Williamsburg.
Senior creative + tech, post-rental upgrade, North vs South W'burg matters more than schools
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.
Williamsburg's active market carries 47 listings at a $1,450,000 median ask and $1,548.67 per square foot, with six new-construction units and two loft offerings currently available. The asking-side inventory is lean by borough standards, and the per-square-foot figure sits roughly 15–20% above comparable waterfront product in Long Island City, where active PSF in similar mid-rise product runs closer to $1,300. The two loft listings represent a thin slice of the overall stack, consistent with the neighborhood's ongoing conversion from industrial stock to purpose-built residential.
ACRIS records 196 deeds filed in the trailing 12 months at a $1,685,000 sold median — a $235,000 premium over current median asking, which reflects compositional differences between what traded and what sits. Specifically, higher-floor and larger-format units cleared the market while smaller inventory accumulated on the ask side. At the building level, ACRIS records 10 closings at 80 Metropolitan Avenue at a $1,994,500 median, with one active ask listed at $2,295,000, a 13.1% spread between executed and asking price. 184 Kent Avenue — the Liquid conversion on the waterfront — posted 18 ACRIS-recorded closings at a $1,150,000 median against a single active ask of $1,725,000, a 33.3% gap that reflects the building's mixed unit-size distribution driving the closing median down rather than a uniform discount. 2 Northside Piers logged 10 ACRIS closings at a $1,351,000 median with no active inventory currently listed. 14 Hope Street recorded 8 ACRIS closings at a $1,955,000 median, also with no current ask-side presence, indicating those sellers have exited the market entirely for this cycle. Relative to comparable product in Greenpoint — where ACRIS-recorded medians on similar mid-rise stock run closer to $1,550,000 — Williamsburg's closed-sale median of $1,685,000 reflects a clear size and finish premium concentrated in the waterfront corridor. Days on market data are unavailable for this reporting period and are excluded from this analysis.
The two cohorts you actually came for.
Pre-1930 envelope · ≥1,200 sqft · condo or condop
- 109 DEVOE Street2BR · 1,682 sqft · 1901 · PSF $1,483$2.5M
Built 2020+ or sponsor sale
- 390 Manhattan Avenue · 33BR · 1,357 sqft · 2024 · PSF $1,658$2.3M
- 127 KENT Avenue · PH1A3BR · 2,222 sqft · 2025 · PSF $2,698$6.0M
- 127 KENT Avenue · 4J2BR · 1,166 sqft · 2025 · PSF $2,015$2.4M
- 127 KENT Avenue · 3D2BR · 1,241 sqft · 2025 · PSF $1,934$2.4M
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 |
|---|---|---|---|---|---|
01 184 Kent Avenue Built 2005 | 1 | $1.7M·$1.7M·$1.7M ≈ $10,392 PSF (median) | 18 | $950K·$1.1M·$2.6M sale -33.3% vs ask | Liquid ratio 18× |
02 80 METROPOLITAN Avenue Built 2007 | 1 | $2.3M·$2.3M·$2.3M ≈ $1,848 PSF (median) | 10 | $110K·$2.0M·$2.3M sale -13.1% vs ask | Liquid ratio 10× |
03 2 Northside Piers | — | — | 10 | $915K·$1.4M·$2.5M | No current inventory |
04 14 Hope Street | — | — | 8 | $154K·$2.0M·$2.0M | No current inventory |
05 22 North 6 Street | — | — | 8 | $233K·$1.3M·$2.2M | No current inventory |
06 22 North 6Th Street | — | — | 6 | $1.1M·$1.6M·$2.2M | No current inventory |
07 280 Metropolitan Avenue | — | — | 5 | $1.0M·$2.2M·$2.6M | No current inventory |
08 66 South 6 Street | — | — | 4 | $895K·$1.1M·$1.5M | No current inventory |
09 172 North 10 Street | — | — | 4 | $1.8M·$2.9M·$3.2M | No current inventory |
10 91 Gerry Street | — | — | 4 | $1.9M·$2.5M·$2.6M | No current inventory |
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.
Williamsburg Buyer Memo — Active Cohort Snapshot
Williamsburg's active ask side (47 listings, $1,548/PSF median) is priced materially above where ACRIS shows deals actually clearing — 196 closings over the past 12 months at a $1,685,000 median, with building-level gaps running from 13% to 33% below ask.
1. Stale inventory to press hard: 184 Kent Avenue is the standout — one active ask at $1,725,000 against an ACRIS-verified median closing of $1,150,000, a 33% spread that signals motivated seller territory. 80 Metropolitan Avenue shows a 13% gap with one active unit; open that conversation immediately.
2. New construction to tour first: All six active new-construction listings should be walked in the next two weeks — sponsor sales carry negotiable closing costs and concessions that don't show in ask PSF.
3. Off-market angle: 2 Northside Piers has zero current asks but 10 ACRIS-verified closings — cold-approach building residents directly; recycling sellers exist here.
Posture: submit at 10–15% below ask with seller-paid closing cost coverage as the opening position.
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 Williamsburg?→
Across 47 active listings, Williamsburg's median list price is $1.4M at $1,549 per square foot. Days-on-market data is sparse for this cohort.
What kinds of buildings dominate Williamsburg?→
1 active loft listings (pre-1930 envelope, ≥1,200 sqft, condo or condop). 6 new-construction or sponsor-sale listings active. Top building by transaction volume in the past 12 months: 184 Kent Avenue.
How does Williamsburg compare to neighboring areas?→
Our research memo compares the Williamsburg 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 Williamsburg?→
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 Williamsburg.
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