263 Sackett Street
263 Sackett Street, Brooklyn, NY 11231
Carroll Gardens, Brooklyn
BBL 3003330056 · BIN 3004227
- Year built
- 1900
- Type
- Condominium
- Landmark
- Landmark or historic district
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 263 Sackett 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.
263 Sackett Street is a 21-foot-wide house on a 100-foot lot in Carroll Gardens, recorded by the city as a three-story, four-family walk-up of about 2,650 square feet built around 1900. Public records summaries show it sold in October 2024 for $3.5 million. The sponsor is enlarging it to four stories and converting it to four condominium residences.
The Attorney General accepted the plan on July 22, 2026. The total offering price has risen 9% since submission, from $8,575,000 to $9,345,000, an average of about $2.34 million per home. Listing records show the two homes on the market at $1,995,000 and $3,150,000, and the larger one was in contract by October 2026.
Architecture and residences
The Department of Buildings classes the job as an "ALT-CO – New Building with Existing Elements to Remain": the house is being rebuilt and enlarged behind parts of the existing structure, and the building will need a new certificate of occupancy. Filings describe a four-story, four-family dwelling 36 feet tall. Permits issued for support of excavation in August 2025 and for structural work "to facilitate proposed enlargement of existing building" in November 2025. Plumbing, including the removal of the existing gas, water and sanitary systems, and a sprinkler system were filed in 2026. The primary job filing and its architect of record were not in the records retrieved for this page.
Listing records describe two of the four homes:
- Residence 1: 2 bedrooms, 2.5 baths, asking $3,150,000; in contract with backup offers accepted. Its position in the building is not stated in the records reviewed; the plan's Schedule A will show it.
- Residence 2: 2 bedrooms, 2 baths, asking $1,995,000, with projected common charges of $528 a month and real estate taxes of $678 a month per one listing record.
No square footage has been published for either home. Some listing records describe the building as three stories; that is the pre-enlargement count.
Offering and pricing
Per the offering plan filed with the New York State Attorney General (plan CD250437), the plan was submitted December 30, 2025 and accepted July 22, 2026, with 263 Sackett LLC as sponsor and four residential units. The record shows a total offering price of $8,575,000 at submission and $9,345,000 currently, an increase of $770,000. The detail of the amendments was not available when reviewed. The plan has not been declared effective and no units are recorded as sold.
The two published asks total $5,145,000. If the offering total holds, the remaining two homes carry about $4.2 million between them.
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 →What would your apartment rent for?
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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
The plan is accepted, not effective. Contracts can be signed, but the sponsor must sell enough units to declare the plan effective before closings. Ask how many contracts are signed and what happens to your deposit if the plan is abandoned.
Construction risk. The building is mid-enlargement. Ask for the construction schedule, the expected date of the temporary certificate of occupancy, and the outside date in the contract after which you can rescind.
Carrying costs. The listed figures for Residence 2, about $1,206 a month in common charges and taxes, come from a listing sheet. Confirm them against the plan's budget, and confirm whether the taxes reflect a full assessment of the finished building.
Closing costs. In sponsor sales the buyer customarily pays the New York State transfer tax (0.4%, or 0.65% at $3 million or more) 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, rising in tiers. Use the calculators below to run your price.
Comparable buildings
If you're considering 263 Sackett Street, also look at these Carroll Gardens and Cobble Hill condominiums:
- 420 Court Street — six-story, four-residence Carroll Gardens condominium with a $16.49 million offering plan
- 62 4th Place — 1910 Carroll Gardens townhouse being converted to four condominiums, asks from $2.295 million
- 78 1st Place — six-residence condominium, all sponsor sales recorded from $2.5 million
- 361 Union Street — 1899 house being converted to two triplex condominiums
- 280 Sackett Street — three-residence condominium on the same street, with a garden home and full floors above
- 361 Clinton Street — 15-unit 1987 condominium on the same tax block
More Carroll Gardens buildings
- 239 President Street — condominium
- 240 Carroll Street — condominium
- 241 Carroll Street — 2014 condominium
- 280 Sackett Street — 1930 condominium
- 316 Carroll Street — condominium
- 321 Union Street — condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Carroll Gardens.
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 263 Sackett Street?
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646.939.7375 · c.cohen@compass.com