Tours of NYC’s Old City Hall Subway Station Are Returning

After a three-year pandemic hiatus, in-person tours of New York City’s abandoned City Hall subway station are returning this spring. The station, which is where the first ever subway ride departed in 1904, has been decommissioned since the 1940s. The New York Transit Museum has exclusive access to the station and offers 90-minute tours that explore its ornate vaulted Guastavino tiled ceilings, chandeliers, and skylights. Tickets will go on sale this March and are only available to members of the museum.

The tour begins at the entrance to the station above ground, where guides will share the rich history behind the development of City Hall and the subway system. Visitors will then go underground to explore the stunning station.

To sign up for a tour of the historic station, you must first be a member of the museum. Tickets cost $50 per person, go on sale three times per year, and tend to sell out very quickly. Find more information on the tours here.

The City Hall station opened its doors to New Yorkers on October 27, 1904, the same day the subway officially opened.

The city’s first subway line, the IRT (Interborough Rapid Transit Subway), ran from City Hall to 145th Street, with 28 stations and the slogan “City Hall to Harlem in 15 minutes.”

The station closed on December 31, 1945, about 40 years after it opened. The station’s curved tracks could no longer accommodate the longer train cars which had recently increased from five cars to 10.

Designed by architects George Heins & Christopher LaFarge, known for their work on the Cathedral of St. John the Divine, the two designers incorporated Spanish architect and builder Rafael Guastavino’s striking vaulted tiled ceilings.

“The expertly engineered and architecturally beautiful vaults were lightweight, fireproof, load-bearing, cost-efficient, and able to span large interior areas,” as 6sqft previously explained.

Other notable architectural features covered in the tour included the station’s glass skylights, brass chandeliers, and commemorative bronze plaques for the first subway ride.

Another way to catch a glimpse of the City Hall station is by staying on the downtown 6 train after it leaves the Brooklyn Bridge station and passes through City Hall to head back uptown.


Tours of NYC’s old City Hall subway station return this spring

POSTED ON TUE, FEBRUARY 14, 2023

BY AARON GINSBURG

Photos © James and Karla Murray

505 East 82nd Street, Unit 4F

505 East 82nd Street, Unit 4F

UPPER EAST SIDE, MANHATTAN

$375,000

Studio  |  1 Bath | Co-op

 

This pristine move-in ready oversized studio shines with beautiful updates, excellent storage and an expansive open layout in a desirable Upper East Side co-op.

A gracious foyer invites you to discover gorgeous, refinished hardwood floors, tall ceilings and freshly painted art walls. Two large closets in the entry nod to the fantastic storage found throughout. Ahead, the 25-foot-long living space provides a very spacious footprint for seating, sleeping, dining and home office areas flanked by a west-facing window. The windowed kitchen is beautifully appointed with ample cabinet space and stainless steel appliances, including a gas range, refrigerator and built-in microwave. An oversized dressing area with additional closet space opens to a beautiful windowed bathroom featuring a large tub/shower, a pedestal sink, and high-end medicine cabinet with an illuminated mirror.

Built in 1950, 505 East 82nd Street is a classic postwar cooperative where residents enjoy part-time doorman service, a live-in resident manager, an updated lobby, an elevator, central laundry, a meeting/party room and a courtyard garden. Private storage is available for an additional fee. Subletting is allowed after two years for up to six years. Co-purchasing, pieds-à-terre, and 80% financing are permitted with board approval. Sorry, NO DOGS.

Located in a serene Yorkville block lined with trees and brick apartment houses, this home is just one block from lush Carl Schurz Park and the stunning East River Esplanade. Wonderful shopping, dining, and nightlife venues dot the neighborhood, and transportation is excellent with the Q train just three blocks away, plus 4/5/6 trains, excellent bus service, CitiBike, the FDR and RFK bridge all within reach.

The Brooklyn Tower’s Striking Neo-Deco Crown is Complete

The top of the tallest tower in Brooklyn is now complete, cementing its status as New York City’s newest landmark. The Brooklyn Tower rises 93 stories from a marble base with a facade of repeating vertical columns and alternating panels of colored metals that fade from bronze to black as it moves upward to the neo-Deco crown. The spired pinnacle reaches 1,066 feet, making the Brooklyn Tower the tallest building in the borough.

