98 Havemeyer Street (Williamsburgh Mews)
98, 102 and 106 Havemeyer Street, Brooklyn, NY 11211
BBL 3023837501 · BIN 3256345
- Year built
- 2002
- Type
- Condominium
- Units
- 24
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 98 Havemeyer Street (Williamsburgh Mews) 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.
Williamsburgh Mews is three small walk-up buildings sold as one condominium. It predates most of the new-construction condominiums on this side of Williamsburg: the applications were filed in 2000, the buildings were signed off in the summer of 2002, and the sponsor closed all 24 apartments in about a month, between mid-August and mid-September 2002.
Today the building's defining fact is the tax clock. The apartments carry a 25-year 421-a exemption, the long form of the city's new-construction benefit, and it is now in its last two years. For most of the building's life the exemption covered nearly the whole assessment. On the current 2026/27 roll it covers about 40 percent of the full benefit. By July 2028 it is gone.
That makes this a carrying-cost story for anyone buying now. The tax bill a buyer sees at contract will rise in each of the next two tax years before it settles at the full amount.
Architecture and unit composition
Each of the three buildings is four stories and holds eight apartments, numbered 1 through 8 with a letter for the building: A at 98, B at 102, C at 106. In each building, units 1 and 2 are about 1,450 to 1,500 square feet per the Department of Finance roll, and units 3 through 8 are about 790 to 850 square feet. Listing records describe a mix of floor-throughs and duplexes. Confirm any layout against the floor plans filed with the declaration.
There is no elevator, no parking and no separately deeded storage. The condominium consists of the 24 apartments and nothing else, so every sale is a single-lot transfer.
Not 14 Hope Street. The condominium at 14 Hope Street sits on the same tax block (lot 7503) around the corner on Hope Street. It is a separate regime with a different sponsor, built seven years later with an elevator, garage and rooftop cabanas. The two share nothing but the block.
Building operations
The 421-a clock. The Department of Finance exemption roll records code 5114, "421-a, 25 years, no cap," on all 24 unit lots, with a 2000 base year and a 2004 benefit start. Under the statutory 25-year schedule the benefit runs at full value for 21 years and then steps down 20 percent a year over the last four. The roll bears that out. The exemption was at full value through 2023/24, then dropped to 80 percent in 2024/25, 60 percent in 2025/26 and 40 percent on the current 2026/27 roll. It falls to 20 percent in 2027/28 and ends June 30, 2028. The base assessment excluded from the benefit is very small, so while the exemption ran at full value it covered almost the whole assessment. Confirm the schedule against the current bill. The records we reviewed do not explain why the buildings qualified for the 25-year term, and we found no affordable-unit requirement.
What it means in practice. For a typical apartment, taxable assessed value on the 2026/27 roll is roughly 60 percent of the full assessment. Two more step-ups will bring it to 100 percent. The increase is proportionally larger than most buyers expect, because the benefit started from nearly the full assessment.
Sponsor position. The sponsor sold all 24 apartments in 2002. No sponsor-held residences remain, per ACRIS and the Department of Finance roll. Apartments are held by separate, unrelated owners.
Staffing and management. Not documented in the records we reviewed. Confirm with the managing agent.
Recent sales
Williamsburgh Mews trades as early-2000s walk-up condominium on the east side of Williamsburg, priced in dollars per square foot. The larger units 1 and 2 in each building and any apartment with private outdoor space set the top of the range. The walk-up format and absence of parking set it below elevator buildings of the same vintage nearby. With 24 apartments, resale volume is thin.
The tax step-up changes the comparison. A buyer comparing this building with a fully taxed one should compare the fully taxed carrying cost of both, because that is where this building will be in 2028. Market comparisons should be indexed to 2025, the last complete year.
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 |
|---|---|---|
| Dec 3, 2024 | 6A | $1,250,000 |
| Aug 30, 2024 | 7A | $1,340,000 |
| Feb 21, 2024 | 8A | $1,343,000 |
| Jul 11, 2023 | 6A | $1,150,000 |
| Nov 16, 2021 | 1A | $2,000,000 |
| Sep 5, 2017 | 8A | $1,200,000 |
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 3-02383-7501) 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.
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.
Keep up with 98 Havemeyer Street (Williamsburgh Mews) and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like98 Havemeyer Street (Williamsburgh Mews). Unsubscribe anytime.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
What to know if you’re buying
Underwrite the 2028 tax bill, not today's. Run True Monthly Carrying Cost at the current bill and at the fully taxed number. The difference arrives in two steps over the next two tax years.
Walk the stairs. These are four-story walk-ups. The upper apartments trade on light and privacy; the lower ones on access and size.
Get the building documents. No offering plan or financial statements were found in The Roebling Research Library. A buyer's attorney should review the declaration, bylaws, current budget, reserves and any planned assessment. In a 24-year-old building, ask about roofs and façades on all three buildings.
Confirm leasing and pet rules in writing. They are not documented in the records we reviewed.
What to know if you’re selling
Show the tax schedule with dates. Buyers will discount a step-up they don't understand. Present the current bill, the two remaining steps and the fully taxed figure.
Price against fully taxed comparables. That is how an informed buyer will read the apartment.
Have the capital history ready. Buyers of a 2002 building will ask what has been replaced and when.
Comparable buildings
If you're considering 98 Havemeyer Street, also evaluate:
- 14 Hope Street — the 2009 elevator condominium on the same block, with a 25-year 421-a still at full value
- 136 Powers Street — a 20-residence walk-up condominium off Grand Street, also on a 25-year 421-a
- 1 Powers Street — a 31-residence elevator condominium at Union Avenue, on a 25-year 421-a running into the 2030s
- 147 Hope Street — a newer condominium with underground parking and no abatement, toward Union Avenue
- 280 Metropolitan Avenue — a 28-residence condominium with a capped 421-a beginning to step down
- 26 Broadway — a 32-unit 2006 condominium with an active 25-year 421-a
- 130 Jackson Street — a 21-apartment loft-conversion condominium from 2007, now fully taxed
More Williamsburg buildings
- 80 Roebling Street — 2006 condominium by Karl Fischer Architects
- 88 Withers Street (Element 88) — 2019 condominium
- 90 North 5th Street — 2010 condominium
- Austin Nichols House (184 Kent Avenue) — 1914 condominium
- NV (101 North 5th Street) — 2009 condominium by Karl Fischer Architects
- Olive Park, 100 Maspeth Avenue — 2007 condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Williamsburg.
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 98 Havemeyer Street (Williamsburgh Mews)?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.