78 First Place
78 First Place, Brooklyn, NY 11231
Carroll Gardens, Brooklyn
BBL 3003617504 · BIN 3429772
Every recorded sale at this building, 2025–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,723
- 1 sale
- Listing discount
- 2.8%
- Recorded sales
- 6
- On record
- 2025–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 78 First Place 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.
78 First Place is a six-residence new building on one of the Carroll Gardens place blocks, where deep front gardens set the houses back from the sidewalk. It stands beside 76 First Place, a five-residence townhouse conversion by the same sponsor group and architect that sold out in 2024 and 2025.
The sponsor sold the building out in about five months. City records show all six residences closing between October 2025 and March 2026, at $1,246 to $1,963 per square foot. The full-floor homes of about 1,400 to 1,500 square feet traded between $2.5 million and $2.6 million, and the two duplexes at $3.13 million and $3.4 million.
For a buyer today, 78 First Place is a resale building. The sponsor's pricing is now a set of recorded comparables for new construction on the place blocks.
Architecture and residences
Paul Christakos Architecture filed the new building in July 2023 as a six-story building with a penthouse and six dwelling units, 70 feet tall, with about 10,974 square feet of construction floor area. The first permit issued in February 2024, and the Department of Buildings records the job as signed off, with a certificate of occupancy, in September 2026.
Per listing records, the layout is one home per floor between a garden duplex and a penthouse duplex:
- Unit 1: garden duplex, three bedrooms and two and a half baths, about 2,513 square feet
- Units 2 to 5: full-floor three-bedroom, two-bath homes of about 1,416 to 1,500 square feet
- Unit 6 (penthouse): duplex, four bedrooms and three baths, about 1,732 square feet
Offering and pricing
Per the offering plan filed with the New York State Attorney General (plan CD240139), the plan was submitted May 7, 2024, accepted February 3, 2025, and declared effective May 28, 2025, with 78 1st Pl. LLC as sponsor. The record lists six residential units and a current total offering price of $18,900,000. The initial price and the amendment detail were not available for this review. The record still shows one unit sold.
| Residence | Layout | Size | Last ask | Recorded price | $/sf | Closed |
|---|---|---|---|---|---|---|
| 1 | 3 bed, 2.5 bath duplex | 2,513 sf | $3,200,000 | $3,132,162 | $1,246 | October 21, 2025 |
| 2 | 3 bed, 2 bath | 1,452 sf | $2,700,000 | $2,600,000 | $1,791 | November 6, 2025 |
| 3 | 3 bed, 2 bath | 1,480 sf | $2,600,000 | $2,550,000 | $1,723 | March 16, 2026 |
| 4 | 3 bed, 2 bath | 1,416 sf | $2,675,000 | $2,600,000 | $1,836 | October 29, 2025 |
| 5 | 3 bed, 2 bath | 1,500 sf | $2,750,000 | $2,500,000 | $1,667 | November 6, 2025 |
| 6 (PH) | 4 bed, 3 bath duplex | 1,732 sf | $3,500,000 | $3,400,000 | $1,963 | October 30, 2025 |
The six recorded prices total about $16.78 million, about $2.1 million below the plan's current total. Offering totals usually carry the sponsor's highest list prices, so a gap of that size means the homes sold below the plan's schedule. All six closed below their last ask, by about 2% to 9%. Listing records give combined monthly common charges and taxes of about $1,180 to $1,470 for most homes; one record for Unit 3 shows $630 a month, which suggests a partial tax figure or an abatement. Confirm the tax position before relying on it. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 →Recent sales
Recent closings at this building, from The Roebling Research Library. 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Mar 16, 2026 | 3Sponsor Sale | 3 BR · 2 BA · 1,480 sf | $2,550,000 | $1,723/sf | -1.9% |
| Nov 6, 2025 | 5Sponsor Sale | 3 BR · 2 BA · 1,500 sf | $2,500,000 | $1,667/sf | -9.1% |
| Nov 6, 2025 | 2Sponsor Sale | 3 BR · 2 BA · 1,452 sf | $2,600,000 | $1,791/sf | -3.7% |
| Oct 29, 2025 | 4Sponsor Sale | 3 BR · 2 BA · 1,416 sf | $2,600,000 | $1,836/sf | -2.8% |
| Oct 21, 2025 | 1Sponsor Sale | 3 BR · 2.5 BA · 2,513 sf | $3,132,162 | $1,246/sf | -2.1% |
Market read. Most recent trades (2026 to date) cleared a median $1,723/sf (recorded) across 1 sale. Median listing discount 2.8% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 3-00361-7504; each condominium apartment is its own tax lot). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 78 First Place and nearby.
At the recent median sale of $2.6M (5 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $106,648 to close, or 4.1% of the price.
- Mansion tax: $32,500
- Mortgage recording tax: $37,538
- Title insurance: $11,700
- Attorneys, lender, building fees, reserves and filings: $24,910
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
Resale pricing. The sponsor sales are the comparables. A first resale should be read against $1,670 to $1,840 per square foot for the full-floor homes, adjusted for floor and condition.
Taxes and abatement. Ask the seller for the current tax bill. New buildings on this scale sometimes carry a partial exemption that steps up over time.
Closing costs. On resale, the buyer pays the state mansion tax (1% from $1 million, 1.25% from $2 million, 1.5% from $3 million) and the seller pays the transfer taxes, unless the contract says otherwise. Use the calculators below to run your price.
Sponsor control. With every unit sold, control of the board should pass to owners. Ask for the date of the first owner-elected board and the reserve balance at turnover.
Comparable buildings
If you're considering 78 First Place, also look at these Carroll Gardens condominiums:
- 76 First Place — five-residence townhouse conversion next door by the same sponsor group and architect
- 50 First Place — five-residence corner brownstone condominium with elevator access and a garage
- 110 First Place — four-residence condominium created by Eckstrom in a 26-foot-wide brownstone
- 126 1st Place — five-residence condominium in an enlarged prewar building with an elevator
- 62 4th Place — 1910 townhouse being converted into four condominiums
- 145 President Street — 17-unit Carroll Gardens condominium with parking and a roof terrace
More Carroll Gardens buildings
- 62 4th Place — 1910 condominium
- 68 First Place — 1910 condominium
- 76 First Place — 1910 condominium
- 78 Second Place — condominium
- 81 Woodhull Street — 1900 condominium
- 93 Rapelye Street (The Maritime) — 2004 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 78 First Place?
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646.939.7375 · c.cohen@compass.com