A SPECIAL ADVERTISING SUPPLEMENT TO THE NEW YORK OBSERVER Spring 2011

COVER PHOTO
26 EAST 80TH, LISTED BY
SOTHEBY’S INTERNATIONAL
REALTY FOR $18,500,000 BY
ROGER ERICKSON,
(212) 606-7612.
 Editors’
notE
Dear readers,
Welcome to the spring
edition of Observer Townhouse
magazine. Biannually, we will
bring you the latest
information on the luxury world
of buying and renting town-
homes in New York City. In this
issue, we give you an overview
of the townhouse market, talk
about townhouse fixer-uppers
and even townhouses off the
beaten path.

Enjoy!
—Observer Townhouse editors

278 DeKalb ave. between Clinton anD

waverly avenues, listeD at $1,995,000.
listeD by HalsteaD agent sanDra y.
FrieDman, svP, (212) 381-3206.
120 EAST 70TH STREET: Built in 1903, with a superb Neo Federal style brick façade, this architecturally
important 6 story townhouse in beautiful condition, is one of the most distinguished on the most renowned block.
Approximately10,000 sq. ft., 16 rooms, 11’ ceilings, 9 bedrooms, 9 baths, 3 powder rooms, staff room, 8 fireplaces, 3
terraces, and an elevator. Offered at $26,000,000. WEB: NYO0016387

Louise Beit, 212.606.7703

Senior Vice President, Associate Broker

EAST SIDE MANHATTAN BROKERAGE I sothebyshomes.com/nyc

38 EAST 61ST STREET NEW YORK, NY 10065 T 212.606.7660 F 212.606.7661

Sotheby’s International Realty, Inc. is owned and operated by NRT LLC. Sotheby’s International Realty® is a registered trademark.

Townhouse markeT conTinues To move
Townhouses give buyers and renters their own little piece of the city • by Rachel Morgan
T
here’s always been a certain je ne
sais quoi when it comes to town-
house living in New York. Town-
houses, with their private outdoor
space, multiple-floor living and no
upstairs neighbors, have, to some,
long been considered real estate
nirvana in New York City.
There’s historical significance to these breath-
taking homes as well. Well-to-doers and heiresses
inhabited townhomes in the 19th century, and
now bankers and fashion moguls call townhouses
home. What’s more, the limited number of town-
houses in the city are yet another cause behind
these homes being such hot commodites.
“Townhouse living offers a delightful com-
bination of owning a contained dwelling in the
midst of an urban area,” said Eileen Robert, Cor-
corcan senior vice president and director of town-
house sales. “The privacy offered is unparalleled
by any other form of New York City housing. The
houses themselves have charm, character, often
original details, fireplaces—the original form of
heating—and usually there is always an outdoor
component. Some even have garages and a few
still have carriage houses in the rear. It is very
4 • townhouse
special to entertain friends by dining al fresco in
the midst of the busy city.”
Brokers say that townhomes offer buyers their
very own kingdom within the hustle and bustle of
Manhattan.
“Each townhouse offers a buyer his or her own
castle,” said Paula Del Nunzio, senior vice presi-
dent and managing director at Brown Harris Ste-
vens Residential Sales, LLC. “Many townhouses
offer the luxury of not only a garden but addition-
al terraces that can be planted and the possibil-
ity of a rooftop garden as well. There is excellent
division of public and private areas so adults, kids
and extended family members can have their own
‘fiefdoms,’ but within easy contact of each other.”
Leslie Mason, managing director and town-
house specialist at Prudential Douglas Elliman
Real Estate, knows this feeling firsthand, as she
owns a townhouse in Greenwich Village.
“I find the experience of owning a house to be
incredibly satisfying in a million different ways,”
he said. “I love to walk into my garden and see
birds and trees, flowers and even sometimes
hawks and to talk about these things with my
daughter. We plant in the garden, rake the leaves,
entertain with friends, and play. Owning a house
449 50th St. in SunSet
Park, Brooklyn,
liSted By Citi haBitatS
agent lara nangle
(347-834-6434) for
$996,000.
in New York City gives me a feeling of indepen-
dence and privacy while at the same time con-
necting me to my neighbors and to my commu-
nity. It fulfills a basic desire to own land and be
connected to the terra firma.”
The city’s fascination with townhouses seems
to be deep-rooted.
“People love townhouses for a lot of differ-
ent reasons, but I think the main one is that it is
their own space, no one above or below you, and
you can create your own little piece of heaven in
a crowded city, close the door and it’s all yours,”
said Lucie Holt, senior vice president and associ-
ate broker at Citi Habitats. “They usually have
historical significance and character and bring us
back to a time when things were simple.”
“Townhouses offer expansive living space,
gardens, flexible financing and not having to deal
with the co-op board approval process,” said
Roger Erickson, senior managing director at So-
theby’s International Realty. “And of course you
get to live in your own ‘castle,’ never having to say
hello to neighbors or doormen.”
Edward Joseph, senior vice president, associ-
ate broker and director of Brown Harris Stevens
Residential Sales, points out privacy as a major
 ROGER ERICKSON | DISTINCITVE
TOW N H O U S E S

MANSION OFF FIFTH AVE: 80th St. Grand, 5 storyVictorian home rich in detail. Gold
Coast block. 14’ ceilings, 6 bedrooms, renovated. $18,500,000. WEB:NYO0017305

SPECTACULAR CARRIAGE HOUSE: 25’ wide and absolutely CLASSIC WESTSIDE HOME: Close to Central Park and
spectacular.Two great rooms with 20’ ceilings is just the beginning. Lincoln Center, renovated 5 story with 5 bedrooms, garden, and
+10,000 sq ft. Don’t miss it! $19,000,000. WEB:NYO0017249 a professional recording studio. $8,450,000. WEB:NYO0017323

EAST SIDE MANHATTAN BROKERAGE I sothebyshomes.com/nyc

38 EAST 61ST STREET NEW YORK, NY 10065 T 212.606.7660 F 212.606.7661

ROGER ERICKSON, SENIOR MANAGING DIRECTOR

T 212.606.7612 I www.roger-erickson.com
Sotheby’s International Realty, Inc. is owned and operated by NRT LLC. Sotheby’s International Realty® is a registered trademark.
 basketball coUrt
at 119 east 38th
st. in mUrray hill.
listed by katherine
slattery and John
slattery of the
corcoran groUP at
$8,995,000.

garden at 41 east
70th st in lenox hill,
listed by brown
harris stevens agent
PaUla del nUnzio
(212-906-9207) at $20
million. Above: 870 Park ave. on the UPPer east side, listed by PrUdential
doUglas elliman agent dolly lenz (212-891-7113) at $24,500,000.

‘Each townhousE
offErs a buyEr
thEir own castlE.’
factor in the popularity of townhouses.
“It’s psychological as well as practical,” he said.
“People like the idea and feeling of living in their
own house. Privacy is so rare in the city, as is in-
dependence, and as a townhouse owner, you don’t
have to answer to your building’s board or asso-
ciation. Also, people who are attracted to town-
house living often crave details like fireplaces,
extra square footage and multiple outdoor areas
that are more typical in townhouses.”
David Ethan Kornmeier, vice president and di-
rector at Brown Harris Stevens Residential Sales,
agrees—extra space is a major positive when it
comes to townhouse living.
“There are not many opportunities in Manhat-
tan to own over 5,000 square feet,” he said. “One
could buy that much space in a townhouse, albeit
one with issues that need to be resolved, for $500
a foot or maybe even a bit less.”
Other brokers put it simply.
“Townhouses represent great value when
viewed on the basis of how much square footage a
buyer gets for his or her dollar,” said Cathy Taub,
executive vice president and associate broker at
Stribling and Associates.
“It’s an incredible ‘bang for the buck.’”
unexpected amenities
The seemingly unheard of amenities and features
townhouses possess are a major selling point,
as these iconic and often historic buildings offer
extras no high-rise luxury ever could.
Taub says that the homes’ original details,
such as “very high ceilings—parlor floors often
have 14-foot ceilings—amazing woodwork, and
beautiful flooring and molding,” are major draws.
In addition, thera are private swimming pools,
basketball courts and private garages, notes Del
Nunzio. Joseph sees buyers getting excited about
such features as “fireplaces, outdoor areas such
as gardens and terraces, and preserved original
period details, such as moldings and intricate
woodwork.”
Space, privacy and decreased noise are other
selling points, said Charles Ruoff, senior vice
president and associate broker at Brown Harris
Stevens, Brooklyn, LLC.
“Three of the most attractive features of town-
house living are the ability to achieve more space
than would typically be available in a co-op or
condo; the exclusivity of a garden, terrace or oth-
er green space; and privacy and the ability to limit
outside distractions such as noise,” he said.
These amenities allow townhouse owners to
create their own sanctuary within the city.
“There is a great sense of proprietorship when
one owns a townhouse, an invitation to create
your own paradise within; and there is a sense of
place, especially in those townhouses that reso-
nate with historical precedence,” said Louise Beit,
senior vice president at Sotheby’s International
Realty. “Townhouses have an ability to respond to
the soul, to connect us to ourselves, from the first
initial glimpse of the architecture of the facade to
lingering in the landscaped garden.”
a thriving market
As far as the state of the townhouse market, bro-
kers say it is active—and prices are rising.
“Interestingly, record prices are still being set
in certain limited-availability markets such as
the Upper West Side single-family townhouse
market,” Kornmeier said. “For example, 22 West
75th Street and 26 West 76th Street both traded
for close to $19,000,000. The previous record sale
was back in 2007 for $15,750,000.”
Taub sees similar movement.
“The townhouse market has seen a substan-
tial strengthening,” Taub said. “There is limited
inventory in prime locations. Average time on the
market has decreased as well.”
Brokers from Halstead Property also see an up-
tick in activity.
“We are seeing more activity and definitely

6 • townhouse
 REPRESENTING MANHATTAN’S
OLGA NEULIST PREMIER RESIDENCES

CREATE YOUR OWN DREAMHOUSE

23 DOWNING STREET OFFERED AT $3,500,000
OLGA NEULIST, SENIOR VICE PRESIDENT, ASSOCIATE BROKER
212.606.7707 | olga.neulist@sothebyshomes.com | olganeulist.com

