THE CONDO BOOK PROJECT

Corte Condominium

21-30 44th Drive, Queens, NY 11101

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Overview

Units
85 residential · 20 parking · 22 storage · 2 commercial
Subway
2 min walk to Court Sq-23 St 7 E F G M21 St G, 6 min
Principals
Charles Blaichman, Scott Shnay, Michael Barry, David Barry, Abraham Shnay
Offering price
$141.6 million total

The sponsor of record is 44th Drive Owner LLC, represented by Starr Associates, LLP. The offering plan runs 566 pages. The sponsor has filed 19 amendments, the latest in October 2022. The nearest other condo plan on file is Industry Lic Condominium, next door.

Plan CD170241 · New · accepted Jun 25, 2018 · AG record ↗

Closings Pro

Homes closed100% of the homes in the plan85 of 85
Closingsfirst and latest recordedSep 17, 2019 – Jun 29, 2026

Sales recorded with the Department of Finance (ACRIS) through Aug 31, 2026: deeds, or transfer tax filings for a building on leased land, of $10,000 or more. A home's first sale since the plan was filed is the sponsor's closing; resales aren't counted. Closing prices are compared with the same home's Schedule A price, as first offered; a deed covering more than one home isn't compared. Amendments often change prices before a home closes, and a deed that includes parking or storage counts its full price. ACRIS records a sale weeks after closing, so recent contracts don't appear yet. Every building's sales.

All 94 closings
HomeRecordedClosing priceSchedule ADifference
2CSep 17, 2019$2,181,055one deed, 3 homes——
PKG 6Sep 17, 2019$2,181,055one deed, 3 homes——
PKG 7Sep 17, 2019$2,181,055one deed, 3 homes——
3MOct 25, 2019$948,973——
4BOct 25, 2019$960,405——
5JOct 25, 2019$600,000——
2AOct 28, 2019$1,555,000——
4KOct 28, 2019$575,000——
4EOct 30, 2019$950,973——
2FOct 31, 2019$1,582,288——
3NNov 1, 2019$920,425——
3INov 4, 2019$1,439,733——
3QNov 4, 2019$1,420,000——
4LNov 4, 2019$961,155——
5CNov 4, 2019$1,535,000——
5MNov 4, 2019$961,155——
3KNov 6, 2019$575,000——
4NNov 6, 2019$936,790——
5LNov 6, 2019$972,429——
5NNov 7, 2019$930,000——
6GNov 7, 2019$620,000——
6INov 7, 2019$1,017,159——
3FNov 12, 2019$940,040——
4MNov 12, 2019$955,314——
5ANov 12, 2019$1,032,433——
5BNov 12, 2019$1,845,000one deed, 2 homes——
5HNov 12, 2019$1,487,645——
PKG 1Nov 12, 2019$1,845,000one deed, 2 homes——
4PNov 13, 2019$945,881——
5DNov 13, 2019$900,000——
6BNov 13, 2019$1,915,000one deed, 2 homes——
6ENov 13, 2019$1,517,193——
3BNov 14, 2019$940,790——
4FNov 14, 2019$961,155——
4INov 14, 2019$1,449,915——
5INov 14, 2019$1,326,999——
3ENov 15, 2019$940,040——
5GNov 15, 2019$1,673,930one deed, 2 homes——
6JNov 15, 2019$1,017,159——
3PNov 18, 2019$920,425——
3JNov 19, 2019$1,310,000——
4JNov 19, 2019$1,445,000one deed, 2 homes——
PKG 9Nov 19, 2019$1,445,000one deed, 2 homes——
5PNov 21, 2019$1,429,550——
4GNov 22, 2019$961,155——
5KNov 22, 2019$961,155——
6CNov 25, 2019$2,438,709one deed, 2 homes——
2ENov 27, 2019$1,025,000——
6FNov 27, 2019$1,521,193one deed, 2 homes——
PKG 3Nov 27, 2019$1,521,193one deed, 2 homes——
6KDec 9, 2019$1,572,105one deed, 2 homes——
PKG 2Dec 9, 2019$1,572,105one deed, 2 homes——
7EDec 17, 2019$1,032,433——
7ADec 18, 2019$2,030,318——
7KDec 19, 2019$1,605,000one deed, 2 homes——
4QDec 20, 2019$1,367,705——
7GDec 23, 2019$1,592,470one deed, 2 homes——
PKG 4Dec 23, 2019$1,592,470one deed, 2 homes——
7BDec 30, 2019$1,780,846one deed, 2 homes——
PHADec 30, 2019$2,774,731one deed, 2 homes——
PHEDec 30, 2019$1,719,001one deed, 2 homes——
PHGDec 30, 2019$1,073,163——
PKG 8Dec 30, 2019$2,774,731one deed, 2 homes——
3GJan 3, 2020$922,304——
7HJan 6, 2020$640,000——
7CJan 14, 2020$1,663,748——
5EJan 24, 2020$1,550,000one deed, 2 homes——
PKG 5Jan 24, 2020$1,550,000one deed, 2 homes——
PHBFeb 10, 2020$1,780,000one deed, 2 homes——
PHJFeb 10, 2020$1,550,000——
2DMar 9, 2020$1,025,000——
6AMay 5, 2020$2,310,000one deed, 2 homes——
3LAug 13, 2020$901,151——
PHCAug 14, 2020$2,040,500——
3ASep 4, 2020$985,135one deed, 2 homes——
6HDec 23, 2020$1,920,000——
4AMar 26, 2021$950,000——
4HJun 10, 2021$1,505,000——
3DJun 17, 2021$1,500,000——
5FAug 6, 2021$967,500——
4CNov 1, 2021$1,500,000——
PHINov 29, 2021$2,100,000——
3CFeb 23, 2022$1,490,000——
PHHJun 7, 2022$2,324,000one deed, 2 homes——
PHFAug 8, 2022$1,190,000——
7JOct 4, 2022$2,073,000——
7IFeb 2, 2023$1,999,999——
PHDMar 31, 2023$2,225,000——
4DJul 12, 2023$1,715,000——
3HSep 6, 2023$1,740,000——
7DAug 26, 2024$2,470,000——
RET ADec 4, 2025$6,971,063——
RET BDec 4, 2025$4,647,375——
PKG 17Jun 29, 2026$3,185,000one deed, 2 homes——

Pro

Closings are for subscribers

Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

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Budget

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

Team

Sponsor
44th Drive Owner LLC
Principals
Charles Blaichman, Scott Shnay, Michael Barry, David Barry, Abraham Shnay
Tax estimate
Goldberg Weprin Finkel Goldstein LLPPrepared the first-year real estate tax projection
Construction lender
Deutsche Bank AG$103.8 million recorded

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