THE CONDO BOOK PROJECT

Pistilli Grand Manor Condominium

45-02 Ditmars Blvd, Queens, NY 11105

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Overview

Units
201 residential · 3 commercial
Subway
13 min walk to Astoria-Ditmars Blvd N WAstoria Blvd N W, 16 min
Principals
Anthony Pistilli, Joseph Pistilli
Average $/sf
$461Homes in Schedule A, as first offered
Common charges
$290–$755 a monthSponsor's first-year estimate in Schedule A, March 1, 2008 - February 28, 2009
Offering price
$151.8 million total $89.9 million when first offered

The sponsor of record is Tex Development Co., LLC, represented by Cutler Minikes & Adelman LLP. The offering plan runs 293 pages. The sponsor has filed 16 amendments, the latest in October 2025. The nearest other condo plan on file is Fabric Astoria 46th Street Condominium, next door.

Plan CD070265 · New · accepted Dec 13, 2007 · AG record ↗

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FigureThis building1Powerhouse2177 units · 3.4 miaccepted 20075th Street Lofts (5sl)3118 units · 3.2 miaccepted 2007
Average Offering PricePer Apartment$447,203Lowest$683,886$692,010

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Unit mix, closings, budgets, finishes and the team, against Powerhouse and 5th Street Lofts (5sl), 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.

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
Tex Development Co., LLC
Principals
Anthony Pistilli, Joseph Pistilli
Tax estimate
Podell, Schwartz, Schechter & Banfield, LLPPrepared the first-year real estate tax projection
Construction lender
New York Community Bank

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

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