60 State Street (The State House Condominium)

The building is five stories with an attached garage. The lobby and one residence sit at the ground floor; the remaining ten apartments occupy the four floors above. The plan's inventory is heavily weighted toward family-scale layouts — six three-bedroom, two-and-a-half-bath apartments plus two more of the same configuration with a library, against two two-bedrooms and a single one-bedroom. Two of the eleven are duplexes, with the stair area at each level counted inside those units. Fourth-floor apartments carry projecting greenhouse-type bay windows, and no square footage was assigned to common or private roof terraces in the plan's area computations, so terrace space at the top of the building is over and above the published unit areas.

Common elements include the land, the parking garage, the lobby, the stairs and corridors, the elevator and its machine room, the roof, the first-floor roof terrace and planting areas, and the meter, utility, and rubbish rooms. Basement storage is shared, and there is no common laundry. Because the building sits inside the Brooklyn Heights Historic District, exterior work — windows, façade, terrace railings, anything visible — runs through the Landmarks Preservation Commission. That constraint applies to a 2003 building exactly as it applies to an 1840 one, and it should be assumed in any alteration budget.

The State House Condominium has been self-directed from the start. The condominium's own records show a board drawn from a very small ownership base, an early practice of inviting a representative from each unit to serve, and the ordinary first-years work of a new building: a full engineering walkthrough and punch list in the spring of 2004, garage-door and elevator repairs, roof warranty questions, insurance shopped up from a $3.12 million policy toward higher replacement-cost coverage on roughly 19,000 insured square feet, and front and rear landscaping installed by the owners themselves.

Two facts shape carrying cost. Staffing is minimal — a part-time, non-resident superintendent and no doorman — which keeps common charges low relative to serviced buildings. And the garage is part of the condominium, with its own maintenance, code, and insurance obligations, so garage capital items belong in any reserve analysis. One drafting curiosity a careful attorney will notice: the plan's location-and-area section describes police, fire, and hospital services for a neighborhood several miles away, and the cover page carries a corrected ZIP code — boilerplate artifacts of a small sponsor's filing rather than statements about the property, and a reminder to read this plan closely rather than assume institutional polish.

Pets: The house rules regulate animals in the public portions — carried or leashed only — and prohibit feeding birds or animals from sills, terraces, and the adjacent sidewalk. No outright prohibition appears in the rules as filed. Confirm current board practice.

Pied-à-terre, LLC purchases, foreign buyers, trusts: Permitted (standard NYC condominium).

Subletting: Permitted in the standard condominium form, subject to the board's right of first refusal. Partial-unit leasing and transient occupancy are prohibited under the plan. The board may charge reasonable processing fees on sale and lease notices.

Home office and air conditioning: A professional office is permitted within zoning limits — up to 25 percent of a unit's floor area, capped at 500 square feet. The house rules prohibit any ventilator or air-conditioning device other than a window unit without prior written board approval, and exterior-visible installations also engage the Landmarks Preservation Commission.

Flip tax / transfer fee: No flip tax is described in the plan. Purchasers contribute three months' common charges to the working capital fund at closing.

Property taxes: The plan projected first-year taxes both with and without the 421-a partial exemption the sponsor expected to obtain. Whatever was granted has expired on a building of this vintage. Run the current bill on the specific unit.

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.

Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $1,585/sf across 1 sale. The building has traded as recently as 2025. Median listing discount 2.5% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00258-7501) 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; square footage from recorded condo declarations and offering plans.

Confirm the parking unit separately. The sixteen garage spaces are their own condominium units with their own common interests and tax bills. Whether one comes with the apartment — and on what terms — is a contract question, not an assumption.

Model taxes unabated. The sponsor's projections assumed a 421-a benefit that has long since run its course on a 2003-vintage building. Use the current bill.

Read the eleven-owner reality. A small condominium with a part-time superintendent and no doorman runs on the owners' own attention. Review the budget, reserve, assessment history, and minutes; here, one capital project is a meaningful per-unit number.

Landmarks governs your renovation, and the corner rewards a visit. Anything street-visible runs through the Landmarks Preservation Commission. And Hicks and State is quiet while Atlantic Avenue, one block south, is not — that combination is the location's whole argument.

Lead with what the district cannot supply. Indoor parking, an elevator, washer-dryer hook-ups in every apartment, three-bedroom-plus layouts, and condominium mechanics — inside NYC's first historic district. Very few Brooklyn Heights addresses check all of those boxes.

Market to the buyers co-ops turn away. Pied-à-terre, LLC, trust, and foreign purchasers, and buyers who want a fast right-of-first-refusal closing rather than a board package. That pool is the building's structural advantage.

Frame the geography forward. Historic district, quiet corner, Atlantic Avenue at the doorstep, Cobble Hill across the street, transit a walk east. Naming that honestly outperforms straining for a Promenade comparison.

Have the documents ready. In an eleven-unit building, buyers' attorneys read everything. A clean package — plan, amendments, bylaws, house rules, recent financials, reserve and assessment history, garage documents — shortens the deal.

If you're considering 60 State Street, also evaluate:

• 199 State Street (The Lookout Hill Condominium) — the other State Street condominium; newer, larger, and at the Court Street seam rather than inside the historic district
• One Clinton (1 Clinton Street) — the district's contemporary full-service condominium tower; the opposite end of the scale and service spectrum
• Love Lane Mews (9 College Place) — boutique Brooklyn Heights condominium conversion with parking; the closest peer on scale and on the parking question
• 138 Pierrepont Street — thirteen-unit condominium conversion in the heart of the district
• 277 Hicks Street — small mid-century co-op on the same Hicks Street corridor
• 205 Hicks Street — twenty-two-unit prewar co-op peer on Hicks
• 130 Clinton Street — prewar co-op alternative on the district's eastern residential spine
• 151 Joralemon Street — small prewar co-op in the southern Heights
• Boerum Court (96 Schermerhorn Street) — the value alternative at the Downtown and Boerum Hill seam, for buyers weighing price against the district address