The Greene House (383 Carlton Avenue)
381–383 Carlton Avenue, Brooklyn, NY 11238
BBL 3021207501 · BIN 3388333
- Year built
- 2003
- Type
- Condominium
- Units
- 27
- Floors
- 12
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Greene House 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 Greene House is the tall building in low-rise Fort Greene, and that is the whole proposition. Twelve stories on a block of four-story rowhouses means the upper floors see over the neighborhood rather than into it. There will not be another building like it here: current zoning is R6B per PLUTO, a contextual district whose height limit sits far below this building, which predates that mapping. The height is a one-off, and it is part of what a buyer pays for.
The second thing to know is that this is a mixed-use condominium with a large non-residential partner. The two lower floors and part of the cellar are ten commercial units, several of them leased to medical and dental practices per memoranda of lease recorded in ACRIS, plus a garage unit owned by a separate parking entity. Per the audited financial statements, the residential units hold 74.70 percent of the common interest, the commercial units 23.05 percent and the garage 2.25 percent. That split lowers the residential share of general expenses. It also puts a quarter of the vote with non-residential owners, and it is why the condominium fails the 85-percent residential test and files federal returns as a regular corporation.
The third is the tax line. The 15-year 421-a exemption is fully spent, so a resale buyer pays full taxes with no step-up still to come.
The corner's recorded history runs through institutional ownership, including a hospital owner in the late 1960s and early 1970s and city title after 1979, per ACRIS. The sponsor's entity assembled tax lots 43 and 48 in 2002.
Architecture and unit composition
The massing is simple: a two-story commercial base on the Greene Avenue and Carlton Avenue frontages, and a residential slab above it running three apartments to a floor from the third floor to the tenth, then three penthouses. The layout by line is regular. The South apartments are the compact one-bedrooms; the West and East lines are two-bedrooms in the 1,150- to 1,360-square-foot range on the plan's floor areas; the three penthouses run roughly 2,330 to 2,500 square feet including their roof terraces, per Schedule A of the offering plan. Stacked, consistent lines are useful on resale: a buyer comparing 6 West with 9 West is comparing the same apartment at a different height, which keeps pricing clear.
The plan measured terraces and balconies to the outside of the parapet and noted that those figures exceed usable area, so treat marketed outdoor square footage as approximate. Listing records attribute the Greene House name partly to green features, including a building-wide water filtration system. No green-building certification is documented in public records, and this page claims none.
Building operations
Per the audited statements for 2023 and 2024 on file:
Budget. Common charges and fees brought in about $563,000 in 2024 against about $605,000 in operating costs. The condominium ran operating deficits of roughly $37,000 in 2023 and $41,000 in 2024. Insurance roughly doubled year on year, to about $75,000 in 2024. Payroll and contracted labor together run about $160,000 a year.
Reserves. Reserve accounts held roughly $254,000 at December 31, 2024, with total cash of about $274,000. The auditors note that the condominium has not commissioned a reserve study and has no formal plan to fund future major repairs; its options when money is needed are borrowing, special assessments or deferral.
Capital work. The roof was replaced in 2023. An HVAC upgrade is under contract for $261,500, of which $134,500 had been paid by year-end 2024. The project was paused in 2024 and restarted in 2025. Other recent spending covered façade and garage-structure inspections, sidewalk repairs, an elevator upgrade and a water pump. In 2022 the board designated four months of common charges as a capital assessment.
A 2023 water event. In May 2023 a fire in one unit set off the sprinkler system and caused water damage to other units and common elements. Insurance reimbursements covered the remediation, with a balance still held against remaining costs at year-end 2024.
Tax certiorari. The board won a 2022/23 reduction in assessed value on the residential lots.
The overall read is a building with no mortgage and no reported litigation exposure, with recent capital work done or under way, running small operating deficits on a modest reserve. Ask for the 2025 audit, the current budget, where the HVAC project stands and what remains to pay, and whether any assessment is planned.
Policy framework
Board review: No approval right over purchasers. The Board of Managers holds a right of first refusal on resales of residential units, per the offering plan. In practice this is a waiver step, not an interview.
Commercial and garage units: Separately owned, separately taxed, and outside the residential owners' control. The commercial units and the garage unit carry their own Industrial and Commercial Incentive Program (ICIP) exemption in Department of Finance records. The residential units do not.
