MOON 27 LIC Condos: What the Offering Plan Says

Updated Oct 12, 2026 · 7 min read

MOON 27 LIC is a new seven-story building in Long Island City with mostly one-bedroom condos over six commercial units. Its offering plan shows a lean first-year budget of about $265,000, no reserve fund, the sponsor acting as managing agent, and a sponsor that can rent unsold units and keep control of the board.

In brief: MOON 27 LIC at 42-38 27th Street is a new seven-story building near Queens Plaza with 56 condo homes on floors 2 through 7 and six commercial units below. Most homes are one-bedrooms of about 510 to 620 sq ft. What sets it apart: the first-year budget is small, with common charges averaging about $300 a month, but there is no reserve fund, the sponsor runs the building as managing agent, and the sponsor can rent out unsold homes and keep control of the board.

What's Specific to It

• The sponsor can rent instead of sell. The sponsor keeps an unconditional right to rent unsold units. It only has to sell 15% to declare the plan effective, so owner-occupants may never control the condo.
• The sponsor is the managing agent. It will manage the building for $13,227 a year for the first two years. The plan says its officer has no experience managing condo or apartment buildings.
• No reserve fund and no contingency. The budget sets aside nothing for capital repairs or surprises, so big repairs could mean higher charges or an assessment.
• No pets. Unit owners are not allowed to keep any pets.
• No washers or dryers in the homes. There are no machines and no hookups. The plan describes a shared laundry room instead.
• A big commercial share. Six commercial units, including an 11,050 sq ft cellar space, hold about 23% of the common interest and pay that share of the budget.

Listing photos of MOON 27 LIC show the finishes. The offering plan, the document the developer filed with the New York Attorney General, tells you how the building will be run and what you agree to when you buy. New to these documents? Start with what a condo offering plan is.

At a Glance

• What it is: a new seven-story building with a cellar, built on five merged lots. Construction started around May 2023. The plan expected a temporary certificate of occupancy around April 30, 2026 and the first closing around July 1, 2026.
• Size: 56 homes (the Attorney General's listing shows 57) and six commercial units on the first floor and cellar. No car parking.
• Layouts: 43 one-bedrooms of about 508 to 620 sq ft, 12 two-bedroom, two-bath homes of about 829 to 976 sq ft, and one studio of about 428 sq ft. Ceilings are about 10 feet. All homes except 2A, 2H, 2I, 2J and 2K have a balcony or terrace.
• Offering prices: the plan lists $53.17 million for all 56 homes, or about $950,000 on average. These are asking prices, not sales. The unit-by-unit price list isn't legible in our copy of the plan.
• Common charges: about $300 a month on average for the homes, under the sponsor's first-year projection. Each unit pays by its share of common interest.
• Transit: the plan says the N, W and 7 trains stop a few blocks away along Queens Plaza South.

Finishes

Kitchens

Kitchens get Bosch appliances: a refrigerator, a range, a dishwasher and a vented hood. Cabinets are Formica with granite counters, and the sink is a 24-inch stainless steel undermount. Floors and walls are 12-inch ceramic tile.

Good to know: the plan lists a Bosch gas range and owners paying for their own gas, but the building specifications also say gas piping is not provided. Ask the sponsor which is right. See gas vs. induction stoves in NYC condos.

Bathrooms

Bathrooms have ceramic tile floors and full-height tile walls, a Loniko smart toilet, a Glacier Bay vanity and a Remer shower base. The plan doesn't mention tubs.

Floors and windows

• Floors: Mullican natural oak strip flooring, about 3 inches wide, over plywood. One part of the plan also describes tile in bedrooms, so check your unit's spec.
• Windows: the plan doesn't name a window maker in the pages we reviewed.

Laundry, heating and cooling

• Laundry: none in the homes. The specifications describe a cellar laundry room with LG washer-dryers. See washer-dryers in NYC condos.
• Heating and cooling: each home has its own LG VRF heat pump system with electric heat, a ducted air handler in the bathroom or kitchen ceiling and room thermostats.
• Hot water: two A.O. Smith heaters on the roof serve all the homes.
• Utilities: you pay your own electricity, including air conditioning. Water and sewer are in the common charges.

