Recommendations for Williamsburg

AC117 we looked everywhere over there. NV, 7 Berry, Rialto and 80 Met are all nice but all overpriced. Here is a nice one bedroom resale in a good building.

http://www.streeteasy.com/nyc/sale/369799-condo-60-broadway-williamsburg-brooklyn

Hope this helps.

mhp1 - that's a nice sized unit. You wouldn't feel like you live in a box. But that apartment (or ones like it) will be selling for $500/ft in 6 to 12 months. AC117, patience is a virtue.

Isn't Broadway incredibly noisy? I'm looking for a 2 br -- how fully sold is 80 Met?

I'm selling a junior 1 br in the sold out urban green on north 6th between bedford and berry. it will be ready at the end of april. THE URBAN GREEN DEVELOPMENT IS 1 BLOCK FROM BEDFORD SUBWAY STOP, 3 BLOCKS FROM WATERFRONT PARK AND 5 BLOCKS FROM MCARREN PARK. AMENITIES INCLUDE ON SITE PARKING, PART TIME DOORMAN AND VIDEO INTERCOM, COMMON ROOFDECK, COURTYARD WITH FIREPLACE AND MUCH MORE. COMMON CHARGES OF 400 AND 15 YEAR TAX ABATEMENT 25 per month. if interested email me (owner) at maxamill@hotmail.com

asking 499K

What's the square footage?

urbangreener. i live around the new dev in which you bought--NO WAY that thing is ready end of april. maybe end of april 2010!

square footage is around 580

cj2008- i received a letter from the broker stating closings will start at the end of march that is why i'm guessing end of april...can you tell me why you think it won't be ready (scaffolding up, no windows, etc.) thank you.

urbangreener--that would be my guess. i was looking to buy at the Rialto--and forever the broker told me the move in date would be late december. it's almost march and i don't think anyone has moved in. i believe it will take several months to outfit the interiors of the building at urbangreen. best of luck getting out of it though. i feel for you.

AC117,

It mostly depends on what you're looking for. The advantage of having a lot to choose from is that you can really determine what your needs are and improve your odds of buying something you'll love. How much space do you need? What do you need to be closest to (subways, groceries, parks, etc.)? Do you need parking? Do you prefer larger buildings or more boutique-style? Doorman? It's a long list of considerations, to say the least. I would say the really prime sections of Williamsburg are west of the BQE and between Grand and North 12th, give or take, though there are some good things to be said about the southside (down to Broadway) as well, depending on your preferences.

Re: Broadway - it is a bit noisy, though as you get closer to the water, it's a lot quieter, and you've got some great restaurants right down the street (Peter Luger, Dressler, etc.). I don't love it down there, but the Gretsch and Smith-Gray buildings certainly have their backers.

Re: Urban Green - after being nothing more than a (sold-out) hole in the ground for so long, they've really come along in the last few months. I don't think they'll be quite ready for closings next month, but I wouldn't be surprised to see people in there by late summer. It's a great location, and though I'm sure we'll see a few people back out (as urbangreener seems to be, above), it's encouraging to know that most of the units will immediately be owner-occupied. It will help anyone buying one of the units walked away from.

Thanks everyone. I checked out NV and 80 Met. Not too keen on either. 80 Met is pretty pricey, appears to have purchase options on everything include rooptop space.

cj2008, I got an invitation to an open house at Rialto. What's your impression

UrbanGreen - You have a contract you're selling, I presume. Unless you're the developer. Can you clarify? I'll check out the link in the meantime.

bjw2103 - I don't care for the fancy stuff; doorman, fresh direct storage, pool, etc. I aim for the basics: Just a nice solid builiding with quality renovations. Don't need parking but desirable to have one if offered for sale. I agree with your prime sections. If I were to venture away from Bedford, are your nicer areas around Gradham and/or Grand? Your thoughts?

Has anyone seen the Mason Fisk builing on Berry, between 9 & 10th?
http://www.streeteasy.com/nyc/sale/385320-condo-72-berry-street-williamsburg-brooklyn

AC117 once you look around I think you come to the same conclusion we did. New construction in WB is WAY overpriced. Even with incentives etc. those prices have moved very little from the top of the market. We looked at them all, Rialto, NV, 80 Met, 125 North 10th, Warehouse 11, Nforth, Edge,and a ton of others. After watching this resale languish and turn rental:

sales Listing:
http://www.streeteasy.com/nyc/sale/316479-condo-198-roebling-street-williamsburg-brooklyn

Rental Listing:
http://www.streeteasy.com/nyc/rental/412392-condo-198-roebling-street-williamsburg-brooklyn

and having a few low ball offers turned down we decided to wait. Also, keep in mind that Northside Piers has lowered their prices by 30-37% plus there are ton of units not even on the market yet. So just be careful and make sure you get a really good price.