Working capital contribution: Two months' common charges on initial sponsor purchases, per the audited statements. Confirm what the board charges on resales.
Recent sales
The Greene House trades as Fort Greene new construction, priced per square foot against the neighborhood's post-2000 condominium stock rather than the prewar co-ops and rowhouse floor-throughs that make up most of the local market. Sponsor sell-out began in October 2005 and was essentially complete within two years, with one residence closing in 2010. Resale volume is thin, a handful of recorded residential deeds a year, so any single sale moves the building's apparent pricing more than it should.
Within the building, three things drive the spread. Height comes first, because above the fourth or fifth floor the views clear the rowhouse roofline. Line comes second: a South one-bedroom and an East two-bedroom are different products. Outdoor space comes third, concentrated in the penthouses. With the tax abatement gone, there is no abatement premium to strip out of recent comparables. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 |
|---|---|---|
| Jul 8, 2026 | 10 S | $920,000 |
| Aug 5, 2022 | 10 SO | $833,000 |
| Feb 8, 2022 | 9EAST | $1,486,000 |
| Nov 25, 2019 | 3WEST | $1,499,000 |
| Sep 26, 2018 | 8WEST | $1,525,000 |
| May 18, 2015 | 6 SO | $775,000 |
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 3-02120-7501) 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
Taxes are fully phased in. The 421-a benefit expired with the 2022/23 roll. The tax bill you see is the tax bill you will pay, subject only to reassessment and rate changes. Model it with the True Monthly Carrying Cost Calculator.
Read the audit before you set a price. Two years of operating deficits, a reserve around a quarter of a million dollars, no reserve study and an HVAC contract still being paid off make up the capital picture. None of it is alarming for a building this size. All of it should be priced in.
Understand the commercial partner. Commercial and garage owners hold about a quarter of the common interest. Ask how the board is composed, how commercial common charges are set and whether any commercial lease or use issue is pending.
Parking is a lease, not a deed. The garage is a single commercial unit under separate ownership. Spaces are rented from its operator, not bought with an apartment.
What to know if you’re selling
Sell the height. Few buildings in brownstone Fort Greene offer open outlooks above the rowhouse roofline, and current zoning keeps it that way.
Put the tax line up front. A fully phased-in tax bill is an advantage against 2008–2015 Brooklyn condominiums whose abatements are still stepping down. Show the current Department of Finance bill.
Have the capital story ready. The roof, the HVAC project and the 2023 water remediation will come up in any buyer's diligence. Sellers who hand over the audit and the board's project schedule early keep the negotiation on price.
Comparable buildings
If you're considering The Greene House, also evaluate:
- 75 Greene Avenue — the 1930 former diocesan chancery, converted in 2019 to 22 condominium units two blocks east on the same street; the prewar-shell alternative inside the historic district
- 144 Vanderbilt Avenue — 26-residence Fort Greene condominium at Myrtle Avenue with a large non-residential lot count
- The Forte (230 Ashland Place) — 108-unit Fort Greene condominium of the same construction era near BAM
- 1 Hanson Place — the Williamsburgh Savings Bank tower condominium; the neighborhood's landmark high-rise alternative
- Isabella (545 Washington Avenue) — 63-unit condominium filed in 2004, at the Clinton Hill–Prospect Heights edge
- 532 Clinton Avenue — boutique 14-unit Clinton Hill condominium a few blocks east
- 315 Gates Avenue — late-2000s Brooklyn new construction for buyers comparing tax status and scale
- The Washington (35 Underhill Avenue) — mid-2000s Prospect Heights condominium with a separate commercial unit holding the garage
More Fort Greene buildings
- 191 Willoughby Street (University Towers) — 1958 co-op
- 230 Ashland Place (The Forte) — 2005 condominium by FXCollaborative (Fox & Fowle / FXFOWLE)
- 264 Cumberland Street (The Sanctuary) — 1860 condominium
- 415 Carlton Avenue (Fort Greene Partnership Homes) — new-construction condominium
- 60 South Oxford Street — 1930 co-op
- 75 Greene Avenue — 1930 condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Fort Greene.
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 The Greene House?
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