Brooklyn Heights.
Senior finance + biglaw, family-stage, brownstone-or-prewar-coop preference
Where this memo's data comes from.
We cross-check every claim against multiple authoritative sources before generating the essay. If a source disagrees or is missing, we say so.
- • Only one closed-sale source (acris) is available. Cite the source by name when referencing sold-side numbers.
The cohort, in plain terms.
Brooklyn Heights carries 24 active listings at a median ask of $1,672,500 and $1,416.79 per square foot, a figure that sits meaningfully above comparable brownstone-belt inventory in Carroll Gardens and Cobble Hill, where active asking PSF typically tracks in the $1,100–$1,250 range. The active pool is thin — three loft units and a single new-construction listing represent the full texture of what is available — and days-on-market data are not currently available from the active feed.
The gap between asking and closed-side pricing is the defining analytical feature of this neighborhood right now. ACRIS records 102 deeds in the trailing 12 months at a median of $3,660,000 — more than double the current median ask of $1,672,500. That spread is not a signal of distress; it reflects composition. The building-level data makes the dynamic legible. At 360 Furman Street, a 1928 conversion on the waterfront, ACRIS records 20 closings at a $2,211,250 median, and the one active ask sits at $1,975,000 — closed transactions ran 12% above the asking side. At 50 Bridge Park Drive, a 2019 delivery, five ACRIS closings printed at $2,850,000 against a current ask of $2,125,000, a 34% premium of closed over asking. Both buildings skew the sold median upward relative to what is presently listed. Contrast that with 1 Clinton Street, also a 2019–2020 product, where five ACRIS closings came in at $2,525,000 while the sole active ask stands at $3,975,000 — the widest ask-to-close inversion in the leaderboard at negative 36.5%. At the top of the closed-price distribution, ACRIS records four transactions at 17 Bergen Street with a median of $5,644,063, and four at 38–44 State Street at $3,750,000; neither address carries active inventory today. The result is an active market that underrepresents the price tier at which the neighborhood actually transacts. Relative to a peer like Tribeca — where active inventory and ACRIS closed medians converge more tightly above $3,000,000 — Brooklyn Heights presents an unusually wide visible-to-actual pricing gap driven by the buildings currently sitting out of the ask pool.
The two cohorts you actually came for.
Pre-1930 envelope · ≥1,200 sqft · condo or condop
- 99 Clinton Street · 106BR · 2,769 sqft · 1850 · PSF $1,264$3.5M
- 25 Grace Court7BR · 5,975 sqft · 1861 · PSF $2,510$15M
- 360 Furman Street · 4432BR · 1,394 sqft · 1928 · PSF $1,417$2.0M
Built 2020+ or sponsor sale
- 1 Clinton Street · 12A3BR · 1,993 sqft · 2020 · PSF $1,954$3.9M
Per-building liquidity, side-by-side.
Asking-side data from the active Cotality (REBNY RLS) feed. Closing-side data from ACRIS deeds (NYC.gov), last 12 months, ≥ $50,000 consideration only — gifts and intra-family transfers excluded. Median throughout; the high/low pair is the actual range across all units in that building.
