The Florian Condos at 350 East 18th Street: What the Offering Plan Says

Updated Oct 12, 2026 · 6 min read

The Florian is a new 13-story, 54-unit condo at 350 East 18th Street, also known as 305 First Avenue. Its offering plan details Sub-Zero and Wolf induction kitchens, a 24-hour front desk run by an outside contractor instead of building staff, 11 parking spaces for owners, and a first-year budget of about $736,000.

In brief: The Florian at 350 East 18th Street, also known as 305 First Avenue, is a new 13-story building with 54 condo apartments and 11 parking spaces. Its offering plan describes mostly one- and two-bedroom homes with Sub-Zero and Wolf induction kitchens and Bosch laundry in every unit. What sets it apart: the condo has no employees of its own, so the 24-hour front desk and porter work are outside contracts, and the sponsor keeps the right to rent out unsold units, so buyers may never control the board.

What's Specific to It

• No building staff on payroll. The budget has $0 for labor. A contractor, BSM Facility Solutions, runs a 24/7 front desk with no union, and the managing agent supplies porter service on weekdays.
• The sponsor can rent instead of sell. The sponsor only has to sell 9 units (15%) to declare the plan effective. Owner-occupants may never gain control of the board.
• Parking in the building. Eleven enclosed, unattended spaces on the first and second floors, sold only to unit owners, with two EV charging stations.
• Electric apartments. Units use no gas. Cooking, heating, cooling and the dryer all run on electricity you pay for. The only gas in the building feeds the emergency generator.
• A real reserve fund. The first-year budget sets aside $74,000 for capital repairs, about 10% of the budget, and the plan says reserves continue at that rate.
• No tax abatement. The sponsor says it won't apply for a tax abatement or exemption.

Listing photos of The Florian show you 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 13-story building with a roof and bulkhead. The plan named the building "The 350 East 18th Street Condominium" and expected the first closing by January 1, 2026.
• Size: 54 apartments on floors 3 through the penthouse, plus 11 parking spaces. No commercial units.
• Layouts: 31 one-bedrooms (about 660 to 765 sq ft), 19 two-bedrooms (about 1,020 to 1,325 sq ft) and 4 three-bedrooms (about 1,565 to 2,130 sq ft). Floors 4 to 10 have six homes each.
• Outdoor space: a few one-bedrooms have small 86 sq ft balconies or terraces. Floors 11, 12 and the two penthouses get larger terraces and balconies.
• Offering prices: in the plan's original price list, homes ran from about $1.3 million to $6.1 million, and parking spaces were $275,000 each. These are asking prices, not sales. Four amendments have been filed since, so check them for current prices.
• Common charges: roughly $780 to $2,630 a month, depending on the unit, under the sponsor's first-year projection.

Finishes

Kitchens

Every apartment gets a Sub-Zero refrigerator, a Wolf induction range, a Wolf microwave and a Cove dishwasher. Two- and three-bedroom homes get a larger refrigerator, may get a 36-inch range, and add Sub-Zero wine storage. Cabinets are lacquered wood, counters are quartz and sinks are stainless steel. See kitchen appliance brands in NYC condos and gas vs. induction stoves.

Bathrooms

Floors are tiled and walls are partly tiled. Fixtures are mid-range: a Fine Fixtures tub, Swiss Madison toilet, Glacier Bay sink and Delta shower.

Floors and windows

• Floors: European white oak from Terra Legno (Alabaster), 9/16 inch thick, with a three-year manufacturer warranty.
• Windows: fixed and casement aluminum windows by Basam, double glazed with a thermal break, with a 10-year warranty on material.
• Ceilings: the plan promises at least 8 feet floor to ceiling.

Laundry, heating and cooling

• Laundry: every home has a Bosch 500 series washer and ventless electric dryer, stacked or side by side.
• Hot water: four Mitsubishi heat pump water heaters in the first-floor mechanical room serve the building.
• Electricity: each apartment is metered separately. The sponsor estimates about $260 to $380 a month for a typical unit's power, covering heating, cooling, cooking and laundry.