"New construction in WB is WAY overpriced. Even with incentives etc. those prices have moved very little from the top of the market." I've noticed the same thing about the burg. Decided to wait 6mos. to see if they come to their senses...

From Streeteasy, listings at Urban Green

142 North 6th Street #3CNORTH 596 ft² $465,000
142 North 6th Street #2BNORTH 596 ft² $465,000
142 North 6th Street #3CSOUTH 565 ft² $450,000
142 North 6th Street #2BSOUTH 565 ft² $430,000

Seems like a 1BR, about 580 sq feet for $499K is a good deal...for the owner/broker

^ Those are the contract prices reported by streeteasy.

yes, it's a contract i'm selling in urban green along with a private deeded storage space (in the basement i think)...

AC117, I'm a recent WBer and really happy with the area. I looked at a lot of places before buying with the same criteria as you. Given those criteria I really liked Sevenberry, nforth and the Rialto. Steelworks Lofts also looks interesting and unique but is far from being done and I think is a little up there with the amenities (I think they plan on some kind of common roof kitchen area?). There's certainly a lot to choose from and each one has their pros and cons so hopefully you'll find one that suits your needs.

AC117--wrt to your question about the Rialto, i think it may have some of the nicer finishes of the bunch. i actually really like the building and the fact that its smaller and doesn't have outrageous maintenance fees. it's def work a look. the one con about this property, and there may be more, is its proximity to bedford. i live on the south side these days, but from my recollection, bedford can get pretty noisy at night and i've heard it's only gotten worse.

on the flip side, i agree with everyone that WB is still overpriced (although i did like some of the action i saw at Northside Piers and hope/expect the other developments to follow suit).

imho, the best appointed units are in the Rialto, 125 N. 10th, and 80 Met.

not a broker at all...just a crazy flipper...my apt. is 3c and with balcony is around 580 square feet. plus storage space...

AC117,

I think there's a serious drop-off in terms of immediate neighborhood amenities and the general feel is quite different once you're east of the BQE. I don't think that should scare you away - you'll pay less there, especially once you're into Graham and Grand stop territory, and you should do a thorough tour of the area before you really consider it. I'm not familiar with too much of the new construction there, though I do know that there's a ton going up along Union Ave close to Lorimer, so that area probably has the best chance of panning out in the long-term. And again, I'd stay north of Grand here as well.

If you want to speak off-line about specific buildings in the Bedford area, I'd be happy to help out. Didn't know about the Mason Fisk building starting sales, but looks nice, though I'm not a fan of the floorplans at first glance here (too many "offices" and not enough well-priced 2BRs). I do think prices will continue to soften in the area, though it will vary from development to development. I would not necessarily take the Northside Piers drops as a benchmark - Toll is in a bit of a unique situation with its second tower starting sales next door - but I think it's definitely in your best interest to be patient with any purchase decision, while continuing to go to open houses and engaging the sales agents as much as possible. You'll get a good sense of what you can work them down to that way. Good luck!

i live west of the BQE, but think the neighborhood between lorimer and graham is better priced, and i like it a lot. i do go that direction to buy tons of stuff. there's still old school italian butcher, bakery and fish shop for instance. good amenities on graham. williamsburg in general toward the northside east or west of the BQE is very safe and really convenient. PS 132 on conselyea and manhattan is a top school for folks with kids which is east of the BQE.

I saw this building a few weeks ago, was nice, but I am looking for a 3BR and it was already in contract once I showed up.

http://www.streeteasy.com/nyc/sale/319554-condo-550-grand-street-williamsburg-brooklyn

Thanks again everyone. Your comments are really helpful.

mhp1 - Yup. The rental trend has been very prominent; I'm actually curious to know more about your "low ball offers." if you make a reasonable offer, would the developers work with you, say 10-15% off listing price?

Thanks Fedup! I appreciate the suggestions.

Wisco, I walked by those stores you mentioned. That's what perked my interests initially.

bjw2103, good point. It's hard to jump in at this point, knowing that you could easily lose 10% or more in a few months. I can't time this perfectly so can only hope I don't get burned too bad. So right now, I aim to go small like a 1BR and in a more established neighborhood.

AC117 I think you could get 10% off with developers paying transfer taxes. But in my opinion you would still be over paying by 10-15% because asking prices at the new developments in WB are still crazy.