199 State Street (The Lookout Hill Condominium)

FXFowle's building runs eleven stories over a cellar on a footprint hemmed in by existing low-rise neighbors on Court, State and Schermerhorn. Unit lines A through E run the tower floors, with the composition working upward from larger family layouts to smaller high-floor units and terraced penthouses.

The mix as offered:

• Studios of approximately 677 square feet on the upper floors
• One-bedrooms at approximately 913 to 987 square feet with one and a half baths
• One-bedroom-plus-den layouts at approximately 1,058 square feet with two baths
• Two-bedrooms at approximately 1,074 to 1,293 square feet with two baths
• Three-bedrooms at approximately 1,594 to 1,629 square feet with two and a half baths
• First-floor duplexes 1B and 1C, combining a lower and upper level with private terrace space and skylights added by the plan's first amendment
• Four penthouses (PHA through PHD) on the eleventh floor, from approximately 990 to 1,242 square feet, each with private terrace

One diligence point deserves emphasis. The offering plan states explicitly that the DOB-approved plans denote the "den" as "Storage" in the D-line units on floors two through eight, and as "Recreation Room" in Units 1B and 1C. A den the approved plans call storage is not a legal habitable room, and a buyer valuing a "one-bedroom plus den" against a true two-bedroom should understand which document controls. Ask the seller's attorney for the certificate of occupancy and the approved floor plan for the specific unit.

Mechanically the building is a 2000s specification: PTAC units in the apartments served by rooftop gas-fired boilers, gas collectively metered and billed through common charges, electricity individually metered by Con Edison, and a refuse chute on every floor to a cellar compactor.

The offering plan described a full-service boutique building: a lobby attendant on a 24/7 schedule as anticipated in the plan, a live-in superintendent, two elevators, a package room, and a common recreation room and rear courtyard as the amenity package. There is no gym, no garage and no doorman-plus-concierge double staffing, but those service differences do not establish lower total charges than other condominiums; compare actual budgets, unit charges and assessments.

One structural feature is worth flagging because it shows up in closing statements. The superintendent's apartment, Unit 1A, was purchased by the condominium itself, with that cost spread across all residential units by percentage of common interest and collected as a one-time closing assessment at each original closing. The unit's own common charges and real estate taxes are likewise carried inside the association budget and allocated pro rata. The mechanism is fully disclosed in the plan and Schedule A; buyers of resales should simply know the building owns its superintendent's unit and that the arrangement is baked into the common-charge structure.

The condominium's audited financial statements in The Roebling Research Library run in a continuous series from 2010 forward, supporting trend analysis on common-charge growth, reserves and capital spending across the building's second decade. For a 2006 building approaching twenty years old, the diligence questions are façade and roof condition, elevator modernization timing, PTAC sleeve and window-wall performance, and the reserve position going into the next capital cycle.

Right of first refusal: Any sale or lease is subject to the condominium board's right to acquire or lease the unit, or to produce a third party to do so, on the same terms. Sponsor and holders of unsold units were exempt. This is the standard condominium mechanism and typically resolves in weeks; confirm the current waiver process with management.

Leasing: Permitted, but no lease may run for less than one year. Short-term and transient use is out.

Ownership form: No restriction on purchaser identity — individuals, corporations, partnerships, LLCs, associations and trusts may all take title.

Pets: Two per unit without express written board consent; consent revocable at the board's sole discretion; dogs may not be walked on the property; carried or leashed in public portions; owners indemnify the condominium for their pets.

Exterior appearance: The portions of all curtains, drapes, blinds and window treatments visible from outside must be white, to keep the elevations uniform. No aerials, satellite dishes or signage without board approval.

Terraces and roof: Furniture must be anchored; no bicycles or storage; plantings and installations require board approval and must respect DOB weight limits; no barbecuing on terraces, balconies or common elements except where the board specifically designates. Roof access is prohibited except as the declaration permits.

Home occupation: Permitted where lawful, but no patients, clients or other invitees may wait in the lobby, hallway or vestibule.

Quiet hours and floor covering: No amplified sound between 11:00 p.m. and 9:00 a.m.; construction weekdays 9:00 a.m. to 5:00 p.m. only; at least 80 percent of each unit's floor area outside kitchens, pantries, baths and closets must be covered with sound-reducing material.

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 (2025) cleared a median $1,340/sf (floor-adjusted) across 1 sale. 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 2.5% 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 3-00271-7501; 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 421-a is gone. Build your carrying cost from the current tax bill on the specific unit. A historical listing may reflect the expired exemption; confirm the current unit bill before using its tax amount.

Verify what the den is. The offering plan itself discloses that DOB-approved plans label the D-line den as storage and the 1B/1C den as a recreation room. Get the certificate of occupancy and the approved plan for your unit before you pay a two-bedroom price for a one-bedroom-plus.

Understand the superintendent's-unit structure. The condominium owns Unit 1A; its carrying costs sit inside the association budget and flow through common charges. It is disclosed, ordinary and permanent — just know it is there.

Walk the block at different hours. This is the Court Street / Boerum Place edge, not a Heights residential street. The transit access is excellent and the street noise profile is different from the Promenade blocks. Both facts are true.

The condominium terms are the product. Pied-à-terre use is permitted and leasing is permitted with conditions, including a one-year minimum. Confirm LLC and trust ownership and the right-of-first-refusal timeline in the current declaration, bylaws and house rules. If those terms matter to you, they are worth paying for.

Sell the documented terms, not just the finishes. Permitted pied-à-terre use and leasing with conditions are marketable terms; confirm ownership-entity rules in the current declaration and bylaws before marketing them.

Be direct about the neighborhood. Buyers will resolve the Heights / Boerum Hill / Downtown question themselves within one visit. Naming the seam honestly, and leading with the transit density it buys, converts better than overclaiming a Heights address.

Get ahead of the tax line. Sophisticated buyers will find the expired 421-a. Disclose the current tax bill and any known changes so buyers can assess carrying costs; disclosure does not eliminate renegotiation risk.

Price against outdoor space and floor, not the building average. A penthouse with terrace and a mid-floor interior line are separate markets inside forty-six units. Use same-tier comparables.

Have the association's financials ready. A continuous run of audited statements and a clear picture of façade, roof and elevator capital status shortens diligence and supports the price.

If you're considering The Lookout Hill, also evaluate:

• 76 Schermerhorn Street (The Symon) — contemporary boutique condominium one block north; the closest direct comparable
• 96 Schermerhorn Street (Boerum Court) — co-op alternative on the same seam between the Heights and Boerum Hill
• 110 Livingston Street — large condominium conversion of the former Board of Education building, two blocks north
• 1 Clinton Street (One Clinton) — the district's newest condominium tower, at Cadman Plaza
• 20 Henry Street — boutique Brooklyn Heights condominium at the northern end of the district
• 75 Poplar Street — moderate-scale Heights condominium with a similar unit count
• 9 College Place (Love Lane Mews) — boutique condominium on a Heights mews
• 166 Montague Street — small condominium on the Heights' main commercial spine
• 75 Livingston Street — prewar tower co-op nearby; the cooperative counterweight on carrying cost