SOTHEBY’S INTERNATIONAL REALTY | EAST SIDE MANHATTAN BROKERAGE

38 EAST 61ST STREET, NEW YORK, NY 10065 | sothebyshomes.com/nyc

Operated by Sotheby’s International Realty, Inc. Sotheby’s International Realty® is a registered trademark.
 28 GROVE ST. IN WEST
VILLAGE, LISTED BY
HALSTEAD AGENT ASTRID
PILLAY (212-381-2262) AT
$14,900,000.
more serious buyers,” said Judy
Oston, senior vice president and as-
sociate broker in Halstead’s West
Side office, and Donald Correia,
senior vice president and associ-
ate broker in Halstead’s West Side
office, in a joint statement. “Many
buyers were waiting through the
fall and winter to see the state of
the economy. Some have just waited
long enough and now are antsy to
get going and buy their home. Many
were the benefactors of a good
Wall Street year and have reaped
good bonuses—they are ready to
spend. In general, I hear that serious
buyers feel it’s a great time to buy.”
Lauren Cangiano, executive vice
president at Halstead, said the
townhouse market is definitely “get-
ting stronger.”
“Townhome prices skyrocketed
from the levels they were at 10 years
ago,” she said. “Prices were at their
peak from 2004 to 2007. It has taken
the most time in the townhome
arena for prices to settle where they
should be. Condos and co-ops cor-
rected much more quickly.”
And buyers aren’t immune to the
fact that townhouses are fantastic
investments.
“Townhouses at this moment of-
fer outstanding investment value,”
said Erickson. “Prices have come
down substantially from their highs,
and this is one of the best times ever
to buy into the exclusive lifestyle
townhouses offer.”
George van der Ploeg, senior vice
president at Prudential Douglas El-
liman, would describe the market as
in balance.
8 • TOWNHOUSE
“Supply and demand are in bal-
ance, meaning that prices are hold-
ing up nicely,” he said. “Houses that
are priced right sell quickly, even
at the high end. For example, I am
closing a Village exclusive priced
at $18,900,000 on Friday. We had
a signed contract within three
months.”
But this increase in movement
comes in tandem with a limited sup-
ply of these single-family stunners.
“In terms of the future, I think
it looks very exciting,” said Meris
Blumstein, senior vice president and
associate broker at Corcoran. “I wish
I had a crystal ball. Unfortunately I
don’t. I think the inventory is very
thin throughout the city presently.
There is always a need for quality
properties [in the city] and that is
very much so of townhouses.”
Linda Melnick, senior vice presi-
dent and broker at Stribling and
Associates, cites selected areas of
movement.
“[I’m seeing] pockets of activity,
where priced correctly,” she said. “I
have been seeing a lot of product go-
ing into contract recently.”
Popular areas of townhouse de-
velopment
As expected, a major area for the
development of townhouses —often
a conversion from multiple family
homes back to their original, single-
residence glory—is the Upper East
Side. But other areas of develop-
ment include Harlem.
“Developers with larger financial
resources concentrate on converting
townhouses back to single-family
use in the most valuable locations,
 310 WEST 88TH ST
TOWNHOUSE | MICHAEL PELLEGRINO

This magnificent 20 ft wide townhouse is located on one of the most desirable,

tree lined upper West Side blocks between West End Avenue and Riverside Drive.

The residence is presently a 5 ½ story town house, configured as a 9 unit

apartment house. The property presently has a high market value rent role with
only 1 of the 9 units under RS. All of the other 8 units are deregulated making
it easy to vacate and create a grand single family residence or an owner’s garden
duplex plus a generous income to cover expenses.

The property is on a 20’ x 100’ lot and the residence is built 20’ X 70’ with a sun
drenched South garden.

Offered at $5,100,000
Real Estate Taxes: $41,000/annual
WEB: NYO0017324

EAST SIDE MANHATTAN BROKERAGE I sothebyshomes.com/nyc

38 EAST 61ST STREET NEW YORK, NY 10065 T 212.606.7660 F 212.606.7661

MICHAEL PELLEGRINO, SENIOR VICE PRESIDENT, ASSOCIATE BROKER

T 212.400.8731 I michael.pellegrino@sothebyshomes.com
©MMVII Sotheby’s International Realty Affiliates LLC. All Rights Reserved. Sotheby’s International Realty® is a licensed trademark to Sotheby’s International Realty Affiliates LLC. An Equal Opportunity Company. Equal Housing Opportunity.
Owned and Operated by NRT LLC. This is based upon information which we consider reliable, but because it has been supplied by third parties, we cannot represent that it is accurate or complete, and it should not be relied upon as such.
This offering is subject to errors, omissions and changes including price or withdrawal without notice. All dimensions are approximate and have not been verified by the seller and cannot be verified by Sotheby’s International Realty LLC. It is
recommended that you hire a professional in the business of determining dimensions, such as an appraiser, architect or civil engineer to determine such information.
Protect your most InterIor of 51 West
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such as the Upper East Side and Up-
per West Side near Central Park
and Riverside Park, while those
with more limited resources con-
vert townhouses to single-family
and multifamily use in more afford-
able areas such as Harlem,” van der
Ploeg said.
Joseph also names Harlem as a
hot spot.
“East and West Harlem are the
biggest areas for townhouse devel-
opment right now, in my opinion,”
he said.
Erickson said popular neigh-
borhoods really depend on the
buyer.
“Buyers typically have a definite
neighborhood in mind when they
are looking for a townhouse,” he
said. “Many desire the downtown
neighborhood, and there are many
great homes there. Our market is
vibrant, healthy and hot.”
When all is said and done, it
seems that townhouses provide
buyers with a bucolic escape
from the city.
“It’s like having a piece of the
country in the city, so there is an
element of charm, quiet and peace
that is not attainable in an apart-
ment residence,” Taub said.
Cangiano agrees.
“It’s the closest way to mimic
suburban life within the city,” she
said.
Another major factor when it
comes to desirability is quite simply,
ownership.
“Townhouses are real property,
so unlike cooperative apartments in
white-glove buildings where you are
purchasing shares in a corporation,”
Ruoff said. “You buy the building,
and it’s yours.”
According to Correia and Oston,
it’s about “the autonomy of owning
your own piece of New York City. It’s
a singular entity in the land of apart-
ment buildings.”
And of course, townhomes rep-
resent old New York and all that
entails.
“They are reminiscent of a time
gone by,” Correia and Oston said.
Melnick agrees.
“House living is elegant, evok-
ing a time in history long gone,” she
said.
This sentiment seems to be al-
most universal among brokers.
“Townhouses represent a con-
nection to the city’s history, and
a genteel lifestyle,” said Charles
Homet, senior vice president
and associate broker at Halstead
Property. “Elements like a private
garden, wood burning fireplaces,
elegant building materials and
decorative details like ornate
moldings have almost universal
appeal.”
The exclusivity that comes along
with owning your own home in a
city of renters is undoubtedly one
of the biggest draws of owning a
townhouse.
“There are only a limited number
of townhouses in New York City,”
Blumstein said. “It’s very special
and exciting for someone. It’s a rare
property.”
As Jan Hashey, managing direc-
tor and broker at Prudential Douglas
Elliman puts it, townhouses simply
offer the best of both worlds.
“You can create the illusion of
grand suburban living, yet be at the
opera at 8.”

10 • townhouse
 D I S T I N C T I V E TO W N H O U S E S

22 E 71ST ST.: Spectacular 45’ wide limestone mansion zoned for Exceptional 28’ wide limestone mansion with ball room, architec-
commercial/residential use. 21,000+/- sq ft. WEB: NYO0015884. tural details, being completely restored. 6 stories, 14,000 ± sq ft.
$50,000,000. Serena Boardman, M. Smith, 212.606.7611/7683 WEB: NYO0017170. $30,000,000. Fred Williams. 212.606.7737

47 WEST 9TH STREET: Newly and impeccably renovated 28’ 1 EAST 94TH ST: Beautifully renovated and grandly scaled 25’ lime-
brownstone. Many meticulously restored details. 9,000+/- sq ft. stone mansion with garage. Flooded with sun light. $26,000,000.
$28,500,000 WEB:NYO0017455. S. Boardman, 212.606.7611 WEB: NYO0017040. Serena Boardman, 212.606.7611

EAST SIDE MANHATTAN BROKERAGE I sothebyshomes.com/nyc

38 EAST 61ST STREET NEW YORK, NY 10065 T 212.606.7660 F 212.606.7661

Sotheby’s International Realty, Inc. is owned and operated by NRT LLC. Sotheby’s International Realty® is a registered trademark.
 A fixer-upper at 23 Downing St. in Greenwich Village.
Listed by Sotheby’s International Realty agent Olga
Neulist (212-606-7707) at $3,995,000.