Photo by Evan Joseph

Inspired by the landmarked Dime Savings Bank of Brooklyn’s hexagonal composition, SHoP Architects designed the Brooklyn Tower with dramatic cascading setbacks and soaring columns. The historic bank, its facade preserved, and the new tower are combined; the bank building will hold retail space and a second entry to the residential tower.

The rest of the tower continues to take shape, in addition to the crown. According to a spokesperson for the project, the installation of the building’s “convexacave” columns has begun. The marble-columned podium shifts from a convex to a concave shape as it rises, giving texture and movement to the base.

Developed by JDS Development Group, the Brooklyn Tower contains 150 condos and 400 rentals, 30 percent of which will be designated affordable.

Photo by Evan Joseph

Sales for the condos, which start on the 53rd floor, launched last March. Residences are priced from $875,000 for studios to $8 million for four bedrooms. AD 100 firm Gachot Studios designed the apartments to maximize views via floor-to-ceiling windows and multiple exposures.

The tower boasts 120,000 square feet of amenity space, including the “Dome Pool and Terrace:” three outdoor pools that wrap around the bank’s Guastavino dome. On the 66th floor, an open-air sky deck features the “world’s highest dog run,” a children’s playground, and a basketball court. The sky lounge on the 85th floor features lounges, bars, an outdoor fireplace, and unobstructed views.


The Brooklyn Tower’s striking neo-Deco crown is complete

POSTED ON FRI, FEBRUARY 10, 2023

BY DEVIN GANNON

Photos by Evan Joseph

124 West 23rd Street, Unit 4B

124 West 23rd Street, Unit 4B

CHELSEA, MANHATTAN

$1,495,000

1.5 Bed  |  1.5 Bath | Condo

 

Upscale Chelsea living awaits in this sprawling one-bedroom plus study, one-and-a-half-bathroom residence featuring sun-splashed contemporary interiors and private outdoor space in a full-service boutique condominium.

A gracious foyer welcomes you inside this 980-square-foot move-in ready home filled with quarter-sawn oak floors, tall ceilings and walls of south-facing windows. At over 27 feet long, the living room provides a generous footprint for seating and dining areas. Step outside to enjoy morning coffee or after-dinner drinks on the roomy balcony. In the separate Snaidero kitchen, gleaming lacquer cabinetry and honed marble countertops surround upscale Miele, Smeg and Sub-Zero appliances, including a cooktop, wall ovens and dishwasher. A concealed in-unit Asko washer-dryer completes the space.

In the spacious and sunny bedroom, you'll find a large closet and a serene en suite bathroom featuring a large tub/shower, a wide vanity and medicine cabinet, radiant heat marble floors and a Calacatta marble mosaic feature wall. The roomy study features a large closet, making it ideal for home office or guest use. An adjacent powder room finished with Ann Sacks tile, honed marble floors and a chic console vanity. A coat closet and central HVAC add comfort and conveniences to this pristine Chelsea haven.

Citizen is a pet-friendly contemporary LEED Gold condominium where residents enjoy 24-hour doorman service, a resident manager, fitness room, yoga studio, storage and a bike room. In this ideal Chelsea location, you're surrounded by world-class dining and gourmet food shopping with Trader Joe's, Whole Foods, Fairway and Eataly all nearby. With easy proximity to the Flatiron District, NoMad, Meatpacking District and the West Village, there’s no shortage of great shopping, nightlife and entertainment right outside your door. One block away, Madison Square Park offers lush outdoor space, a dog park, the original Shake Shack and a year-round calendar of events, and the glorious High Line is just three blocks west.

Transportation options from this central neighborhood include 1, F/M, C/E and PATH trains, excellent bus service and CitiBikes.

