388 Bridge Street

SLCE Architects designed a slender glass tower on a mid-block Bridge Street site, with asymmetrical setbacks at the top and a lit crown. The condominium residences start in the low 30s. Brokerage records describe two-bedroom A and C lines on floors 32 through 44 and duplex penthouses on 47 through 53, some with terraces. Finishes as marketed included walnut cabinetry, quartz counters, Viking cooktops, Liebherr refrigerators and Bosch dishwashers, with limestone bathrooms. Most for-sale residences are two-bedrooms, followed by one- and three-bedrooms, with a small number of studios and four-bedrooms. The rental floors below run from studios to three-bedrooms. Because the condominium floors sit on top of the tower, nearly every for-sale residence has open views over Downtown Brooklyn to the harbor, the bridges and Lower Manhattan.

Shared costs, split ledgers. The condominium allocates expenses among the rental, residential and commercial sides. It keeps three capital reserves — residential, "80/20" (the rental side's) and commercial — and in 2016 funded them with a special capital assessment of about $324,000 billed to all owners by common interest. The first audited statements, for August–December 2015, disclosed no reserve study and no requirement in the governing documents to build reserves. Staff are members of 32BJ, the building-service workers' union. Ask for the current audited statements; the ones on file are from the building's first year.

Certificate of occupancy. DOB records show the tower still operating under temporary certificates of occupancy, renewed roughly quarterly since February 2014, with renewals recorded as recently as August 2026. Many buildings run on TCOs for years, and lenders generally close on them, but a buyer's attorney should confirm what open items stand between the building and a final certificate, and whether any of them fall on the condominium.

Recorded site obligations. In 2013 the owners recorded an environmental easement in favor of the state Department of Environmental Conservation. That instrument typically accompanies a state brownfield cleanup and carries ongoing site-management duties. Zoning-lot and easement agreements with neighboring owners were recorded in 2015 and 2022. None of this is unusual for a Downtown Brooklyn tower, but the condominium's share of any site-management cost belongs in diligence.

Recent sales

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00152-7501) 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.

Model the July 2027 tax step. Ask for the unit's 2026/27 DOF statement, identify the remaining 421-a exemption, and add it back. That is the tax bill you will actually carry.

Read the governance before the floor plan. Confirm how many board seats the lower-unit owner designates today, which expenses are shared with the rental side, and whether residential owners have a separate vote on residential-only costs.

Ask about the 14 sponsor units. A successor sponsor holding about ten percent of the residences, all leased, affects the owner-occupancy figures lenders review and the building's resale supply. Ask whether the successor sponsor intends to sell.

Get the TCO status in writing. Confirm with the managing agent and your lender that the temporary certificate of occupancy is current and that no open DOB items fall on the residential unit.

Confirm amenity access. Ask whether the gym, sky lounge and terraces are shared with the rental building, and how their costs are split.

Price on full taxes and say so. Buyers' attorneys will find the 421-a end date. A listing that shows the post-2027 tax figure removes the renegotiation.

Lead with height and views. The for-sale residences occupy the top third of a 53-story tower. The view is the asset, and the floor number sets the price.

Explain the structure plainly. Buyers who have not owned in a mixed-tenure condominium need a one-paragraph explanation of the rental units, the board and the reserves. Supplying it up front shortens diligence.

If you're considering 388 Bridge Street, also evaluate:

• 365 Bridge Street (BellTel Lofts) — the landmarked Art Deco telephone tower a block north at Bridge and Willoughby Streets, converted to condominiums
• 138 Willoughby Street (Brooklyn Point) — Extell's 68-story Downtown Brooklyn condominium, with a leasehold structure of its own to understand
• 11 Hoyt Street — Tishman Speyer's 480-unit all-condominium tower, a few blocks south, with no residential abatement
• 10 Nevins Street (The Brooklyn Grove) — 184-unit condominium at Boerum Hill's northern edge, also unabated
• 1 Hanson Place — the Williamsburgh Savings Bank Tower, Brooklyn's tallest building until 2009; the prewar conversion alternative
• 230 Ashland Place (The Forte) — Fort Greene condominium tower whose 421-a has already fully expired, the position this building reaches in 2027
• 138 Pierrepont Street — the Brooklyn Trust Company conversion, sponsored by the same organization
• 100 Jay Street (J Condominium) — DUMBO's first high-rise condominium; the view-tower alternative across the Manhattan Bridge approach
• 85 Jay Street (Front & York) — a 408-residence DUMBO condominium with a full amenity program