226 Clifton Place

Karl Fischer's new-building application describes a five-story brick mixed-use building with a cellar holding commercial space, residential storage and utility rooms. The Department of Finance attributes about 35,800 gross square feet to the building. It replaced an earlier building on the corner, demolished under a job signed off in March 2015.

Each residential floor holds the same six lines, per the roll:

• A: about 928 square feet
• B: about 981
• C: about 977
• D: about 608
• E: about 992
• F: about 640

The roll repeats those areas floor to floor, which points to a stacked plan, but it is not a floor plan. Bedroom counts and outdoor space are not documented in the records reviewed; confirm the layout, outdoor rights and any alterations for the specific apartment from the condominium plans and an inspection.

The commercial unit. The ground-floor and cellar unit (about 7,200 square feet) was conveyed to a separate commercial owner in March 2018. Department of Buildings filings show it fitted out in 2018–19 under an alteration that changed occupancy and egress on the cellar and first floor, with a fire-alarm system filed for a day-care facility, and divided into more than one space with a new first-floor entrance in 2019–20. Ask the managing agent who occupies the commercial space now, what uses the declaration allows, and how the commercial unit's share of common charges was set.

No exemption on the roll. The Department of Finance property-exemption file carries no exemption on any of the 25 unit lots for the 2021 through 2027 tax years. Whether the building held any benefit in its first tax years is not visible in the digitized file; the Department of Finance can answer that for a specific unit. At the 2027 assessments and a Class 2 rate of roughly 12.5 percent, taxes work out to about $6,700 a year for the smallest apartments and about $11,400 for the largest. These are our estimates from the roll, not bills; check the current bill for any abatement.

The ground-floor unit carries the largest assessment in the building by far. Ask how its common-charge percentage compares with its share of the building's area.

Staffing, amenities, the operating budget, reserves and assessments are not documented in sources we can verify. On a building of nearly nine years, ask about roof and facade warranties, mechanical systems, and any construction-defect claims against the sponsor.

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 $1,195/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 -1.6% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-01954-7503; 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.

Update the unit’s tax bill. The reviewed exemption records show no scheduled phaseout, but assessments, rates and bill-level benefits can change. Use the current Department of Finance bill and model those changes.

Ask about the commercial unit. Its use, its lease terms if leased, and its common-charge share all affect the building. The declaration governs what it can be used for.

Ask for the capital and warranty record. Get the budget, reserve balance, any assessments and any open claims against the sponsor.

Get the policy stack. Leasing minimums, pets, move fees and any right of first refusal are not documented in sources we can verify.

Show full carrying cost. Against buildings with active abatements, this building's tax line looks higher today; total cost depends on each unit's charges, taxes, financing and assessments. Frame the comparison around the monthly number.

Lead with the plan. Show the apartment’s layout and measured area. Determine liquidity from dated transactions and current competing inventory rather than inferring it from the 600-to-1,000-square-foot range.

If you're considering 226 Clifton Place, also evaluate:

• 136 Clifton Place — The Clifton Place Condominium a block west, 32 walk-up residences completed in 2012 with a 25-year 421-a; the tax contrast
• 315 Gates Avenue (315 Gates) — another Karl Fischer condominium on Bedford Avenue, a few blocks south
• 525 Myrtle Avenue — a 22-residence 2017 Clinton Hill condominium of the same vintage, with a 15-year 421-a in its step-down
• 111 Steuben Street (The Absolute) — a 35-residence Clinton Hill condominium whose 421-a phase-out is complete
• 105 Lexington Avenue — a 32-unit Bedford-Stuyvesant loft conversion
• 87 Irving Place — a 25-unit Clinton Hill condominium sold out in 2025
• 92 Stockton Street — the Cascade D Condominium in northern Bedford-Stuyvesant; larger apartments and an active 25-year 421-a