NYC Begins Citywide On-Street Carshare Parking Program

New York City’s Department of Transportation (DOT) announced Tuesday the installation of 80 new dedicated curbside parking spaces that will be reserved for carshare vehicles throughout the city. The parking spots are part of a program intended to increase access to convenient carshare vehicles after a successful five-year pilot was shown to reduce greenhouse gas emissions and personal car ownership. Over the next two weeks, signs for the dedicated parking spaces will be installed across Brooklyn, the Bronx, and Queen

Photo: NYC DOT via flickr

Carsharing refers to membership services that offer access to an automobile for short-term use. DOT’s original pilot program was launched in 2018, with the goal of adding 300 on-street and DOT-managed lot spaces. Since the launch, greenhouse gas emissions, and vehicle miles traveled were shown to have declined seven percent and six percent, respectively; for every carshared vehicle in the program, four personal vehicles were either not purchased or sold.

“We now have the proof that convenient access to carshare frees New Yorkers from the burden of car ownership–while helping to fight climate change,” DOT Commissioner Ydanis Rodriguez said in a statement that accompanied the announcement. “Soon more New Yorkers will have access to a vehicle when required–no need to sign an expensive lease or to fret about finding a parking space.”

“With thanks to the Mayor for his support, we are excited to build on the successes of our pilot, cutting down greenhouse gas emissions and vehicle miles traveled while supporting efficient use of space at the curb. We encourage New Yorkers to give this great program a try!”

The program’s goal for 2023 is to add several hundred more to the current 230 on-street parking spaces, with a focus on equitable distribution, working with Zipcar, Getaround, and Truqit to deploy their cars. The newest batch of carshare spaces will be created in the Pelham Bay and Westchester Square sections of The Bronx; Bay Ridge, Bushwick, Brownsville, and Sunset Park in Brooklyn; and Ozone Park, South Ozone Park, Long Island City, and Woodside in Queens. Exact site locations can be found on the DOT’s website.

NYC DOT’s carshare map illustrating existing service and future expansion, which begins this week, by community board district. Image: NYCDOT.

Locations are being chosen by the participating carshare companies based on customer demand and household demographic data, after outreach efforts and feedback from community boards; once all are in place, an up-to-date map of locations will be available here.

DOT has called the results of the pilot, “significant and promising.”

  • Carshare users took about 160,000 trips total during the pilot, with an average of 24 trips per month per space. Each month, an average of 17 unique carshare members used vehicles in each space.

  • Using detailed customer surveys, researchers concluded that for every car shared within the city, four personal vehicles were either not purchased or sold; In the pilot, about 1,140 users, or 7 percent of program participants, either sold their cars or opted not to purchase a new one.

  • Annual Vehicles Miles Traveled (VMT) were reduced by about 38.7 million miles and produced an annual net reduction of ~12,000 metric tons in greenhouse gases per year.

  • Comparing their pre-carshare behavior, carshare users in the pilot drove fewer miles (7 percent reduction) and reduced greenhouse gas emissions (6 percent reduction).

  • The pilot dramatically increased diversity: Black/Latino membership doubled to about 30 percent of total carshare users.

  • After the first year of the pilot, unauthorized use of on-street carshare parking spaces declined dramatically after DOT allowed carshare companies to use paint to clearly mark their spaces with “Carshare Parking Only,” making the program much more reliable for customers.

  • The program brought carshare to 14 neighborhoods citywide with low- and moderate-incomes, including Inwood, Washington Heights, Harlem, Parkchester, Red Hook, Jamaica, and the Rockaways. Many of these neighborhoods saw the highest rates of overall use during the pilot.

“Less cars on the street is always a good thing, but we have to keep pushing for a city that puts people first and prioritizes strong, reliable public transportation,” said Brooklyn Borough President Antonio Reynoso. “This is a step in the right direction, and I look forward to continuing to work with DOT Commissioner Rodriguez toward a truly safe, sustainable, and healthy New York.”


NYC begins citywide expansion of on-street carshare parking program

POSTED, FEBRUARY 8, 2023

BY MICHELLE COHEN

Photo: NYC DOT via Flickr

NYC DOT’s carshare map illustrating existing service and future expansion, which begins this week, by community board district. Image: NYCDOT.

