Skip to main content
Fulltext search
FILTER RESULTS BY:
RECOMMENDED IN RENT
Moving to NYC after college? Here's how to find a rental apartment
RECOMMENDED IN BUY
How buying real estate in NYC is unlike anywhere else
RECOMMENDED IN SELL
A guide to using a no-fee renovation loan from a NYC real estate firm
RECOMMENDED IN IMPROVE
How to make your NYC renovation more pet-friendly
BEST REAL ESTATE WEBSITE!
National Association of Real Estate Editors
BEST REAL ESTATE WEBSITE! National Association of Real Estate Editors
Brick Underground
Social Links
follow:
  • Facebook
  • Twitter
  • Instagram
  • Flipboard
  • search
Brick Underground
☰ Brick Underground
Brick Underground
Brick Underground
☰
Brick Underground
  • Buy
    • Buy
    • The Market
    • Investing
    • New Construction + Condos
    • Affordable Housing
    • Co-ops
    • Negotiating + Financing
    • How to Buy in NYC Guide
    Looking down on New York streets from the top of a skyscraper
    New Construction + Condos
    New York state budget greenlights more condo conversions, new housing vouchers, but no down payment assistance
    An image of the top of a brick New York City apartment building, including its parapet.
    Design + Architecture
    Parapet inspections: What NYC boards and building owners need to know about Local Law 126
    Haley and JP move to Prospect Lefferts Gardens
    New Construction + Condos
    From Prospect Heights to Prospect Lefferts Garden: We wanted three bedrooms so we could each have a home office
  • Rent
    • Rent
    • Affordable Housing
    • Roommates + Landlords
    • The Market
    • The Search
    • How to Rent in NYC Guide
    Apartment buildings at Grand and Crosby streets in Soho, Manhattan
    Affordable Housing
    Ask Altagracia: My mom is moving out of our rent-stabilized apartment. How do I take over the lease?
    Sponsored By Outerbridge Law P.C.
    Tenant protest outside Rent Guidelines Board preliminary vote
    Affordable Housing
    Rent Guidelines Board intends to raise stabilized rents for a fourth time
    A beautiful pink flowering cherry tree next to an old brick residential building with a fire escape in Astoria Queens New York during spring
    The Search
    A wet, hot, broker fee-free summer? A major change to rental broker fees is supposed to start in June
  • Sell
    • Sell
    • Staging + Open Houses
    • Negotiations + Closings
    • Getting Ready
    • How to Sell in NYC Guide
    Madison avenue and East 67th Street, Manhattan, New York City
    Sell
    Median sales price for Manhattan co-ops and condos jumps to $1,165,000
    new condo building and older co-op buildings in Prospect Heights, Brooklyn
    Sell
    Brooklyn median price nears $1 million but the spring market is a question mark
    View of NYC condo buildings from New Jersey
    Sell
    Private listings: What NYC sellers and buyers need to know about the off-market controversy
  • Live
    • Live
    • Neighbors
    • Kids + Pets
    • Neighborhood Intel
    • Products + Test-drives
    • Troubleshooting
    FlatRate moving brick underground
    Live
    How to troubleshoot your move in advance
    Sponsored By flatrate
    big apple moving NYC
    Troubleshooting
    How can I save money when hiring a moving company in NYC?
    Sponsored By Big Apple Moving
    Houses and apartment buildings in Queens, NYC
    Troubleshooting
    Mayor Adams is bringing the tax lien sale back. Here’s how to get your property off the list
  • Improve
    • Improve
    • Small Spaces
    • Small Projects + DIY
    • Renovations
    • Design + Architecture
    • Products + Services
    • How to Renovate in NYC Guide
    An image of the top of a brick New York City apartment building, including its parapet.
    Design + Architecture
    Parapet inspections: What NYC boards and building owners need to know about Local Law 126
    solar panels on a small house roof
    Design + Architecture
    Simple Yet Powerful Steps To Turn Your Apartment Eco-Friendly
    Sponsored By Ecoflow
    This is a photograph of a street in the Upper West Side in NYC viewed from the Summit in Central Park through bare tree branches.
    Renovation
    Fewer buyers, steeper rents, and costlier renovations: How tariffs could impact NYC real estate
  • Boards & Buildings
    • Boards & Buildings
    • Boards
    • Finance
    • Insurance
    • Legal
    • Property Management
    • Structure & Systems
    • Sustainability
    Burned and Boarded Up Windows
    When should your board hire a public adjuster?
    Manhattan GM
    What should we consider when renewing insurance for our building?
    Facade of NYC buildings
    How much is insurance on a NYC co-op or condo building?
  • Advertise
    • Advertise with us
    • Sponsored Content
    • Experts
    FlatRate moving brick underground
    Live
    How to troubleshoot your move in advance
    Sponsored By flatrate
    Apartment buildings at Grand and Crosby streets in Soho, Manhattan
    Affordable Housing
    Ask Altagracia: My mom is moving out of our rent-stabilized apartment. How do I take over the lease?
    Sponsored By Outerbridge Law P.C.
    big apple moving NYC
    Troubleshooting
    How can I save money when hiring a moving company in NYC?
    Sponsored By Big Apple Moving
  • Brick Report
  • About Us
  • About Us
Email Address
Fulltext search
FILTER RESULTS BY:
New Main menu
  • Buy
    • Buy
    • The Market
    • Investing
    • New Construction + Condos
    • Affordable Housing
    • Co-ops
    • Negotiating + Financing
    • How to Buy in NYC Guide
  • Rent
    • Rent
    • Affordable Housing
    • Roommates + Landlords
    • The Market
    • The Search
    • How to Rent in NYC Guide
  • Sell
    • Sell
    • Staging + Open Houses
    • Negotiations + Closings
    • Getting Ready
    • How to Sell in NYC Guide
  • Live
    • Live
    • Neighbors
    • Kids + Pets
    • Neighborhood Intel
    • Products + Test-drives
    • Troubleshooting
  • Improve
    • Improve
    • Small Spaces
    • Small Projects + DIY
    • Renovations
    • Design + Architecture
    • Products + Services
    • How to Renovate in NYC Guide
  • Boards & Buildings
    • Boards & Buildings
    • Boards
    • Finance
    • Insurance
    • Legal
    • Property Management
    • Structure & Systems
    • Sustainability
  • Advertise
    • Advertise with us
    • Sponsored Content
    • Experts
  • Brick Report
  • About Us
    • About Us
    • Advertise
  • About Us
SUBSCRIBE TO OUR NEWSLETTER →
Social Links Footer
  • Facebook
  • Twitter
  • Instagram
  • Search
Improve [ SPONSORED ]

