Rate my FSBO Website/Listing

Great website.

GORGEOUS apartment. You've got great taste.

But I'm sorry, even on the high end, this is a $650K apartment. More likely $575K.

I can't imagine anyone paying a million dollars to live in Williamsburg.

Website is nice. Price is quite high for current Williamsburg market

I am browsing from my iPhone, so I can't see your website. I'm sure it's everything NYCMatt posted, beautiful and polished.
From the title, I gather you are selling unit 10G at the Gretsch? I love this building.
So you have a lovely apartment in a great building, a spiffy website; are you placing an ad in the NYT? Is your price in line with recent market conditions? Look at recent sales for units F, G and H, and more importantly recent attempts at selling. What price cleared? When did people throw in the towel? After a quick look, it seems the last sale for a similar unit was $875,000, and your neighbors tried to sell for $920,000 but pulled their unit off the market. The sale was on the 7th floor, so maybe you could try $890,000?
If it were me, without a broker, I'd price it at $875,000.

Nice Website. But I would add the pictures Corcoran took for you in '08 if you have them:
http://streeteasy.com/nyc/sale/356884-condo-60-broadway-williamsburg-brooklyn

Pricing is off given current state of wmburg market, a lot has happened in '09, and many predict more to come in '10. I would price it much lower now before the big developers on the northside start their firesales.

If i have to look at comps like this apt at the Smith Gray that sold for $890K last summer, i'd say you'l have a hard time getting $750K for you place.
http://streeteasy.com/nyc/sale/405337-condo-138-broadway-williamsburg-brooklyn
Your web site and your apt are great, but your price is delusional!

http://streeteasy.com/nyc/sale/405337-condo-138-broadway-williamsburg-brooklyn

HOLY CRAP! That place is GORGEOUS!!

"2,200 sq. ft. with 15' ceilings, exposed brick, a gas fireplace, cast iron pillars, and a wide open kitchen, as well as a sweet back patio."

Outdoor space too??

Gretsch, your place is nice, but damn -- if a place like this goes for $890K in your neighborhood, I'm afraid I'm going to have to hold firm to my original assessment for your apartment: $575K.

Wow! I missed your $1350 monthly maintenance! That's insane! I revise my $750K down to $600K.
I know it's a question of personal taste but i'd trade the outdoor, multi level design,the xtra 800 square feet and the Gaz fireplace over your view any day of the year. Plus, if i'd want to enjoy the view, i could just go to the roof!

Is this the apartment that apartmentandlofts.com listed for $3500 in December? If so, I'd rather rent it than own it.

I also think this is a great location if you don't have to GET there. Work for me is right by a JMZ train which makes that convenient, but I did the walk from the JMZ exit to this building and didn't quite enjoy it, let me say politely. And I'm NOT from Kansas.

great job on the site, unit shows beautifully, however, you are overpriced, condo fee redonk high.

Lastly, I don't trust FSBOs. I always find that the owner is trying to keep all of the benefit of the FSBO for himself rather than split it. And they price too high because their whole intent is to maximize net proceeds as evidenced by not using a broker. This is a $1MM asset (call it whatever price you want) so we are talking about $30K fee savings (I assume that a buyer's broker still gets paid) or maybe a $25K fee savings because over $1MM you should be able to negotiate your fee down a bit. I'd think that timing and also having someone be able to handle logistics and all the other nonsense is worth $25K on a $1MM property, but I'm sure there are those who would argue with me here.

http://streeteasy.com/nyc/sale/406007-condo-446-kent-avenue-williamsburg-brooklyn

I think this sale in Schaefer Landing South is a good comp for a high floor unit south of the bridge w/view. This 12th floor, 1318 sf, 2/2 with $1200 maintenance sold for $600K or ~$450 psf last summer. So for 1468 sf, that prices this at $660K.

http://streeteasy.com/nyc/sale/444327-condo-440-kent-avenue-williamsburg-brooklyn

This 8E at Schaefer Landing North has been listed since last summer, currently priced at $600K or $481 psf. Common charges less than $700/mo

I disagree. Gretsch is a quality bulding with character.

But what you do see here is that the OP's maintenance is not out of whack.

Did the maintenance went from $1,159 to $1,312 since the Oct'08 listing?, and that's with the tax abatement?

"I also think this is a great location if you don't have to GET there. Work for me is right by a JMZ train which makes that convenient, but I did the walk from the JMZ exit to this building and didn't quite enjoy it, let me say politely."

Sadly, that's the problem with all of Williamsburg.

Unless "work" (not to mention socializing) is within Manhattann's 14th Street corridor, every single subway commute involves at least TWO trains.

I did the Williamsburg thing for a year before I finally got sick of having to blow close to an hour taking two damn trains to get just about anywhere -- not to mention that whole ridiculous notion of having to go into Manhattan first before going back INTO Brooklyn if you wanted to go anywhere else in Brooklyn.

G train? LOLOLOLOLOL!!!!!! Yeah, right.

JMZ includes Canal Street, Fulton Street and Wall Street. This part of Wmsburg is convenient to Wall and is away (South) from the part served by the L going to 14th Street.

splaken, I'd be curious to know what your take is on the valuation of a new developments west of the Bedford L train on the northside vs. south of the bridge. Northside developments don't have character and are currently priced above $600 psf. Different animal?

Sunday, that stood out for me too.

Excuse me.

"Unless "work" (not to mention socializing) is within Manhattann's 14th Street corridor *or if you don't need to go north of Canal*, every single subway commute involves at least TWO trains.

Can't say I know well at all freewilly. Unlike many on streeteasy, I only comment when I know something and within the bounds of what I know.

I do have a preference for more solid buildings than new developments and character vs. big box high rises, hence my comment above on Gretsch vs. Schaefer.

I don't think comparing Gretsch and Schaeffer is fair. The Gretsch is much nicer. As to 138 Broadway, I love the building, but that listing is not 2,200 sf and not a 2 bedroom. The lofted "bedroom" is less than 7ft tall, not habitable and neither is the cellar. It's a great studio loft, with outdoor space, private storage/media room. It's all about trade-offs: light and views vs. outdoor space and private dungeon.

Really appreciate all of the comments!

It's not working right with the Google browser? I can't find the price anywhere.

$1,090,000

clh_Gretsch - I love the Gretsch and think the impeccable services the building offers make it well worth the high monthlies. The staff is lovely and attentive, and the lobby puts most other (newer!) developments to shame. Schaeffer Landing does not compare. The building finishes are aging well, too - the kitchens still feel top of the line. And you are high enough up to clear whatever they are going to build across the street.

But I still think you're better off pricing it under a million, though. If you're not paying a broker (and why not? I love Deb Kavaler! She lives in the darn building!), you'll be selling at a profit at $999,000, right? Save those budget-minded folks the mansion tax.

Tina
(Brooklyn broker)

One of the oldest rules in website design is that you lose a certain percentage of your readers with every click. You need to get more of the pertinent info onto the front page instead of making the user try to figure out where to click to get the main details.

I would get at least the price, SF and Common Charges on the front page. Also, I wouldn't use the term "maintenance" since many will think the unit is a Coop as a result.

Also, for the open houses, put the date in since people may wonder if it's really "this Sunday' or if they have reached an old page and the "Sunday" in question was 3 months ago.

"you'll be selling at a profit at $999,000, right? "

Really?

He bought the place for only $91,000?