New Subway Cars Debut On The A and C Lines

Starting this year, commuters on the A and C subway lines will be able to easily walk from one train car to the next. The Metropolitan Transportation Authority last week unveiled one of the “open gangway” subway cars, which are undergoing testing and are expected to carry passengers by the end of the year. The open gangway cars, which feature accordion-like walls that connect the entire train, are part of an order that includes 535 subway and Staten Island Railway R211 cars, 20 of which will have the open gangway design.

“Putting these cars into service will be a huge milestone in the MTA’s efforts to modernize our fleet,” MTA Chair and CEO Janno Lieber said. “These modern subway cars will of course upgrade the passenger experience, but they will also complement our signal improvement efforts and allow us to run more trains and provide more frequent subway service.”

In 2018, the MTA announced a contract with Kawasaki Rail Car, Inc. to manufacture 535 R211 cars. Following pandemic-related delays, the first batch of new cars arrived in the city for testing in July 2021. Last October, the MTA Board voted to approve an order for 640 additional R211 subway cars, bringing the total number of R211 cars to 1,175.

According to the MTA, the second set of new cars is scheduled to be delivered in early 2025. If testing is successful, there’s a second option for 437 more cars with open gangways.

Door openings on the R211 cars measure 58 inches wide, eight inches wider than doors on existing cars. Wider doors are expected to allow for quicker on- and off-boarding, which will lead to a reduced “dwell time,” or the time a train spends in the station loading and unloading passengers.

Other modern perks of the new cars include security cameras, digital displays with real-time service updates, brighter lighting, and better signage. The cars are also equipped with the MTA’s new communications-based signal technology, making it possible to run more trains closer together.

Testing is currently underway on the standard R211s, which are expected to be put into service this spring.

The new cars will eventually replace the MTA’s fleet of 1970s-era R46 cars that run on the A, F, R, and C lines, as well as the Staten Island Railway.

“Wider doors and additional accessible seating will drastically improve the experience for all riders and particularly those with disabilities,” MTA Chief Accessibility Officer Quemuel Arroyo said. “Open gangway pilot cars will also allow customers with mobility devices or strollers the ability to move through a train like never before, and I’m excited to try out these new cars.”

New open gangway subway cars to debut on the A and C lines this year

POSTED ON MON, FEBRUARY 6, 2023

BY DEVIN GANNON

All photos courtesy of Marc A. Hermann / MTA on Flickr

70 East 10th Street, Unit 16U

70 East 10th Street, Unit 16U

Greenwich VILLAGE, MANHATTAN

$2,495,000

2 Bed  |  2 Bath | Co-op

 

Designer interiors and iconic city views await in this stunning two-bedroom, two-bathroom showplace in The Stewart House, one of Greenwich Village's most revered full-service co-ops.


Masterfully renovated throughout, this exquisite 1,500-square-foot home welcomes you with rich wide-plank hardwood floors and tall ceilings finished with designer fixtures and recessed lighting. Throughout the residence, wide windows frame breathtaking northern views over the landmarked Grace Church, creating a dazzling backdrop. The desirable open layout is perfect for relaxing and entertaining with large living and dining areas surrounding a work-of-art open kitchen. Chefs will love the long island/breakfast bar, sleek cabinetry and upscale stainless steel Viking appliances, including a vented range, refrigerator-freezer, dishwasher and wine refrigerator.


Head to the serene owner's suite to discover a sprawling king-size layout, exceptional closet space and an en suite spa bathroom with a frameless glass rain shower and floating vanity surrounded by floor-to-ceiling marble tile. Thanks to a smart double barn door, the secondary bedroom does double duty as both a sleeping space and a home office/study lined with delightful designer wallcoverings. A well-appointed guest bathroom with a soaking tub/shower and excellent closet space complete this magazine-worthy residence.


The Stewart House is a classic white-brick postwar cooperative featuring lush grounds and a large circular driveway, one of the city's first. The full-service, pet-friendly building offers 24-hour white glove doorman and concierge service, a live-in superintendent, fitness center, children's playroom, storage, a package room, bike room, laundry room and an on-site parking garage with direct building access — all for low monthly maintenance charges.


