80 Vernon Avenue
80 Vernon Avenue, Brooklyn, NY 11206
Bedford-Stuyvesant, Brooklyn
BBL 3017590010 · BIN 3048815
- Type
- Condominium
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 80 Vernon Avenue 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.
80 Vernon Avenue is a new mixed-use condominium on a 50-by-100-foot lot on Vernon Avenue between Marcy and Tompkins Avenues. The plan offers ten units: eight residences, one ground-floor non-residential unit and one parking unit. The total offering price is $14.23 million.
The unit count changed between permit and plan. Published reporting from February 2025 described ten residences averaging about 1,640 square feet, a non-residential space of about 4,575 square feet and ten enclosed parking spaces. The plan now offers eight residences and treats parking as a single unit. Fewer, larger homes is the likely result; the plan's Schedule A will confirm.
The same owner, Waterfront Property Management, is converting 96 Ellery Street about a quarter mile north. Both sponsors list the same business address in the Attorney General's records.
Architecture and residences
The new-building filing (DOB NOW job B01179777) was submitted in February 2025, approved in November 2025 and fully permitted November 21, 2025. It lists about 14,998 square feet of construction floor area and eight dwelling units. It and every related work filing (structural, foundation, excavation support, underpinning, plumbing, sprinkler, mechanical and boiler) list 6 stories and 74 feet. A routing note in the job description calls it "a Seven Story Building," and a builder's pavement plan lists 7 stories, 75 feet and 10 dwelling units; published reporting from February 2025 gave 7 stories, 75 feet and about 20,973 square feet, with a cellar and a 25-foot rear yard. We read the permitted figures, 6 stories and 74 feet, as the current design; the count may differ if a cellar or bulkhead is included. The 14,998 square feet in the filing is 3.0 times the 5,000-square-foot lot, the residential floor area ratio PLUTO gives for its R6A zoning. A two-story building on the lot was demolished under a 2025 permit.
PLUTO, which reflects the new building, lists about 11,199 square feet of residential floor area and 3,799 square feet of other floor area. Across eight homes that is roughly 1,400 square feet each on average, by our arithmetic. The sidewalk and curb work was signed off July 30, 2026, and tentative condominium tax lots (1101 to 1110) were filed in September 2026, which matches the plan's ten units.
No listing records, floor plans or finish specifications were found in this review.
Offering and pricing
Per the offering plan filed with the New York State Attorney General (plan CD260099), the plan was submitted March 16, 2026 and accepted July 30, 2026 at a total offering price of $14,230,000, with 80 Vernon Gardens LLC as sponsor. The record lists ten units: eight residential, one commercial and one parking. Amendment 1 was submitted September 14, 2026 and Amendment 2 on September 15, 2026; neither had been reviewed as of October 2026, and their contents are not described in the database. The plan has not been declared effective.
The database does not split the $14,230,000 between the residences and the non-residential and parking units, so a per-home average cannot be stated from the record. Spread across all ten units, the average is $1,423,000.
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.
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What to know if you’re buying
The plan is accepted, not effective. The sponsor can sign contracts, but the plan must be declared effective before closings. Two amendments are pending; read both before you sign.
Mixed use. The building includes a non-residential unit and a parking unit. Read how the declaration allocates common charges and voting between the residential and non-residential owners, and what uses the non-residential unit permits.
Parking. Earlier reporting described ten enclosed spaces. Ask whether parking is sold with the homes, licensed separately or retained by the sponsor.
Construction status. Ask for the certificate-of-occupancy timeline and whether closings will proceed on a temporary certificate.
Closing costs. In sponsor sales the buyer customarily pays the New York State transfer tax (0.4%) and the New York City real property transfer tax (1.425% above $500,000), plus the state mansion tax of 1% at $1 million and above. Use the calculators below to run your price.
Carrying costs. No tax abatement was confirmed in this review. Read the plan's budget for common charges and projected taxes.
Comparable buildings
If you're considering 80 Vernon Avenue, also look at these Bedford-Stuyvesant condominiums:
- 96 Ellery Street — same owner's seven-residence conversion about a quarter mile north, plan accepted June 2026
- 376 Vernon Avenue — five-story, 13-residence new construction on the same avenue, certificate of occupancy issued in 2026
- 178 Throop Avenue — seven-story, seven-residence condominium with a final certificate of occupancy in October 2026
- 448 Park Avenue — six-story, six-residence condominium with a plan submitted in June 2026
- 107 Skillman Street — twelve-residence elevator condominium with a long-term 421-a benefit
- 159 Tompkins Avenue — ten-residence condominium with an elevator and a common roof deck
More Bedford-Stuyvesant buildings
- 770 Putnam Avenue — 1899 condominium
- 771 Park Avenue, Brooklyn — 1931 condominium
- 78–80 Spencer Street — condominium
- 829 Bedford Avenue — 2005 condominium
- 844 Bedford Avenue (The Bedford Condos) — 2024 condominium
- 859 Myrtle Avenue — 2018 condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Bedford-Stuyvesant.
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.
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646.939.7375 · c.cohen@compass.com