26 Butler Place
26–34 Butler Place, near Grand Army Plaza, Brooklyn; Prospect Heights
BBL 3011717502 · BIN 3388743
- Year built
- 1915
- Type
- Condominium
- Landmark
- No
- Amenities
- Live-in superintendent, video intercom, landscaped courtyard, fitness room, laundry, bicycle storage and private storage
Every recorded sale at this building, 2006–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,200
- Listing discount
- -2.0%
- Recorded sales
- 46
- On record
- 2006–2025
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 26 Butler Place 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.
26 Butler Place is a prewar condominium complex of four-story walk-up buildings near Grand Army Plaza. Its 48 residences share landscaped grounds and a courtyard, with a service program that includes a resident superintendent and fitness room. The exterior scale remains low despite the size of the overall condominium.
The conversion dates to 2005 and covers the 26–34 Butler Place address range. The residences include compact apartments, larger multi-bedroom homes and duplex layouts. Stairs serve the upper floors, making vertical access one of the building's central practical characteristics.
The site sits near Prospect Park, the library and the Grand Army Plaza subway station. Its courtyard-facing rooms offer a different outlook from apartments facing Butler Place, while the relatively low building height keeps most views close to the surrounding streets and gardens.
Architecture and unit composition
The prewar structure has been adapted to condominium interiors with open kitchens, hardwood floors and, in some homes, exposed brick. The planted common areas are shared features of the property. The four-story form distributes the apartments across separate levels without elevator access.
Compact studio and one-bedroom configurations occupy the smaller end of the inventory. Larger plans provide two or three bedrooms, and duplexes introduce a second interior level. Bathroom counts vary, including larger homes with two bathrooms.
Documented duplexes include garden or patio space. Other apartments have private roof rights or roof-deck arrangements. Those are separate rights attached to particular homes; the planted courtyard is a common amenity available through the building's shared arrangement.
The duplex inventory needs to be compared by the function of each floor. A lower recreation area, an entry-level living floor and an upper bedroom floor do not provide interchangeable accommodation. Floor area spread across two levels also includes internal circulation and stairs.
Upper apartments gain height above the courtyard and street, but the walk-up route grows with each level. An apartment facing the internal planted area can have a different light pattern from one facing the street. Window position and floor affect the light reaching each room.
Building operations
The condominium has a live-in superintendent, video intercom entry, central laundry, a fitness room and bicycle storage. Private storage has also been offered separately. These facilities give a relatively low-rise property a broader common-service program than its four-story form alone might suggest.
The ownership includes 48 residential lots and four commercial lots. The largest residential owner holds three apartments, approximately 6% of the inventory. The shared grounds and multiple building entrances are maintained within the condominium structure.
DOF currently lists no building-wide abatement. Earlier city records show J-51 benefits, but those older benefits should not be treated as a current reduction. Residential lots fall within Class 2, with no statutory annual assessment-growth cap.
The property is not designated within the Prospect Heights Historic District. Its built FAR is below the current R8X residential allowance, although the existing condominium and the physical relationship between its buildings and courtyard are separate considerations for any alteration or development proposal.
Recent sales
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Feb 24, 2025 | 16 | 2 BR · 1 BA · 729 sf | $875,000 | $1,200/sf | -6.7% |
| May 22, 2024 | 5 | 2 BR · 2 BA · 1,560 sf | $1,490,000 | $955/sf | off-mkt |
| Jun 29, 2023 | 12A | 2 BR · 1 BA · 714 sf | $915,000 | $1,282/sf | +2.2% |
| Mar 29, 2022 | 2 | 2 BR · 1 BA · 645 sf | $815,000 | $1,264/sf | +8.7% |
| Apr 2, 2021 | 5 | 2 BR · 2 BA · 1,560 sf | $1,150,000 | $737/sf | off-mkt |
| Aug 23, 2018 | 22 | 733 sf | $890,000 | $1,214/sf | off-mkt |
| Aug 5, 2016 | 11 | 2 BR · 1 BA · 757 sf | $760,000 | $1,004/sf | off-mkt |
| Feb 13, 2015 | 1 | 658 sf | $605,000 | $919/sf | off-mkt |
Market read. Most recent trades (2025) cleared a median $1,200/sf across 1 sale. Median listing discount -2.0% over 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 3-01171-7502) 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; square footage from recorded condo declarations and offering plans.
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
Private roof rights and a walk-up route. A roof-rights offering needs to establish the permitted use and access route, along with responsibility for work affecting the common roof. The right to use an area and the right to build a deck are different permissions, especially where access passes through a particular apartment.
Comparable buildings
- Butler Plaza — A prewar condominium on the same street with a larger elevator-building form.
- Park Place Condominiums — A prewar condominium of similar residential scale in a taller building.
- 851 Carroll Street — A smaller prewar condominium with a comparable low-rise form.
- The Garfield Regency — A prewar condominium with a broadly similar inventory and four-story scale.
- Sterling Court — A smaller prewar condominium in a conventional mid-rise apartment-house form.
More Prospect Heights buildings
- 225 Park Place — 1940 co-op
- 230 Park Place — 1937 co-op
- 240 Prospect Place — 1898 condop
- 272 Saint Marks Avenue — 2011 condominium
- 274 St. John's Place, 274 St. John's Place · Prospect Heights — 1912 co-op
- 280 Saint Marks Avenue — 2016 condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Prospect Heights.
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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