90 Herbert Street Condominium
90 Herbert Street, Brooklyn, NY 11222
Overview
90 Herbert Street is a new 7-unit condo in Brooklyn.
- Offering plan: Accepted January 2025 · 295 pages · floor plans on page 98
- Finishes: 9-foot ceilings, hardwood floors, granite kitchen countertops, Frigidaire appliances, a washer and dryer in each apartment, Grohe bathroom fittings and split-system units for heating and cooling
- Prices: $1,634 a square foot on average, as first offered; $8.06 million in all ($8.02 million when first offered)
- Common charges: $265–$1,083 a month, the sponsor's first-year estimate
- Sponsor: 90 Herbert St LLC, represented by Eial Girtz, PC
- Subway: 11-minute walk to Graham Av (L); 13 minutes to Grand St (L)
- Amendments: 2, the latest in April 2026
- Units
- 7 residential
- Subway
- 11 min walk to Graham Av LGrand St L, 13 min
- Average $/sf
- $1,634Homes in Schedule A, as first offered
- Common charges
- $265–$1,083 a monthSponsor's first-year estimate in Schedule A, July 1, 2025 To June 30, 2026
- Offering price
- $8.06 million total $8.02 million when first offered
- Floor plans
- Page 98 of the plan
- SubmittedJanuary 2026
- AcceptedJanuary 2025
- 2 amendments
- First sale
- Latest sale
Units & Prices
Sales
7 of 7homes sold (100%)
From city records (ACRIS), through Jun 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 90 Herbert Street'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 →Compare
| Figure | This building1 | 204 Withers27 units · 0.2 miaccepted 2025 | 221 Frost310 units · 0.1 miaccepted 2025 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.65In line | $0.68 | $0.52 |
| Average Offering PricePer Apartment | $1.15MIn line | $1.05M | $1.44M |
| Average PricePer Square Foot | $1,634In line | $1,470 | $1,653 |
| Average Unit SizeSquare Feet | 705 SFSmaller | 717 SF | 871 SF |
How We Got This
- Comps: the closest Brooklyn plans on size, $/SF and launch date, within 2 miles when possible.
- Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
- Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
- Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.
Closing Costs
The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.
All 11 closing costs in the plan, with their pagesSee it free →The Building
Amendments
Amendment 2 Apr 7, 2026
Amendment extends the plan for 6 months, confirms final certificate of occupancy and first closings, and details sponsor's financial obligations and reserve accounts.
- Plan extended for 6 months
- Final Certificate of Occupancy obtained October 9, 2025
- First closing (Unit 2A) occurred March 9, 2026; Units 2B, 3A, 4A also closed; Units 1, 3B, 4B in contract; no unsold units remain
- ADA lift maintenance estimated at approximately $1,000.00 per year after one-year sponsor warranty
- Working capital account balance $2,692.59; reserve account balance $100.00 (should be $3,900.00); $325.00 monthly reserve contribution from common charges
- Sponsor currently covering all operating costs and delaying common charge collection with 30-day notice right to commence
- First meeting of unit owners to occur within 30 days of first anniversary of first closing or when 75% of units closed, whichever is earlier
Amendment 1 Jan 6, 2026
Plan declared effective with three units under contract; Unit 4A price increased from $807,300.00 to $850,000.00; Plan extended 6 months.
- Plan declared effective December 22, 2025 based on three units (42% of seven residential units) in contract
- Unit 4A offering price increased from $807,300.00 to $850,000.00
- Units 2A, 3A, and 4A are in contract
- Plan extended for 6 months
- Revised Schedule A attached as Exhibit B
- Schedule A prices increased for 1 home (median +5.3%): 4A $807,300 → $850,000
Team
- Sponsor
- 90 Herbert St LLC
- Counsel
- Eial Girtz, PC
- Tax estimate
- Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
- Construction lender
- Churchill Real Estate$2.85 million loan stated in the plan
From our research: What Does a Title Agency Do, and How Do You Pick One for a NYC Condo?
Zoning
- Zoning district
- R6B
Today's zoning, from city data (PLUTO 26v2).
Nearby
- 88 Herbert Street Condominiumnext door · 7 units · 2022
- Metroplex Suites Condominiumnext door · 24 units · 2004
- 21 North Henry Street Condominiumnext door · 6 units · 2020
- 252-258 Richardson Street Condominiumnext door · 12 units · 2004
- 19 North Henry Street Condominiumnext door · 5 units · 2025
- Herbert Street Villas0.1 mi · 8 units · 2020
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