Sponsor may negotiate purchase price and other terms with buyers

Amendment 21 Mar 19, 2025

This amendment updates the 2025 budgets, the Schedule A common charges and real estate taxes, the financial statements, the sponsor's unsold-unit and loan figures, the sale incentive package, and the certificate of occupancy status, and extends the offering term.

  • 2025 Condominium Board and Tower Board budgets attached as Exhibits A-1 and A-2, with updated budget certifications as Exhibit A-3
  • Schedule A updated to show current Common Charges and actual real estate taxes for Unsold Tower Units, calculated from DOF tax year 2024/2025
  • 2023 financial statements for the Tower Section and Condominium added; 2024 statements to come in a future amendment
  • As of March 6, 2025: approximately $219,594.83 monthly common charges and approximately $163,887.01 monthly real estate taxes payable by Sponsor on Unsold Tower Units; 26 units leased, with approximately $232,525 monthly rental income
  • Sponsor's construction loan from JP Morgan Chase Bank has a balance of approximately $129,372,903.51 as of March 6, 2025, with a current maturity date of May 9, 2025, subject to extension
  • Tower Unit Sale Incentive Package extended through December 31, 2025: up to 24 months of Tower Common Charges plus transfer taxes for qualifying purchasers
  • Permanent Certificate of Occupancy not yet issued; $15,000 held in escrow at Chase Bank for the work to obtain it; temporary CO effective March 13, 2025
  • Term of the offering extended; the length of the extension is cut off in the text provided

Amendment 20 Jan 10, 2025

This amendment offers buyers of Tower Units a purchase incentive for contracts signed and deposits made from January 1, 2025 through March 31, 2025, covering up to 24 months of Tower Common Charges and certain transfer taxes.

  • Tower Unit sale incentive offered for Agreements signed and Deposits tendered January 1, 2025 through March 31, 2025
  • Common Charge Incentive: up to 24 months of Tower Common Charges for the unit, based on projected annual Common Charges in the last filed Schedule A
  • Transfer Tax Incentive: covers New York City Real Property Tax and New York State Real Estate Transfer Tax that is the seller's primary obligation, at the rate in effect when the Agreement is signed
  • Incentives may be applied as a closing credit or paid by Sponsor directly, at Sponsor's discretion
  • Sponsor may end or extend the incentives in its sole discretion and must file a plan amendment disclosing any change
  • Sponsor may negotiate Purchase Price and other terms with buyers; signed Agreements are not changed
  • Waiver Period delay in Common Charge collection does not affect the Common Charge Incentive

Amendment 19 Sep 26, 2024

This amendment changes the asking prices of three Tower Units, 2L (Front), 6A (Front) and 8F (York), and replaces Schedule A with the updated pricing.

  • Prices of Tower Units 2L (Front), 6A (Front) and 8F (York) changed
  • 2L (Front) now priced at 2,875,000.00 in updated Schedule A
  • 6A (Front) now priced at 1,920,000.00 in updated Schedule A
  • 8F (York) now priced at 1,795,000.00 in updated Schedule A
  • Sponsor may further revise offering prices and terms, but not for any unit under a signed purchase agreement without that buyer's consent

Amendment 17 May 16, 2024

This amendment extends the Tower Unit Sale Incentive Package through August 31, 2024, offering buyers who sign and deposit by then up to 24 months of Tower Common Charges, transfer tax and, for lower-priced units, Mansion Tax credits.

  • Tower Unit Sale Incentive Package extended through August 31, 2024
  • Buyers who sign and pay deposit by August 31, 2024 may receive up to 24 months of Tower Common Charges (Common Charge Incentive)
  • Buyers may also receive a credit up to the NYC Real Property Tax and NYS Real Estate Transfer Tax the seller is by law primarily obligated to pay (Transfer Tax Incentive)
  • Tower Units priced under $2,000,000 may also receive a credit up to the Mansion Tax (Mansion Tax Incentive)
  • Sponsor may end or extend the incentives before August 31, 2024, and must file a plan amendment if it does
  • Sponsor may negotiate price and incentives with purchasers; signed agreements are not changed

Amendment 16 Apr 23, 2024

Sponsor changed the purchase prices of five York Tower units (14B, 15B, 17B, 18A and 18B) and updates Schedule A to reflect the new pricing.

