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Questions You Should Ask Potential Brokers

Whether you’re planning on buying or selling a home, possibly the most important decision in the process is choosing an individual or agency to help you. I’ve put together this series of questions to ask potential brokers in order to help find the right one for you.

1. How many verified online reviews does this broker have? Anyone who has been in the real estate business for some time will have many reviews online. Of course, some may be bad reviews, and there may be a story there worth further investigation, but even that’s better than a broker with no reviews at all. Ultimately, a successful broker is one who can move homes; and in our social, online society, this is demonstrable in the number of reviews a broker generates.

 

"Whether you’re planning on buying or selling a home, possibly the most important decision in the process is choosing an individual or agency to help you."

 

2. How many homes has this broker sold in the last year? As you know, the real estate market is a growing, changing environment. A broker who was successful three to four years ago may not be the right choice in today’s market. So much of what your broker has to offer is their relationships in the current market and up-to-the-minute knowhow. That’s why it’s so important to find a broker who has sold a home recently.

3. What kind of support team does this broker have? Do they work alone or with a large team of agents under them? Do they have an office they work out of, or perhaps an assistant? If they have a large team, maybe you feel you’ll be frustrated trying to contact this broker again after your initial consultation, having been handed off to their support staff. On the other hand, if a broker works alone, you may appreciate their personal touch but have concerns that they are overextended.

If you have any other questions about buying or selling a home, please don’t hesitate to reach out to me at (212) 965-6051 or online at david.rosen@elliman.com. I would be happy to help you.


 

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How I Helped Jim Sell His Home for a Record Price

If you are thinking about interviewing a real estate agent to sell your home, I want to talk to you about a guy named Jim. 

Jim found me on the internet, read my reviews, and trusted me to sell his home after he had a lot of experience with a top-rated market expert and company in New York City. 

I was selling a property similar to Jim’s in the West Village. It had been on the market for some time. We took some excellent pictures and were seeking a record price. 

Jim called me up and said, “I’ve done a lot of work on this home and no property in this co-op has ever sold for more than $1.3 million, and I think my place is worth much more than that.” 

I told him that I knew this market really well and that it would be difficult to get $1.5 million in this co-op. He then clarified that he needed to get at least $1.44 million or $1.45 million, otherwise he wouldn’t sell.

 

"We got Jim $1,496,000 in cash."

 

I said, “Okay, here’s what we have to do: We have to look at the presentation of the property, create an effective strategy, and get the cooperation from the tenants that currently live there.” 

He told me it would be no problem, that the place looked great, and the tenants were wonderful. I went over there and he was right. The place was immaculately staged and the tenants were going out of town at a key time. 

We held eight open houses in two weeks and brought 200 people through the property. We priced the home below what he wanted and fielded multiple offers. 

Ultimately, we got Jim a sales price of $1,496,000 in cash. 

You might think that any agent with the right property can get that kind of price, but you’re wrong. We were able to get 10 offers. People say they don’t want to be in a bidding war, but if you really want a home and you can afford it, then you will do what it takes to get it. That is what I have learned in my 12 years of experience. 

We put massive energy, positive and consistent messaging, skill, and know-how into this sale, and our power team was able to get Jim a record price. 

Jim gave me a five-star review that I would be happy to send to you. 

If you have any questions about how we can help sell your home or you would like to learn more about our current market, just give me a call or send me an email. I would be happy to help you!
 

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Property Tax Problems Explained

Today we’re going to be going over everyone’s least favorite subject: property taxes. 

If you’re thinking about buying a home, you’re probably wondering how property taxes are going to affect your homeownership. 

If a property has a tax abatement in place, this will have an artificially low monthly payment. This is going to be especially prevalent if you’re buying in a building built within the last 10 to 25 years in Manhattan or Brooklyn. 

Here in New York, we get some of the best services there are. This includes our police, schools, fire stations, and more. But as an accountant friend of mine once told me, we pay dearly for these great services. 

 

"New York collects $30 billion each year in property taxes alone."

 

Did you know that the city of New York collects $30 billion each year in property taxes alone? If you buy within a new development three years into a tax abatement with plans of selling in five years, you should consider that your property tax bill will dramatically increase.