5 things every buyer should know about Brooklyn brownstones

By Brennan Realty Services  | October 27, 2014 - 9:59AM
image
SHARE:
Share to Facebook
Share to Twitter
Print
More...

Anyone shopping for a Brooklyn brownstone today knows that the competition is fierce for houses that are in good condition and in a desirable location (and even for some that aren't). Yes, brownstones are coveted: that much we know. But there are a few things that may elude you about the history, layout and pricing of these homes—​and if you’re in the market for one, it pays to be an educated buyer. ​

"'Brownstones' come in all shapes and sizes. The majority were built on speculation by developers, in small groups of two to four homes at a time," says Donald Brennan, the principal of Brooklyn-based brokerage Brennan Realty Services, a trained architect. (You can learn more about the Brooklyn brownstone market by reading Brennan Realty's quarterly reports.)

Here's the scoop:

“Brownstones” can be mainly brick

Many buyers use the term “brownstone” when what they really mean is a townhouse—a type of house prevalent in cities that has multiple narrow floors arranged vertically and is either semi-detached or arranged in a row (also known as a rowhouse)—​whether the facade is brick, brownstone, limestone or some combination of the above. “‘Brownstone’ is a little bit of a catchall for some people,” Brennan explains. “Sometimes it’s used as the generic for what I consider to be townhomes.”

On the flipside, just because a townhouse is partly brick doesn’t mean it can’t be a brownstone, and whole swaths of “brownstone" Brooklyn are filled with blocks of brick townhouses. The true definition of a brownstone? A rowhouse with some or all of the facade covered in that chocolate-colored stone, says Brennan. 

Beyond that, you’ll get various types of brownstones, like Greek Revival, which tend to be brownstone from top to bottom; Italianate, which are a little more ornate and decorative; and Federal, which are plainer, Brennan says. (A full list of rowhouse types and their characteristics is available from the Landmarks Preservation Commission.)

Brownstones come in a variety of styles, including, from left to right, Anglo-Italianate and Federal (Photo credit: Landmarks Preservation Commission)

You won't pay extra because it's a brownstone

On a related note, many buyers think that brownstones are inherently more expensive than brick, wood-sided or stucco houses, which are scattered around Brooklyn. But not necessarily, says Brennan. Brownstones tend to be larger than other types of single-family homes, like the vinyl-sided rowhouses you'll see in Greenpoint or Bay Ridge, and many of them are located in desirable neighborhoods like Park Slope and Brooklyn Heights. When you see an eye-popping price tag attached to a brownstone, it's likely you’d be paying a premium for the size and location—​not the material of the facade.​ In fact, if you find a skinnier brownstone—​say 17 feet wide or less—​you probably won’t see much of a markup over a similar brick house.

The layout is the hallmark of a historic house

One of the brownstone’s main selling points is the historic details, and this doesn’t just mean crown moldings and embellished woodwork. The classic brownstone follows a fairly standard layout: the interior is divided lengthwise into two parts, with about a third of it taken up by a staircase on one side and the remainder occupied by the living area. Usually, every room has a fireplace.

The parlor floor is typically a few steps above street level—​hence the iconic stoops—and has high ceilings and large windows. The upper floors, which are generally where the bedrooms are located, tend to have lower ceilings, while the garden level is a few steps below grade and has even shorter ceilings of 7.5 or 8 feet. That area often served as a place for servants to prepare the meals when these houses were originally built.

