THE CONDO BOOK PROJECT

Lighthouse Beach 67th Condominium

141 Beach 67th Street, Queens, NY 11692

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Overview

Lighthouse Beach 67th is a new 12-story, 82-unit condo in Arverne, Queens. Its offering plan lists asking prices from about $575,000 to $3 million, a long UDAAP property tax break, and a city rule that owners must live in the unit as a primary residence for 20 years.

  • What it is: new construction, 12 stories above grade, in the Arverne by the Sea area. The sponsor projects the first closing around October 1, 2027, subject to delays.
  • Size: 82 apartments on floors 2 through 12, one non-residential unit on the ground floor (not for sale for now), 83 storage bins and 95 parking spaces, including 5 ADA spaces.
  • Layouts: studios, one-, two- and three-bedroom homes, from about 515 to 1,740 sq ft. Some have balconies or terraces.
  • Offering prices: about $575,000 for the smallest studio to about $3 million for the largest three-bedroom. These are asking prices, not sales, and the sponsor can negotiate them.
  • Common charges: roughly $580 to $1,950 a month, depending on the unit, under the sponsor's first-year projection.

Budget

What It Costs to Run

The sponsor projects a first-year budget of about $1.2 million (October 2027 to September 2028). Residential owners carry almost all of it. A few lines stand out:

Budget lineApprox. first-year cost
Staff wages, taxes and benefits$372,000
Insurance$247,000
Electricity for common areas$200,000
Reserves (10% of expenses)$112,000
Landscaping and snow removal$77,000
Water and sewer$60,000
Pool operations$30,000

Staff is about 30% of the budget. Unlike many new buildings, the budget sets aside 10% for reserves from the start.

Common charges run roughly $580 a month for the smallest studio to about $1,950 for the largest three-bedroom. With the UDAAP exemption, estimated property taxes add roughly another 30%. Once the building is fully assessed, the tax consultant estimates total taxes of about $406,000 a year with the exemption, or about $796,000 without it. Read more on common charges and estimating condo property taxes.

Good to know: at closing you pay a non-refundable working capital contribution of two months' common charges. See the working capital contribution.

From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size

The Building

Finishes

Kitchens

Appliances are mostly GE and all electric. The plan lists two kitchen packages, depending on the layout:

  • One package: a GE 30-inch electric cooktop, a GE 30-inch speed oven, a Fisher & Paykel 30-inch refrigerator and a GE 18- or 24-inch dishwasher.
  • The other: a GE 36-inch electric slide-in range, a GE microwave drawer, a GE 36-inch refrigerator and a GE 24-inch dishwasher.

Counters are polished and sealed marble. Kitchen exhaust runs through a central system rather than a vented hood.

Bathrooms

Bathrooms have a Kohler tub or a tiled shower stall, depending on the layout. The plan doesn't name other fixture brands.

Floors, Laundry, Heating and Cooling

  • Floors: engineered wood over a 1/8-inch acoustic underlayment.
  • Laundry: every home has a stacked GE washer and a ventless heat pump dryer. There's also a shared laundry room on the ground floor.
  • Heating and cooling: an all-electric VRF heat pump system with fan coils (one for studios and one-bedrooms, two for larger homes). Fresh air comes through an energy recovery system.
  • Hot water: central electric heat pumps with storage tanks. Gas is used only for the pool heater, the terrace fireplace and the grills.
  • Utilities: you pay your own electricity, metered so costs can be allocated to each unit. Water is in the common charges.

Compare with NYC condo finishes since 2010.

Listings: Lighthouse Beach 67th on StreetEasy

Amenities, Staffing & Transportation

The amenity list leans toward the beach:

  • Ground floor: the lobby, a surfboard storage room for about 50 boards with a rinse shower, a bike room for about 42 bikes, a pet wash, a dog park and a landscaped courtyard.
  • Second floor: an outdoor pool, an amenity terrace with a fireplace, grills and fire tables, an unattended fitness center, a yoga room, a resident lounge, a coworking room and a children's playroom.

Good to know: the pool is planned for weekends only during the summer and is closed the rest of the year. The two landscaped green roofs on the second floor are for looking at, not for use. Mechanical equipment on the terrace may make noise. There's no intercom; residents use their phones for the front desk.

