221 Frost Street

ADB Associates filed the new building in November 2023 as job B00916023. The filing describes a five-story residential building with a cellar, 55 feet tall, with ten dwelling units and 12,564 square feet of construction floor area. A later amendment lists six stories at the same height, which likely counts a roof level; confirm with the certificate of occupancy. The first permit issued in September 2024. Several subsidiary jobs were signed off in July through September 2026. The main new-building job still shows permit status, so ask for the certificate of occupancy. PLUTO records 9,612 square feet of residential area, or about 960 square feet per home on average.

Unit designations run front (F) and rear (R) on each floor. Published finishes include wide-plank European white oak floors, Dekton counters, Bertazzoni ovens, Fisher & Paykel refrigerators and central heating and cooling. The rear ground-floor home, 1R, is listed as a 1,806-square-foot duplex with a lower level, a rear deck, a yard and two lower patios. A building roof terrace appears on the Department of Buildings floor schedule.

Per the offering plan filed with the New York State Attorney General (plan CD250160), the plan was submitted May 19, 2025 and accepted August 25, 2025 at a total offering price of $14,750,000, with 221 Frost St LLC as sponsor. It was declared effective December 3, 2025. The current total is $14,720,000, $30,000 lower than at acceptance. The Attorney General's plan page returned no data when we checked in October 2026, so the amendments were not reviewed for this profile.

The database records two units sold. ACRIS shows seven deeds, so that figure is out of date.

Listing records reviewed in October 2026:

The $2,395,000 "Residence 1" and the $995,000 1F deed are two different homes. The Residence 1 listing carries the same 1,806 square feet, description, common charges ($717 a month) and taxes ($19,848 a year) as the Garden R listing first offered at $2,495,000 in February 2026, so it is the rear garden duplex, condominium unit 1R, relisted $100,000 lower. ACRIS shows no deed on 1R. The 1F deed is the front ground-floor home, Garden F, which closed at $995,000 in May 2026; its size was not published in the records we could open. The penthouse front home, 5F, is listed at 694 square feet with common charges of $366 a month and taxes of $10,140 a year. One record says no pets and another says pets are allowed; confirm in the plan.

ACRIS shows the condominium declaration recorded in January 2026 and these sponsor deeds:

• 4R: $1,463,231.25, deed dated April 24, 2026
• 3F: $1,400,000, May 1, 2026
• 2F: $1,325,000, May 6, 2026
• 1F: $995,000, May 11, 2026
• 4F: $1,425,000, May 13, 2026
• 3R: $1,360,000, May 14, 2026
• 5R: $1,861,835.63, June 25, 2026

The 4R and 5R amounts carry cents, which usually means the buyer's payment of the sponsor's transfer taxes was added to the deed. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.

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 (2026 to date) cleared a median $1,563/sf (recorded) across 4 sales. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-02857-7511; 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 plan is effective, and most homes have closed. Three sponsor units remain by ACRIS count. Compare any ask with the seven recorded deeds.

Certificate of occupancy. Closings normally follow a temporary certificate of occupancy. Ask whether a final one has issued and what remains open.

Closing costs. In sponsor sales the buyer customarily pays the New York State transfer tax (0.4%) and the New York City real property transfer tax (1.425% above $500,000), plus the state mansion tax of 1% at $1 million and above. Use the calculators below to run your price.

Taxes and abatement. Listing records disagree on taxes. Read the plan's tax projection and ask whether any exemption applies.

Sponsor control. The sponsor controls the board until enough units close to turn it over. With seven of ten sold, ask where that stands.

If you're considering 221 Frost Street, also look at these East Williamsburg condominiums:

• 218 Frost Street — 2016 condominium across the street
• 226 Richardson Street — Luxe 226, ten residences in a converted commercial building one block south
• 258 Richardson Street — twelve apartments in two side-by-side 2006 buildings
• 109 Devoe Street — eight-residence new construction with 2026 sponsor closings
• 100 Scholes Street — eight-residence new construction in sales
• 176 Frost Street — Eve, a seven-residence plan accepted in 2026 one block west, between Humboldt Street and Graham Avenue