Compare with NYC condo finishes since 2010.

Amenities

The amenity list is short:

• Roof: a shared passive recreation area on the top roof, with part of it planted as a green roof.
• Recreation room: the plan mentions a second-floor recreation room with no furniture or equipment supplied.
• Cellar: a bike room with 30 spaces (28 for residents) and the laundry room.
• Building: two passenger elevators, a refuse chute on every floor and a video intercom in each home.

Good to know: the plan isn't consistent here. One section says there are no amenities such as a gym, pool, recreation room or public laundry. There is no gym and no pool. Compare with amenities by building size.

Staffing and Services

The budget lists three full-time, non-union superintendents at $16.50 an hour plus benefits. There's no doorman or concierge.

The plan also says the sponsor will perform the janitorial services itself and pay those wages, with no other owner sharing the cost. Yet the wages are in the budget that owners pay. Ask the sponsor to clarify. See where common charges go for context.

What It Costs to Run

The sponsor projects a first-year budget of about $265,000 (July 2026 to June 2027). The homes carry about 77% of it and the commercial units about 23%. The main lines:

Staff is about 47% of the budget. Common-area electricity is budgeted at only about $3,300 and gas at about $3,000. Repairs are low because it's a new building.

The homes' share of common charges is about $204,000 a year, or about $300 a month per home on average. First-year property taxes for the residential portion are projected at about $403,000, roughly $600 a month per home on average. The plan warns taxes may rise once the finished building is reassessed, to about $531,000 a year for the residential portion from the 2028/2029 tax year. Read more on common charges and estimating condo property taxes.

Good to know: there is no reserve fund and no contingency line. At closing you pay a working capital contribution of one month's common charges. See reserve funds in NYC condos.

Fine Print Worth Knowing

• Sponsor control. The sponsor controls the board until the last unit sells or two years after the first closing, whichever comes first. After that, the by-laws don't require a majority of owner-occupants on the board.
• Board right of first refusal. The board can step in when an owner wants to sell or lease.
• Closing costs. You pay the city and state transfer taxes, normally a seller cost, plus a $2,000 fee to the sponsor's attorney.
• Warranties. The roof has only a 10-year manufacturer warranty on materials, not a no-dollar-limit warranty. Because the building is over five stories, the state's housing merchant implied warranty doesn't apply.
• No Section 528 election. Less than 85% of the square footage is residential, so the condo can't use that federal tax election.
• Balconies and cellar. Balconies and terraces can't be used as living, dining or sleeping space. The cellar can't be used for sleeping or dining.
• Smoking. Smoking and e-cigarettes are banned everywhere, including inside the homes and on balconies.
• Square footage. Sizes are measured to the outside of the walls, so the usable area is noticeably smaller than listed.

Who's Behind It

• Sponsor: BS LIC Realty LLC, of Flushing (managing member Hang Dong Zhang)
• Architect: Michael Kang Architect, P.C.
• Managing agent: the sponsor, BS LIC Realty LLC
• Selling agent: the sponsor
• Sponsor's counsel: Lawrence Lixin Yang, P.C., which is also the escrow agent

The utility cost estimates come from Tan Architect, P.C. The plan doesn't name an interior designer.

Common Questions

Does MOON 27 LIC allow pets?

No. The plan says unit owners are not allowed to keep any pets.

How much are common charges at MOON 27 LIC?

Under the sponsor's first-year projection, about $300 a month per home on average, with projected property taxes of about $600 a month on average on top. Your unit's exact figure depends on its share of common interest.

Is there a washer and dryer in the apartments?

No. The homes have no washers, dryers or hookups. The plan describes a shared laundry room in the cellar.

Where this comes from: the building's offering plan (CD250190), filed with the New York Attorney General, including its Schedule A footnotes and Schedule B first-year budget. Prices are the sponsor's offering prices, not sales. Averages are our math from the plan's totals. Updated October 2026.