  • Prices of York Tower units 14B, 15B, 17B, 18A and 18B changed
  • Schedule A (Exhibit A) amended for these units; the exhibit shown lists Front Tower units only, so the new York prices are not printed in this text
  • Sponsor may further revise offering prices and terms, but not for a unit under a purchase agreement in effect without that purchaser's consent

Amendment 15 Mar 29, 2024

This amendment extends the offering period by 12 months and the Tower Unit sale incentives through May 31, 2024, and updates the sponsor's financial disclosures, funds, financial statements, and tower board control.

  • Offering plan term extended for 12 months from the filing of this amendment
  • Tower Unit sale incentives (common charges, transfer tax, and Mansion Tax for units under $2,000,000) extended through May 31, 2024
  • Sponsor's construction loan from JP Morgan Chase Bank of approximately $57,000,000 as of March 1, 2024, with a current maturity date of May 9, 2025, subject to extension
  • Unsold Tower Units cost sponsor approximately $269,562.46 in monthly common charges and $346,129.67 in monthly real estate taxes as of March 1, 2024
  • As of March 18, 2024, 31 unsold Tower Units are leased to tenants, producing approximately $257,200 in monthly rental income for sponsor
  • Working Capital Fund and Reserve Fund each held approximately $308,876.87 at Capital One Bank as of March 13, 2024
  • Financial statements for the period ending December 31, 2022 added as Exhibit B; 2023 statements to follow in a future amendment
  • 2024 budgets for the Tower Section and Condominium remain unchanged and are annexed as Exhibit C

Amendment 14 Dec 28, 2023

This amendment updates the 2024 budgets and unit charges, starts Tower Common Charges on February 1, 2024, and offers buyers sale incentives for deposits made by March 31, 2024.

  • Sale incentives for Tower Units signed and deposited by March 31, 2024: up to 24 months of Tower Common Charges and a Transfer Tax incentive
  • Mansion Tax incentive for Tower Units priced under $2,000,000, if signed and deposited by March 31, 2024
  • Tower Common Charges collection began February 1, 2024, after the Waiver Period ended January 31, 2024
  • 2024 budgets updated (Schedules B-1 and B-2) for January 1, 2024 to December 31, 2024
  • Schedule A updated with 2024 Tower Common Charges and real estate taxes allocated to units
  • Updated budget expert certifications for the 2024 budgets and Non-Tower Unit common charges
  • Buyers advised that DOF tax information may differ from, and may be higher than, the amounts in the amendment

Amendment 13 Nov 10, 2023

This amendment changes the purchase prices of 25 listed Tower units in the Front and York Towers, lowering some and raising others, with a total price differential of $0.

  • Prices of 13 Tower units lowered, the largest being 5E, 6E and 7E at $90,000 each
  • Prices of 12 Tower units raised, the largest being 17E up $250,000 to $3,600,000.00
  • Front Tower 3L reduced from $2,685,000.00 to $2,599,000.00
  • Total price differential is $0
  • Sponsor may further revise offering prices and other terms of sale under the Plan
  • No change affects a unit with an agreement for purchase in effect without that purchaser's consent
  • Price changes made under the Department of Law's COVID-19 submission and review policy memorandum

Amendment 12 Oct 9, 2023

This amendment lets buyers who sign and pay a deposit by December 31, 2023 receive purchase incentives on Tower units, including common charge credits, transfer tax credits, and an extra incentive for certain three-bedroom York Tower units.

  • Common Charge Incentive: up to 24 months of Tower Common Charges for buyers who sign and pay a deposit by December 31, 2023
  • Transfer Tax Incentive: credit or payment of NYC Real Property Tax and NYS Real Estate Transfer Tax that the seller is by law responsible for, at rates in effect when the Agreement is signed
  • Additional Common Charge Incentive: up to 12 more months of Tower Common Charges for three-bedroom York Tower units, except 17E, 18E and 19E, by December 31, 2023
  • Incentives may be extended or ended before December 31, 2023 at Sponsor's discretion, and Sponsor must file an amendment disclosing any change
  • Incentives are not affected by the Common Charge Waiver Period now in effect
  • Sponsor may negotiate price and other terms with buyers; signed Agreements are not changed
  • Incentive amounts are based on Tower Common Charges in the last filed Schedule A (included in the Seventh Amendment)

Amendment 11 Jun 30, 2023

This amendment adds a time-limited purchase incentive for Tower units: buyers who sign and deposit by September 4, 2023 can receive a credit or payment toward 24 months of Tower Common Charges and certain transfer and property taxes.

