What you can get for $1 million in Cobble Hill, a historic Brooklyn area with extremely low inventory
- The landmarked district with height restrictions has little new development and lots of brownstones
- Condos and co-ops generally range from $600,000 to $2.8 million, townhouses $3 to $9 million
- Prices are similar to Brooklyn Heights but higher than Boerum Hill and Carroll Gardens
There are multiple properties for sale in the Congress Gardens complex—including a corner one-bedroom co-op that's asking $720,000 and accessed through a landscaped courtyard.
Bond New York Properties
Have you always wanted to live in Cobble 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, Rashi Malhotra, an agent at Coldwell Banker Warburg, Barbara Wilding, an agent at Compass, and Jillian Woods, a broker at Compass, give us the inside story on Cobble Hill, a Brooklyn brownstone nabe with historic status.
What draws buyers to the neighborhood?
Cobble Hill has a “very charming atmosphere, quaint, one-of-a-kind shops, and retains an aura of the past,” Malhotra says. Other draws include "townhouses with stoops, tree-lined streets, cozy restaurants, and independent coffee shops woven into a 40-block radius.”
Wilding says the neighborhood “is favored by those who are seeking a cozy, enjoyable escape from the urban hustle.”
Woods adds that Cobble Hill’s timeless architecture, fashionable boutiques, vibrant cultural and arts scene, and bohemian vibe bring buyers. “Creatives, trendsetters, socialites, nature-lovers, history buffs, and everyone in between find it easy to settle into their very own corner of Cobble Hill,” she says
What are housing and pricing like?
Because of its landmark designation, the exterior architecture of Cobble Hill cannot be altered, and heights are restricted.
There are condos, co-ops, and townhouses, but inventory, Malhotra says, is perpetually low because “once people move here, they stay.”
Generally, prices for condos and co-ops start at $600,000 and top out at $2.8 million, she says, adding that depending on the square footage and amount of renovation required, townhouses typically range from $3 million to $9 million.
What type of property can I get for under or around $1 million?
For less than $1 million, you can find a “good, spacious” one-bedroom condo or co-op or even a junior two bedroom, Malhotra says.
StreetEasy lists only five properties in this price range.
“What you have to keep in mind is when a property comes on the market in Cobble Hill, it goes very quickly,” she adds.
I can stretch my budget. What can I get for $2.5 million?
Within this budget you can buy a large three-bedroom condo or co-op with a backyard and a parking space, Malhotra says.
Are there any newer condo developments I should check out?
Because of the height restrictions in Cobble Hill, there are few new developments, Malhotra says.
She says one example over the border in Boerum Hill—101 Douglass St., which was built in 2022—has only three condo units on four stories.
Which attractions do you show buyers who have never been to the area?
Malhotra starts her neighborhood tour with Cobble Hill Park because “it’s where the community comes together for all big and small events, including the famous Halloween parade.”
She points out the 1897 Beaux-Arts landmark building, which has been converted to condos, and stops in at The Long Island Bar for a chilled beer. “It is one of the oldest bars in the neighborhood,” she says. “Paisanos, an Italian butcher and deli, has been in business since 1965; it’s a perfect place to get marinated meats to cook at home. Brooklyn Farmacy & Soda Fountain, an ice cream shop that reminds me of Pop Tate from Archie Comics, is a must-visit.”
Woods and Wilding like to show clients the boutiques that line Court and Smith Streets. Generally, they stop in at gift stores Woods Grove and Wanderlustre; The RealReal, a luxury resale store; and the clothing stores Haus of Hanz and Rag & Bone.
Other places on their tour include The Long Island Bar, Trader Joe’s, Cobble Hill Cinemas, Cobble Hill Park, and nearby Brooklyn Bridge Park.
What are the nearby neighborhoods, and are they less expensive?
While Brooklyn Heights is comparable in price to Cobble Hill, Malhotra says that Boerum Hill and Carroll Gardens are less expensive alternatives.
Check out these listings that are around $1 million in Cobble Hill.
443 Hicks St., #5H
Listed for $525,000, this newly renovated one-bedroom, one-bath condo is 531 square feet. The unit has stainless steel kitchen appliances, including a dishwasher. It’s part of Cobble Hill Towers, which dates to 1879 and is comprised of nine, six-story, red-brick buildings with decorative railings on the terraces. The buildings surround two large private courtyards.
220 Congress St., #4D
This corner one-bedroom, one-bath co-op, listed for $720,000, has four closets (two are walk-ins), a windowed galley kitchen, hardwood floors, original raised pocket-panel shutters, and a foyer that can double as a home office. The six-story elevator building is one of three adjacent buildings in the Congress Gardens complex that dates to 1952 and has a total of 114 units, a laundry room, bike room, and live-in super; there's currently a wait list for parking and storage.
200 Congress St., #5D
Also located in Congress Gardens (see above listing), this one-bedroom, one-bath co-op features an updated windowed kitchen, a separate foyer with three closets, and hardwood floors. It is listed for $750,000.
202 Baltic St., #1
This 440-square-foot co-op, one of five units in a 1910 townhouse, has one bedroom, one bath, a wood-burning fireplace, and access to a patio. Originally asking $688,000, it is now on the market for $659,000.
193 Clinton St., #3
Listed for $1.595 million, this co-op in a 23-foot-wide brownstone is set up as a two bedroom with a flexible office. The unit has one bath, high ceilings, solid wood doors, hardwood floors, and an open kitchen with granite countertops and stainless steel appliances. The living area features a marble working wood-burning fireplace and custom floor-to-ceiling built-ins. It is in contract.
Nancy A. Ruhling is a freelance writer based in New York City.
