be@Schermerhorn
189 Schermerhorn Street, between Smith and Hoyt Streets, Downtown Brooklyn, Brooklyn
Downtown Brooklyn, Brooklyn
BBL 3001647502 · BIN 3392981
- Year built
- 2007
- Type
- Condominium
- Units
- 246
- Floors
- 25
- Amenities
- Full-time attended lobby, resident superintendent, fitness center, landscaped courtyard, greenhouse, roof deck, lounge, billiard room, laundry room, bicycle storage and garage
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Dogs and cats
- Permitted
- Doorman
- Full-time doorman
Every recorded sale at this building, 2010–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,281
- floor-adjusted, 4 sales
- Listing discount
- 1.5%
- Recorded sales
- 407
- On record
- 2010–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at be@Schermerhorn would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
be@Schermerhorn combines a tall residential tower and a lower adjoining wing on a block between Smith and Hoyt Streets. Stephen B. Jacobs Group designed the building for SDS Procida, with interiors by Andi Pepper. The tower brings upper-floor skyline exposures to an address whose lower homes sit close to the streets and courtyard.
A large part of the inventory consists of studios and one-bedroom homes, alongside two-bedroom apartments and layouts with a separate home office. That mix makes this a useful building for buyers seeking a smaller condominium with an attended lobby and substantial common facilities. Home-office layouts need to be evaluated by their actual room arrangement and light.
The building's carrying costs have reached a different stage from its original sales period. Its 15-year residential 421-a benefit ended after its last appearance on the 2026 tax roll. The condominium now has a resale history extending over more than a decade, with purchases taking place under a tax position different from the one that accompanied its launch.
Architecture and unit composition
The tower rises above a lower residential portion and shared outdoor spaces. Its form includes a cantilever at the eighth floor and a curved metal entrance canopy. The smaller wing creates a second scale of housing within the same development, so the street address includes both high-floor apartments and homes much closer to the courtyard and surrounding buildings.
Oversized windows, white oak flooring and open kitchens were part of the original interior design. Kitchens used white lacquer cabinetry and pale countertops. These finishes give the original homes a consistent visual starting point, although individual resales can include later renovations. Apartment condition is now a separate variable from floor level or exposure.
Studios and compact one-bedroom apartments account for a substantial portion of the recorded resale activity. Larger layouts and homes with private terraces occupy a smaller part of the market. Some apartments combine a bedroom with an additional enclosed office; that additional room should be described according to its legal and physical attributes.
The roof program includes common outdoor space and private cabanas. A shared roof deck, a cabana allocation and a private apartment terrace are different forms of outdoor use. Each carries a different relationship to the residence being sold. The private outdoor area associated with a particular home should be identified separately from the building's common amenities.
Building operations
The service package includes a full-time attended lobby and resident superintendent. Shared facilities extend beyond a gym to include a landscaped courtyard, greenhouse, media lounge and billiard room. Laundry, bicycle storage and garage facilities support the building's relatively large inventory of smaller homes.
The courtyard and rooftop serve different purposes. The courtyard is an outdoor common area at the interior of the development; the upper deck provides a higher outlook. Neither establishes the view from an individual apartment. A lower home facing shared space has a different relationship to activity and adjoining walls from a tower residence facing outward.
The residential and commercial portions occupy separate tax lots. DOF identifies 244 residential lots and four commercial lots. Residential Class 2 assessment growth is uncapped, while the expired 421-a program is no longer reducing the assessment under its original term. Current ownership costs therefore need to be presented using the post-benefit tax position.
Application and transaction fees
Fees below are from building management's published schedule, as of October 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
11 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Additional Processing FeeConditionalPaid to management | Paid by Buyer | When With the application | Amount $200 if there is a 2nd Applicant or Guarantor | Refundable Non-refundable |
| Credit Report FeeConditional · Per applicantPaid to managementRequired | Paid by Buyer | When With the application | Amount $125 for each applicant, guarantor, and adult occupant (if more than a single occupant) | Refundable Non-refundable |
| Credit Report Rerun FeePaid to management | Paid by Buyer | When With the application | Amount $100 (should your credit be frozen at the time your credit report is run) | Refundable Not stated |
| Package Resubmission FeeConditionalPaid to management | Paid by Buyer | When With the application | Amount $150 (if applicable) | Refundable Not stated |
| Processing FeePaid to management | Paid by Buyer | When With the application | Amount $700 | Refundable Non-refundable |
| Rush Package Review FeeConditionalPaid to management | Paid by Buyer | When With the application | Amount $500 (if applicable) | Refundable Not stated |
| Building Application feePaid to the building | Paid by Seller | When With the application | Amount Two (2) months common charges | Refundable Non-refundable |
| Closing FeePaid to management | Paid by Seller | When With the application | Amount $500 | Refundable Non-refundable |
| Transfer Agent Closing FeeConditionalConditions: If Orsid's attendance is requiredPaid to management | Paid by Buyer | When At closing | Amount $1,000 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In DepositConditionalPaid to the building | Paid by Buyer | When At move-out and move-in | Amount $2500 if the applicant is not using an insured moving company, or $1000 if the applicant is using an insured moved company | Refundable Refundable |