  • Buyers who sign and deposit by September 4, 2023 may receive up to 24 months of Tower Common Charges as an incentive
  • The incentive may also cover New York City Real Property Tax and New York State Real Estate Transfer Tax that are the seller's primary obligation
  • Sponsor may extend or end the incentives in its sole discretion; any change before September 4, 2023 will be disclosed in a further amendment
  • The incentive is not affected by Sponsor's delay in collecting Common Charges during the Waiver Period
  • Sponsor may negotiate purchase price and other terms with purchasers; signed Agreements are not changed

Amendment 10 Mar 27, 2023

This Tenth Amendment updates the sponsor's financial information, unsold-unit schedule, budget and fund balances for The Front and York Condominium, adds a Tower purchase incentive through June 30, 2023, and extends the offering term.

  • Tower purchase incentive offered until June 30, 2023: up to 24 months of Tower Common Charges plus transfer tax, at sponsor's discretion
  • Sponsor's construction loan balance approximately $114,756,527 as of January 27, 2023; current maturity date May 9, 2025
  • Aggregate monthly real estate taxes on unsold Tower Units approximately $573,690 as of January 27, 2023
  • Service contracts budget line increased approximately 6.5%; other Schedule B-1 and B-2 budget lines unchanged
  • Working Capital Fund balance approximately $232,612.87 and Reserve Fund balance approximately $232,603.73 as of December 31, 2022
  • Schedule of unsold Tower Units as of March 13, 2023 added as Exhibit A
  • Offering term extended
  • Sponsor-designated individual Jason Lifton holds all six Tower Board seats until the First Annual Tower Meeting

Amendment 9 Jun 28, 2022

This amendment updates the Front and York tower financial disclosures, changes purchase prices for 63 Tower Units, keeps the current budgets in effect through 2022, and extends the offering term.

  • Purchase prices changed for 63 Tower Units (25 Front, 38 York), e.g., 4J now $1,065,000 and PH20B now $3,895,000
  • Sponsor's JP Morgan Chase construction loan approx. $260,415,889.50 as of June 28, 2022; current maturity May 9, 2025
  • Tower budgets (Schedules B-1 and B-2) remain in effect through December 31, 2022; 2023 budgets to follow by later amendment
  • Working Capital Fund and Reserve Fund each approx. $130,513.00 as of June 24, 2022
  • Sponsor's monthly real estate taxes on unsold Tower Units approx. $403,124.00 as of June 28, 2022
  • Unsold Tower Units listed in Exhibit A; none leased or occupied except the Resident Manager's Unit
  • Jason Lifton holds all six Tower Board seats until the First Annual Tower Meeting
  • Offering term extended

Amendment 8 Dec 27, 2021

This amendment reports the first Tower Unit closing, the permanent certificate of occupancy that has not yet been issued and the escrow held for it, the Sponsor's temporary waiver of Tower Common Charges, Sponsor control of the Tower Board, and Sponsor's loan and tax figures.

  • First Tower Unit closed November 12, 2021 (Front Tower Unit 5J); Condominium Documents recorded October 28, 2021
  • Permanent certificate of occupancy not yet issued; estimated cost to complete the work for it is $20,109,020, held in the PCO Escrow Account at Chase Bank
  • Tower Common Charges waived by Sponsor for a Waiver Period set by Sponsor, starting at First Closing; owners still pay their share of real estate taxes and utilities
  • One Sponsor-designated individual, Alex Kafenbaum, holds all six Tower Board seats until the First Annual Tower Meeting, which has not yet occurred
  • Sponsor's construction loan from JP Morgan Chase Bank has a maximum of $613,600,000 and a current maturity date of February 9, 2022
  • Real estate taxes on unsold Tower Units total approximately $138,643 per month
  • Working Capital Fund and Reserve Fund each have a balance of $3,620.65 as of December 20, 2021
  • Unsold Tower Units list updated as of December 13, 2021

Amendment 7 2021

This amendment changes the purchase prices of certain Tower Units, as shown in a revised Schedule A, and lets the Sponsor revise prices and terms further without affecting units already under a signed purchase agreement.

  • Purchase prices of certain Tower Units changed, as shown in revised Schedule A (Exhibit A)
  • Revised Schedule A is labeled May 1, 2021 through April 30, 2022
  • Sponsor may revise offering prices and other terms further, but not for a unit with a signed purchase agreement without that buyer's consent
  • Price changes made under the NYS Department of Law's COVID-19 submission and review policy memo

Amendment 6 Sep 8, 2021

This amendment moves the first-closing deadline to November 5, 2023, updates construction status and floor plans, changes prices for some Tower Units and Storage Spaces, and removes transfer-tax references to tax paid by the buyer.