Townhouse
fixer-
uppers
These stunning homes simply need
a little TLC to restore then to
their original glory • by Rachel Morgan

Townhouses ofTen eliciT
thought of chic furnishings, pristine
finishes and a unique city-meets-
country living experience—not ex-
tensive plumbing repairs and crum-
bling fireplaces.
But in the case of these New
York City fixer-upper townhouses,
that’s exactly what you’ll get—and
it takes a special buyer to take a fad-
ing townhouse and restore it to its
original glory, said Olga Neulist, se-
nior vice president of Sotheby’s In-
ternational Realty.
“The house itself, you have to be
able to see through it,” she said.
Neulist currently is listing a
3,400-square-foot townhouse at 23
Downing Street in Greenwich Village,
undoubtedly a fixer-upper—even the
listing says so. And it’s priced right,
too, at just $3.5 million.
“It’s a house that is located in a
perfect location, very quiet, and
very convenient for transporta-
tion. [It] is not a big house, but it
has a garden, fireplaces and three
stories,” Neulist said of the 89-by-
18-foot building. “According to our
architect you can add another floor.
It has great natural light and the
house itself dates back to around
1760.”
But as a fixer-upper, the house
is not without its drawbacks. Like
most of its kind, it needs a substan-
tial amount of work to restore it to
its former glory
“The potential is there to do it,”
Neulist said. “Whoever has the time
and money. You can probably put a
million, a million and a half into it.
The house is not in great shape, but
the potential is great. What you are

12 • townhouse
 D I S T I N C T I V E TO W N H O U S E S

EAST 60’s MANSION: Elegant 25’-wide, 5 story home in triple TOWNHOUSE OFF SUTTON SQ: Private gated cobble-
mint condition. 10,000+/- sq. ft.. Motivated seller. $25,000,000. stone street with own parking space. River views, 4 bedrooms.
WEB: NYO0016084. $25,000,000. Fred Williams. 212.606.7737 $15,500,000. WEB: NYO0017423. Lee Summers, 212.606.7789

232 EAST 61ST STREET: Beautifully renovated 20’-wide 5-story GREAT INVESTMENT PROPERTY: 21’ wide, 6-story mixed
plus roof deck townhouse. 7 bedrooms, 6½ baths, 6,675± sq ft. used building in A+ location. $8,000,000 WEB: NYO0017416. M.
$8,750,000. WEB: NYO0017411. Eva Mohr, 212.606.7736 Landegger, 212.606.7665, C. Mouterde-Berk, 212.606.7642

EAST SIDE MANHATTAN BROKERAGE I sothebyshomes.com/nyc

38 EAST 61ST STREET NEW YORK, NY 10065 T 212.606.7660 F 212.606.7661

Sotheby’s International Realty, Inc. is owned and operated by NRT LLC. Sotheby’s International Realty® is a registered trademark.
 A fixer-upper at 9
Commerce Street. The
property was listed
by Citi Habitats at
$2,495,000 by Lucie
Holt (212-253 2525)
and Danny Davis,
(917-776-8564) but is
no longer available.

selling is the location.”

The Greenwich Village town-
house has been on the market on
and off since last summer.
Fixer-uppers on the East Side are
also common.
“A good example [of a fixer-up-
per] is my own listing at 34 East 68th
Stret,” said George van der Ploeg,
senior vice president at Prudential
Douglas Elliman. “This is a grand old
townhouse built as a single-family
residence in the 1880s and convert-
ed to a 10-unit apartment building
in the 1920s at a time when affluent
New Yorker families were leaving
their townhouses—which required
a large staff to maintain—for luxury
apartment buildings.”
This particular townhome is five
stories and 22 feet wide and boasts a
stunning 8,900 square feet. The ask-
ing price is $11,975,000, or $1,345
per square foot.
While this East Side stunner re-
quires some serious work, the end
result will be worth the investment,
van der Ploeg said.
“However, after conversion back
to single-family use, involving ex-
pansion and a complete renovation
costing around $500 per square
foot, or $5 million, this house should
be worth around $2,500 per square
foot, or $25 million,” he said. “In
other words, you can purchase this
house for a little under $12 million,
put another $5 million into it and
be left with a house that is exactly
what you want and worth $25 mil-
lion, or $8 million more than you in-
vested. We are finding that there is
considerable demand for this prop-
erty from end-users and developers
alike and we have received several
good offers.”
Linda Melnick, senior vice presi-
dent and broker at Stribling and As-
sociates, agrees that townhouses
are a wise investment.
“Townhouses have and will al-
ways be a value investment,” she
said. “There are a finite number of
them, and as my partner, Tim Des-
mond, always says, it’s like buying
oceanfront property.”
Charles Ruoff, senior vice presi-

14 • townhouse
 paula del nunZio • RepResented the highest selling Residential townhouse
Senior Vice President, Managing Director in 2010 at $44,000,000
Licensed Associate Real Estate Broker
212-906-9207 • highest selling Residential townhouse foR thiRd time in
pdelnunzio@bhsusa.com past fouR yeaRs

445 Park Avenue • sinCe 2007, paula has sold 43 townhouses

New York, NY 10022 foR a total Value of neaRly $700,000,000

the ReCoRd speaks foR itself

Of the eight largest residential townhouse sales, Paula had represented the seller of seven, the seller and buyer of one, and sold one twice.

sold $53,000,000 – oCtobeR 2006
Highest townhouse sale ever. Highest townhouse sale for
2006 and highest residential sale ever for any property type.
The Harkness Mansion. At approx 22,000SF and featuring
grand 14’ ceilings as well as elegant, expansive living spaces,
this residence has retained all of the grandeur and breadth
that originally drew so many notable names throughout the
years. Spanning 50’ in width, this property presented the ideal
opportunity to create an unparalleled private residence in NY.
sold $49,000,000 – febRuaRy 2008
Highest townhouse sale for 2008 and highest residential sale
in 2008 for any property type.
The Milbank Mansion. Created by Jeremiah Milbank
who combined 14 and 16 East 67th Street in 1919, this
48 foot-wide 21,000 square foot residence features a 30
foot swimming pool in a double-height space, numerous
outdoor spaces, a suite of staff quarters on top, and superb
entertaining spaces.
sold $44,000,000 – July 2010
sold $40,000,000 – maRCh 2006
Highest townhouse sale for 2010 and highest residential sale
in 2010 for any property type. Resold for 10% more than
owner paid in 2006.
The Duke-Semans Mansion. An incomparable corner location
on Fifth and 82nd Street, with 103 feet of frontage on the
side entry and 27 feet in width, the extraordinary living and
entertaining spaces of landmarked Duke-Semans Manison.

Recognized as one of the top-producing brokers in New York City, Paula Del Nunzio has specialized in townhouses, penthouses and townhouse equivalent spaces for more than 20 years.
A senior vice president and managing director at Brown Harris Stevens, her encyclopedic knowledge of the townhouse market is a unique benefit to both buyers and sellers.

We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. We encourage and support an affirmative advertising
and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status or national origin.
 Interior of a
fixer-upper at
9 Commerce
Street. Property
was listed by
Citi Habitats
at $2,495,000
by Lucie Holt
(212-253 2525)
and Danny Davis
(917-776-8564)
but is no longer
available.

‘Townhouses
have and will
always be a
value invesTmenT …
There are a
finiTe number
of Them.’
–Linda Melnick, stribling and Associates

dent and associate broker at Brown
Harris Stevens, Brooklyn, LLC, men-
tions several fixer-uppers in the bor-
ough.
“There is a grand Federal brick
townhouse at 46 Willow on the market
for $4 million,” he said. “The house is
25 feet wide on a lovely North Heights
block and provides significant rental
income. I personally have a five-story
house on Berkeley Place in Park Slope
with grand details and great views of
the N.Y.C. skyline. The house needs to
be fully renovated and the list price is
$2.15 million.”
Harlem is another area rife with
fixer-uppers.
“We sold one in Harlem a few years
ago that had a collapsed roof and all
the floors rotted through,” Judy Os-
ton, senior vice president and asso-
ciate broker in Halstead’s West Side
office, and Donald Correia, senior
vice president and associate broker in
Halstead’s West Side office, in a joint
statement. “We couldn’t even enter
the building very far or we could have
fallen through the rotting floors into
the cellar.”
They compared it to the fixer-up-
per townhouse in the classic ’90s film
Home Alone 2.
But Harlem is just the beginning
when it comes to fixer-uppers.
“[These fixer-uppers] can be any-
where—the East Side, the West Side,
Harlem, downtown, Brooklyn—some
need a total gut. Others need new
electricity, plumbing, floors, structur-
al beams, staircases, windows, roof
and the chimney. Others need more
cosmetics—new kit, baths, some up-
grading of systems; they may need a
legal Certificate of Occupancy since
the existing one doesn’t reflect what’s
really there.”
According to Eileen Robert, Corc-
oran senior vice president and direc-
tor of townhouse sales, in a way, all
townhouses need some amount of
work before the move-in.
“Fixer-uppers are everywhere,”
she said. “Nonetheless, even a buy-
er purchasing a move-in condition
townhouse always renovates to put
his or her own stamp on the place.”
Paula Del Nunzio, senior vice
president and managing director
at Brown Harris Stevens Residen-
tial Sales, LLC, echoed Robert’s sen-
timents.
“Almost every large townhouse
sale above $35 million needed reno-
vation, so buyers of very large hous-
es are aware of this issue,” she said.
“In all likelihood, these buyers would
renovate to their own taste in any
event, so just as well.”

16 • townhouse
 WOLF JAKUBOWSKI 2010 BROWN HARRIS STEVENS TOWNHOUSE BROKER OF THE YEAR, BOTH
FOR TOWNHOUSES SOLD AND COMMISSIONS EARNED
Senior Vice President, Managing Director
Licensed Associate Real Estate Broker BROWN HARRIS STEVENS TOWNHOUSE BROKER OF THE YEAR FOR 8
1926 Broadway OF THE LAST 9 YEARS

New York, NY 10023 MORE THAN $1 BILLION WORTH OF TOWNHOUSE SALES TO DATE
212-588-5630 PUBLISHES AN ACCLAIMED TOWNHOUSE NEWSLETTER THAT REACHES
wjakubowski@bhsusa.com MORE THAN 8,000 TOWNHOUSE OWNERS AND PROSPECTIVE OWNERS

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60 WEST 9TH STREET 327 WEST 76TH STREET 40 WEST 69TH STREET 25 WEST 19TH STREET 119 EAST 17TH STREET

We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. We encourage and support an affirmative advertising
and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status or national origin.
 Roofdeck of 153 Franklin Street in
Tribeca, listed at $13,995,000 by
Prudential Douglas Elliman agents
Robert Dvorin (212-727-6100),
Young Lee (212-321-7126) and
Ian Wolf (212-321-7177).