Tip: parking spaces and storage bins are sold separately as licenses, not deeded units. Storage bins are listed from about $14,000 to $77,000. See deeded vs. licensed parking and condo storage units.

Staffing and Services

The budget projects a small staff:

  • 1 superintendent, 40 hours a week
  • 1 porter, 40 hours a week
  • Concierges covering the desk 24 hours a day, 7 days a week, one at a time

A diesel generator in the garage backs up the fire alarm, emergency lights, a residential elevator, security and some outlets. See where condo common charges go for context.

Transportation

  • Subway: 4 min walk to Beach 67 St A; Beach 60 St A, 11 min
  • Parking: 95 parking units in the plan

Fine Print

What's Specific to It

  • A 20-year primary residence rule. The city's land agreement requires owners to live in the unit as their primary residence for a combined 20 years after the sponsor's first sale. The rule is written into the deed and passes to later buyers.
  • A long tax break. Under the UDAAP exemption, taxes on the building improvements are fully exempt for 11 years, then phase in about 10% a year until full taxes in year 21.
  • A $1,000 city lien on each unit. At closing you sign a no-interest mortgage and note in favor of the city for a $1,000 "land debt" that secures the deal's terms.
  • Owners fund bird protection. The budget includes a fixed $3,780 a year Piping Plover Protection Fund, paid to the Parks Department to protect an endangered shorebird that nests on the Arverne beach.
  • Sponsor control for up to five years. The sponsor controls the board until the fifth anniversary of the first closing, unless all units sell first or it gives up control sooner.
  • A short pool season. The second-floor pool is planned to open on weekends only, from about Memorial Day to Labor Day.

Listing photos of Lighthouse Beach 67th show you the building. The offering plan, the document the developer filed with the New York Attorney General, tells you how it will be run and what you agree to when you buy. New to these documents? Start with what a condo offering plan is.

Fine Print Worth Knowing

  • Flood zones. On FEMA's 2013 preliminary maps, the building footprint is in a moderate-risk zone, but part of the roadway and the parking area is in a high-risk zone. The lowest floors are built at or above a 12-foot design flood elevation. Your lender may require extra flood insurance at your cost.
  • Resale fee in the first 18 months. If you sign to resell within 18 months of closing, you owe the sponsor 50% of your profit, and at least 10% of your purchase price. You also can't list the unit in that window without the sponsor's consent.
  • A second building next door. The sponsor or an affiliate owns the adjacent undeveloped Phase II lot and may build up to 125 more homes there within about 10 years. Its residents may get to use some amenities, such as the dog park and laundry, for a fee.
  • A private road. Tides Road, north of the building, is private and not part of the condo. The condo gets an easement over part of it.
  • A locked-in manager. The management agreement runs until three years after the last unsold unit closes and can't be ended before then.
  • Contract terms. You put down 10% at signing, waive a jury trial and must keep the purchase agreement confidential.

Team

  • Sponsor and selling agent: Lot 105E LLC, of Jericho, New York
  • Architect: Ismael Leyva Architects
  • Engineer (mechanical, electrical, plumbing): Dagher Engineering
  • Managing agent: Total Community Management
  • Real estate tax counsel: Schroder & Strom LLP

The plan doesn't name an interior designer.

Nearby

FAQ

Can I buy at Lighthouse Beach 67th as an investment and rent it out?

Only within limits. The city's land agreement requires owners to occupy the unit as a primary residence for a combined 20 years after the sponsor's sale, and later buyers must agree to the same rule. Read the deed covenant with your attorney before you buy.

How much are common charges at Lighthouse Beach 67th?

Under the sponsor's first-year projection, roughly $580 to $1,950 a month depending on the unit, with estimated property taxes of roughly 30% more on top while the UDAAP exemption applies.

Is the pool open year round?

No. The outdoor pool on the second-floor terrace is planned to open on weekends from about Memorial Day to Labor Day, and the board can change the hours.

Where this comes from: the building's offering plan (CD250021), filed with the New York Attorney General, including its Schedule A price list and Schedule B first-year budget. Prices are the sponsor's offering prices, not sales. Updated October 2026.