  • First closing rescission deadline moved to November 5, 2023 (rather than April 30, 2023)
  • Prices of certain Tower Units and Storage Spaces changed; Schedule A replaced
  • First temporary certificate of occupancy received August 20, 2021; all portions expected covered by a temporary certificate of occupancy in the first half of 2022
  • Tolling Period set at 554 days (434 days + 120 days)
  • Floor plans replaced to conform common element categories and reflect minor mechanical and trash room changes
  • NYS RETT and Mansion Tax references removed where the buyer pays the tax, except for contracts entered on or before April 1, 2021

Amendment 5 Jun 23, 2021

This amendment declares the Tower section of the plan effective, changes some Tower Unit prices, sets up a first-year reserve fund with new deposit timing, updates the budgets, and revises the Declaration and By-Laws.

  • Plan declared effective: 63 of 408 Tower Units under agreements as of June 21, 2021 (15%)
  • Prices of certain Tower Units changed (new pricing in Schedule A)
  • First-year reserve fund of $277,661 set for Tower Section: $10,000 from Tower common charges and $267,661 from buyer reserve payments at closing
  • Additional Deposit due 30 days after Sponsor serves this Amendment, unless otherwise agreed; full deposit may be required at signing
  • Tower first-year budget (May 1, 2021 to April 30, 2022) totals $7,284,399; Condominium budget (Schedule B-2) updated
  • Tower Common Charge incentive of up to 12 months of charges for agreements signed through December 31, 2021
  • Declaration and By-Laws revised: storefront changes, retail common elements, signage, interim phase-in budget, utility billing, rental unit limits, mezzanine lender rights
  • Schedule A common interests and Retail Unit 2 square footage corrected

Amendment 4 Nov 18, 2020

This amendment changes prices of 31 Front Tower units, revises the tax projection and purchaser deposit terms, adds New York City Fire Code gate rules for certain terraces, and replaces floor plans and parts of the declaration and by-laws.

  • Prices of 31 Front Tower units changed
  • Additional deposit now due by the earlier of six months after the agreement or 30 days after notice the plan is effective, and no later than closing
  • Real estate tax projection replaced with a new letter dated October 28, 2020, due to lower-than-projected NYC tax rates
  • Three-foot lockable fire-code gates required on Tower Terraces for Front Units 8S, 8T and 8X and York Units 8A and 8B
  • Floor plans replaced, with modifications to many Front and York Tower units
  • Declaration and By-Laws changed, including Retail Unit addresses, the LTF Lease date and prohibited commercial uses
  • Retail Units may have multiple entrances on Front, York, Jay and Bridge Streets
  • No financial statements yet, since no Tower Unit has closed

Amendment 3 2020

This amendment extends the offering plan's term by six months from the filing of the amendment, updates the environmental disclosure, confirms the budgets are materially unchanged, and adds sponsor disclosures.

  • Plan term extended: it expires six (6) months from the filing of this Amendment
  • No Tower Unit has closed yet, so no financial statements are available
  • Environmental disclosure replaced: Track 1 cleanup under the NYSDEC Brownfield Cleanup Program, Certificate of Completion issued December 30, 2019
  • Schedules B-1 and B-2 remain materially unchanged; updated budget expert certifications dated June 9, 2020 attached
  • Sponsor's construction loan terms unchanged; Sponsor current on mortgage and financing payments for the prior twelve months
  • No material lawsuits or proceedings against the Sponsor identified
  • Sponsor principals disclosed on Austin Nichols House (CD15-0129) and 111 Montgomery Street (CD18-0265) offering plans

Amendment 2 Mar 10, 2020

This amendment raises the purchase price of Front Tower Unit 10G to $1,495,000, and the Sponsor may still revise prices and terms later, but not for units already under a signed purchase agreement without that buyer's consent.

  • Purchase price of Front Tower Unit 10G increased to $1,495,000
  • Sponsor may further revise unit prices and sale terms, but not for units under a signed purchase agreement without that buyer's consent

Amendment 1 2020

This amendment raises the purchase prices of 17 Front Tower residential units, with new prices from $1,170,000 (2C) to $1,395,000 (19C).