When considering toWn-

houses in New York, one may
think of the storied brownstones of
the Upper West Side or the luxuri-
ous, ornate townhouses on the Up-
per East Side. But these iconic, old
New York–style homes are located
in some unexpected places as well.
“Families, affluent buyers and
creative buyers are finding unique
and lovely homes in every nook
and cranny of the city,” said Charles
Homet, senior vice president and as-
sociate broker at Halstead Property.
This influx of development may
be due in part to townhouses that
were parceled off into multiple
family homes now being restored
back to their original glory.
“Many townhouses were con-
verted from single-family homes
to multiple-unit dwellings at vari-
ous times as the city’s economy
soured,” Homet said. “Conversion
of these back into luxurious one-
family dwellings offers great devel-
opment potential.”
According to Charles Ruoff, se-
nior vice president and associate
broker at Brown Harris Stevens
Brooklyn, LLC, that borough has
emerged as a top market for town-
house development—but supply is
limited.
“I principally represent buyers
and sellers in the purchase and sale
of townhouses and brownstones
in downtown Brooklyn, [which in-
cludes] Brooklyn Heights, Cobble
Hill, Fort Greene, Park Slope and
Prospect Heights,” he said. “We are
in dire need of houses at all price
points. Inventory is extremely low,

Townhouses
and the selling prices we have been
able to achieve since the fall of
2010 are in most instances higher

off the Beaten Path

than the prices would have been
at the peak of the market, in 2007
through early 2008.”
Ruoff also sees an increase in de-
velopment in the Brooklyn market
to accommodate the pressing need
By Rachel Morgan for single-family living.
“Many of the most desirable lo-
cations in the downtown Brooklyn
market are in landmark areas,” he
said. “The available footprint to

18 • townhouse
 New York
Connecticut
New Jersey
halstead.com

F e at u r e d t O W N H O u S e S
FEATURED PROPERTY

LANDMARKED 22 FEET x 100 FEET. West Village Excl. Elevator takes you to all 4 floors
of this incredibly renovated townhouse. 7 bedrooms, 5 full and 2 half baths. 45 foot south
garden, 22 feet x 10 feet terrace. $14.9M. Web#1719238
Astrid Pillay, SVP 212.381.2262

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PRIME w 78TH sT BEAuTY.

UWS Excl. Historic
townhouse, near American
Museum of Natural History
and Central Park, income
producing or restore to
single family. $4.2M.
Web#1937971
Lisa Conway, SVP
212.381.6507
Mary Ferraro
212.381.6584

HAVE IT ALL IN. 36th St/Park Ave Excl. 5.5-story townhouse with sTuNNING TOwNHOusE. 30s/E Excl. 21’ wide townhouse with prewar
spectacular owner’s triplex plus 2 income units. State-of-the-art, sunny 2BR details and heated pool in garden. Stunning owner’s duplex with 3BR, 2.5
triplex with new elevator to all units. High income. $5.5M. Web#385840 bath, 3 wbfp and two 3BR income units. $4.995M. Web#1893878
Judith Oston, SVP 212.381.2370 Lauren Cangiano, EVP 212.381.3397

HAMILTON HEIGHTs GEM.

Harlem Excl. Amazing
townhouse on historic blk.
Original details and modern,
6 bedroom, 3.5 bath home
with 6 fireplaces, 2-zone
CAC, 9 flat screen TV’s,
terrace and yard. $1.925M.
Web#919197
Laurence Pinckney
212.381.6559

GREAT LOCATION AND POTENTIAL. 80s/CPW Excl. 5.5-story HARLEM TOwNHOusE. Harlem Excl. 5 story, newly renov owner’s
townhouse off CPW. 8 units incl 2BR penthouse, delivered vacant. Live triplex. Private gated parking. Great value. Incl separate 3BR duplex suitable
with income or convert to a fab single family home. $4.35M. Web#383862 for sublet. Taxes under $7,500/year. Move in now. $1.99M. Web#1593291
Don Correia, SVP 212.381.2371 Stephanie Dennett, VP 212.381.6567

BROOklYn BROOklYn BROOklYn HIsTORIC TwNH GEM.

Clinton Hill Excl.
Landmark home chock
full of details, fireplaces,
stained glass windows, 4
floors, 4 bedroom, den,
6 baths, garden, park and
transportation nearby.
$1.995M. Web#1880316
Sandra Y. Friedman, SVP
212.381.3206

80 MET TOwNHOusE TRIPLEX. Williamsburg Excl. 3BR, 2.5 lux baths. DREAM LIMEsTONE. Park Slope Excl. Historic 20 foot wide 5 BR,
Fully equipped, state-of-the-art island kitchen, prvt outdoor space, terrace, 2.5 bath single family on Third St off Prospect Park. Many unique orig.
rec rm, drive-in parking. 25 year tax abatement. $1.375M. Web#1489970 details, truly gracious living. $3.1M. Web#1923377
Jay Overbye, SVP 212.381.2247 Andy Friedman 718.613.2021

We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. We encourage and support an affirmative advertising
and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status or national origin.

View all our Townhouse Exclusives

How Real Estate Gets Real at halstead.com
 11 Leroy Street in Greenwich Vil-
lage. Listed by Corcoran agents
Sara Gelbard (212-242-9941) and
Paul Kolbusz (212-500-7026) ‘Most of the
at $9,950,000.
townhouses
in what is
now called
tribeca were
deMolished
years ago to
Make way for
coMMercial
loft buildings.’
–George van der Ploeg,
Prudential Douglas elliman

123 West 122nd Street between

Lenox and Seventh avenues, Living room of 11 Leroy Street
listed at $2,600,000 in Greenwich Village. Listed by
by Halstead agents Tony Von Corcoran agents Sara Gelbard
Meyers (212-381-4217) and (212-242-9941) and Paul Kolbusz
Neil Tilbury (212-381-6508). (212-500-7026) at $9,950,000.

build is quite small. We will prob-
ably see additional building at the
Brooklyn waterfront and possibly
in the Gowanus area further down
the road. It will be interesting to
see how the Amity Street parcels
in Cobble Hill, which just changed
hands, will be developed.”
As the prices of townhouses have
risen in the downtown Brooklyn
area, up-and-coming areas in other
neighbrohoods have emerged, in-
cluding Clinton Hill, Windsor Ter-
race and Kensington, as well as Dit-
mas Park.
Ruoff recalls two notable town-
houses in Brooklyn he’s come
across—the former home of Jen-
nifer Connelly and Paul Bettany
on the corner of Carroll Street and
Prospect Park West in Park Slope,
and the old Truman Capote house
at 70 Willow Street in Brooklyn
Heights. Capote’s old landing pad
is currently on the market for $15.9
million.
As far as price per square foot,
downtown Brooklyn townhomes
run at about $500 to $700 per
square foot, compared to upward
of $800 to $900 per square foot in
the most popular neighborhoods.
Eileen Robert, Corcorcan se-
nior vice president and director
of townhouse sales, names Har-
lem and Brooklyn as top areas top
to find off-the-beaten-path town-
homes.
“Some of these houses have
more original details than mid-
Manhattan homes,” she said. “Two
weeks ago, I saw the most spec-
tacular original carved Mahogany
newel post in a Clinton Hill.”
But Robert remembers a Harlem
townhouse that sticks out in her
mind in terms of grandeur.
“If I had to choose one house
which made the most enduring im-
pression on me, the answer has to
be a house in Harlem on Hamilton
Terrace,” she said. “Not only was
this mansion on an architectural par
with just about any other house I’ve
seen, but it was situated on top of a
cliff. For pure drama and spectacu-
lar views, nothing can compare.”
But Lucie Holt, senior vice
president and associate broker
at Citi Habitats, said that in when
it comes to Harlem townhouses,
supply is tight.
“Harlem was years ago a big de-
velopment for townhouse develop-
ment because there were so many
shells available and going for low
prices, but that has tightened up a
bit,” she said.
Cathy Taub, executive vice presi-
dent and associate broker at Strib-
ling and Associates, also names the
uptown/Harlem area as a prime lo-
cale for these single-family gems.
“Harlem is home to many mag-
nificently detailed 19th-century
brownstones,” she said. “Striver’s
Row in the St. Nicholas Historic
District and homes in Hamilton
Heights are such examples.”
But Taub agrees with Ruoff in
terms of Brooklyn being a major
market as well.
“Brooklyn has homes of many
styles, depending on the neighbor-
hood, as it is less densely populat-
ed and has far fewer high-rises,”
she said.
And don’t forget about East Vil-
lage, the storied home of hipsters
and, as it turns out, townhouses
alike.
“There are examples of love-

20 • townhouse
70 JANE STREET • Far West Village • $6,950,000 • Rarely do houses become LOCATION, LOCATION, LOCATION • East 64th Street • $15,700,000 • Tie your
available with this sense of warmth & family enjoyment. Surprisingly spacious & name in history to the many elite families who have made 64th Street their home.
open for a 15.8 ft. house. South facing garden, original wood floors, 5+ bedrooms. Grace your morning with a stroll through adjacent Central Park. Web# 1294724.
Web# 1322806. Jan Hashey, EVP 212.206.2804 I Steve Halprin 212.206.2803 Avi Lasri 917.662.8525 I Stefani Pace 267.679.1642

LIVE AND WORK IN LUXURY
Murray Hill • Imagine combining the finest in Man-
hattan luxury townhouse living with every impeccable
detail and amenity of an ultra-chic work environment.
You can have it all. Web# 925219. Jeff Silverstein
917.686.3774 I Barbara Lamb 917.553.2329
GRACIOUS TOWNHOUSE
East 90s off 5th Avenue • $15,000,000 • 5 story 20
ft. single family. Formal dining room. Sunny parlor
floor with high ceilings & moldings. Master suite
with 2 marble baths. 4-6 additional bedrooms. New
Sie-Matic kitchen. Web# 1257776. Millard Dixon, SVP
212.350.2215 I Bill Pfaff 212.350.2260
GLORIOUS HOUSE AND GARDEN
Greenwich Village • $8,995,000 • Bathed in sunlight,
this single family home has an inherent beauty and
grace offering beautifully proportioned rooms on ev-
ery floor. 6-7 bedrooms, 6 baths, a spectacular gar-
den. Web# 1250115. Leslie Mason, SVP 212.206.2810

6 Bedroom • Sutton Place
East 58th Street • $7,500,000 • Newly listed and su-
perbly renovated 5-story house on Sutton Place with
6 bedrooms, 5.5 baths, 4 wood-burning fireplaces.
Steps away from lovely park overlooking East River.
Web# 1239309. George van der Ploeg 212.891.7621
Eileen Foy 212.891.7284
TOWNHOUSE DUPLEX & GARDEN HAMILTON HEIGHTS HOME
11 West 95th Street/off Central Park West • 1,995,000 Harlem • $995,000 • 1901 landmark townhouse
Living room & master bedroom framed by mahogany, has original mahogany mantels, ceramic tiles, 4
on parlour level. Garden floor for family living, open bedrooms, 3 baths, eat-in kitchen, den/office or
kitchen, dining room, family room + 3rd bedroom. 5th bedroom, skylights and sweet backyard. Web#
Bamboo garden. Web# 1324532. Karen Bressler 1334318. Nancy Cabrera 646.505.2245 I Wayne
917.445.1497 Murray 646.404.0623

LONG ISLAND MANHATTAN BROOKLYN QUEENS THE HAMPTONS THE NORTH FORK RIVERDALE/BRONX WESTCHESTER/PUTNAM

©2011. An independently owned and operated member of the Prudential Real Estate Affiliates, Inc. is a service mark of Prudential Insurance Company of America. Equal Housing Opportunity. All material presented herein is intended for information
purposes only. While, this information is believed to be correct, it is represented subject to errors, omissions, changes or withdrawal without notice. All property outlines and square footage in property listings are approximate.
 621 Third
Street between
Eighth and
Prospect Park
West. Listed at
$3,300,000
by Halstead
agent Andrew
Friedman, VP
(718-613-2021).

ly townhouses in the East Village.

