256 North 9th Street
256 North 9th Street, Brooklyn, NY 11211
Williamsburg, Brooklyn
BBL 3023147503 · BIN 3426636
- Year built
- 2022
- Type
- Condominium
- Units
- 10
- Floors
- 6
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
Every recorded sale at this building, 2015–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,869
- 1 sale
- Listing discount
- 0.0%
- Recorded sales
- 13
- On record
- 2015–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 256 North 9th Street 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.
This is a recent Northside condominium and a small one: ten residences on a 50-foot lot. The site was two older parcels, lots 15 and 16, each bought by the sponsor entity in April 2018. A house and a garage were demolished that year. The six-story building went up in 2020–21 and received its final certificate of occupancy in February 2022.
The sale was fast. All ten residences closed to individual buyers between April 2022 and March 2023, per ACRIS, eight of them within the first month. The reported first resale, the PH1 penthouse, closed in July 2026. Reconcile current sponsor holdings, occupancy and board-control provisions against the latest deeds and governing documents; historical closings to individuals do not establish end-user occupancy or the absence of sponsor rights.
The tax position is the fact to underwrite. Many Brooklyn condominiums completed in the early 2020s carry a 421-a benefit. This one does not.
Architecture and unit composition
The building sits on a 50-by-100-foot lot. DOB records show a six-story, 60-foot new building with residences starting on the ground floor. The unit mix, from Department of Finance unit areas:
- Floors 1 through 4, lines A and B: two residences per floor, each about 1,020 to 1,135 square feet.
- 6A: about 1,960 square feet.
- PH1: about 2,460 square feet, the building's largest.
No unit is designated on the fifth floor, which suggests the two top residences occupy more than one level. Confirm layouts, and any private outdoor space, against the declaration's floor plans.
There are no parking or storage units in the condominium.
Two older condominiums stand next door on the same block, 258 North 9th Street (five residences, 2012) and 260–262 North 9th Street (20 residences, 2010). They are separate condominiums with separate boards and budgets. Check that any tax bill or record you pull carries this building's lots (units 1201–1210, billing lot 7503).
Building operations
No budget, financial statements or house rules were located in the records reviewed. With ten residences and no documented staff, expect a very small operating model: a managing agent, contracted services and common charges allocated by percentage interest. In a condominium this size, a single delinquent owner or an unplanned repair weighs heavily, so the reserve balance and the collection record matter more than usual. The building is four years old, so ask whether the sponsor's construction warranties and punch-list obligations have been closed out.
The tax position
No 421-a or other exemption appears on any unit on the Department of Finance roll, from the first condominium roll in 2022/23 through 2026/27. 421-a was the state program that exempted the added value of new construction for a fixed term. In its final form (Affordable New York), the homeownership option outside Manhattan required an average assessed value of no more than $65,000 per unit at the first assessment after completion. Assessed values here now run well above that level; that does not show the result of the test at completion, and the records reviewed do not show whether a benefit was sought. The program closed to new projects in 2022.
The only reduction on the roll is the co-op/condo abatement for units owned as a primary residence, which appears on most residences here in 2026/27. The seller's current tax bill is the real one, with no scheduled step-up.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
See full Local Law 97 analysis →Recent sales
256 North 9th Street trades as 2020s Northside new-construction condominium product, priced in dollars per square foot. It sits east of Driggs Avenue, and its peers are the small new condominiums of the last decade rather than the post-2005 mid-rises closer to Bedford Avenue. Inside the building, value turns on the two large top units against the eight mid-size units on floors 1–4. Recorded resales so far are limited to the July 2026 penthouse sale, so building-level data is thin. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jul 20, 2026 | PH1 | 4 BR · 2.5 BA · 2,461 sf | $4,600,000 | $1,869/sf | -2.1% |
| Mar 8, 2023 | PH1Sponsor Sale | 4 BR · 2.5 BA · 2,461 sf | $4,200,000 | $1,707/sf | -2.2% |
| Aug 2, 2022 | PHASponsor Sale | 3 BR · 2.5 BA · 1,958 sf | $3,495,000 | $1,785/sf | +0.0% |
| May 3, 2022 | 2ASponsor Sale | 2 BR · 2 BA · 1,016 sf | $1,624,108 | $1,599/sf | -0.0% |
| Apr 29, 2022 | 1ASponsor Sale | 2 BR · 2 BA · 1,047 sf | $1,766,663 | $1,687/sf | +5.5% |
| Apr 28, 2022 | 4ASponsor Sale | 2 BR · 2 BA · 1,081 sf | $1,685,000 | $1,559/sf | +0.0% |
| Apr 27, 2022 | 3ASponsor Sale | 2 BR · 2 BA · 1,021 sf | $1,625,000 | $1,592/sf | +0.0% |
| Apr 15, 2022 | 4BSponsor Sale | 2 BR · 2 BA · 1,057 sf | $1,630,000 | $1,542/sf | +0.0% |
Market read. Most recent trades (2026 to date) cleared a median $1,869/sf (recorded) across 1 sale. Median listing discount 0.0% from the last 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 3-02314-7503; 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 256 North 9th Street and nearby.
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
There is no exemption to lose. The tax bill will move with assessments, not with a phase-out schedule.
Read the budget closely. Ten owners share every cost. Ask for the budget, reserve balance, arrears and any planned assessment.
Ask about construction close-out. Confirm the status of warranties, open DOB items and any sponsor obligations.
Get the governing documents. Pull the recorded declaration and by-laws (for any right of first refusal, leasing rules and pet policy), and request the current house rules and latest financial statements from the managing agent.
Comparable buildings
If you're considering 256 North 9th Street, also evaluate:
- 247 Driggs Avenue (The Driggs Haus) — a 19-apartment condominium, sold out by 2022, with no tax abatement
- 308 North 7th Street — a 45-residence condominium sold to individual buyers in 2019–21, with a capped 421-a
- 28 Herbert Street — a 16-residence condominium on the Greenpoint–Williamsburg border
- 275 Manhattan Avenue — a 14-residence Williamsburg condominium in two new four-story buildings
- 215 North 10th Street (NX) — a 31-unit Northside condominium that also carries no tax abatement
- 172 North 10th Street — a 14-residence Northside condominium, fully taxed from the start
More Williamsburg buildings
- 249 Withers Street — condominium
- 25 Conselyea Street — 1899 condominium
- 251 South 3rd Street — 2013 condominium
- 258 Richardson Street, 258 Richardson Street and 252 Richardson Street — 2005 condominium
- 26 Broadway, Brooklyn (Bridgeview Towers) — 2006 condominium
- 26 Monitor Street — 2006 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.
Considering a move at 256 North 9th Street?
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646.939.7375 · c.cohen@compass.com