Once an early location of Manhattan's A.T. Stewart department store, The Stewart House occupies a full city block in the heart of Greenwich Village. Ideally located between Union Square and Washington Square, this outstanding neighborhood features fantastic shopping, dining, nightlife and entertainment venues at every turn, including Whole Foods, Trader Joe's, Irving Plaza, Webster Hall and the Union Square greenmarket. NYU is inches away, and transportation is effortless with N/Q/R/W, 4/5/6, L and PATH trains, excellent bus service and CitiBikes all within easy reach.
There is a 2 % flip tax paid by seller and a monthly assessment of $203.67 through July 2024.

Heart-Shaped Hedges Blossom In Times Square

Photo by Maria Baranova

Love is in bloom in Times Square this February. As part of its 15th annual Love & Design competition, Times Square Arts on Wednesday unveiled a new public art installation on Duffy Square that invites visitors to get lost in love. This year’s winner, Almost Studio, created an interactive configuration of four artificial heart-shaped hedge rows that form a maze-like structure with heart-shaped interiors. Called Love’s h|Edge, the sculpture features illuminated benches and trellises, the latter of which will be filled with fresh roses by passersby.

The sculpture features windows that help not only create a fun photo-op but also connect visitors to one another. The heart-shaped interiors have illuminated benches with vertical trellises, inspiring a moment of pause and reflection.

Over the course of the month, fresh roses will be distributed every day to visitors who will then “Fill Up the Heart,” by placing them on the trellises throughout the sculpture. As more roses are added, the artificial hedges that makeup Love’s h|Edge will appear to blossom.

The space was designed to be ADA-accessible and intended to be inclusive for all who visit.

Photo by Maria Baranova

Dorian Booth and Anthony V. Gagliardi of Brooklyn-based Almost Studio said the idea that the sculpture could make a few people’s days better, “gives us a lot of joy.”

“Like a daydream, and just for just a moment – forget your troubles, your stress, your to-do’s, and where you are going,” Booth and Gagliardi said in a statement. “Love’s h|Edge is meant to be a pause, a momentary illusion, in your day, in your week, and in your life. Planting an artificial garden within Times Square is meant to be a jolt from our routines.”

“It is meant to draw from the history of landscape design, public theater, and Surrealism to take us out of our every day and instead offer a garden island of wonders, what-ifs, and somedays. It is a place of reflection and reformation. It is a place to look at yourself and others anew.”

Photo by Maria Baranova

Love’s h|Edge serves as the backdrop for the many Valentine’s Day activities that take place in Times Square, including surprise proposals, vow renewals, and weddings. The sculpture will be on display until February 28.

“Every February, we get to celebrate love–a simple yet invaluable sentiment that underpins and uplifts all that we do here in Times Square–and invite New Yorkers and visitors to gather with one another and enjoy the cultural and commercial offerings that make this district so unique, vibrant, and unforgettable,” Tom Harris, president of Times Square Alliance, said in a statement.


Heart-shaped hedges blossom with real roses as part of Valentine’s Day installation in Times Square

POSTED, FEBRUARY 2, 2023

BY DEVIN GANNON

Photos by Maria Baranova and by Jonathan Hokklo

Anish Kapoor’s Bean Sculpture Is Finally Complete In Tribeca

New York City finally got its bean. About five years and several delays later, Anish Kapoor’s mirrored sculpture was unveiled to the public this week, seemingly propping up Tribeca’s “Jenga Building” at 56 Leonard Street. As first reported by Tribeca Citizen, and confirmed by 6sqft, the longstanding barriers and scaffolding have been removed, with the monumental permanent public artwork taking its rightful place on the corner of Church and Leonard Streets.

When plans for Herzog & de Meuron’s 56 Leonard were unveiled in 2008, early renderings showed Kapoor’s sculpture in front of the building. After challenges concerning the welding and fairing process of the smooth, shiny sculpture added “a huge amount of time” to the installation, as 6sqft previously reported, construction began in February 2019, two years after 56 Leonard opened.