Of course, the village, both cen-
tral and far west, is home to many
fine and valuable townhouses, but
I wouldn’t call that ‘off the beaten
track,’” Taub said.
Roger Erickson, senior managing
director at Sotheby’s International
Realty, also has seen townhouses
in the village, including one that he
just can’t seem to forget.
“Some of theSe “I once sold a townhouse that
was in the West Village,” he said. “It
houSeS have was located behind a small apart-
ment building. You walked into the
more original building, followed a corridor to the
back door, which opened to an ab-
detailS than solutely gorgeous garden. In that
garden was a charming two-story
mid-manhattan townhouse. Incredible!”
Holt also names the village as a
156 Lafayette
Avenue in Fort homeS,” hot area for townhouses—albeit
not as expensive as those on the Up-
Greene. Listed by –eileen Robert, Corcorcan
Corcoran agent
per East Side.
Tatiana Cames “The value of townhouses var-
(212-444-7833) ies depending, of course, on where
at $1,950,000. they are location-wise,” she said.
“Probably the most expensive area
for townhouses would be on the
Living room at 281 Henry Street
Upper East Side close to Fifth and
in Brooklyn Heights. Listed by
Corcoran agents Ellen Newman Madison, but the village is an area
(718-923-8072) and Lisa Detwiller where they are also sought after.”
(718-923-8091) at $5,395,000. While Robert can name many
notable townhouses that sit on the
Upper East Side, she also mentions
the area “downtown 10th Street be-
tween University and Sixth, as well
as the West Village name streets,
Bank, Charles and Perry,” as sought-
after areas, and Brooklyn Heights,
Montague Terrace and Columbia
Heights.
This just proves that townhous-
es can call other neighborhoods
home.
“The Upper East Side is just one
of the many neighborhoods with
sought-after townhouse inventory,”
Taub said. “Houses between Fifth
and Madison avenues are usually
quite wide and extremely expen-
sive. Only a rarefied group of buyers
can afford those. There are many
other options for townhouse buy-
ers than just the Upper East Side.”
According to George van der
Ploeg, senior vice president at Pru-

22 • townhouse
 GREENWICH YOUR OWN MANSION
VILLAGE 25 FT. OFF PARK
TOWNHOUSE East 60s/Madison Ave
16 East 10th Street $11,975,000
$14,900,000 Wide house on finest
Magnificent 8 bed- East Side block. Needs
room, 8 bath, 5 walk-in everything and priced
closets, 4 kitchens, accordingly. Chance to
14 ft. ceilings, crown create your own home
moldings, 11 fireplac- in best possible loca-
es, garden. Original tion. Web# 1235356.
detail throughout. George van der Ploeg
Web# 1310660. 212.891.7621
Patrick Gavin Nancy Aryeh
212.891.7297 212.891.7160
Robert Haberman
212.350.2219

ELEGANT LUXURY 3 UNITS/

RESTORATION HIGH CAP RATE
Chelsea East 50s/UN
$5,995,000 $12,000,000
This 22 ft. wide Unsurpassed 6-story,
1830s townhouse is 3-unit elevator building
in excellent condition, with 10,770 sf. Highest
has fabulous historic quality new construc-
detail, high ceilings, tion. Private outdoor
and 3 wonderful space with each unit.
outdoor spaces, Fully rented, high in-
single family or come, low expenses.
high income rentals. Web# 1143581.
Web# 1336541. George van der Ploeg SPECTACULAR LIMESTONE
Leslie Mason, SVP 212.891.7621 Fifth Avenue/East 70s • $22,500,000 • Magnificent
212.206.2810 Silvia Aboud townhouse located in the heart of the Upper East Side.
212.891.7045 This handsome limestone is rarely available in this su-
perior location. Original details. Web# 1230992. Faith
Einhorn 917.797.8999 I Millard Dixon 212.350.2215

WISHES CAN ELEGANT 4-STORY 163 EAST 94TH

COME TRUE TOWNHOUSE STREET
Carroll Gardens 160 East 95th Street Carnegie Hill
$2,999,000 $3,950,000 $4,295,000
Put this on your “must 18.75 ft width, 4-5 Charming 4-story
see” list. Located on bedroom, 3.5 baths, single family brown-
one of the most cov- 6 wood burning fire- stone with magnifi-
eted blocks in Carroll places, original wood cent gardens, Great
Gardens this Brown- floors, crown mold- period detail. Needs a
stone offers endless ings and high ceiling bit of TLC.
possibilities for the throughout. Sun-filled Web# 1234179.
creative eye. oversized rooms, open Lloyd Bowers
Call today. kitchen and lovely gar- 917.620.9441
Web# 1338096. den. Web# 1237999. Bill Pfaff
Immacolata Giocoli Ariel Tirosh 212.350.2260
718.935.6137 212.303.5267
917.569.9881

SALES RENTALS RELOCATION NEW DEVELOPMENTS RETAIL PROPERTY MANAGEMENT MORTGAGE TITLE INSURANCE

©2011. An independently owned and operated member of the Prudential Real Estate Affiliates, Inc. is a service mark of Prudential Insurance Company of America. Equal Housing Opportunity. All material presented herein is intended for information
purposes only. While, this information is believed to be correct, it is represented subject to errors, omissions, changes or withdrawal without notice. All property outlines and square footage in property listings are approximate.
153 Franklin Street in Tribeca. Listed at $13,995,000 by Elliman agents Robert
Dvorin (212-727-6100), Young Lee (212-321-7126) and Ian Wolf (212) 321-7177.
dential Douglas Elliman Real Es-
tate, when it comes to finding off-
the-beaten-path townhouses, one
must simply travel downtown.
“There are tons of townhouses
in these areas and all other areas
that were residential before 1920,”
he said. “Having said that, Tribeca
is a good example of ‘off the beaten
path’ since almost all of the town-
houses were demolished to make
way for commercial loft buildings
in the 19th and early 20th centu-
ries.”
However, increasingly popular
loft-style apartments have nearly
wiped out the existing inventory of
townhouses in Tribeca.
“Most of the townhouses in what
is now called Tribeca were demol-
ished years ago to make way for
commercial loft buildings,” van der
Ploeg said. “However, a few remain,
including 452 Greenwich, 27 Har-
rison and 39 Harrison. 153 Franklin
was built a few years ago to evoke a
traditional townhouse.”
Louise Beit, senior vice presi-
dent at Sotheby’s International Re-
24 • townhouse
alty, agrees, noting downtown as
an unexpected area ripe with town-
homes.
“Especially downtown along
the waterfront or on a cobblestone
street, where one will see one or
two neo-Federal brick townhouses
standing alone between loft build-
ings, which brings a certain nos-
talgia and yearning for the original
character of the street when there
was a whole row of these quaint
houses,” she said. “The commer-
cialization of these areas has result-
ed in the deletion of priceless archi-
tectural remnants of the past.”
It seems that instead of moving
to the suburbs upon the arrival of
children, families are instead put-
ting down roots in the city.
“The trend during the last 20
years is for urban living,” Hom-
et said. “This has revived whole
neighborhoods as buyers have
looked to stay in New York rath-
er than move to the suburbs. And
there will always be buyers seeking
the status and exclusivity of town-
home living.”
 S T R I B L I N G
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Renovated 5 Story Townhouse. E 60’s. 20 ft wide. Elevator. Bay windows, Gold Coast Village Townhse. First offer. Grand, state-of-art, triple mint, newly Perfect Townhouse with Garden. Move-in cond, 20 ft wide on low 80’s
garden entry, on a lovely street! Elegant LR/library & formal DR overlook a lush renov 28 ft wide, 5 story Italianate residence. 9000+sf sophisticated & chic living. Park-to-Madison block w/5BRs, including MBR suite w/2 bths & dressing rms, 4
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kitchen. Co-Excl. Reduced $12.95M. Web #1179151. Lisa Meyer 452-4417 $28.5M. Web #1210957. L.Melnick 212-452-4425/T.Desmond 452-4380 bar, DR w/French drs to grdn. $12.1M. Web #1178505. A.Lambert 452-4408

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10 rm home is a tastefully renov treasure, located in a quintessentially swelligant 200 Offices and 48 Countries Globally Neo-Georgian houses on beaut W 74th & w/sunny S expos has beaut light thru-
hideaway. Major rms overlook E.River & impeccable maintained private grdns. out. Owner’s dplx & 6 free mrkt apts. Can be del vacant for conv to single family
$10.75M. Web #1071519. B.Evans-Butler 212-452-4391/C.Kurtin 452-4406 or enjoyed as is w/excell income. $8.25M. Web #1216456. C.Taub 452-4387

