Are you looking for brownstones for sale in New York City? You’re in for a big treat if you’ve always wanted to purchase a traditional New York City brownstone. Right in the middle of the Big Apple, these recognizable row homes provide a historic charm. Prepare yourself to fall in love with living in a brownstone!
What Exactly Is a Brownstone?
A kind of rowhouse constructed between the late 1700s and the early 1900s is called a brownstone. The brown granite or sandstone that is utilized for the trim and facade gives them their name. This stone face gives brownstones their signature sophisticated look from the street.
Brownstones typically rise 3-4 stories tall with a garden level below the stoop entry stairs. Inside you’ll find original architectural details like:
- Hardwood floors
- Fireplaces
- Crown moldings
- Ornate banisters
Many also have rear gardens or yards accessed through the garden level. While brownstones were originally single-family homes, many were later partitioned into multiple units. But their inherent charm has kept them highly coveted for generations.
Prime Brownstone Neighborhoods
When it comes to finding brownstones for sale, iconic NYC neighborhoods reign supreme:
Park Slope, Brooklyn:
Arguably the brownstone capital, Park Slope offers block after block lined with spectacular 19th-century rowhouses. Prices here are steep but you’ll enjoy a family-friendly vibe and proximity to Prospect Park.
Brooklyn Heights:
This upscale neighborhood boasts the Brooklyn Heights Historic District with beautiful brownstones perched grandly overlooking the East River. Expect to pay a premium for views of the Manhattan skyline.
Fort Greene, Brooklyn:
Just north of Park Slope and Brooklyn Heights, Fort Greene has become a hip brownstone enclave appreciated for its creative community and landmark park. Here prices are lower than neighboring ‘hoods.
Greenwich Village, Manhattan:
Want to live in a brownstone in Manhattan itself? Greenwich Village on the west side is one of the few areas with affordable-ish options mixed among celeb homes.
Harlem, Manhattan:
Historic Harlem has seen a renaissance as younger buyers seek value in its stately brownstones. You’ll get more space for your money uptown, though the area still has a grittier reputation.
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Pros and Cons of Brownstone Living
Pros:
- Unbeatable historic charm and character
- Architectural details and craftsmanship you can’t find in new builds
- Ornate facades and stoops give great curb appeal
- Many units have private outdoor spaces like backyards and gardens
- Quiet, low-traffic tree-lined streets
- Tight-knit neighborhood community feel
- Potential for exponential value appreciation as properties are renovated
Cons:
- Very limited housing inventory makes the homebuying process competitive
- Renovation and restoration can be extremely costly, especially for older units
- Property taxes are quite high, especially in Manhattan
- Less sq footage and modern amenities than newly built homes
- Have to deal with the hassles of owning an old home (maintenance, repairs, etc.)
- Parking can be a challenge in these densely populated areas
- Multi-unit buildings require dealing with a co-op or HOA
The Renovation of Brownstones in New York City
One factor that will greatly impact your costs is the condition of the brownstone. Though many are well-maintained, others may need extensive renovations. Before buying a brownstone that needs work, be sure to get detailed repair estimates from licensed contractors. It is easy for prices to go out of hand when renovating an older property to meet code requirements and your preferred standards.
Employ a historic house inspector with experience to assess the finishes, systems, structure, and any possible problems like termite or water damage. Their evaluation will assist in determining whether major repairs are necessary.
Calculating Your Renovation Budget
Here are some of the common projects and rough costs based on a 2,000 sq ft home:
- Remodeled kitchen: $50,000 to $100,000
- Remodeling a bathroom: $25,000 to $50,000
- $15,000 to $30,000 for a new roof
- Rewiring the electricity: $10,000 to $25,000.
- $10,000 to $25,000 for plumbing
- Outside painting and repairs: $10,000 to $30,000.
How to Get the Right Agent for Your Dream Brownstones
Unless you have deep expertise in historic homes, partnering with an experienced real estate agent will be invaluable.
Interview agents asking about their background selling brownstones and historic properties. How long have they worked in neighborhoods like Brooklyn Heights or Park Slope? Do they have a strong network of reputable contractors and inspectors focused on heritage homes?
The agent’s role is two-fold:
1) Walking you through the home search and purchase process specific to brownstones
2) Advising you on costs, regulations, construction permits required, potential challenges, and finding the right renovation team once you buy.
Top agents will deeply understand the nuances around purchasing, renovating, and selling historic row houses. This knowledge will protect you from overpaying or overlooking critical issues. Many buyers choose to work directly with a broker at a firm that specializes in historic homes. The Corcoran Group, Sotheby’s, and Stribling Private Brokerage are a few well-known NYC firms with deep brownstone expertise.
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Finding Brownstones with Big Potential
When scouring listings, keep an eye out for key phrases like:
- “ Needs TLC” or “fixer-upper”
- “Renovated” or “Turnkey”
- “Condo” vs “Co-op” (condos offer more freedom for renovating)
- “Multi-family”
- “Original details”
- “Income-producing”
You may pay a premium for a fully renovated brownstone. But don’t rule out properties that need some work as this could allow you to put your stamp on the home while scoring a deal upfront. Many buyers choose multi-family brownstones and live in one unit while renting out others. This provides income to offset costs while giving you the option to expand into other units later.
Getting a Loan for Your Brownstone
Financing may require a little creativity when purchasing a brownstone. Most lenders will treat it as a typical single or multi-family mortgage. Just be aware that some co-op buildings, construction loans, and major renovations can complicate approval. Extra documentation like co-op board approval, contractor estimates, and renovation specs may be required by certain lenders. Popular loan options include:
- Conventional 15/30-year fixed rate mortgages
- Multi-family loans (for investment income-producing properties)
- Renovation/construction loans
- Co-op loans
Wrap Up
Brownstones offers a unique opportunity to own a piece of New York City’s architectural history with the assistance of the best real estate agents in NYC. Ready to begin your brownstone journey? Contact The Boland Team NYC today to schedule a consultation and start exploring our portfolio of exquisite brownstone properties. Your dream home awaits let us help you find it.