Compare with in-unit washers and dryers and NYC condo finishes since 2010.

Amenities

For 54 homes, the list is short:

• Third floor: a gym of about 890 sq ft with rubber floors, and a recreation room of about 620 sq ft. The sponsor won't supply gym equipment.
• Roof: a common roof terrace.
• Bike storage: 6 spaces on the first floor and 21 on the second. No racks are provided.
• Lobby: a mail room. There's no separate package room or storage lockers.

Good to know: the plan says no other recreational facilities will be provided. Pets are allowed if they don't bother neighbors, and dogs and cats must be carried or leashed in common areas. Compare with amenities by building size.

Staffing and Services

The condo won't employ anyone directly. Instead the plan projects:

• A 24/7 front desk from BSM Facility Solutions, in three shifts, covering doorman, concierge and access control, at about $266,000 a year
• Porter and maintenance work from the managing agent, full time on weekdays, at about $72,000 a year
• Kone elevator maintenance and a fire alarm monitoring contract

The front desk contract carries no union payroll taxes or benefits. See what a doorman costs in an NYC condo for context.

What It Costs to Run

The sponsor projects a first-year budget of about $736,000 (calendar year 2026). A few lines stand out:

The front desk alone is about 36% of the budget. Common charges run roughly $780 a month for the smallest one-bedroom to about $2,630 for the largest penthouse. Estimated property taxes add a bit more than that again, so total monthly carrying costs run about $1,660 to $5,600. Read more on common charges and estimating condo property taxes.

Good to know: the budget only sets aside $2,000 for contingencies and $500 for legal fees. At closing you pay a working capital contribution of two months' common charges. See NYC condo reserve funds.

Fine Print Worth Knowing

• Sponsor rentals and control. The sponsor keeps an unconditional right to rent unsold units after the plan closes. It controls the board for up to five years or until it closes 75% of units, whichever comes first.
• No statutory warranty. Because the building is over five stories, New York's housing merchant implied warranty doesn't apply. The sponsor doesn't warrant workmanship or appliances but must build to code and the filed plans, and it will pass along manufacturer warranties.
• Financing risk. The plan warns that lenders may hesitate if too few units have sold, which could make getting or reselling with a mortgage harder.
• Taxes could rise. First-year taxes blend a partial and a completed assessment. Once the building is fully assessed, the sponsor's expert estimates the tax bill rises to about $1.19 million a year, well above the first-year $830,000.
• Facade costs. The first facade inspection is due five years after the certificate of occupancy, and owners pay for any repairs.
• Easy resale. The board can't approve or reject buyers and has no right of first refusal.

See new construction warranties and punch lists.

Who's Behind It

• Sponsor: 305 First Ave Owners LLC, of Brooklyn
• Architect: SLCE Architects
• Managing agent: MRE Property Management
• Selling agent: Douglas Elliman
• Sponsor's counsel: Eial Girtz PC
• Construction lender: an entity tied to Northwind Group, with a $63 million loan

The plan doesn't name an interior designer.

Common Questions

Does The Florian have a doorman?

Yes. The plan projects a 24-hour front desk, seven days a week, but it's run by an outside contractor, not union building staff.

How much are common charges at The Florian?

Under the sponsor's first-year projection, roughly $780 to $2,630 a month depending on the unit, with estimated property taxes of a similar size on top.

Does The Florian have parking?

Yes. There are 11 enclosed parking spaces, priced at $275,000 each in the original plan, sold only to unit owners. Two have EV charging. See deeded parking vs. a license.

Where this comes from: the building's offering plan (CD240326), filed with the New York Attorney General, including its Schedule A price list and Schedule B first-year budget. Prices are the sponsor's offering prices, not sales. Four amendments have been filed and may change prices or terms. Updated October 2026.