Investment Opportunity. East 6th Street. East Village 20 foot wide by 50 foot Charming Turtle Bay Townhouse. This lovely home has LR with high ceilings Grand & Gracious. W 141st. 4 story, turn-of-century TH w/limestone & red brick
long 4 story, 4 unit walk-up building. Apartments are fully renovated & all units can & wood-paneling, spectacular terrace off DR which overlooks Turtle Bay Gardens, façade glistens in the shadows of City College. 6BRs, 3.5 bths, 2 kits resonate w/
be delivered vacant. 2 units have outdoor space & ground floor is live work & can 3BRs, potentially 4, & 4.5 baths. Additional separate floor-thru office/guest suite on eleg prewar charm & period details. Comfortable liv & grand entertaining. Live w/
be store/restaurant. $2.95M. Web #1075008. Tracie Golding 212-452-4394 garden floor. Unique oppty. $3.95M. Web #1055984. B.Ducrot 212-452-4381 rental inc. $1.775M. Web #1075184. L.Glick 585-4536/C.Mann 452-4426

129 Degraw Mews House. Cobble Hill West, Brooklyn. Own a house for Quarter Acre Grand Colonial Home. Prospect Park South, Brooklyn. 1926 Fieldston Castle, Modernized w/Walled Courtyrd & Terraced
price of apt w/extremely low taxes! 4 story w/3BRs, 2 fbths, 2 hbths. Opn liv/din Elegant 6 bedroom, 4.5 bath house on picture-perfect tree-lined street. Stunning Gardens. 14 mins by car to Midtown, 35 mins by subway. Lo taxes. 5BRs, 4.5
w/dbl hi ceils, skylights. Cust kit w/SS applis. Lower rec rm w/pwdr, stor, lndry. light, walls of windows, original detail from 1907. Dramatic wide open rooms. bths, WBFP, chef’s kitchen & 2 car gar. New mechanicals. Landmark area w/
Lrg MBR w/cathed ceil. $1.125M. Web #1202035. S.Wires 646-613-2653 A rare find. $2,499,999. Web #1182049. Mary Mihelic 917-969-0222 security. SHOWPLACE. $2.995M. Web #1133814. P.Browne 646-613-2718

Equal Housing Opportunity Uptown: 924 Madison Avenue / 212-570-2440

Stribling.com STRIBLING Downtown: 340 West 23rd Street / 212-243-4000

Tribeca: 32 Avenue of the Americas / 212-941- 8420
Q&A
former tenniS
pro turnS to
real eState
Matt Pravda analyzes the townhouse
market now • by Rachel Morgan
F
ormer professional tennis
player–turned–real estate star
Matthew Pravda of Leslie J.
Garfield & Co., Inc. has sold or leased
more than 75 townhouses and resi-
dential and commercial properties.
Pravda sat down with Observer
Townhouse and sounded off on
his view of the current state of the
townhouse market in Manhattan.
What is the general state of the
townhouse market right now?
Prices are on the rise, well-priced
properties are spending less and
less time on the market, inventory is
low and we are starting to see bid-
ding wars, which is something that
has not happened in several years.
Why do people love townhouses
so much?
Townhouses provide a means of
private living and outdoor space in
the city without the rules and regula-
tions of co-ops and condominiums.
What are the biggest areas for
development in the townhouse
markets?
There seems to be significant
development in upper Manhattan.
Since the end of 2008, there has
been a decrease in development in
[the city’s] pricier areas, [like] the
Upper East Side and Greenwich Vil-
lage. However, it still exists. There
was a multifamily townhouse on
East 95th Street I sold in 2007 for
$5,900,000 that was developed by
TECNY Group into a SF mansion,
and I just resold for $14,250,000.
Urban Mews is in the process of do-
ing a large townhouse renovation on
Downing Street in the Village.
What are some notable townhous-
es listed by Leslie J. Garfield & Co
right now?
21 East 70th Street is a beautiful
limestone mansion with commer-
cial zoning. It is currently occupied
by Hirschl & Adler Galleries. 16 East
95th Street is a newly renovated,
26 • townhouse
single-family townhouse in Carnegie
Hill with amenities including an el-
evator, garden, terraces and heated
sidewalks.
What features of townhouses are
so attractive to buyers?
Width, streetscape, light and the
garden.
What’s the biggest advantage of
townhouse living?
Privacy, outdoor space and the
ability to do work and not be subject
to ‘building rules and regulations.’
What are some of the most nota-
ble townhouses in Manhattan?
1009 Fifth Avenue, a beauti-
ful Beaux-Arts mansion I sold in
January of 2006 for $40,000,000.
It recently transferred again for
$44,000,000 by Carlos Slim. The
Harkness Mansion, 4 East 75th
Street, a 50-foot-wide townhouse What’s the average townhouse Do you know of any townhouse
owned by Christopher Flowers buyer look like? fixer-uppers? If so where? Tell me
that was purchased in 2006 for My average customer is a native about them.
$53,000,000. 48-50 East 92nd New Yorker, in their late 30s or 40s There are available fixer-uppers
Street, a 40-foot-wide house previ- with an occupation in finance in in basically every neighborhood; in
ously owned by Woody Allen that some form or fashion. fact, of the available Upper East Side
was sold in 2004 for $23,500,000. townhouses, 90 percent of them are
What’s the average price of a in need of work.
What would you say the value of townhouse? Or what is the range?
townhouses are now? Generally speaking, single-family What makes a townhouse unique
Prices vary from neighbor- houses in prime neighborhoods sell in the city?
hood to neighborhood. Right now for $1,500 to $3,000 per square foot The limited number of them and
Greenwich and the West Village depending on the block, width and the ability to renovate any way you
are fetching the highest price per overall condition. see fit.
square foot in New York City; the
Upper East Side is a close second. How many would you say are left Do you think townhouse living is
in New York? I’d imagine there popular? Why or why not?
What are the three most popular can’t be too many. It takes a unique person to enjoy
features in townhouses? If I had to guess, I would imagine townhouse living; most New York-
Landscaped gardens, elevators there are around 2,000 single-family ers are used to horizontal living, a
and excavated cellars. townhouses in New York City. doorman and handyman on staff
24 hours a day. In townhouses, you
live vertically and are responsible
for the maintenance and day-to-day
“It takes a unIque person to upkeep. It is definitely not for every-
one; however, one gets a real sense
enjoy townhouse lIvIng.” of owning a home and private living
in a city where apartments occupy
the majority of the market.
Townhouse Treasures

PRIME CHELSEA TOWNHOUSE
Chelsea. 10,000 SF+/-, 20’ ceilings,
oversized elevators, 6-7 BRs/10 baths,
indoor/outdoor penthouse opens to 2
large terraces, garden and outdoor jacuzzi.
$19.5M WEB# 2107522
Julie Pham 917.517.8123
CARRIAGE HOUSE WITH GARAGE
West Village. 25’ wide, 3 story carriage
house with 2-car garage. Built 1900, mint
condition, 2 wood burning fireplaces, eat-in
kitchen, 4,800 SF+/-, landscaped terrace.
$9.95M WEB# 2117683
Paul Kolbusz 212.500.7026
ARCHITECTURALLY DISTINCT HOME
East 73rd St. Elegant 20’ single family
townhouse with front court and veranda.
6 bedrooms, 5.5 baths, eat-in kitchen.
Dramatic living room and Zen garden.
$7.85M WEB# 2131810
Robby Browne 212.893.1728
EVERLASTING ELEGANCE
E 50s/Beekman. Gracious, architecturally
reno 4-story single fam 18’ wide TH w/south
garden, double LR, formal DR, new chef’s
kitchen w/breakfast rm, 4 BRs, 4.5 baths &
office/staff rm. $4.75M WEB# 1997822
Joan C. Billick 212.848.0474

POWERFUL GRAND AND

CONTEMPORARY MAGNIFICENT
East 64th St. 15 rooms. E 61st St. Mint 5-6 BRs,
Most extraordinary 5 floors, 2 half baths,
contemporary elevator, 12.5’ ceilings,
renovation, handsome, 2 terrace, 2 garden,
bold, powerful in every 3 gas fireplace, 5 zone
way, rooftop penthouse heat/AC/humidity,
gym and gardens, private alarm, finished basement,
lap pool. $22.9M wine cellar. $9.75M
WEB# 2093079 WEB# 2040716
C. Infante 212.605.9358, Helen Strilec Schatiloff
L. Candler 212.937.6677 212.941.2580

FIRE THE DRIVER

Carnegie Hill/E 90s. ELEGANT 5-STORY
21’ wide 100% BROWNSTONE
rejuvenated townhouse Brooklyn Heights. Built
with 5 BR, 4.5 baths, in the 1860s, this classic
light on 3 sides, elevator, Brownstone beauty has
landscaped garden 6 bedrooms, 3 baths,
and the only detached formal parlor floor, dining
garage in NYC. $9.75M room and original details
WEB# 2140190 throughout. $2.45M
Thomas Wexler WEB# 2133519
Owner/Broker Paul Murphy
212.360.2288 718.923.8041

Search by WEB# on

Equal Housing Opportunity. The Corcoran Group is a licensed real estate broker. Owned and operated by NRT LLC.
Market statistics
Provided by

Manhattan Brooklyn
TOWNHOUSE SALES TOWNHOUSE SALES
Townhouses, houses or buildings Townhouses, houses or buildings
(as of 2/26/2011) (as of 2/26/2011)

