212 North 9th Street (Two12 Williamsburg)
212 North 9th Street, Brooklyn, NY 11211
BBL 3023137502 · BIN 3421434
- Year built
- 2015
- Type
- Condominium
- Units
- 33
- Floors
- 7
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Two12 Williamsburg, the sponsor's marketing name 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.
The number that defines this building in 2026 is the date July 1, 2027. The 421-a exemption that has held its tax bills down since the first closings is on its final 20 percent step. Every owner's 2027/28 bill will reflect full assessed value for the first time. A buyer pricing an apartment here this year is buying into the tax bill that starts next July, not the one on the current statement.
The second fact is the building's long history before construction. The permit dates to 2006, construction was legally commenced in June 2008, just ahead of the July 1, 2008 cutoff that tightened 421-a eligibility in this part of Brooklyn, and the site then went quiet. Fortis Property Group demolished the one-story commercial building still on the lot in early 2013, built the current seven-story building from 2013 to 2015, and launched sales in May 2015. That 2008 commencement date is what qualified the building for an as-of-right 15-year benefit.
Third, the sponsor is gone. FPG 218 North 9th Property LLC sold the apartments and parking units to individual buyers between November 2015 and November 2017. The seventh amendment to the plan, dated January 2017, stated that none of the 12 then-unsold apartments had been rented. The sponsor turned over control of the board at the first unit-owner meeting in December 2016. The current roll shows no sponsor-held lots. This is an owner-run condominium of about 33 homes.
Architecture and unit composition
Karl Fischer designed the building on a 112-foot-wide lot, with a dark-framed street façade and balconies on a share of the apartments. The building is typical of his Northside work: an efficient layout of studios, one-bedrooms and two-bedrooms rather than family-sized apartments. The offering plan lists three terraced penthouses on the seventh floor.
The size band is narrow. A 472-square-foot studio, the one-bedroom lines at roughly 666 to 702 square feet, and the two-bedroom lines at about 994 make up essentially the whole building. Price differences within the building come from line, floor, outdoor space and the two combinations, not from unit type. Confirm terrace and balcony rights unit by unit against the declaration and floor plans; the plan notes that terraces, balconies and parking units may not be used as living space.
The 17 parking units are separate condominium units on the roll, each with its own tax lot. They convey by deed, separately from the apartments unless a deed includes both. The plan designates one as an accessible space.
Building operations
The 421-a schedule. The exemption is a 15-year 421-a with an exemption cap, per the plan's tax opinion letter, first effective in the 2013 tax year. The benefit held at 100 percent through the 2022/23 tax year and has stepped down 20 points a year since: 80 percent in 2023/24, 60 percent in 2024/25, 40 percent in 2025/26 and 20 percent in 2026/27. The Department of Finance roll matches that schedule: the exempt amount on each apartment halved between the 2025/26 and 2026/27 rolls. Full taxes begin with the 2027/28 tax year. This is our reading of the statute against the DOF record, not a DOF-published schedule; have the buyer's attorney confirm it against the unit's exemption detail.
Seven apartment lots carry no 421-a at all. The Department of Finance exemption records from 2020/21 onward show the benefit on 26 of the 33 residential lots and all 17 parking lots, but not on seven apartments (lots 1102, 1103, 1106, 1108, 1110, 1128 and 1129). We have not established why. After June 30, 2027 the difference disappears, but a buyer of one of those seven units should not assume a partial benefit is still on the bill.
Finances. The 2017 budget in the seventh amendment was about $340,000. The 2020 financial statements on file were compiled, not audited. They show about $165,000 in the reserve fund at the end of 2020, reserve contributions set at about 10 percent of operating expenses, and no reserve study. They also disclose one collection action against an owner for unpaid common charges that year. Ask for the current budget, the latest statements and the current reserve balance, and ask whether any collection matter is still open.
Staffing. The front-desk concierge service, contracted from the first closing in 2015, ended on August 31, 2020, and the condominium hired a full-time superintendent. Listing copy that still calls this a doorman building is out of date; confirm current staffing with the managing agent.
Capital. The building is about ten years past its first certificate of occupancy and well out of the sponsor warranty period. Roof, façade, elevator and garage systems now fall to the board. Ask for any engineering reports and the capital plan.
Recent sales
212 North 9th Street trades as mid-2010s Northside new construction, priced per square foot and compared against the smaller-unit condominiums of the same generation between Bedford Avenue and McCarren Park. Resale activity has been steady but thin, a few deeds a year from a 33-unit base, so in-building comparables are limited. The distortion to correct for is the tax line. Any comparison against resales from 2023 through 2026 has to adjust for the declining 421-a: a buyer then was paying a partly abated bill, and a buyer now is a year from the full one. Price on the True Monthly Carrying Cost at full taxes. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent closings at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Jul 21, 2025 | 3C | $1,050,000 |
| Sep 12, 2024 | 4B | $1,075,000 |
| Jun 7, 2024 | PS5 | $3,525,000 |
| Feb 2, 2023 | 3F | $1,525,000 |
| Nov 22, 2022 | 4E | $1,570,000 |
| Oct 6, 2022 | 2B | $665,000 |
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 3-02313-7502) 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.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
Underwrite the full tax bill now. The 2027/28 bill will be the first at full assessed value. Ask the seller's attorney for the unit's current exemption detail and model the step-up before signing.
Check whether your unit is one of the seven without 421-a. For those lots, the current bill already reflects full value.
Count 33 lots, 31 homes. Two combinations mean two owners each hold two residential lots. Common interest follows the lots, not the number of homes.
Price parking separately. Seventeen deeded spaces for 33 apartment lots. If a space matters, confirm the deed includes one.
Get the current financials. The last statements on file are for 2020. Ask for the current budget, reserve balance and any assessment history.
What to know if you’re selling
Put the tax schedule in the listing package. Buyers' attorneys will find the 2027 expiry. Presenting the full-tax carrying cost up front is stronger than letting it surface in diligence.
Lead with scale and location. A 33-lot elevator building a short walk from the Bedford Avenue L station is a defined product. Sell it as that.
Include the parking deed if you have one. A deeded space is a separate asset and should appear on its own line.
Comparable buildings
If you're considering 212 North 9th Street, also evaluate:
- 80 Roebling Street — Karl Fischer's 36-residence condominium nearby at North 8th and Roebling, already fully taxed
- 510 Driggs Avenue — a 44-residence condominium at Driggs and North 8th, sold out in 2023 with no 421-a
- Sevenberry (120 North 7th Street) — a 27-residence Karl Fischer condominium with deeded garage parking
- 135 North 11th Street — a 57-residence Northside condominium whose 421-a is also in its final year
- 215 North 10th Street (NX) — a 31-unit Morris Adjmi condominium two blocks north with no abatement
- 308 North 7th Street — a 45-residence condominium of 2019–21 with a capped 421-a still running
- Warehouse 11 (214 North 11th Street) — Karl Fischer's 120-unit Northside condominium; the larger-building alternative
- 144 North 8th Street — a 41-residence condominium a few blocks west whose 421-a has already expired
More Williamsburg buildings
- 2 Bayard Street (The Lotus) — 2006 condominium
- 20 Bayard Street (The Bayard Views) — 2005 condominium by Karl Fischer Architects
- 211 North 5th Street — 2004 condominium
- 215 North 10th Street (NX) — 2020 condominium by Morris Adjmi Architects
- 24 Dunham Place — 2006 condominium
- 242 South 1st Street (Lofts1) — 1911 condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Williamsburg.
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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