Your Next Move

What you can get for $1 million in Boerum Hill, a low-key neighborhood with great transportation

  • Inventory is scarce, with only a few co-ops and condos for $1 million to $1.5 million
  • Nearby Fort Greene, Gowanus, and Cobble Hill have more options for under $1 million
By Nancy A. Ruhling  |
January 17, 2024 - 9:30AM
your next move brick underground

A two-bedroom, two-bath condo in the full-service 610 Warren St. development is asking $1.45 million.

Douglas Elliman Real Estate

Have you always wanted to live in Boerum Hill but assumed you were priced out? In this series, Brick looks at listings in New York City’s most in-demand neighborhoods for under $1 million—roughly the median sales price for Manhattan co-ops and condos—as well as higher-priced options below $2.5 million. 

If your goal is to live large, think small: Buying a studio or one bedroom is a way to net the nabe of your dreams. New to buying NYC real estate? Be sure to wrap your head around the difference between co-ops and condos. Co-ops are generally less expensive but also are older and have fewer bells and whistles than condos—plus more rules. With that in mind—happy hunting!

In this week’s Your Next Move, Odalis Gonzalez, an agent at Re/Max Edge, and Aroza Sanjana, a broker at Daniel Gale Sotheby’s International Realty, give us the inside story on Boerum Hill, one of the classic Brownstone Brooklyn areas.

What draws buyers to the neighborhood?

“The convenience of commuting—Boerum Hill is one of the most commutable neighborhoods in New York City—is the top reason buyers want to live here,” Sanjana says. “Also, housing is eclectic—you have everything from townhouses to condos. And although it’s largely residential, it’s in the center of five neighborhoods—Downtown Brooklyn, Brooklyn Heights, Carroll Gardens, Cobble Hill, and Prospect Heights—that have boutiques and restaurants.”

It’s the vibe of the neighborhood, Gonzalez says, that draws buyers to Boerum Hill. “It carries a nice balance of being quiet or more low-key while also having access to what makes New York New York—food, drinks, shops, and great access to transportation,” she says. “It’s an amenities-filled location.”

What are housing and pricing like?

Boerum Hill’s mix of condos and townhouses, along with some co-ops, brings a broad price range.

Co-ops start at $600,000, condos hit the low millions, and townhouses can be priced from $3 million to $7 million, Gonzalez says.

What type of property can I get for under or around $1 million?

For this price, you can get a co-op, Gonzales says, or potentially a two- or three-bedroom condo in a building with amenities as you get closer to $1.5 million.

There are only a few properties on the market in this price range, according to StreetEasy.

I can stretch my budget. What can I get for $2.5 million?

There are some “really lovely condo options on the large side—three bedrooms and more than two baths, likely with private outdoor space and potentially one with a duplex layout giving it more of a townhouse or loft feel,” Gonzalez says.

She adds that if your budget is $2.5 million to $3 million, you can find some townhouses, including two-family options.

Are there any newer condo developments I should check out?

Newer condos typically offer the most luxurious amenities and finishes, features that attract many buyers.

The 41-unit Post House, which opened in 2023, has a private garden, fireplace lounge fireplace, rooftop entertaining space, dining area with a kitchen, maker’s room, and playroom. The only active listing is a three bedroom that is 1,870 square feet and asking $3.65 million.

Built in 2021, 450 Warren is a sustainable building with two courtyard gardens, a coworking lounge, yoga room, pet wash, bicycle storage, and garage parking. Only one of its 18 units is on the market; the 2,081-square-foot penthouse is listed for $3.275 million.

Which attractions do you show buyers who have never been to the area?

“I am a big fan of just walking to explore an area and seeing what calls you,” Gonzalez says. “In Boerum Hill, Atlantic Avenue is a good place to start.”

Sanjana points out the nearby Barclays Center and the Long Island Rail Road and subway lines then takes clients to the boutiques on Atlantic, State, and Smith streets before heading to Brooklyn Bridge Park, which is on the border. “I like to end on the water so they can see that this is their amazing new life,” she says.

What are the nearby neighborhoods, and are they less expensive?

In Fort Greene, Gowanus, and Cobble Hill, “you will absolutely find more one-bedroom to two-bedroom condo and co-op inventory within the $500,000 to $900,000 range,” Gonzalez says. 

Check out these listings that are around $1 million in Boerum Hill.

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91 Butler St., #4

Listed for $995,000, this south-facing, one-bedroom, one-bath condo is in a boutique three-story building with six units dating to 1950. The 675-square-foot unit has hardwood floors, a balcony, dishwasher, washer/dryer, and central air.

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256 Bergen St., #3F

Located in a 1900 townhouse that has eight units, this corner one-bedroom, one-bath co-op has a wood-burning fireplace, dishwasher, washer/dryer, and additional allotted storage. It is asking $579,000.

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610 Warren St., #5C

Features of this two-bedroom, two-bath condo, which is 948 square feet, include two balconies, hardwood floors, and state-of-the-art kitchen and baths. It is asking $1.45 million. The 31-unit, seven-story building has a part-time door attendant, virtual concierge, lounge, fitness room, playroom, pet spa, and rooftop deck. 

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433 Warren St., #PHB

This loft-style, 1,050-square-foot duplex penthouse condo is on the market for $1.095 million. The two-bedroom, one-bath unit has a dishwasher, hardwood floors, storage space, two skylights, and a washer/dryer. A parking spot may be purchased separately. The elevator building, which dates to 2006, has 13 units, a roof deck, and video intercom.

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561 Pacific St., #403

Listed for $1.05 million, this 678-square-foot condo has one bedroom, one bath, floor-to-ceiling windows, and hardwood floors. Amenities of the 12-story, 62-unit 2020 building include a rooftop lounge, fitness area, playroom, pet spa, lounge with an interior courtyard, 24/7 attended lobby with a package room, and an on-site super.

Nancy A. Ruhling is a freelance writer based in New York City.



Nancy A. Ruhling

Freelance Journalist

Nancy A. Ruhling has written for over 50 digital and print publications, including The New York Times, HuffPost and Mansion Global. The Queens-based journalist frequently contributes articles to Brick Underground's Buy Curious column. 

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