Listing AverAge MediAn Listing AverAge MediAn

Price Price Price Price Price Price

in Manhattan 298 8,516,513 5,322,500 in brooklyn 790 903,760 649,000

in all downtown 80 10,833,875 8,995,000 in bath beach 2 1,213,500 1,213,500
in chelsea 10 7,642,500 5,995,000 in bay ridge 37 1,195,345 849,000
in Fort hamilton 9 735,666 625,000
in east village 9 5,377,777 5,400,000
in bedford-stuyvesant 50 613,780 564,000
in Gramercy Park 5 4,004,000 4,250,000
in bensonhurst 11 803,272 729,000
in Greenwich village 22 15,551,363 13,700,000 in bergen beach 12 1,238,416 1,187,000
in Lower east side 2 5,500,000 5,500,000 in boerum hill 3 1,773,000 2,100,000
in soho 4 8,525,000 9,475,000 in borough Park 12 658,575 677,000
in tribeca 7 13,324,285 11,500,000 in brighton beach 11 801,547 530,000
in west village 19 11,903,421 11,600,000 in brooklyn heights 9 4,950,000 3,600,000
in brownsville 20 331,244 334,000
in all Midtown 31 5,790,645 4,750,000
in bushwick 6 484,000 484,000
in Midtown east 26 5,827,307 4,625,000 in canarsie 29 398,513 399,000
in beekman 1 9,500,000 9,500,000 in carroll Gardens 6 1,939,999 1,862,500
in kips bay 4 3,266,250 3,035,000 in clinton hill 24 1,255,124 1,112,500
in Murray hill 11 3,985,909 3,200,000 in cobble hill 10 1,681,300 1,647,500
in sutton Place 8 9,400,000 9,725,000 in coney island 5 655,400 525,000
in turtle bay 2 4,950,000 4,950,000 in crown heights 30 526,126 469,500
in crown heights south 3 388,333 389,000
in Midtown west 5 5,600,000 4,750,000
in ditmas Park 2 1,272,000 1,272,000
in clinton 4 5,000,000 4,325,000 in downtown brooklyn 4 2,708,750 1,812,500
in all upper east side 71 15,485,000 11,250,000 in dyker heights 13 688,076 699,000
in carnegie hill 17 10,849,117 5,850,000 in east new york 24 347,385 350,000
in Lenox hill 31 18,277,580 12,950,000 in Flatbush 58 482,123 417,450
in upper east side 18 17,953,055 15,250,000 in Flatlands 36 485,313 454,500
in Fort Greene 2 1,450,000 1,450,000
in yorkville 5 5,048,000 4,875,000
in Gowanus 6 1,018,666 857,000
in all upper Manhattan 85 1,531,317 1,395,000
in Gravesend 20 847,700 652,000
in central harlem 54 1,464,971 1,437,000 in Greenpoint 14 1,489,428 1,162,500
in east harlem 5 2,038,700 999,500 in kensington 8 959,374 797,000
in hamilton heights 13 1,390,307 1,210,000 in Manhattan beach 8 1,280,375 1,315,000
in inwood 2 2,547,500 2,547,500 in Marine Park 31 558,161 519,000
in washington heights 9 1,135,111 675,000 in Midwood 27 833,407 725,000
in Mill basin 22 1,322,636 1,199,000
in west harlem 2 3,737,500 3,737,500
in ocean Parkway 26 872,153 759,000
in all upper west side 29 8,632,586 5,995,000 in old Mill basin 3 474,333 405,000
in Lincoln square 5 9,259,000 8,450,000 in Park slope 14 2,074,428 1,762,000
in Manhattan valley 1 20,000,000 20,000,000 in Prospect heights 18 1,206,611 1,200,000
in upper west side 23 8,002,173 5,350,000 in Prospect Lefferts Gardens 12 770,458 877,000
in Prospect Park south 2 1,185,000 1,185,000
in red hook 11 899,000 699,000
in sheepshead bay 45 580,355 535,000
in sunset Park 17 782,764 699,000
in Greenwood 8 656,250 657,000
in williamsburg 28 1,374,250 999,000
in windsor terrace 7 851,142 769,000

28 • townhouse
 AskReba!
Reba!
512 EAST 89TH STREET
AskCirca 1900 Townhouse Rental Exclusive

W H WA TH AWT O WU LO DU LYDO UY OLUI KLEI KTEO TKON OK WN O AWB OA UB TO URTE AR LE AELS TE AS TT EA?T E ?

This rarely available, circa 1900 19’ wide town house boasts
European style & charm w/many original architectural
details. Three story house with 5 bedrooms, 4 full baths,
plus conservatory, attic, & basement. 2833 interior square
feet, plus beautifully landscaped outdoor terraced garden
& patio. Enter this special residence & a dramatic 18-foot
high reception area greets you. The ground floor is open
& loft-like. Exposed brick, 2 wood burning & 2 decorative
fireplaces, crown moldings, French doors. Generous space
for gracious living & sumptuous entertaining. Steps from
Carl Schurz Park, east river promenade & Gracie Mansion.
OFFERED @ $14,495

LEE M. FRANKEL
917-846-9295 • lfrankel@rpmillernyc.com

RP MILLER
RP MILLER & ASSOCIATES,
& ASSOCIATES, INC. INC.
EXPERIENCE. CREATIVITY. RESULTS.
TEL: 212.980.4449
115 East 57th Street - Suite 1119 NY, NY 10022
TEL: 212.980.4449
www.rpmillernyc.com
EXPERIENCE. CREATIVITY. RESULTS.
Market statistics
Provided by

Brooklyn TOWNHOUSE clOSiNg pricES

Manhattan The table below presents recorded sales data for townhouses in Brooklyn. Data is from the fourth

TOWNHOUSE quarters of 2008, 2009 and 2010. Overall, the volume of transactions in Brooklyn this past
quarter has declined 9.5% since last year and 4.3% since 2008. Median price remained rela-
tively stable since last year with a small decline of 2.0% but dropped 10.7% since 2008.
clOSiNg pricES BROOKLYN FORT GREENE
The table below presents recorded sales data for townhouses Closing Median average Closing Median average
Closed on Closed on
in Manhattan. Data is from the fourth quarters of 2008, Count PriCe PriCe Count PriCe PriCe
2009 and 2010. Overall, the volume of transactions in 2008Q4 1,426 560,000 621,229 2008Q4 2 1,142,500 1,142,500
Manhattan this past quarter has jumped 40.7% since the 2009Q4 1,508 510,000 548,900 2009Q4 4 860,000 1,067,500
prior year quarter and by 65.2% since 2008. Average price 2010Q4 1,364 500,000 577,477 2010Q4 0 0 0
2010Q4 v 2009Q4 -9.5% -2.0% 5.2% 2010Q4 v 2009Q4 -100.0% -100.0% -100.0%
rose 13.1% since last year and 42.4% since 2008. 2010Q4 v 2008Q4 -4.3% -10.7% -7.0% 2010Q4 v 2008Q4 -100.0% -100.0% -100.0%
Manhattan BAY RIDGE KENSINGTON
Closing Median average Closing Median average Closing Median average
Closed on Closed on Closed on
Count PriCe PriCe Count PriCe PriCe Count PriCe PriCe
2008Q4 46 1,437,931 3,278,515 2008Q4 46 760,000 777,473 2008Q4 15 637,000 689,266
2009Q4 54 2,725,000 4,127,249 2009Q4 54 707,500 702,926 2009Q4 15 729,000 686,833
2010Q4 76 3,579,166 4,667,510 2010Q4 67 735,000 761,253 2010Q4 11 600,000 506,681
2010Q4 v 2009Q4 40.7% 31.3% 13.1% 2010Q4 v 2009Q4 24.1% 3.9% 8.3% 2010Q4 v 2009Q4 -26.7% -17.7% -26.2%
2010Q4 v 2008Q4 45.7% -3.3% -2.1% 2010Q4 v 2008Q4 -26.7% -5.8% -26.5%
2010Q4 v 2008Q4 65.2% 148.9% 42.4%
BOERUM HILL PARK SLOPE
ALL DOWNTOWN Closed on Closing Median average Closed on Closing Median average
Count PriCe PriCe Count PriCe PriCe
Closing Median average
Closed on 2008Q4 0 0 0 2008Q4 12 1,520,000 1,500,362
Count PriCe PriCe
2009Q4 1 1,325,000 1,325,000 2009Q4 19 1,570,000 1,515,236
2008Q4 7 4,280,000 4,740,000 2010Q4 1 2,215,000 2,215,000 2010Q4 19 1,550,000 1,744,368
2009Q4 17 4,750,000 5,335,174 2010Q4 v 2009Q4 0.0% 67.2% 67.2% 2010Q4 v 2009Q4 0.0% -1.3% 15.1%
2010Q4 26 5,475,000 6,106,923 2010Q4 v 2008Q4 n/a n/a n/a 2010Q4 v 2008Q4 58.3% 2.0% 16.3%
2010Q4 v 2009Q4 52.9% 15.3% 14.5%
BROOKLYN HEIGHTS RED HOOK
2010Q4 v 2008Q4 271.4% 27.9% 28.8%
Closed on Closing Median average Closed on Closing Median average
Count PriCe PriCe Count PriCe PriCe
ALL MIDTOWN 2008Q4 7 2,450,000 3,692,571 2008Q4 3 750,000 589,324
Closing Median average 2009Q4 7 1,075,000 1,613,068 2009Q4 6 644,750 615,583
Closed on 2010Q4 5 2,125,000 1,600,002 2010Q4 3 320,000 341,666
Count PriCe PriCe
2010Q4 v 2009Q4 -28.6% 97.7% -0.8% 2010Q4 v 2009Q4 -50.0% -50.4% -44.5%
2008Q4 6 3,980,000 5,993,666
2010Q4 v 2008Q4 -28.6% -13.3% -56.7% 2010Q4 v 2008Q4 0.0% -57.3% -42.0%
2009Q4 2 7,375,000 7,375,000
2010Q4 4 3,387,500 3,476,250 CARROLL GARDENS SUNSET PARK
2010Q4 v 2009Q4 100.0% -54.1% -52.9% Closed on Closing Median average Closed on Closing Median average
2010Q4 v 2008Q4 -33.3% -14.9% -42.0% Count PriCe PriCe Count PriCe PriCe
2008Q4 7 1,250,000 1,436,428 2008Q4 55 725,000 679,763
2009Q4 9 970,000 989,666 2009Q4 52 650,000 665,758
ALL UPPER EASTSIDE 2010Q4 13 999,999 923,342 2010Q4 52 677,500 589,593
Closing Median average 2010Q4 v 2009Q4 44.4% 3.1% -6.7% 2010Q4 v 2009Q4 0.0% 4.2% -11.4%
Closed on
Count PriCe PriCe 2010Q4 v 2008Q4 85.7% -20.0% -35.7% 2010Q4 v 2008Q4 -5.5% -6.6% -13.3%
2008Q4 12 4,775,000 5,147,730
CLINTON HILL WILLIAMSBURG
2009Q4 11 5,250,000 7,417,272
Closed on Closing Median average Closed on Closing Median average
2010Q4 18 6,077,200 7,106,481 Count PriCe PriCe Count PriCe PriCe
2010Q4 v 2009Q4 63.6% 15.8% -4.2%
2008Q4 41 625,000 658,044 2008Q4 28 600,000 629,462
2010Q4 v 2008Q4 50.0% 27.3% 38.1% 2009Q4 52 415,000 534,755 2009Q4 15 675,000 675,034
2010Q4 36 400,500 502,185 2010Q4 22 640,000 777,218
ALL UPPER WESTSIDE 2010Q4 v 2009Q4 -30.8% -3.5% -6.1% 2010Q4 v 2009Q4 46.7% -5.2% 15.1%
2010Q4 v 2008Q4 -12.2% -35.9% -23.7% 2010Q4 v 2008Q4 -21.4% 6.7% 23.5%
Closing Median average
Closed on
Count PriCe PriCe COBBLE HILL WINDSOR TERRACE
2008Q4 3 4,775,000 3,191,670 Closed on Closing Median average Closed on Closing Median average
2009Q4 4 3,875,000 4,487,500 Count PriCe PriCe Count PriCe PriCe
2010Q4 8 4,447,614 4,710,184 2008Q4 8 1,250,000 1,666,875 2008Q4 10 830,000 719,740
2010Q4 v 2009Q4 100.0% 14.8% 5.0% 2009Q4 5 1,250,000 1,243,000 2009Q4 9 675,000 521,112
2010Q4 v 2008Q4 166.7% -6.9% 47.6% 2010Q4 6 2,012,500 2,062,750 2010Q4 12 737,500 777,458
2010Q4 v 2009Q4 20.0% 61.0% 65.9% 2010Q4 v 2009Q4 33.3% 9.3% 49.2%
2010Q4 v 2008Q4 -25.0% 61.0% 23.7% 2010Q4 v 2008Q4 20.0% -11.1% 8.0%
ALL UPPER MANHATTAN
DOWNTOWN BROOKLYN
Closing Median average
Closed on Closing Median average
Count PriCe PriCe Closed on
Count PriCe PriCe
2008Q4 16 720,931 644,181
2008Q4 5 1,460,000 1,312,490
2009Q4 20 847,500 894,175 2009Q4 6 1,362,500 1,245,833
2010Q4 20 862,500 822,383 2010Q4 5 826,666 1,145,999
2010Q4 v 2009Q4 0.0% 1.8% -8.0% 2010Q4 v 2009Q4 -16.7% -39.3% -8.0%
2010Q4 v 2008Q4 25.0% 19.6% 27.7% 2010Q4 v 2008Q4 0.0% -43.4% -12.7%

