206 Front Street (The Vista on Vinegar Hill)
206 Front Street, Brooklyn, NY 11201
Vinegar Hill, Brooklyn
BBL 3000557502 · BIN 3391191
- Year built
- 2006
- Type
- Condominium
- Units
- 31
- Floors
- 7
- Landmark
- No
- Subletting
- Permitted; current house rules require a minimum 12-month term, whole-unit only, no transient or hotel use, lease package to the board under its right of first refusal, with fines for non-compliance
- Pied-à-terre
- Permitted; no owner-occupancy requirement disclosed in the plan
- Washer / dryer
- Sponsor provided hook-ups in each unit's laundry closet sized for a stackable washer/dryer; appliances a purchaser expense
- Pets
- Board or managing-agent consent required and revocable; maximum two pets, dogs and/or cats only, not expected to exceed 75 pounds combined at full growth; no pets on the roof deck or garden/patio
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated current purchase application (undated); plan provisions as of 2006-2007). Reported and subject to confirmation. Board policies can change by amendment — confirm at the offer stage.
Every recorded sale at this building, 2007–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,349
- Listing discount
- -1.4%
- Recorded sales
- 69
- On record
- 2007–2025
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Vista on Vinegar Hill 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.
206 Front Street is a boutique condominium built at the exact moment DUMBO's development wave crested the ridge into Vinegar Hill. The offering plan, filed in April 2006, does not hedge about where the building sits: it names the neighborhood Vinegar Hill, describes the four or five square blocks of brownstone and Belgian-block streets built between the late 1820s and the 1850s for Brooklyn Navy Yard dockworkers, and situates itself as a new arrival among them. That honesty is worth preserving in the sales story — buyers who want DUMBO's transit and waterfront adjacency without DUMBO's converted-warehouse pricing are looking at exactly the right building, and buyers who want to be inside the Robert Gair loft blocks should be told plainly that this is one street east of them.
The site itself is the seam. The parcel occupies the block between Bridge and Gold Streets, outside the DUMBO Historic District designated in 2007 and outside the small Vinegar Hill Historic District further east. That gap in the landmark map is why a seven-story new-construction condominium could be built here at all in 2006 — and it is why the building's exterior, unlike almost everything around it, is not subject to Landmarks review. For an owner planning windows, terraces, or façade work, that is a real and permanent operating advantage.
The architect is the period's signature. Karl Fischer ran the most productive practice in 2000s Brooklyn, and 206 Front sits in the middle of the body of work — the same years that produced the Gretsch conversion and Schaefer Landing in Williamsburg. Fischer's reputation was built on plan efficiency rather than façade drama, and 206 Front is a faithful example: units are generous by 2006 Brooklyn standards, with studios approaching 700 square feet and one-bedrooms running past 1,200, and outdoor space distributed through balconies, ground-level terraces, and private roof terraces rather than reserved for a penthouse tier.
Two structural features set the building apart from the boutique DUMBO field. The first is parking: fifteen deeded parking space units in an underground garage, restricted to residents, in a neighborhood where a space is close to unobtainable. The second is the tax history. The sponsor built under 421-a, and the plan set out the benefit schedule explicitly — full exemption of the assessment increase for eleven years, then a 20-percent-a-year step-down. On a 2007 completion, that runway has been consumed. Carrying costs here are now full-assessment carrying costs, and anyone working from older comparables needs to model that shift rather than assume it away.
Architecture and unit composition
The building rises seven stories over a cellar and an underground garage, filling its corner at Front and Gold in an R6-A general residence district. The 31 residential units distribute across a wide size band, from roughly 670-square-foot studios to two-bedroom penthouses near 1,920 square feet. The plan's square footages are inclusive — a unit's listed area folds in its cellar storage room and any balcony, ground-level terrace, or private roof terrace — so gross figures should be read against the floor plans rather than taken as interior area.
Original Schedule A pricing is a useful grid for reading resales today. Studios were offered around $370,000; one-bedrooms from the low $460,000s into the high $500,000s; two-bedrooms from roughly $682,000 to $788,000; and the penthouses at $735,000 for the one-bedroom and just over $1 million each for the two two-bedroom penthouses. Total residential offering value was $19,426,451, with the parking units adding $435,000. Spaces were priced at $30,000 apiece, later raised for the pair at the rear of the garage — Spaces 14 and 15, which must be owned together because access to 15 runs through 14.