| Move-Out DepositPaid to the building | Paid by Seller | When At move-out and move-in | Amount $500 | Refundable Refundable |
Rental or lease
11 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Additional Processing FeeConditionalPaid to management | Paid by Tenant | When With the application | Amount $200 if there is a 2nd Applicant or Guarantor | Refundable Non-refundable |
| Credit Report FeePer applicantPaid to managementRequired | Paid by Tenant | When With the application | Amount $125 for each applicant, guarantor, and adult occupant | Refundable Non-refundable |
| Credit Report Rerun FeeConditionalPaid to management | Paid by Tenant | When With the application | Amount $100 (if applicable) | Refundable Not stated |
| Package Resubmission FeeConditionalPaid to management | Paid by Tenant | When With the application | Amount $150 (if applicable) | Refundable Not stated |
| Processing FeePaid to management | Paid by Tenant | When With the application | Amount $650 | Refundable Non-refundable |
| Rush Package Review FeeConditionalPaid to management | Paid by Tenant | When With the application | Amount $500 (if applicable) | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-Out DepositPaid to the building | Paid by Landlord | When At move-out and move-in | Amount $2,500 | Refundable Refundable |
| Move-In DepositConditionalPaid to the building | Paid by Tenant | When At move-out and move-in | Amount $2500 if the applicant is not using an insured moving company, or $1000 if the applicant is using an insured moved company | Refundable Refundable |
Lease renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Processing FeePaid to management | Paid by Tenant | When With the application | Amount $250 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-Out DepositConditionalPaid to the building | Paid by Landlord | When At move-out and move-in | Amount $2500 (if changing apartments) | Refundable Refundable |
| Move-In DepositConditionalPaid to the building | Paid by Tenant | When At move-out and move-in | Amount (if changing apartments) $2500 if the applicant is not using an insured moving company, or $1000 if the applicant is using an insured moved company | Refundable Refundable |
Alteration
2 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Alteration Processing FeePaid to management | Paid by Resident | When Upon approval | Amount Decorative $250, Standard $1000, Major $2500. Please confirm with the Alteration Processor for the correct amount | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Alteration Security DepositPaid to the building | Paid by Resident | When Upon approval | Amount Decorative $1000, Standard $10000, Major $10000 | Refundable Refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Pets and in-unit washer/dryer
- Dogs and cats
- PermittedSource: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $438 per room a monthMedian of 15 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $1.98 per square foot a monthMedian of 14 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: recent listing records
- Concierge
- YesSource: recent listing records
- Attended lobby
- YesSource: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, residents' lounge, roof deck, garden, garage, bike storage, laundry roomSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $146,908/yr
- Per unit / month range
- $0 – $50
- Modeled exposure split equally across 244 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Sep 2, 2026 | 12D | 1 BR · 1 BA · 700 sf | $875,000 | $1,250/sf | +0.0% |
| Jul 27, 2026 | PHB | 2 BR · 2 BA · 1,104 sf | $1,370,000 | $1,241/sf | -2.1% |
| Jul 16, 2026 | 24B | 1 BR · 1 BA · 662 sf | $860,000 | $1,299/sf | -4.3% |
| Mar 6, 2026 | 7B | 1 BR · 1 BA · 662 sf | $825,000 | $1,246/sf | -2.9% |
| Feb 25, 2026 | 20J | 2 BR · 2 BA · 910 sf | $1,128,270 | $1,240/sf | -1.9% |
| Sep 3, 2025 | 21H | 1 BR · 1 BA · 510 sf | $695,000 | $1,363/sf | -4.1% |
| Aug 20, 2025 | 16C | 1 BR · 1 BA · 680 sf | $860,000 | $1,265/sf | +1.2% |
| Jun 10, 2025 | 5L | 2 BR · 2 BA · 871 sf | $1,195,000 | $1,372/sf | +0.0% |
Market read. Most recent trades (2026 to date) cleared a median $1,281/sf (floor-adjusted) across 4 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 1.5% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00164-7502; 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.
Closed rents at be@Schermerhorn, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 23 | $3,975 |
| 2 bedroom | 8 | $6,090 |
31 closed leases, October 2023 to September 2026. Most recent lease August 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at be@Schermerhorn and nearby.
At the recent median sale of $868K (10 sales in the past 24 months, since November 12, 2024), a buyer putting 25% down would pay about $32,354 to close, or 3.7% of the price.
- Mansion tax: $0
- Mortgage recording tax: $12,525
- Title insurance: $3,904
- Attorneys, lender, building fees, reserves and filings: $15,926
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
Compare office layouts carefully. An additional room in a compact floor plan can be useful without being equivalent to a full second bedroom. Window placement, circulation and the room's legal designation matter when comparing the building's one-bedroom-plus-office homes with its two-bedroom inventory.
Comparable buildings
- 388 Bridge Street: A taller Downtown Brooklyn condominium with a larger overall development footprint.
- The Forte: Another tower condominium from the same broad construction era, with fewer homes.
- The Smith: A smaller nearby condominium for buyers prioritizing the Smith Street location.
- Lookout Hill: A lower-rise condominium alternative near the edge of Downtown Brooklyn.
- The Brooklyn Grove: A newer tower with a substantial condominium inventory and amenity program.
More Downtown Brooklyn buildings
- 319 Schermerhorn Street (The Nevins) — 2015 condominium by Isaac & Stern Architects
- 365 Bridge Street (BellTel Lofts) — 1929 condominium by Beyer Blinder Belle
- 388 Bridge Street — 2014 condominium by SLCE Architects
- Boulevard East, 53 Boerum Place — 2003 condominium by Stephen B. Jacobs Group
- Bridgeview Tower, 189 Bridge Street — 2006 condominium
- Brooklyn Point (138 Willoughby Street) — 2019 co-op by Kohn Pedersen Fox (KPF)
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Downtown Brooklyn.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at be@Schermerhorn?
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646.939.7375 · c.cohen@compass.com