These days, the lower level is often repurposed as the primary living space, with the main entrance below the stoop. One reason is that the lower level, also known as the garden level, is typically at the same elevation as the rear yard, which makes it easier to incorporate the outdoor space into the living area, at least visually. Otherwise, a homeowner may need to add a stair and landing to get to the garden from the parlor level.

"High ceilings are nice, but personally I prefer the kitchen, dining and informal living space to be on this level and the more formal living and dining spaces on the parlor level," Brennan says. "Having the kitchen at the garden level also works well if you have a playroom for the kids in the cellar level."

Alternatively, the garden level is turned into a separate apartment and rented out, Brennan says. “Today, there’s quite a few people who want a two-family,” he adds. “They like the idea of having someone else in the building. They like the idea of the extra income.”

A brownstone's width will tell you a lot about its value

While total square footage affects the price, brownstones are often also measured—and valued—​by how wide they are. The wider the home, the more expensive, though there's no formula for exactly how much the price climbs per extra foot of width. "Wider homes appear to be in less supply than narrower ones and therefore demand has more to do with it than functionality," Brennan explains. 

As for where you'll find wider homes, the answer lies in Brooklyn Heights: the neighborhood's age and historic affluence laid the groundwork for larger spaces (though, of course, there are many exceptions). Cobble Hill and Park Slope also have bigger houses, on average, while houses get smaller when you venture into places like Clinton Hill and Bedford-Stuyvesant. "The neighborhoods that were developed first typically contained large homes for those moving out of Manhattan," Brennan says. 

Your monthly costs may be lower—but your total investment may be more

You won't have to pay a monthly maintenance fee like you do in a co-op or the common charges of a condo, but you should still set aside plenty of money (and time) for repairs. As with any older building, upkeep is the main downside to owning a brownstone. “When you own a brownstone, you’re completely responsible for the shell of the building, the roof and all the systems,” Brennan says. “Over time those things will need attention.” A good rule of thumb? Roofs are generally set for 15 years, while the facade will probably need attention every eight to ten years, he says. And remember, you'll be doing it all solo, without a building management company handling issues. ​

More from Brennan Realty:

5 all-too-common renovation shortcuts—and how to spot the serious ones

9 things Manhattanites need to know before buying in brownstone Brooklyn


Donald Brennan, president of Brennan Realty Services, is a real estate broker specializing in brownstone Brooklyn.  You can register here for his next free webinar, Brooklyn Market Update - Live.

 

 

Brick Underground articles occasionally include the expertise of, or information about, advertising partners when relevant to the story. We will never promote an advertiser's product without making the relationship clear to our readers.

topics:

brokers Brooklyn brownstone buying sponsor story
SHARE
TWEET
BRICK’S PICKS
Historic brick facades of NYC apartment buildings
Getting overcharged by a landlord? Here’s how the Tenant Protection Unit helps rent-stabilized tenants
Apartment buildings in Soho
New Rent Guidelines Board report justifies a rent freeze, tenant advocates claim
Brooklyn apartment buildings
Understanding net effective rent: Here's how to calculate your real monthly rent
image
How much should you renovate your NYC apartment or house before selling?
Council Member Shahana Hanif hold press conference before the City Council vote on Arrow Linen spot rezoning.
City Council signs off on 10-story towers for Arrow Linen site
couple standing close, only jeans-clad legs showing
Can my boyfriend claim ownership of my condo if we break up?
Follow Brick on Instagram
@brickunderground | #brickunderground
Brick UndergroundBRICK UNDERGROUNDREAL LIFE. REAL ESTATE. REAL NEW YORK.
Social Links Footer
  • Facebook
  • Twitter
  • Instagram
  • Search
Main menu footer
  • Buy
    • The Market
    • Investing
    • New Construction + Condos
    • Affordable Housing
    • Co-ops
    • Negotiating + Financing
    • How to Buy in NYC Guide
  • Rent
    • Affordable Housing
    • Roommates + Landlords
    • The Market
    • The Search
    • How to Rent in NYC Guide
  • Sell
    • Staging + Open Houses
    • Negotiations + Closings
    • Getting Ready
    • How to Sell in NYC Guide
  • Live
    • Neighbors
    • Kids + Pets
    • Neighborhood Intel
    • Products + Test-drives
    • Troubleshooting
  • Improve
    • Small Spaces
    • Small Projects + DIY
    • Renovations
    • Design + Architecture
    • Products + Services
    • How to Renovate in NYC Guide

Get more news you can actually use...

The subscription service is currently unavailable. Please check again later.

Delivered to your inbox weekly - for free.

*By signing up you agree to receive occasional emails on behalf of our sponsors

Footer Menu
  • About Us
  • Advertise

Copyright 2009-2024 by BND Ventures Inc | Privacy Policy | Terms of Service | Ad Choices | Login