393 Dean Street (Park Slope Manor Condominium)
391–393 Dean Street, Brooklyn, NY 11217
BBL 3009287503 · BIN 3378231
- Year built
- 2004
- Type
- Condominium
- Units
- 16
- Floors
- 393
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 393 Dean Street (Park Slope Manor Condominium) 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.
393 Dean is a small, plain, finished condominium. The case for it rests on three facts.
The 421-a benefit runs another decade. Every unit lot carries the 25-year version of the program. That exempts the increase in assessed value that construction created, and it is still at 100%. On the standard 25-year schedule the full exemption runs through the 2027/28 tax year, then steps down 20 points a year and ends after 2031/32. A buyer today gets about two more full years, then four years of phase-out. That timing is the biggest carrying-cost fact on this page.
The sponsor is gone. Park Slope Manor LLC sold all sixteen apartments to separate buyers between May and November 2005. No sponsor inventory is left, and every resale since has been owner to owner. At this size, that record is the whole for-sale case.
The block is R6B. Fourth Avenue half a block away was upzoned for mid-rise buildings. This midblock stretch of Dean Street was not, so the row-house scale on the block is the long-term condition.
Architecture and unit composition
Two attached buildings on an 8,000-square-foot combined lot. Together they hold about 18,000 gross square feet, per PLUTO. Each building has eight apartments, two per floor on four floors. 393 Dean holds the A and B lines and 391 Dean the C and D lines. The Department of Finance classes the units as walk-up condominium units, so there is no elevator.
Sponsor sale prices in 2005 were grouped by floor, with the fourth-floor units at the top. That points to comparable layouts stacked floor over floor, with price set by height and light rather than by different floor plans. Square footages, bedroom counts and outdoor space are not in the public record we reviewed. Take them from the floor plans attached to the declaration or from the unit's own listing history.
Building operations
Sixteen owners, no staff documented, no commercial unit adding to common charges. Operations will look like any self-managed or lightly managed small condominium: a managing agent, a small budget, and reserves that depend on how disciplined the board has been. A four-story building falls outside the Local Law 11 façade cycle, which applies to buildings taller than six stories. Roofs, masonry pointing and mechanicals at twenty years old are what move the budget.
Ask the managing agent in writing for the current budget, the reserve balance, and any assessment in the past five years.
Policy framework
Ownership form: Condominium, fee simple. No ground lease appears in the recorded documents.
Real estate taxes — 421-a, 25 years. Department of Finance exemption detail shows code 5114 (421-a, 25-year, no cap) on every residential lot, with a 2002 base year and a 2007 benefit start. The exemption covers the assessed value above the pre-construction base, not the whole bill. On the standard 25-year schedule, the unit's taxable value rises in four steps from 2028/29, and the full tax bill arrives in 2032/33. Underwrite the current bill and the post-2032 bill on the specific unit, not just the first.
Everything else must come from the managing agent. We hold no offering plan, by-laws or house rules. Right of first refusal, pet policy, leasing rules, minimum lease term and any transfer fee are not established here. Separately, ask counsel whether renting a unit during the 421-a benefit period carries any rent-registration obligation under the program's terms for this building. It is a known question for 421-a condominiums and should be answered from the documents.
Recent sales
393 Dean trades as small, midblock, 2005-vintage new construction. That is its own segment, priced between brownstone floor-throughs and elevator condominiums with amenities. Compare it per square foot against similar walk-up condominiums from the 2000s in north Park Slope and Boerum Hill, then adjust for floor. Fourth-floor units have consistently led the building. Only one sale has been recorded in the past twenty-four months, and it was a top-floor unit, so treat any recent "building median" with caution.
As the abatement shortens, it becomes a pricing variable. Buyers comparing this building with an unabated resale will get lower carrying costs here for a few more years, and a step-up they need to underwrite.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
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 |
|---|---|---|
| Sep 9, 2025 | 4B | $1,800,000 |
| Apr 19, 2019 | 1B | $688,000 |
| Jan 10, 2019 | 4B | $1,500,000 |
| Jun 14, 2017 | 3B | $1,117,000 |
| Mar 1, 2016 | 3A | $1,035,000 |
| Dec 5, 2014 | 4B | $1,500,000 |
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 3-00928-7503) 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
Model the phase-out. The full exemption ends after 2027/28. Ask the seller for the current tax bill and the Department of Finance's exemption detail, and price the unit on its 2032/33 taxes as well as today's.
No elevator. Four floors and a walk-up classification. The top floor is the most valuable line and also the longest climb.
Get the governing documents. The declaration and by-laws set leasing, pets and any right of first refusal. None of it is public.
What to know if you’re selling
Put the tax schedule in the listing setup. A buyer who learns about the phase-out from their attorney discounts for it. A buyer who gets it up front, with the dates, prices it.
Sell the scale. Sixteen owners, no sponsor, an R6B block and a two-block walk to Atlantic Avenue transit is a simple story. Tell it plainly.
Comparable buildings
- 40 Dean Street — 2002 Boerum Hill condominium of a similar vintage and scale; the nearest peer on the same street
- 372 15th Street — 2005 South Slope walk-up condominium, three small buildings; the closest match on vintage and format
- 279 Prospect Avenue — 2004 South Slope condominium of twenty residences, with parking and storage
- 636 Warren Street — small walk-up condominium conversion nearby; the prewar alternative
- 465 Pacific Street — newer Boerum Hill condominium with parking; the modern alternative a few blocks north
- 613 Baltic Street — larger north Slope condominium near Fourth Avenue; the elevator comparison
- 11 Sterling Place — north Slope condominium conversion; the prewar elevator alternative
More Park Slope buildings
- 350 Butler Street — 2021 condominium
- 39 Plaza Street West — 1926 co-op by Rosario Candela
- 392 11th Street — 2003 condominium
- 40 Prospect Park West — 1942 co-op
- 412 & 420 Eighth Avenue, 412 and 420 Eighth Avenue — 1920 condominium
- 420 12th Street (Ansonia Court) — 1880 co-op
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Park Slope.
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 393 Dean Street (Park Slope Manor Condominium)?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.