17 Jane Street

The building is six stories over a full cellar. The cellar holds the parking garage — nine spaces, several on stackers, one accessible — together with resident storage rooms, the fitness center, the laundry, the superintendent's office and workshop, and the mechanical plant. That program is documented in the cellar floor plan annexed to the first amendment of the offering plan.

Above grade the stack is straightforward. The first and second floors are given over to the two townhouse duplexes, each with an accessory cellar and a rear yard, each entered from Jane Street. The East Townhouse, addressed 11 Jane Street, is the larger of the two at roughly 5,867 square feet above grade plus a 511-square-foot accessory cellar, with a rear yard of approximately 1,773 square feet; the offering plan describes it as five-plus bedrooms with four full and two half baths. The West Townhouse, addressed 19 Jane Street, runs roughly 4,500 square feet.

Floors three and four each hold two simplex residences — the A line at roughly 2,976 square feet, offered as four bedrooms and three and a half baths, and the B line at roughly 2,375 square feet, offered as three bedrooms and three and a half baths. The penthouse occupies the fifth and sixth floors as a duplex of roughly 9,100 square feet by the Department of Finance measure, making it by a wide margin the largest home in the building.

Interior fit-out varies. The sponsor delivered several residences and left others to be completed by their purchasers; the Department of Buildings record shows a separate 2019–2022 general-construction and mechanical build-out sequence for the fifth- and sixth-floor duplex specifically. Buyers should not assume that two units in this building were finished to the same specification, and should ask what was delivered and what was added.

Seven residences is a very small denominator for a staffed building with a parking garage, a fitness center and a full-time superintendent. Review actual staffing, access and expense allocations; seven residences and the listed amenities do not establish service quality or a fixed per-residence cost ranking.

The offering plan's projected first-year budget put common interest for the East Townhouse at 20.3796 percent, which gives a sense of how concentrated the ownership is — a single unit carries a fifth of the building. In a building this small, a capital project, an insurance renewal or a staffing change is felt immediately by every owner. The condominium board waived common charges for all unit owners from the first closing in July 2020 through April 30, 2021, with the sponsor paying actual operating expenses during that period; collection began May 1, 2021. Any buyer should read the current budget and the most recent financial statements rather than working from the plan's original projections, which are now several years stale.

Ownership form: Condominium. Transfers proceed under the board's right of first refusal rather than a cooperative approval. Thirty to forty-five days is a typical closing estimate.

Pied-à-terre, subletting, LLC, trust and foreign ownership: Not documented; confirm in the declaration, bylaws and house rules. In practice, nearly every unit lot in this building is held by a single-purpose entity, which tells you how the building has been bought.

Pets: Not documented in the plan material reviewed. Confirm the house rules with the managing agent.

Flip tax: Not documented in the plan material reviewed. Confirm any resale capital contribution with the managing agent before pricing a sale.

Parking: Parking spaces were sold as separate condominium units under the offering plan, at $500,000 each for the stacker spaces. A residence does not automatically include a space; establish in writing whether a specific unit conveys with one.

Real estate taxes: No abatement. Underwrite full unabated taxes on the specific unit and run the True Monthly Carrying Cost analysis against the current bill.

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 (2022) cleared a median $3,878/sf (recorded) across 3 sales.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00616-7502; 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.

Do not trust the city vintage. PLUTO says 1922. The residences date to 2018–2020. The 1922 figure survives because the project was permitted as an alteration rather than a new building, and automated valuation models that key off year built will misread this address badly.

Understand which unit you are buying. A townhouse duplex with a private yard and its own street address, a mid-floor simplex, and a 9,000-square-foot penthouse duplex are three entirely different products inside one seven-unit building. Comparable analysis has to be done at the unit line.

Ask what was delivered and what was added. Several residences were finished after closing by their owners. Condition and specification vary more here than in a typical sponsor sellout.

Confirm the parking. Spaces were sold as separate condominium units. Assume nothing.

Underwrite from the tax bill. The assessment roll shows no exemption on these unit lots; check each apartment's tax bill for any abatement.

Expect Landmarks review. The lot sits in the Greenwich Village Historic District. Review the actual window, terrace, rear-yard or façade scope with LPC. Some maintenance is exempt and qualifying work uses staff permits; other proposals require a Commission-reviewed Certificate of Appropriateness.

Read the current financials. Seven units carrying a garage, a gym and full-time staff is a thin cost base. The plan's projected budget is no longer the operative document.

Explain the site history. The approximately 103-foot frontage derives from the former church and garage parcel; document that history without claiming no competing project can replicate its attributes.

Name the architect and explain the brick. The Petersen Tegl masonry and the contextual response to the row-house street are the design argument; name them in the listing.

Correct the record early. Public data will present a 1922 building. Put the certificate of occupancy and the alteration history in front of a buyer before their appraiser finds the discrepancy.

Price the townhouses as houses. The two ground-floor duplexes compete with West Village single-family houses, and against that comparable set they carry a doorman, a gym, an elevator and a garage. Against condominium comparables they look expensive; against houses they look structurally advantaged.

If you're considering 17 Jane Street, also evaluate:

• 130 Jane Street — a separate building at the far west end of the same street; not related to this condominium despite the shared street name
• 99 Jane Street — another distinct Jane Street building, mid-block; useful for understanding how varied a single Village street can be
• 61 Jane Street — a larger Jane Street residential building; verify construction history and ownership before comparing
• 150 Charles Street — the full-amenity West Village new-development condominium at scale, with an amenity program to compare directly
• 165 Charles Street — Richard Meier's glass tower; the other pole of West Village architect-branded new construction
• 173 & 176 Perry Street — Meier's Perry Street pair; boutique, architect-driven, waterfront-facing
• 140 Charles Street — West Village condominium, larger by unit count, with a very different architectural argument
• 14 Horatio Street — around the corner on the same irregular block system; compare its dated construction record and actual carrying costs
• 100 Bank Street — the far-west Village conversion alternative, larger and older
• 166 Perry Street — small-building West Village condominium; the closest peer on unit count