  • Purchase prices raised for 17 Front Tower residential units
  • New prices range from $1,170,000 (2C) to $1,395,000 (19C)
  • Unit listed as "l i e" in the OCR text has a new price of $1,260,000
  • Sponsor may revise prices and other sale terms again, but not for units with a signed purchase agreement unless that buyer consents
  • Amendment states there are no other material changes to the Plan
What each amendment changed, line by lineSee it free →

Fine Print

What's Specific to It

  • Two towers, two lobbies: each tower has its own entrance, lobby, mailroom, package room and three elevators, and each tower elects three of the six members of the condo board.
  • Condos share a building with a rental: about 320 rental apartments, two retail units and a garage are separate units. The rental's tenants share the courtyard, a gallery terrace, the dog spas and the laundry rooms with condo owners.
  • A gym run by a tenant: the Retail 1 unit is leased for 20 years to LTF Lease Company for a fitness club open to the public. Owners would have to buy memberships, and while the lease runs, no other gym, yoga, Pilates, spa or salon may open anywhere in the condominium.
  • A brownfield site: a lead company and smelter used the land from 1887 to 1989. The sponsor is cleaning it up under the state Brownfield Cleanup Program, aiming for an unrestricted-use cleanup.
  • A non-union staff: the plan budgets a full-time resident manager, round-the-clock concierges in both lobbies and 13 porters, and says the staff will be non-union.
  • Everything offered at once: all 408 condos were first offered for sale, with no units held back.

Front and York takes up a full block bounded by Jay, Front, Bridge and York Streets in Dumbo. Its offering plan tells you which spaces you share with the rental, what's in the apartments and what the condo section should cost to run.

Fine Print Worth Knowing

  • Brownfield cleanup: about 95% of contaminated soil had been dug out by October 2018. If the full cleanup isn't reached, an environmental easement could limit digging and require inspections, and those costs would fall on owners through common charges.
  • Owners may never control the boards: the sponsor can rent unsold condos instead of selling them, so its control period may never end. The building-wide board grows to 11 seats, six of them from the condo board.
  • The gym rules everyone: the fitness club is only required to operate for the first five years of its lease, but while the lease lasts, the condominium can't host another gym, studio, spa, salon, physical therapy office or similar use.
  • Resident manager's unit: if owners' payments don't cover the unit's price, the board signs a three-year note to the sponsor at 10% interest. The sponsor doesn't pay toward the unit for homes it still owns.
  • Sponsor's loan: a JPMorgan Chase construction loan of up to $613.6 million covers the property, with no limit on the sponsor renting unsold units.
  • Rules on resale and rentals: you can't list or resell for 12 months after closing, and rentals must be at least one year, subject to the board's right of first refusal. The condo section is smoke-free, inside homes and on terraces, with a $250 first fine.
  • Terraces: terraces sit on roofs over other units. You handle routine upkeep, plantings are limited to 100 pounds, and leaks and structural repairs are paid by all owners.

FAQ

Does Front and York have a gym?

Not as a condo amenity. The Retail 1 unit is leased to LTF Lease Company for a fitness club that is open to the public, and owners who want to use it have to buy a membership from the operator, which only has to run a gym for the first five years of its 20-year lease.

Do condo owners share amenities with renters?

Partly. The 8th-floor lounges, pool and sundecks are for condo residents only, while the courtyard, gallery terrace, dog spas and Lower Level laundry rooms are shared with the roughly 320-apartment rental section and run by the building-wide board.

Is the staff union?

No. The first-year budget plans a non-union staff of a resident manager, two handymen, round-the-clock concierges in both lobbies, doormen 16 hours a day and 13 porters, costing about $3 million a year.

Where this comes from: the building's offering plan (CD180223) as filed with the New York Attorney General, including its Special Risks, Description of the Property and Improvements, Description of Property and Specifications, Schedule A, Schedule B-1 and Identity of Parties. Prices are the sponsor's offering prices, not sales, and budget figures are the sponsor's first-year projections. Later amendments may change them. Updated October 2026.

Team

The plan doesn't name an interior designer; cityrealty.com reports Morris Adjmi Architects.

Zoning

Zoning district
M1-2/R8
Special district
Special Mixed Use District (MX-2) (MX-2)

Today's zoning, from city data (PLUTO 26v2).

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The Condo Book Project What does the offering plan say about subletting at Front And York? Who were Front And York's sponsor, attorney and architect?