If someone is borrowing money to buy your home, they can borrow less of it in situations like these. Low interest rates are alleviating this fact slightly for the time being, but if interest rates climb even by 0.5% and your property tax triples, this is going to affect your equity. 

So, how do you know what your tax bill will be in the future? To determine this information, consult with your real estate agent. They can help. If you make any improvements or expansions, or let time lapse between a tax abatement, your property taxes are going to be affected by value. 

If you have any other questions or would like more information, feel free to give me a call or send me an email. I look forward to hearing from you soon.

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What Are the Most Important Elements in a Property?

Whenever you evaluate a property, make sure that you focus on these three things:

1. Location. Where a property is affects what it is worth. If you’re close to transportation, a job, or a school, the value of the property will go up.

2. Natural light. A property on the top floor is always more desirable than one on the bottom floor that doesn’t get natural light. Even if you don’t care about natural light, guess what? Other people do. Even though natural light is often underrated, it’s really important and should always be considered when looking at a property.

 

"Where a property is has a huge impact on the value of the property. "

 

3. The interior square footage. Unless you have a large lot and you want to add a room, for the most part, you cannot change the square footage of a home.

These three elements of a property are mostly out of your control. If something negatively impacts the location, the home’s value will be negatively impacted as well.

You can change just about anything else about a home, but these three elements are the most important to pay attention to.

If you have any other questions about what to look for in a property or you would like to learn more about our local real estate market, just give me a call or send me an email. I would be happy to help you!

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What Zillow Can (And Cannot) Do For You

Suppose you’re talking to your friends or significant other, and you wonder, “What’s my home worth?” If you have a great real estate agent, they’ve been sending you an equity update at least every year.

But who doesn’t want to know what Zillow has to say?

Maybe at some point you’ve gotten on Zillow only to feel as if your insides might come right out of your body because your home is valued at so much less than you thought.

Or the opposite could happen, as it did with Spencer Rascoff, the CEO of Zillow. Zillow estimated that Rascoff's home was worth more than double its actual sales price.

But does that mean Zillow is worthless as a homebuyer’s tool? Absolutely not. As with everything, it has both good and bad aspects:

THE BAD: As a company, Zillow looks at home values and what they sold for and averages those figures to give the site’s users a rough look at what they might expect for their own homes. Zillow Zestimates come from an algorithm of public online data. It lacks the human element of an agent, and therefore can’t anticipate a potential buyer or seller’s desires or account for any outliers.

 

"Does that mean Zillow is worthless as a homebuyer’s tool? Absolutely not."

 

The way to get an accurate evaluation of a home is not to get an appraisal. Consult with a real estate broker instead. Why is that?

First, an appraiser will be paid no matter what. Rarely will they receive any backlash from over- or underpricing homes, unlike real estate agents, who work directly with the seller.

Second, real estate agents use less data than Zillow but have a more accurate conclusion. But why? The specific quality of the data they’re selecting, if they’re an experienced professional, is going to be the most pertinent. To get an appropriate value for your home, you need to have someone physically walk through your home, and have a working knowledge of what is going on in the current market. Zillow can’t anticipate anything beyond its algorithms.

THE GOOD: Zillow does have verified third-party reviews on real estate agents. You should absolutely get on Zillow and look for agents with quality reviews from a reasonable number of people—anyone with about 25 to 100 five-star reviews (like me)—and call that person to see what they think your property is worth.

For a more in-depth look at this topic, check out the full article here.

Message, email, or call me if you have any questions or would like more information. I’ll be happy to talk to you.

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Can You Stage and Market a Home You're Still Living In?

Recently, a lot of people have been asking me how they can market and keep their home sale-ready if they are still living in it. 

This process may not seem or be too difficult from the beginning. 

However, once a conversation has been had about staging and marketing, the first couple of open houses have been held, and offers are starting to come in, what happens when life starts to get in the way?

Thankfully, I’ve got a few tips that can help with this. 

First of all, hire a cleaning crew to come once a week or so. The price of doing this will be well worth the convenience.

 

"Keep your home decluttered and depersonalized."

 

Additionally, it is more important for a home to be pristine over the weekend than during any other time of the week, since most homebuyers won’t be out and looking on a weekday. 