Like it did with most things, Covid halted progress. The sculpture remained a “half bean,” as described by Curbed, until the team was able to travel to New York from the UK in 2021.

This is the British-Indian sculptor’s first permanent public work in New York. While it remains nameless for now (an official dedication ceremony is expected in the coming weeks), the artwork closely resembles Kapoor’s “Cloud Gate,” which was installed in Chicago’s Millennium Park in 2004.

Sitting at the base of the 60-story tower, the bean (or squashed balloon) sculpture weighs 40 tons and measures 48 feet long by 19 feet high.

As described on 56 Leonard’s website: “The relationship between building and sculpture is so closely cultivated that they appear to form a single unified object, exemplifying true synergy between art and architecture.”

Anish Kapoor’s bean sculpture is finally complete in Tribeca

POSTED, FEBRUARY 1, 2023

BY DEVIN GANNON

All photos © 6sqft

The Monthly Update - February 2023

An Experienced, Trusted Advisor is Key 


At one point early in December 2022, over 823 apartment listings were removed from the market in a single week! This significant number of failed listings can be due to many reasons, but most of them likely relate to what the seller was advised to do. Sure, sometimes getting advice can feel like looking into a crystal ball, but if you have an honest and hard-working agent, they will tell you the truth about the market and not just what you want to hear (or what benefits them). By facing the tough questions upfront, sellers and buyers can make better-informed decisions based on facts, not the self-interests of other parties. In the current market, you should count on the experienced adviser rather than those prone to over-promising.

Having a trusted real estate advisor during changing times and markets can be the difference between sinking and swimming, drowning and surviving. And frankly, not just surviving, but flourishing, while others wilt under the pressure. February 2023 marks The Hoffman Team's seventh year at Compass! We have sold more than $905 million worth of real estate with over 792 closed transactions during that time. This kind of volume doesn’t happen by mistake; it comes from hard work, perseverance and having one thing in mind — the client! 

Since last October, NYC real estate inventory has been declining week after week. The final week of January marked the first increase in overall supply. It was a modest 2% (and one week doesn't not make a trend), but overall inventory should (finally) start to increase as the spring market gears up. With that, many sellers will be advised to list their property too high or be counseled to skip preparing or staging the apartment to save a couple of bucks. Many of those sellers could lose even more money at the end of a six-month exclusive because they missed the market on price or appearance only to have market momentum slip away without a sale to show for it. A smart advisor will share honest sales advice upfront so clients can make the best decisions about their property before they list. Real Estate advisors will do this because it’s the right thing to do, not because it benefits them. In truth, it benefits everyone. Intelligent, honest, seasoned advice is what clients and this market need more of today.

We will not stop until we have served our clients to the best of our abilities. Does that mean sometimes we don’t get a listing because we’re not going to overprice it as the next broker will? Sometimes. Does that mean we might have to be the second or third broker before the seller comes back to us, saying, “Gosh, you were right."? Sometimes. But you know what? As long as the client is first, we achieved our goal. As long as a buyer is able to purchase their home and is happy after closing – we have done our job and can go home, knowing that we served our client to the best of our ability. 

One of Compass’ mottos is “collaborate without ego.” For us, that means having a client-first mentality, always. That is what will lead us through the first and second quarters of 2023 and into the second half of the year, where things could get a little muddy. But it will be bearable because our clients will know the truth about the market. As long as we keep clients first, we should be all OK.

Local Happenings

NOW - FEB 12, 2023

NYC Restaurant Week

NYC Restaurant Week is back! Now through February 12, explore the five boroughs through specially priced prix-fixe menus at hundreds of participating restaurants. Click HERE to explore participating restaurants, view menus, and make reservations!

NOW - FEB 12, 2023

NYC Broadway Week

Here again for its winter run, NYC Broadway Week makes its return engagement. Now through February 13, get two-for-one tickets to nearly every Broadway production! Click HERE to view the list of participating shows and snatch up the best seats for the ones you want most.

Lifestyle Tips and Tricks

80 Super Bowl Appetizers

Crowd-pleasing comes easy with any of these winning apps.