One physical caveat the plan discloses: the windows on the east side of the building are lot-line windows, and future construction on the adjacent parcel could require them to be sealed. Check which windows in your specific unit are affected before you price the light.
Building operations
The condominium operates on a light staffing model. The plan's projected complement was a part-time non-resident superintendent at twenty hours a week and a part-time porter at eight, both non-union — and the plan itself flagged the wrinkle that follows: New York's Multiple Dwelling Law requires a superintendent for a building of this size to live within one block or 200 feet, and the sponsor made no representation that such a hire could be made at the budgeted cost. Confirm present staffing with management; this was never designed as a doorman building.
Day-to-day management sits with Choice New York Management, named as agent on the building's current purchase application. The house rules that agent administers are unusually specific and worth reading before contract. Leases must run at least twelve months, whole-unit, with no transient or hotel use, and the package goes to the board under its right of first refusal, with escalating fines for non-compliance. Pets are capped at two, dogs and cats only, 75 pounds combined. At least 80 percent of a unit's floor area must be carpeted or otherwise sound-treated, and window treatments visible from the street must be white or off-white. The roof deck runs 8 a.m. to 11 p.m., excludes pets, and includes private cabana areas appurtenant to particular units. Bicycle racks in the garage rent at $10 per bike per month, two per apartment. Late common charges draw a $50 fee after the tenth and $10 a day after the fifteenth.
The recurring capital questions for a 2007 building now approaching its third decade are the ordinary ones: façade cycles under the Local Law 11 program, roof and terrace waterproofing (a real exposure in a building with this much private outdoor space), garage structure and ramp condition, and reserve adequacy. Ask for the current financials, the reserve balance, any reserve study, and the assessment history.
Policy framework
Purchaser approval: None. The condominium board holds a right of first refusal on resales rather than an approval right, and the plan places no cap on investor ownership — a materially faster and more permissive transaction structure than the cooperative inventory across the bridge approach in Brooklyn Heights.
Subletting: Permitted under the current house rules with a 12-month minimum term, whole-unit only, no transient or hotel use, and a lease package submitted to the board under its right of first refusal.
Pied-à-terre: Permitted; no owner-occupancy requirement is disclosed in the plan.
Pets: Board or managing-agent consent required and revocable; maximum two pets, dogs and/or cats only, not expected to exceed 75 pounds combined at full growth.
Washer/dryer: In-unit hook-ups were provided by the sponsor in each unit's laundry closet, sized for a stackable machine.
Working capital: Two months' common charges at closing, plus $750 reimbursing the sponsor's 421-a filing costs.
Transaction fees: $500 purchase processing; $1,000 refundable move-in deposit plus a $250 move-in fee; $1,000 refundable move-out deposit plus a $250 move-out fee. Moves are restricted to weekdays, 9 a.m. to 5 p.m., with five business days' notice.
Flip tax: None disclosed in the plan or the current application materials reviewed. Confirm at offer stage.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $6,280/yr
- Per unit / month range
- $0 – $17
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 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. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2015–20 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
421-a Tax Abatement
- Last year of benefit
- FY2023
- Fully taxed from
- FY2024 (2023–24)
- Program
- 421-a (15-year)
The 421-a benefit has run its term. Taxes on these units have stepped up toward the full assessed amount, so the low carrying cost this building once carried is no longer available. Price from the current tax bill, and treat any comparable sale made while the abatement was still running as a different asset.
Source: NYC Dept. of Finance property-tax exemption records (421-a), refreshed 2026-09-06 · The Roebling Research Library. Confirm the exact step-up schedule on the building’s DOF tax bill. Years shown are NYC tax years, which start July 1 — FY2024 runs July 1, 2023 to June 30, 2024. The benefit last appears on the 2023 assessment roll, which is what dates the end of the term.