The second tip I have is to remember that you should keep your home decluttered and depersonalized. 

People love to know that a home will have sufficient space, especially when it comes to the bedrooms and closets. 

Finally, bathrooms and kitchens sell homes. Buying a home is often an emotionally-charged decision, so having a clean, attractive home will make buyers much more likely to fall in love with your property. 

If you have any other questions or would like more information, feel free to give me a call or send me an email. I look forward to hearing from you soon. 
 

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165 West 91st Street #14CD

Upon entry to the gracious foyer of Residence 14CD, you are immediately bathed in bright light from the home's 19 oversized windows. Built in 1926, this developer combination of lines C & D at the Mirabeau was reconceived by Kinlin Rutherfurd Architects in 2015. The residence is inviting, grandly proportioned, and contains an organized elegance, featuring exquisite, top of the line finishes rarely found in a new conversion. Prewar details include generous moldings and solid core doors, high ceilings and new solid oak basket weave floors. The sellers have made chic upgrades throughout, including the light fixtures, sound system and window treatments, which are digitally controlled.The windowed eat-in kitchen features appliances from Miele, Bertazonni, Bosch & Fischer Paykal. Honed single slab marble adorns the backsplash with bright white glass countertops. Casually eat by the kitchen counter, or at the twelve person dining room table. The split floor plan affords a multitude of storage and configurations. As such, the custom 2,169 square feet allows for 4 large bedrooms, each with expansive views from the 14th floor, and feels comfortable and open. The 3 luxurious bathrooms are pristinely renovated with custom vanities, polished nickel hardware and a stunning combination of stone and glass. The Mirabeau is a full service condominium with 24 hour doorman, cold-storage, and Resident Manager. Amenities include a sprawling roof deck, furnished with tables, chairs and chaise-lounges in the summer months, fitness room, children's play room, additional laundry room, and bike storage.The Upper West Side has never been a better place to live. Blocks from Whole Foods, and a nearby Trader Joe's opening soon. Famous eateries like Barney Greengrass are just down Amsterdam Avenue. One block to the north is local favorite Gennaro's, and just down W 91st St is the well-respected Trinity School. Other nearby schools are Columbia Grammar, Dwight, Rodeph Shalom and Stephen Gaynor. Equally close to both Riverside Park and Central Park, this home is located in the heart of the neighborhood. Easy access to 2/3 subway and crosstown bus service.

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65 Morton Street #2N

Turn key, open, elegant and gorgeous. No detail has been overlooked in this newly renovated two bed. Upon entering you will find a deep coat closet off the entry foyer. The windowed kitchen is open and has a new Sub-Zero refrigerator, Miele Dishwasher, Carrera Marble countertops, Wolf Hood and Range and custom no-slam cabinets. The windowed Dining Room is on the other side of the open kitchen. Stained hardwood floors run throughout the property. Living room is spacious and has four pieces of furniture. Second bedroom faces North and has excellent light, while the Master Bedroom is quite large with a massive walk-in closet.

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121 Morton Street #2A

Pride of ownership abounds as a singular opportunity awaits at Residence 2A of 121 Morton Street. Lovingly renovated, no detail was spared, this includes the addition of an en-suite master bathroom as well as the creation of three west facing windows that greet you with a protected view of the Hudson River. Starting in the kitchen, there is honed Carrera marble on the oversized counters with white subway tile backsplash. These surround new Miele range, Miele speed oven / microwave combination, and matching stainless Liebherr Refrigerator. The sink has been outfitted with a dedicated chilled water faucet, and there is a garbage disposal as well. All the cabinetry is soft touch.The living room is spacious, large, and bright from southern and western exposures. It features new LED lights on dimmers, CitiQuiet Soundproof windows that are dressed with Lutron remote control roller blinds throughout. The Living Room has two dining areas, either at the Kitchen counter or at the Dining Room table. As such, there are multiple zones and many arrangements are possible. Not to be missed are the new built-in Samsung TV's with Sonos Soundbar. Adjacent to the built-ins you will find a wine chiller and bar area. No detail from floor to ceiling was spared. Of particular note is the through wall AC and heat on Nest system, all-in-one Washer / Dryer , and amazing storage options. Master has a walk-in closet. Each of the bathrooms feature new fixtures, finishes and radiant heat floors.121 Morton St is part of a 420 unit coop spread over many buildings throughout the area. There is common outdoor space. Also, please ask me about the upcoming value-add massive storage / bonus room or den that will be coming available, exclusive to shareholders at 121 Morton St alone.The West Village is the heart of downtown Manhattan, bordered on the west by Riverside Park, and surrounded with the greatest residential amenities one can imagine, from shopping, to entertainment. Nearby are the Whitney Museum, The Standard Hotel, and the entrance to the Highline

