THE CONDO BOOK PROJECT

Willow Condominium

30-37 32nd Street, Queens, NY 11102

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Overview

Units
7 residential
Subway
3 min walk to 30 Av N WBroadway N W, 7 min
Principals
Konstandinos Vorillas
Average $/sf
$1,293Homes in Schedule A, as first offered
Common charges
$370–$648 a monthSponsor's first-year estimate in Schedule A, August 1, 2022 To July 31, 2023
Offering price
$5.1 million total

The sponsor of record is Pantheo Properties LLC, represented by Tsoromokos & Papadopoulos, Pllc. The offering plan runs 386 pages. The sponsor has filed 2 amendments, the latest in October 2025. The nearest other condo plan on file is 30-39 32 Street Condominium, next door.

Plan CD210325 · New · accepted Jul 5, 2022 · AG record ↗

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FigureThis building1Astoria Proper210 units · 0.3 miaccepted 202223-05 24th37 units · 0.7 miaccepted 2022
Common ChargesPer Square Foot / Month$0.78Above peers$0.68$0.28
Average Offering PricePer Apartment$728,929Lowest$869,325$870,857
Average PricePer Square Foot$1,293Above peers$1,245$1,151
Property TaxesPer Square Foot / Month$0.87Above peers$0.86$0.39
Average Unit SizeSquare Feet564 SFSmallest699 SF756 SF

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Unit mix, closings, budgets, finishes and the team, against Astoria Proper and 23-05 24th, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Queens 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: $4,196,859 at closing against $5,102,500 in Schedule A (p. 61)−17.7%
Average closing price7 homes, on their Schedule A square feet$1,064 / SF
Closingsfirst and latest recordedJan 13, 2023 – Nov 7, 2025

Sales recorded with the Department of Finance (ACRIS) through Nov 30, 2025: 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
1AJan 13, 2023$675,000$693,900 p. 61−2.7%
3BJan 13, 2023$605,859$669,600 p. 61−9.5%
4AJan 13, 2023$998,000$1,078,700 p. 61−7.5%
3AJan 17, 2023$590,000$693,900 p. 61−15%
2AMar 31, 2023$350,000$668,200 p. 61−47.6%
2BMar 31, 2023$350,000$616,200 p. 61−43.2%
4BNov 7, 2025$628,000$682,000 p. 61−7.9%

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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
Pantheo Properties LLC
Principals
Konstandinos Vorillas
Tax estimate
Astro Realty Brokerage LLCPrepared the first-year real estate tax projection
Construction lender
Ponce Bank$1.8 million loan stated in the plan

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

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