Recent sales
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Jul 17, 2025 | 3C | 2 BR · 2 BA · 1,225 sf | $1,460,000 | $1,192/sf | +0.7% |
| Apr 4, 2025 | 1B | 2 BR · 1 BA · 918 sf | $1,257,000 | $1,369/sf | +7.0% |
| Jul 7, 2022 | 4C | 2 BR · 2 BA · 1,289 sf | $1,625,000 | $1,261/sf | +3.2% |
| Jun 16, 2022 | 6E | 1 BR · 872 sf | $986,250 | $1,131/sf | off-mkt |
| Jun 14, 2022 | PHB | 2 BR · 2 BA · 1,241 sf | $2,200,000 | $1,773/sf | -7.4% |
| Jan 24, 2022 | 6D | 1 BR · 889 sf | $999,000 | $1,124/sf | +0.0% |
| Nov 30, 2021 | 4A | 2 BR · 2 BA · 1,308 sf | $1,560,000 | $1,193/sf | +4.0% |
| Nov 17, 2021 | 2D | 1 BR · 1 BA · 537 sf | $665,000 | $1,238/sf | -4.3% |
Market read. Most recent trades (2025) cleared a median $1,349/sf across 2 sales. Median listing discount -1.4% over ask.
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 3-00055-7502) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. 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.
What to know if you’re buying
Understand the address honestly. This is Vinegar Hill, one block east of DUMBO's historic blocks, with the York Street F about a block and a half west. That is a genuinely good transit and price position — but it is not the same walk-out-your-door experience as Washington or Water Street, and you should visit at several times of day.
Assume the 421-a benefit is gone. The plan's schedule ran eleven years of full exemption from a 2007 completion, then stepped down 20 percent a year. Model the current full-assessment tax bill on the specific unit through the True Monthly Carrying Cost Calculator.
Check the windows against the lot line. The east elevation carries lot-line windows that could be sealed if the adjacent parcel is developed. Ask which of your unit's windows are affected.
Price the outdoor space and the parking separately. Terraces, balconies, roof cabanas, and deeded garage spaces are the building's scarce goods and they do not distribute evenly across the 31 units.
The staffing is light by design. Part-time superintendent, part-time porter, no doorman — and the common charges reflect that trade. Read the house rules before contract, too: the 12-month leasing minimum, the two-pet cap, the 80-percent floor-covering rule, and the white-window-treatment rule are all enforced with fines.
What to know if you’re selling
Sell the square footage. Unit sizes here beat the DUMBO historic-district field at comparable price points. Lead with usable area and the outdoor space, and show the floor plan against a converted-loft comparable.
Name the architect. Karl Fischer designed the building, and his name carries real recognition among buyers who know Brooklyn's 2000s development history. Most competing listings in this pocket are unattributed.
Be transparent about taxes. Sophisticated buyers will pull the tax bill themselves. Disclosing the post-abatement carry up front produces cleaner negotiations than letting a buyer discover it during diligence.
If a parking space conveys, make it the headline. Deeded, resident-restricted parking is the rarest asset in the building and one of the rarest in the neighborhood.
Position against the right set. Your comparables are DUMBO's boutique condominiums and the Vinegar Hill/Gold Street new-construction pocket — not the trophy loft conversions on Main and Water Streets. Closings run condominium-fast, 30 to 45 days from contract, on right of first refusal rather than board approval.
Comparable buildings
If you're considering 206 Front Street, also evaluate:
- 205 Water Street — boutique DUMBO condominium of similar scale inside the historic district; the direct quality-versus-address trade
- 50 Bridge Street — condominium one block west, on the DUMBO side of the same seam
- 133 Water Street — small-scale DUMBO condominium alternative
- 98 Front Street — full-amenity new construction on Front Street's western end; deeper amenity package, higher carry
- 100 Jay Street (J Condominium) — larger DUMBO new-construction condominium with full service
- Kirkman Lofts (37 Bridge Street) — the loft-conversion alternative two blocks west
- The Beacon Tower (85 Adams Street) — DUMBO condominium with a comparable mid-market position
- 168 Plymouth Street — converted-warehouse condominium in the historic district's northern blocks
- Ironwood (102 Gold Street) — the closest Vinegar Hill condominium peer, one block south on Gold Street
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.
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