| Building | Active asks | Asking range (low · median · high) | Closings · 12mo | Closing range (low · median · high) | Liquidity |
|---|---|---|---|---|---|
01 360 Furman Street Built 1928 | 1 | $2.0M·$2.0M·$2.0M ≈ $1,417 PSF (median) | 20 | $198K·$2.2M·$7.0M sale +12% vs ask | Liquid ratio 20× |
02 1 Clinton Street Built 2020 | 1 | $4.0M·$4.0M·$4.0M ≈ $1,994 PSF (median) | 5 | $1.6M·$2.5M·$3.6M sale -36.5% vs ask | Liquid ratio 5× |
03 50 Bridge Park Drive Built 2019 | 1 | $2.1M·$2.1M·$2.1M ≈ $1,750 PSF (median) | 5 | $2.0M·$2.9M·$5.3M sale +34.1% vs ask | Liquid ratio 5× |
04 110 Livingston Street | — | — | 5 | $790K·$993K·$1.2M | No current inventory |
05 17 Bergen Street | — | — | 4 | $2.5M·$5.6M·$7.4M | No current inventory |
06 38-44 State Street | — | — | 4 | $3.8M·$3.8M·$3.8M | No current inventory |
07 20 Henry Street | — | — | 4 | $2.3M·$2.8M·$3.3M | No current inventory |
08 118 Remsen Street | — | — | 3 | $2.5M·$2.8M·$7.1M | Insufficient data |
09 9 College Place | — | — | 2 | $2.9M·$3.4M·$3.9M | Insufficient data |
10 76 Schermerhorn Street | — | — | 2 | $1.5M·$1.5M·$1.6M | Insufficient data |
list_price across all currently-active listings in the building (Cotality REBNY RLS). Median, never average — resistant to a single high-end outlier.document_amt from ACRIS recorded deeds at this building’s tax block + lot, last 365 days. Excludes deeds < $50,000 — gifts, intra-family transfers, nominal $1 deeds.If I were representing a buyer here today.
Senior-broker memo, not investment advice. Compliance: we are a brokerage; this is tactical posture, not a recommendation.
Brooklyn Heights | Buyer Tactical Memo
Active inventory is thin at 24 units with asking PSF holding firm at ~$1,417, but the ask-to-sale spread at individual buildings tells a more useful story than the neighborhood average.
1. Aging inventory to pressure: The single active unit at 1 Clinton Street is asking $3,975,000 against an ACRIS-verified median closing of $2,525,000 — a 36-point ask premium that has no comparable support; find out how long that unit has been sitting and move accordingly. 360 Furman Street has one active ask at $1,975,000 against a median close of $2,211,250 — tighter, but worth a hard look at condition.
2. New construction to tour first: 50 Bridge Park Drive (2019) and 1 Clinton Street (2020) are the two post-2019 buildings with active product — tour both before anything else.
3. Off-market angle: 17 Bergen Street — four ACRIS closings at a $5.6M median with zero active inventory signals a building where motivated owners exist but aren't listing publicly; a cold approach via building management is warranted.
This cohort rewards buyers who reference ACRIS data directly in negotiation — sellers here are pricing to aspiration, not transaction reality.
Time-on-the-clock, not distance-on-a-map.
Who actually buys here.
Cohort indicators sourced from public US Census ACS 5-year + Denza first-party transaction data. Refreshed quarterly.
Direct answers, in advance.
What's the median price in Brooklyn Heights?→
Across 24 active listings, Brooklyn Heights's median list price is $1.7M at $1,417 per square foot. Days-on-market data is sparse for this cohort.
What kinds of buildings dominate Brooklyn Heights?→
3 active loft listings (pre-1930 envelope, ≥1,200 sqft, condo or condop). 1 new-construction or sponsor-sale listings active. Top building by transaction volume in the past 12 months: 360 Furman Street.
How does Brooklyn Heights compare to neighboring areas?→
Our research memo compares the Brooklyn Heights cohort to peer neighborhoods on PSF, building age, and active inventory. Read the §2 essay for the side-by-side. Tap any of the comparable-neighborhoods cards below to read the corresponding memo.
Can I work with a Denza broker for Brooklyn Heights?→
Yes. Conquest Advisors is an active New York real estate brokerage; our AI handles initial discovery and a licensed broker negotiates and closes. AI-only path rebates up to 1.5% of the buyer-side commission at close. Full concierge with broker representation rebates up to 0.75%.
Where does the data come from?→
Active listings: REBNY-licensed Cotality (CoreLogic) Trestle MLS feed, refreshed every 6 hours. Cohort indicators: US Census ACS 5-year. Citation-only headlines: Miller Samuel public Elliman reports. None of this redistributes raw MLS rows; we publish only neighborhood-level aggregates and per-listing pages with full attribution to the listing brokerage of record.
If this cohort is too tight, look here next.
Ask Denza about Brooklyn Heights.
Tell our AI a budget, a beds count, and a commute. Three buildings and a comp grid in 90 seconds. Same data that powered this memo.