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77 Fulton St 4B

 

First time on market, this property has been lived in for over 30 years by the current shareholders. The property gets great light with views of many iconic New York City landmarks form the incredibly large terrace.This home is a dream come true from a value perspective and has very low maintenance. Private storage available in the building, as well as discounted on-site resident parking. The historic south city location is vibrant. At the center of an architectural renaissance from the nearby Seaport and Fulton Center hub also known as the Occulus, with world class retail, and access to the A / C / E, 2 / 3, 4 / 5 / 6, & J / Z train lines

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20 Clinton Street, PHD

In a City where cookie cutter spaces erode the heart of New York, we are proud to offer a large Two Bed / convertible Three Bed with a washer / dryer renovated with thought, love, and care. Images do not do justice to Penthouse D, the largest line in a unique prewar condo on the border of the East Village and the Lower East Side.No detail was spared throughout. In the kitchen, we are introduced to the highly specific and thoughtful renovation. The polished stainless steel island has multiple purposes: there is copious storage, wine refrigerator, food preparation areas, open oven and range, and built-in dining area for four. The sink is surrounded by white caeser-stone counter and backsplash. a Bosch dishwasher is just to the left, and full sized washer dryer are next to the window around the corner. You will also notice blonde cabinets throughout the kitchen, entertaining and living areas. There are a clever and highly functional network of storage options.Bathrooms are clad in warm wood and dark tile with custom plumbing and light fixtures. Each one has a feel of a Scandinavian sauna. As with the rest of the residence, the genius is in the details.Each bedroom is filled with light, and the windows are City-Quiet, creating a sanctuary for you. Additionally, each room has fantastic closets, with the master bathroom en-suite.The Living Room has a great entertainment center, also architecturally designed, featuring elegant wrought iron steel columns, lovingly featured, and a sunken floor, raising the ceiling height.20 Clinton Street has a virtual doorman, keyless entry, and video intercom . It has great character and a community feel, is very well managed and has a common garden for residents. The block, Clinton St just south of Houston St, is pretty cool too.

For more information and to contact the David Rosen Team, please click here.

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11 East 29th Street #7C

Welcome home to the spacious NoMad apartment nestled in the highly sought after Sky House Tower designed by FXFowel! Located on the 7th floor, the convertible 3 bedroom, two bathroom boasts spectacular Empire State Building views you cannot beat. This 1,374 square foot home offers North, West and South exposures and overlooks peaceful Churchyard views. Upon entering the foyer, you are immediately drawn to the beautifully detailed and newly renovated kitchen complete with granite countertops and a Carrera marble backsplash. The top of the line stainless steel appliances flow seamlessly into the space and offer maximum entertaining capacity. The large living and dining area are flooded with natural light and offer expansive views. The sleeping wing of the apartment contains two large newly redone bedrooms each complete with walk-in closets and double exposure bay windows. The master suite is truly spectacular with its own en suite bathroom. Separating the two bedrooms is the in unite washer and dryer as well as the second full bathroom and additional storage space. Being only one of three units on the entire floor, this home is extremely exclusive and quiet giving you peace and serenity. Sky House is a deluxe, full-service condominium tower that is home to an abundance of amenities. Complete with a full time doorman and concierge, state of the art fitness center, childrens playroom and additional storage units that transfer with the apartment! Make this piece of serenity the place you call home today! 

For more information and to contact the David Rosen Team, please click here.