30 • townhouse
 ADVERTISING DIRECTORY
Next issue of Townhouse Magazine on stands October 26th, 2011.
For information contact Robyn Weiss, Townhouse Associate Publisher,
at 212 407 9382 or rweiss@observer.com
Recognized as one of the top-producing brokers in New York City,
paULa DEL nUnzIO has specialized in townhouses, penthouses
and townhouse equivalent spaces for more than 20 years. A senior
vice president and managing director at Brown Harris Stevens,
her encyclopedic knowledge of the townhouse market is a unique
benefit to both buyers and sellers. Of the eight largest residential
townhouse sales, Paula had represented the seller of seven, the
seller and buyer of one, and sold one twice. For more information,
please visit www.bhsusa.com/pauladelnunzio
WOLF JakUBOWSkI has sold in excess of $1 billion of
townhouses since starting in New York real estate in 1979. For
8 of the last 9 years, including 2010, Wolf was recognized for
selling the most townhouses among all Brown Harris Stevens
brokers. Wolf publishes an acclaimed Townhouse Newsletter for
prospective purchasers and townhouse owners. contact Wolf
Jakubowski, Sr. Vice president/Managing Director, Brown harris
Stevens, 212.588.5630.
haLSTEaD pROpERTy is one of the most respected firms
in the real estate industry. As the largest privately held
real estate firm in the Tri-State area, servicing New York,
Connecticut and New Jersey with 19 offices and 900+
agents, the company’s presence is unmatched. Halstead’s
innovative and personable approach to service makes the
process of buying and selling real estate rewarding and
fulfilling. Visit the award-winning www.halstead.com to
search listings, view videos or learn more.
MILLaRD DIxOn, Senior Vice President, Prudential Douglas
Elliman, 14 East 94th Street. Located within the Carnegie Hill
Historic District, just off Fifth Avenue, this gracious townhouse
was once the home of famed pianist Vladimir Horowitz and his
wife, Wanda Toscanini Horowitz. The five-story, 20-foot wide
home, with perfectly proportioned rooms and high ceilings is
perfectly suited for comfortable living and entertaining. The parlor
floor is bathed in sunlight from oversized windows and includes a
library and elegant living room. A marble entry foyer, new chef’s
kitchen and formal dining room grace the first floor. The third floor
features a master suite with terrace, and the 6,000 square-foot residence has four-
six additional bedrooms and a sun-drenched South garden. $15,000,000. For more
information, contact Millard Dixon, prudential Douglas Elliman: 212-350-2215
For nearly a century,
pRUDEnTIaL DOUgLaS
ELLIMan has been
recognized as a leader in the residential real estate industry. With more than 3,500
agents and over 60 offices from Manhattan to Montauk, the company’s reach is
unsurpassed. Prudential Douglas Elliman offers its customers a comprehensive array
of services including residential sales and rental brokerage, retail and commercial
sales & leasing, relocation, new development marketing, property management,
mortgage brokerage and title insurance. So whether you’re in Manhattan, Brooklyn,
Queens, Westchester or Long Island, including the Hamptons and North Fork, there is
a Prudential Douglas Elliman office and agent ready to assist you in any of your real
estate needs. please contact 1.800.ELLIMan or visit elliman.com
ThE SOLOW TOWnhOUSES On EaST 67Th STREET offer
a classic townhouse lifestyle with a fusion of contemporary
architecture, dramatic high ceilings and traditional luxury.
Choose from a two-bedroom duplex or a three-bedroom triplex
townhouse. Each offers private entrance into a formal reception
foyer, garden, 17 food high ceilings, private elevator, wood-
burning fireplace and marble baths. Residents also enjoy all
the amenities of adjacent full service high rise, with health club,
indoor pool, valet service and 24 hour garage available. contact
the leasing office at (212) 249-8971 for more information.
The SOThEBy’S InTERnaTIOnaL REaLTy, East Side
Manhattan office is just steps away from Central Park in one of
the most desirable neighborhoods in the city. It is known for
its prime Manhattan real estate, which includes some of the
city’s most elegant historic and prewar homes. Our brokerage
staff offers unsurpassed service to our clients. Our agents are
thoroughly familiar with the neighborhoods in this area, and
with all aspects of sales, including the demands of the luxury
co-op market. Visit us at sothebyshomes.com.
LOUISE BEIT, Sotheby’s International Realty
A Senior Vice President, Associate Broker, of Sothebyís
International Realty and one of Manhattanís most successful
brokers, Louise was ranked in The Wall Street Journalís top
50 brokers across the United States, and is one of the top 10
performing brokers in her firm. Louiseís impressive sales record
includes selling two townhouses totaling $44,000,000, within
10 days of each other, and achieving the highest sale price, of
$32,000,000, in Manhattan last year for a townhouse. louisebeit.
com, 212.606.7703, Louise.beit@sothebyshomes.com
ROgER ERIckSOn, Sotheby’s International Realty
Roger Erickson has been a top producing broker in Manhattan
for over 20 years with sales in excess of a billion dollars. For the
3rd consecutive year, he has been recognized by The Wall Street
Journal, REAL Trends and lore Magazine as one of the Top 100
Agents in America by Sales Volume, currently ranked as the #4
agent in the nation. The prior year he was ranked as the #1 agent in
Manhattan. roger-erickson.com, 212.606.7612, Roger.erickson@
sothebyshomes.com
MIchaEL pELLEgRInO, Sotheby’s International Realty
Mr. Pellegrino is a Senior Vice President, Associate Broker of
Sothebyís International Realty and one of the most distinguished
real estate brokers in New York. Consistently ranked a top sales
producer, Michael specializes in townhouses and apartments.
Michaelís business is client referrals and his knowledge in real
estate. His philosophy: buying /selling of real estate is one of
the most important experiences- investment or lifestyle choice.
He uses his extensive background making it a more pleasant and
profitable experiences for all. 212.400.8731, Michael.pellegrino@
sothebyshomes.com.
For the past 30 years, OLga nEULIST has shared her passion
for New York with homebuyers and sellers, first as a Realtor and
now as a Senior Vice President, Associate Broker for Sotheby’s
International Realty. Olga’s extensive professional experience and
personal knowledge of Manhattan’s diverse neighborhoods is a
recognized benefit to her clients. They appreciate her negotiating
prowess and ability to create a comfortable working relationship,
which explains why many of her clients are repeat customers or
their referrals. Olganeulist.com, 212.606.7707, Olga.neulist@
sothebyshomes.com
This rarely available, circa 1900 19’ wide town house boasts
European style & charm w/many original architectural
details. Three story house with 5 bedrooms, 4 full baths, plus
conservatory, attic, & basement. 2833 interior square feet, plus
beautifully landscaped outdoor terraced garden & patio. Enter
this special residence & a dramatic 18-foot high reception area
greets you. The ground floor is open & loft-like. Exposed brick, 2
wood burning & 2 decorative fireplaces, crown moldings, French
doors. Generous space for gracious living & sumptuous entertaining. Steps from Carl
Schurz Park, east river promenade & Gracie Mansion offered at $14,495.
Lee M. Frankel, 917-846-9295 • lfrankel@rpmillernyc.com
Did you know that STRIBLIng offers an excellent selection of
houses? Our brokerage is uniquely equipped to lead you to
the home of your dreams. Stribling brokers bring exceptional
results with a strong record of successful townhouse sales, from
Brownstone Brooklyn and throughout Manhattan to Riverdale
in the Bronx. Whether you’re shopping for your own home or
looking for an investment, single or multi-family, the right broker
makes all the difference. Visit us at stribling.com.
 The
Solow
Town
Houses
On East 67th Street

Luxurious Elevatored Duplex and Triplex Rentals with Private Garden and Woodburning Fireplace
Adjacent Glass-Enclosed Rooftop Pool, Health Club and Attended Garage Available.

www.solowresidential.com
Equal Housing Opportunity 212.249.8971