THE CONDO BOOK PROJECT

223 Frost Street Condominium

223 Frost Street, Brooklyn, NY 11211

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Overview

Units
7 residential
Subway
8 min walk to Graham Av LGrand St L, 11 min
Principals
Arie Bar Chaim
Average $/sf
$1,656Homes in Schedule A, as first offered
Common charges
$266–$827 a monthSponsor's first-year estimate in Schedule A, July 1, 2025 -June 30, 2026
Offering price
$8.85 million total

The sponsor of record is 223 Frost St LLC, represented by The Law Office Of Jay Lichtman, P.C.. The offering plan runs 367 pages. The sponsor has filed 2 amendments, the latest in July 2026. The nearest other condo plan on file is 221 Frost Street Condominium, next door.

Plan CD240231 · Rehab · accepted Feb 10, 2025 · AG record ↗

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FigureThis building1Hailey26 units · 0.4 miaccepted 2025772 Metropolitan39 units · 0.3 miaccepted 2025
Common ChargesPer Square Foot / Month$0.52Lowest$1.41$0.81
Average Offering PricePer Apartment$1.26MAbove peers$1.07M$1.23M
Average PricePer Square Foot$1,656Above peers$1,574$1,526
Property TaxesPer Square Foot / Month$0.48Lowest$0.92$0.61
Average Unit SizeSquare Feet763 SFIn line678 SF805 SF

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Unit mix, closings, budgets, finishes and the team, against Hailey and 772 Metropolitan, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Brooklyn plans on size, $/SF and launch date, within 2 miles when possible.
  • Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
  • Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
  • Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.

Closings Pro

Homes closed100% of the homes in Schedule A7 of 7
Closing prices vs. Schedule A7 homes: $8,399,000 at closing against $8,845,000 in Schedule A (p. 35)−5%
Average closing price7 homes, on their Schedule A square feet$1,573 / SF
Closingsfirst and latest recordedJan 21, 2026 – Jul 17, 2026

Sales recorded with the Department of Finance (ACRIS) through Jul 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 7 closings
HomeRecordedClosing priceSchedule ADifference
2FJan 21, 2026$895,000$895,000 p. 350%
3FJan 21, 2026$910,000$925,000 p. 35−1.6%
1Jan 23, 2026$2,250,000$2,495,000 p. 35−9.8%
4RJan 27, 2026$1,250,000$1,295,000 p. 35−3.5%
4FFeb 2, 2026$1,299,000$1,295,000 p. 35+0.3%
2RMay 26, 2026$895,000$995,000 p. 35−10.1%
3RJul 17, 2026$900,000$945,000 p. 35−4.8%

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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
223 Frost St LLC
Principals
Arie Bar Chaim
Tax estimate
MGNY Consulting Corp.Prepared the first-year real estate tax projection
Construction lender
Bullpath Capital$4.2 million recorded

From our research: Do NYC Developers Rehire the Same Firms?

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