THE CONDO BOOK PROJECT

Cobble Hill House F/K/A 78 Amity Street Condominium

78 Amity Street, Brooklyn, NY 11201

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Overview

Units
27 residential · 29 parking · 1 commercial
Subway
10 min walk to Bergen St F GBorough Hall/Court St 2 3 4 5 R, 12 min
Developer
Vega Management
Principals
Brandon Hornbeck
Average $/sf
$1,762Homes in Schedule A, as first offered
Common charges
$203–$888 a monthSponsor's first-year estimate in Schedule A, 8/1/2018 - 7/31/2019
Offering price
$76.1 million total $75.3 million when first offered

The sponsor of record is Vega 12, LLC, represented by Lester Bleckner & Shaw LLP. The offering plan runs 494 pages. The sponsor has filed 7 amendments, the latest in October 2021. The nearest other condo plan on file is 119 Congress Street Condominium, next door.

Plan CD170302 · New · accepted Feb 14, 2018 · AG record ↗

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FigureThis building15 River Park225 units · 0.1 miaccepted 2018211 Schermerhorn348 units · 0.7 miaccepted 2017
Common ChargesPer Square Foot / Month$0.41Lowest$1.18$1.22
Average Offering PricePer Apartment$2.36MIn line$3.18M$1.71M
Average PricePer Square Foot$1,762In line$1,934$1,360
Property TaxesPer Square Foot / Month$0.60Lowest$1.00$0.71
Average Unit SizeSquare Feet1,340 SFIn line1,644 SF1,258 SF

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Unit mix, closings, budgets, finishes and the team, against 5 River Park and 211 Schermerhorn, 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 A27 of 27
Closing prices vs. Schedule A27 homes: $59,102,643 at closing against $63,745,000 in Schedule A (p. 62)−7.3%
Average closing price27 homes, on their Schedule A square feet$1,633 / SF
Closingsfirst and latest recordedApr 24, 2019 – Nov 7, 2025

Sales recorded with the Department of Finance (ACRIS) through Jun 30, 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 62 closings
HomeRecordedClosing priceSchedule ADifference
4DApr 24, 2019$1,680,113$1,775,000 p. 62−5.3%
C-6Apr 24, 2019$95,000——
C-7Apr 24, 2019$150,000——
PH DApr 24, 2019$3,280,000$3,825,000 p. 62−14.2%
PU10Apr 24, 2019$150,000——
PU15Apr 24, 2019$126,776——
2BApr 25, 2019$2,300,000$2,450,000 p. 62−6.1%
2FApr 25, 2019$2,591,446$2,695,000 p. 62−3.8%
4CApr 25, 2019$1,685,000$1,795,000 p. 62−6.1%
C-4Apr 25, 2019$70,000——
PU14Apr 25, 2019$100,000——
1DApr 26, 2019$738,231$875,000 p. 62−15.6%
2CApr 26, 2019$1,573,196$1,695,000 p. 62−7.2%
3FApr 26, 2019$2,545,000$2,695,000 p. 62−5.6%
4BApr 26, 2019$2,550,000$2,550,000 p. 620%
PH BApr 26, 2019$3,362,500$3,500,000 p. 62−3.9%
3BMay 1, 2019$2,350,000$2,500,000 p. 62−6%
1BMay 2, 2019$845,000$995,000 p. 62−15.1%
4EMay 13, 2019$2,800,000$3,100,000 p. 62−9.7%
C-3May 13, 2019$2,800,000——
PU20May 13, 2019$2,800,000——
2DMay 14, 2019$1,525,000$1,675,000 p. 62−9%
3CMay 15, 2019$1,776,846$1,745,000 p. 62+1.8%
PU16May 15, 2019$1,776,846——
4FMay 23, 2019$2,500,000$2,745,000 p. 62−8.9%
1CMay 30, 2019$725,000$875,000 p. 62−17.1%
2AJun 5, 2019$2,315,942$2,295,000 p. 62+0.9%
PU11Jun 5, 2019$2,315,942——
4AJun 20, 2019$2,000,000$2,325,000 p. 62−14%
PU19Jun 20, 2019$2,000,000——
1AJul 1, 2019$1,640,000$1,795,000 p. 62−8.6%
PU26Jul 1, 2019$1,640,000——
3AAug 15, 2019$1,950,000$2,275,000 p. 62−14.3%
PU17Aug 15, 2019$1,950,000——
PU4Aug 22, 2019$198,559——
2ESep 12, 2019$2,800,000$2,995,000 p. 62−6.5%
PU24Sep 12, 2019$2,800,000——
3ESep 13, 2019$2,723,819$2,995,000 p. 62−9.1%
C-2Sep 13, 2019$2,723,819——
PU1Sep 13, 2019$2,723,819——
3DDec 5, 2019$1,575,000$1,725,000 p. 62−8.7%
C-8Jan 23, 2020$2,700,000——
PH AJan 23, 2020$2,700,000$3,100,000 p. 62−12.9%
PU3Jan 23, 2020$2,700,000——
PH CFeb 27, 2020$3,100,000$3,250,000 p. 62−4.6%
PU5Feb 27, 2020$3,100,000——
PU6Mar 24, 2020$197,730——
PU13May 1, 2020$85,000——
PH ENov 4, 2021$3,470,550$3,500,000 p. 62−0.8%
PU2Nov 4, 2021$3,470,550——
PU18Nov 4, 2021$86,190——
PU28Mar 11, 2022$87,500——
PU23Jul 18, 2022$5,183,512——
PU27Aug 11, 2022$101,400——
PU25Oct 5, 2022$100,000——
PU 22Feb 17, 2023$101,400——
C-5Apr 5, 2023$50,000——
C-1Apr 19, 2023$50,000——
PU21Jan 26, 2024$60,840——
PU29Sep 19, 2024$75,352——
PU9Mar 4, 2025$100,000——
PU12Nov 7, 2025$2,900,000——

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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
Vega 12, LLC
Developer
Vega ManagementReported by web.archive.org
Principals
Brandon Hornbeck
Tax estimate
SJP Tax Consultants Inc.Prepared the first-year real estate tax projection
Construction lender
Eagle Vega Investments$15 million loan stated in the plan

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

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