- Year built
- 2006
- Type
- Condominium
- Units
- 14
- Floors
- 5
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Dunham Condominium 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 Dunham is a small building from the first Southside condominium cycle. It was permitted in 2004, offered in July 2005 and sold out by the end of 2006. That was before the 2005 rezoning changed the Kent Avenue waterfront and before the Domino site became the main development story nearby. With 14 residences on four floors above a commercial unit and a seven-space parking area, it is small by South Williamsburg condominium standards.
Its tax bill is its main advantage. The condominium has a 25-year 421-a exemption that started in 2008. On the current roll it removes about 94 percent of the building's assessed value, so owners pay tax on little more than the value of the lot before construction. By our reading, the full benefit runs through the 2027/28 tax year, then phases out over four years. That leaves one more year at the full benefit and a scheduled climb after that. For a buyer in 2026, that is the most important number to model.
The second point is scale. A 14-residence building shares its budget across few owners, so one delinquency, one assessment or one leak affects everyone's charges more than it would in a large building. The commercial unit carries about a tenth of the common interest, according to the plan. Who owns it, and how well it pays, matters to the budget.
The third point is the parking. The seven spaces are separately deeded condominium units, and ACRIS shows them moving independently of the apartments. At least two spaces have been sold apart from the residence they originally came with. A listing that mentions parking is not a contract that conveys it.
Architecture and unit composition
The building rises five stories and 55 feet on a 74-by-88-foot lot, per the Department of Buildings filing. Gene Kaufman filed the new-building application in June 2004 under the South 6th Street address; an earlier application that spring was disapproved at plan exam. The sponsor then offered the building under the Dunham Place name.
The offering plan's Schedule A sets out a clear hierarchy. The three ground-floor residences (1A–1C) are about 1,000 to 1,150 square feet each, with a bath and a half and no separate bedroom in the plan's room count. 1A and 1C have private yards, which are limited common elements. Floors two and three each have four one-bedroom lines (A–D) of about 700 to 870 square feet. The 2A and 2D lines have terraces. The fourth floor has three two-bedroom residences of about 1,280 to 1,590 square feet, each with terrace space. These are the building's largest homes and account for nearly 28 percent of the common interest between them.
The commercial unit, about 1,600 square feet at grade, was the last unit the sponsor sold; it closed in February 2007. It has had one owner since.
Building operations
The 421-a schedule, worked out from the Department of Finance record. The exemption is a 25-year, no-cap 421-a benefit with a 2008 benefit start. Under the 25-year schedule, the benefit stays at 100 percent for 21 years and then steps down 20 points a year for four years. The Department of Finance labels each tax year by the year it ends. Read that way, full exemption runs through 2027/28, the phase-out runs from 2028/29 to 2031/32, and full taxes begin with the 2032/33 tax year, starting July 1, 2032. 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 before pricing.
The plan anticipated the benefit. Schedule A of the offering plan projected every unit's taxes both with and without 421-a. The gap between the two columns was large. The phase-out will close that gap, and buyers should budget for it.
No regulatory agreement found. ACRIS indexes no declaration of restrictions or regulatory agreement against the unit lots. HPD's affordable-housing records show no income-restricted units here, and every residence sold to an unrelated buyer. Ask the managing agent or the condominium's counsel what the 25-year term rests on and whether any continuing obligation comes with it.
Budget. The plan's budget covered the first year of operation in 2006 and is no longer useful. Ask for the current operating budget, the reserve balance, and any capital work completed or planned. At twenty years old, the roof, façade sealants, terraces and parking-area waterproofing are the usual items to check.
Policy framework
Ownership form: Condominium. Resales close through the board of managers' right of first refusal rather than a cooperative board approval.
Parking: Seven separately deeded spaces with their own tax lots, common charges and taxes. Confirm in the contract whether a specific residence conveys with one.
Commercial unit: One ground-floor commercial unit with about 10 percent of the common interest, per the plan. Ask the managing agent how its common charges and any use restrictions are handled.
Pets, subletting, pied-à-terre and entity purchases: Not documented in the records reviewed. Confirm each in the by-laws and house rules.
Flip tax: Not documented. Confirm any resale contribution with the managing agent.
Recent sales
The sponsor closed all 14 residences between June and December 2006, seven of them with a parking space, and sold the commercial unit in February 2007. Resales began in 2012. About fifteen arm's-length residential resales have been recorded since then, and several original 2006 buyers still own their apartments. Turnover is low for a building of this size, so same-building comparables are sparse.
On a per-square-foot basis, resales belong with the Southside's mid-2000s new construction rather than with the newer waterfront towers. The deciding variable is the tax schedule. Two otherwise similar apartments can carry very different monthly costs depending on how many years of full 421-a each has left. 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 |
|---|---|---|
| Jun 27, 2025 | 4A | $2,345,000 |
| Jul 22, 2024 | 3C | $1,130,000 |
| Dec 29, 2022 | 3D | $970,000 |
| Jul 29, 2021 | 1B | $860,000 |
| May 17, 2021 | P-4 | $1,740,000 |
| Sep 26, 2019 | 2C | $950,000 |
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 3-02469-7501) 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
Model the tax step-up year by year. The phase-out starts in 2028/29, and full taxes arrive in 2032/33. Run carrying costs across your expected hold, not just year one.
Count 14, not 22. The common-charge base is 14 residences plus a commercial unit and seven parking spaces. Ask how common interest is split among them.
Confirm the parking in writing. The spaces are separate deeded units, and some have already been sold apart from their original apartments.
Ask about the commercial unit. Its owner carries about a tenth of the common interest. Confirm it is current on common charges.
Request the current budget and reserves. The plan's 2006 budget is not a guide to today's costs.
What to know if you’re selling
Show the tax schedule up front. Buyers' attorneys will find the phase-out. A True Monthly Carrying Cost projection that shows it is stronger than letting it come up in diligence.
Price the parking separately. If your sale includes a space, price it and document it as its own unit.
Lead with the unit's outdoor space and position. In a 14-residence building, the yards on 1A and 1C, the terraces on the A and D lines, and the fourth-floor two-bedrooms are the attributes that set one resale apart from another.
Comparable buildings
If you're considering 24 Dunham Place, also evaluate:
- Bridgeview Towers (26 Broadway) — a mid-2000s condominium a few blocks away with its own 25-year 421-a exemption and deeded parking; the closest peer on tax structure
- 46 South 2nd Street — 23-residence Southside condominium of 2010–11 with a later 25-year 421-a; the next-generation comparison
- Schaefer Landing North (440 Kent Avenue) — Gene Kaufman's larger waterfront condominium of the same period
- Lofts1 (242 South 1st Street) — 23-residence Southside loft conversion of the same period; the character alternative
- 136 Powers Street — 20-residence condominium completed 2007 with a 25-year 421-a; the small-building tax peer
- 1 Powers Street — 31-residence condominium with a 25-year 421-a running into the 2030s
- 138 Broadway — 40-loft conversion on Broadway; the prewar alternative on the same corridor
- The Oosten (429 Kent Avenue) — the large, fully amenitized South Williamsburg condominium; the scale comparison
More Williamsburg buildings
- 211 North 5th Street — 2004 condominium
- 212 North 9th Street (Two12 Williamsburg) — 2015 condominium by Karl Fischer Architects
- 215 North 10th Street (NX) — 2020 condominium by Morris Adjmi Architects
- 242 South 1st Street (Lofts1) — 1911 condominium
- 251 South 3rd Street — 2013 condominium
- 256 North 9th Street — 2022 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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