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15 Jones Street 4B

A recently renovated kitchen and bathroom, with new stainless steel appliances, punctuate this loft style Studio. Two North facing windows, which clear by many stories the adjacent buildings emanate consistent sun and sky. An additional East exposure completes the loft effect. Residence 4B is in move-in ready condition and has multiple zones. The kitchen allows for many people to work at once and has new cabinets and counter tops. A dining area currently seats 4. A separate living room area with couch and entertainment center span the heart of the property and the sleeping quarters naturally fit a King or Queen sized bed. The exposed brick is in excellent condition.The closet space is also quite ample, with multiple deep closets throughout.15 Jones St is a boutique elevator building with laundry and a live-in super. Pet friendly with approval. And sublets are allowable after 3 years. Jones Street is a lovely tree-lined block in the heart of the West Village between West 4th Street and Bleecker St. There is close proximity to the A/B/C/D/E/F/M/1 trains, or in other words, you have the entire island of Manhattan at your fingertips.

For more information and to contact the David Rosen Team, please click here.

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88 Greenwich St. #2306

Triple mint luxury loft one bedroom in full-time doorman condo with southeast exposure is flooded with light and has sweeping views from New York Harbor, including the Statue of Liberty and the Verrazano Bridge, to Trinity Church and all of downtown. Barely lived in, this is the most popular line in the building, and one of the first to sell out in the original conversion. Chefs will love the open kitchen features custom cabinets, stainless steel appliances and absolute black granite counters. Come home to the serenity of your spa-like bath with Italian ceramic tile, extra deep soaking tub, tempered glass splash guard and modern vanity. Other features include hardwood floors, high ceilings, large windows and central air conditioning. The Greenwich Club is a full-service condominium with live-in superintendent, modern and elegant lobby, large private gym with yoga studio, penthouse resident's lounge, furnished roof deck, laundry on each floor, cold storage and bike room. Conveniently located in one of the most rapidly developing parts of Manhattan, steps from One World Trade Center, the Financial District, Bowling Green and the Hudson River Promenade. Nearby trains include the 1 & R.

For more information and to contact the David Rosen Team, please click here.

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106 Waverly Place #2

The Heart of Greenwich Village...
WASHINGTON SQUARE PARK FLOOR - THROUGH CONDO Take advantage of the rare opportunity to own a part of history in this grand 22x78 Anglo-Italianate Greenwich Village historic townhouse, moments from Washington Square Park. Walk up to this lovely home with a large open living room/dining area and wood burning fireplace, exposed brick and large windows overlooking the quiet tree-lined block. This three bedroom home has high ceilings and four exposures with an up-dated eat- in kitchen, master bedroom with decorative fireplace and large closet and two additional bedrooms. The washer/dryer, for exclusive use and storage in the basement and bike space. Pets OK. 106 Waverly Place is near many terrific restaurants, schools and city activities and is conveniently located near the West 4th Street trains.

For more information and to contact the David Rosen Team, please click here.

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504 West 136th St. 4C

Fantastic value at the Hamilton Parc Condominium! We now have the first resale of this delightful One Bedroom, One Bath apartment with South Facing Balcony. There is a laundry closet with Washer/Dryer, two large closets, a fully equipped kitchen with granite countertops and tile backsplash, stainless steel appliances, including dishwasher and beautiful bamboo floors. There is an assessment of $48.05 per month through December, 2016.

Located adjacent to City College and just one block from the #1 train, this classic yet contemporary condominium features the following: Video Intercom System , Fitness Center, Landscaped Courtyard, Roof Deck & Basement Storage. 

For more information and to contact the David Rosen Team, please click here

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88 Quincy St. #1

Step through the immaculate entry of this gorgeous 19'2" limestone townhouse on one of Clinton Hill's prettiest, tree-lined blocks. Experience townhouse living at a fraction of the cost and responsibility in this turn-key duplex condo with a south facing private garden. Enjoy the privacy and storage space usually only afforded to suburban homes, at the intersection of Brooklyn's hottest neighborhoods. A smart layout keeps the floor plan open and bedrooms tucked behind. You'll be the second owners to live in this completely renovated conversion. Stainless appliances and granite counters are ideal for you and your guests to mix up cocktails and meander into the gracious garden. You will find excellent storage space, washer dryer, and flexible layout as you travel down stairs into a huge room with half bath, large closet and additional access to the garden. Set your imagination free, as this open space can be used as a rec room, studio, play area, or office. Ample common storage also available, and the block offers a friendly community garden. This home must be seen. Located near C/G/S trains at Franklin or Clinton-Washington, conveniences on nearby Fulton, and smack in the heart of exciting new spots like The Finch, Choysters, Dynaco and more, plus new classics like Speedy Romeo and Locanda Vini e Olii.

