11 Hoyt Street

The structure is a mat foundation supplemented by ground-improvement elements, with columns on new and existing spread footings, a reinforced-concrete superstructure of flat-plate slabs on concrete columns and shear walls, and an exterior wall of architectural precast panels. Fifty-two stories of that frame carry residences from floor 5 to the penthouse level, with support spaces at the cellar, cellar mezzanine, ground, second, third, fourth and thirty-second floors and the retail unit at cellar and ground level.

Unit sizes run from studios through four-bedroom residences. Because marketing floor numbers omit 13, 33, 34 and 44, a "floor 50" apartment sits at a different construction level than its number implies; when pulling comparables inside the building, match on the marketing designation used in the plan's Schedule A rather than on assumed height. Private terraces are appurtenant to specific units as residential limited common elements — the owner handles ordinary maintenance and cleaning, the board handles structural and leak repair as a common expense — and terrace square footage is set in Schedule A and the floor plans, not in marketing copy.

Every residence carries a washer and dryer, alongside a common laundry facility. Parking and storage do not travel with the apartment: the garage is a common element with 150 licensed spaces, storage is 134 licensed bins, and a storage license must be assigned or terminated when the owner sells. Verify with management whether a specific unit currently holds either license, and at what monthly charge, before assigning value to it.

11 Hoyt runs as a full-service condominium with an amenity program larger than most Brooklyn buildings of any tenure. The offering plan's board-control provisions matter in a resale context: during the initial control period the sponsor designated all three board members and held consent rights over alterations, reserve assessments, staffing changes, borrowing and the exercise of the right of first refusal. The first closing occurred on November 13, 2020 (Unit 16K), which started the clock on the transition provisions; confirm the current board composition and the status of sponsor control from the most recent amendment and the minutes.

Two operating items deserve diligence attention. First, the permanent certificate of occupancy: as of the eighth amendment the residential portion was still operating under a temporary certificate, with the architect of record certifying roughly $14.6 million of remaining work and purchaser deposits held in escrow against it. Ask for the current status directly. Second, the amenity load: a pool, squash court, saunas, spa pool, a 27,000-square-foot planted podium and three separate amenity zones carry real recurring cost and a real capital-replacement schedule, and the reserve position behind them is the number to read in the audited statements rather than the amenity list itself. Management history and current agent details are maintained in The Roebling Research Library and confirmed with clients during diligence.

Purchaser review: No co-op board admission. Sales and leases run through the condominium's application and the board's right of first refusal; confirm the process and timing in the current declaration and bylaws.

Subletting: Permitted, subject to that right of first refusal. The specific minimum lease term and any prohibition on transient occupancy should be read out of the by-laws and current house rules rather than assumed.

Pets: Up to two domestic dogs, cats, caged birds or fish per unit as of right; more requires written consent that is revocable at any time. Animals must be carried or leashed in public areas and are restricted to board-designated elevators, and a nuisance pet must be removed within one week of notice.

Parking and storage: Licensed, not deeded. A storage bin licensee must own a residential unit; on sale the license is assigned to another unit owner or terminates automatically.

Flip tax: None disclosed. Sponsor closings carried one month's common charges to the working capital fund, one month's to the reserve fund, and $4,000 to sponsor's counsel; resale closing costs are set by contract.

Property taxes: The roll shows no residential exemption, and the tax bill carries a BID assessment. Check the specific unit's current bill for any abatement and run True Monthly Carrying Cost against it.

Recent sales

Recent closings at this building, from The Roebling Research Library. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.

Market read. Most recent trades (2026 to date) cleared a median $1,748/sf (floor-adjusted) across 7 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 0.7% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00157-7501; each condominium apartment is its own tax lot). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage from recorded condo declarations and offering plans.

The plan documents no residential abatement. The plan's tax counsel stated that the residential condominium would not apply for any exemption or abatement; ICAP covers the commercial unit only. Check the apartment's current tax bill and build it, plus the BID assessment, into your carrying-cost model from day one.

Match the plan type, not the line. Roughly 190 floor plans across 480 units means the apartment two floors below yours may not be the same apartment. Use Schedule A and the floor plans to confirm what you are actually comparing.

Parking and storage are licenses. Neither is appurtenant to the unit, and a storage license dies with the sale unless assigned. Confirm availability, cost and waitlist before pricing either into the deal.

Underwrite the amenity base. Pool, squash court, spa deck, saunas and a 27,000-square-foot planted podium are the reason to buy here and the reason common charges sit where they do. Read the reserve position and the capital plan, not just the amenity list. The building was still under a temporary certificate of occupancy as of the eighth amendment, with completion work escrowed — ask for the current status in writing.

You are buying Downtown, not the row-house district. Subway access at Hoyt–Schermerhorn and Hoyt Street is exceptional and the Fulton Street retail is at the door; the landmarked Boerum Hill blocks are a walk south rather than a view out the window.

Lead with the architecture and the podium. Studio Gang's first completed New York tower, a precast scalloped envelope, and a 27,000-square-foot elevated park by Hollander Design are differentiators no competing Brooklyn condominium can claim. Photograph the bay and the garden.

Be direct about taxes. Buyers find the absence of an abatement immediately. Presenting it plainly, alongside the amenity and transit case, produces better outcomes than letting a buyer's attorney discover it late.

Anchor to same-plan comparables. Building-average per-square-foot figures understate a well-configured corner scallop and overstate a lower interior plan. Pull the specific plan type.

Package the licenses. If the unit carries parking or storage, document the license, the monthly charge and the assignment mechanics up front.

Closings are condominium-fast. Right of first refusal only, no board interview, no financing minimum beyond the lender's — a real advantage against the neighborhood's co-op inventory.

If you're considering 11 Hoyt Street, also evaluate:

• 10 Nevins Street (The Brooklyn Grove) — the nearest new-development condominium peer, three blocks east, at a quarter the unit count
• 71 Smith Street (The Boerum) — Flank's 128-unit condominium over a hotel base at State and Smith, the closer address to the historic district
• 110 Livingston Street — 299-unit condominium conversion of the former Board of Education building, the other large-scale condo on the same corridor
• 1 Clinton Street (One Clinton) — new-construction condominium at the Brooklyn Heights–Downtown seam; comparable service tier, smaller building
• 76 Schermerhorn Street (The Symon) — boutique condominium a few blocks west; the small-building alternative on the same transit
• 360 Furman Street (One Brooklyn Bridge Park) — the borough's other very large amenity condominium, on the waterfront
• 550 Vanderbilt Avenue — Prospect Heights new development of similar service ambition, with an abatement history that contrasts sharply with 11 Hoyt's
• 509 Pacific Street (The Hendrik) — 38-unit Boerum Hill boutique condominium; the opposite end of the same market