For more information and to contact the David Rosen Team, please click here

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75 Bank Street #2J

Your ideal West Village home awaits in this spacious one bedroom apartment with charming treetop views of Bank Street. The apartment features a gracious foyer with two large closets and a sunken living room with fantastic southern light. The windowed, renovated kitchen features stainless appliances and tons of cabinet space, while the corner bedroom offers three windows and two more closets. A lovely marble bathroom and separate linen closet complete this wonderful home. 75 Bank Street is an art deco, pre-war co-operative with doorman (8am until midnight), elevator, live-in super, laundry, bike rack, and storage.The building has an amazing West Village location on quiet, picturesque Bank Street, but just around the corner from Bleecker Street and all of the West Village's fabulous shops, restaurants and cafes.

For more information and to contact the David Rosen Team, please click here.

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77 Fulton St. 4D

Throughout lower Manhattan a turn-key home is incredibly rare. We are excited to offer you a special opportunity. A corner unit facing a tree lined park, each element of the residence is inviting, brand-new, and filled with light.This property has undergone a renovation from the studs-out with attention to detail. . The open chef's kitchen features a new Stainless Steel Viking Refrigerator and Dual Zone Sub-Zero Wine Refrigerator. Stainless Steel Miele Dishwasher and Viking Oven, Range, and vented Microwave hood with vents. Finished with Carrara marble counters and backsplash. New wide-plank oak floors with a sound-proof sub floor. All doors have been upgraded to 84" height. The residence has been freshly skim-coated and painted with new crown molding. Every room was renovated, including a complete bathroom makeover. A new Carrara marble shower is brand new with waterproof lining behind the walls. Finished with hexagon tiled marble floor and custom light fixtures. There is also brand new Air Conditioning units in three zones. Beneath the surface is all new electric and plumbing. The private outdoor space has custom flooring and lots of space along with a lovely view. This home is a dream come true and has very low maintenance.Private storage available in the building, as well as discounted on-site resident parking. The historic south city location is vibrant. At the center of an architectural renaissance from the nearby Seaport and Fulton Center hub also known as the Occulus, with world class retail, and access to the A / C / E, 2 / 3, 4 / 5 / 6, & J / Z train lines.

For more information and to contact the David Rosen Team, please click here.

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446 Kent Ave. 4B

Williamsburg Bridge and river views capture the eye continuously from this spacious Two bed, Two bath residence. A split floor plan is centered by absolute black granite countertops and stainless steel GE portfolio appliances in the open chef's kitchen. Wide plank birch hardwood floors, high ceilings, excellent closet options, and a new Washer / Dryer are just some of the other features. The second bath is large, and the Master Bath is luxurious, with double vanity, separate shower and soaking tub, with marble and granite fixtures and finishes. Built in 2008, Schaefer's Landing is a full service building with inclusive amenities. Uniquely known for its gated cul-de-sac driveway with parking garage, valet, and zipcar. 446 Kent has a spectacular roof deck, equipped with BBQ and tables. The building is full service with a 24 hour doorman and concierge, Art Gallery with resident curators, and a children's playroom. Just updated is the fitness center which has river views, a business center, and a resident's lounge and event space with outdoor areas. There is also laundry drop-off and dry cleaning. A shuttle bus is conveniently available to residents in a rush to a from the nearby L train at Bedford, or the JMZ at Marcy Ave, each one stop to Manhattan. If the train isn't your speed, there is a Water Taxi just off of the waterfront walkway to the west of the building. South Williamsburg has been a growing destination for culture and cuisine while maintaining it's neighborhood feel. The newly opened Urban Market Grocery is steps away. Schaefer's Landing sits nestled between hip artist lofts, cafes, music venues, retail shops and all the conveniences Williamsburg has grown famous for.

For more information and to contact the David Rosen Team please click here.  

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