Courtesy of Good Housekeeping

Send Sweets to Your Sweetie

Desserts that really deliver: exciting options for nationwide shipping.

Courtesy of Forbes

Get Restaurant-Quality Meals at Home

Elevate your eat-at-home game.

Courtesy of Better Homes & Gardens

Stay Connected

99 East 4th Street, Unit 6L

99 East 4th Street, Unit 6L

EAST VILLAGE, MANHATTAN

$739,000

1 Bed  |  1 Bath | CondOp

 

Welcome home to the most comfortable and well located one bedroom in the east village! This apartment is on the top floor of an elevator coop just east of 2nd avenue. Enter into a hallway with large storage and coat closet. To the right is the sunny windowed kitchen with stainless steel appliances including a dishwasher. The living room faces north and has plenty of space for both living and dining areas. A traditional bathroom (with deep tub including rain shower head) gleams with character. There is an additional storage/hanging closet in the hallway to the sunny bedroom which has a sliver of an Empire State Building view and an additional closet. The original inlaid floors of the apartment are in pristine condition

This 1928 building is an Art Deco prewar condop, with coop rules. Features include a large marble lobby, common courtyard, live-in super and full-time porter, a common laundry room, bike storage, AC storage, and private storage units for rent. Subletting is allowed after two year of ownership, for two out of every 5 years. Co-purchasing and gifting are allowed on a case-by-case basis, however pied a terres are not allowed.

The neighborhood cannot be beaten! Surrounded by some of the best restaurants and entertainment in the city, close to Whole Foods, easy access to the F, B, D, N, R, and 6 trains.

Curbside Composting Program Coming To All Five Boroughs

Following the notable success of the program in Queens, curbside composting will soon expand to all of New York City, Mayor Eric Adams announced on Thursday during his State of the City address. The program will launch in Brooklyn this October, followed by the Bronx and Staten Island in March 2024 and Manhattan in October 2024. According to the mayor, the program will be the nation’s largest curbside composting program.

“We’re going to ‘Get Stuff Cleaner’ by launching the country’s largest curbside composting program,” Adams said. “By the end of 2024, all 8.5 million New Yorkers will finally have the rat-defying solution they’ve been waiting for two decades.”

The program will be voluntary, despite calls for a mandatory system. However, the NYC Department of Sanitation is said to be discussing the possibility of mandating the program, according to the New York Times.

Besides its vast number of environmental benefits, composting will work to fight the city’s rat problem, which Adams has made a priority during his term. Composting can remove thousands of pounds of organic waste and discarded food that attracts rats, according to the city.

The program is expected to cost $22.5 million during the 2026 fiscal year, which is the first full fiscal year it will be operating across the whole city, according to Jessica Tisch, commissioner of the DSNY. The city will also have to purchase new trucks to collect the compost, which is expected to cost an additional $45 million.

The program is set to resume in Queens on March 27 after taking a break for the winter, expand into Brooklyn on October 2, start in the Bronx and Staten Island on March 25, 2024, and begin in Manhattan on October 7, 2024.

Last April, the NYC Council passed a bill calling for the creation of a mandatory citywide compost program at all residential buildings. As part of the bill, waste pickup from residential buildings was scheduled to begin in the middle of 2023 before expanding to all NYC homes by June of the same year.

In August 2022, Adams announced a new “no frills” compost program for Queens residents that delivered compost bins to every NYC residential building in the borough with 10 or more units. The program, which kicked off in October 2022, required no opt-in or registration, making it easier for New Yorkers to take part. The program is estimated to have cost the city approximately $2 million, according to DSNY.

In just three months of operation, the program collected more than 12.7 million pounds of organic waste, with the majority of the participating Queens districts outperforming other communities that have participated in previous compost programs.

“In just three months, a pilot composting program right here in Queens kept nearly 13 million pounds of kitchen and yard waste out of landfills. That’s more than the weight of 300 city buses,” Adams said. “Imagine how much we will accomplish when every family in the city is participating. A lot of people have talked about this issue, but this administration is getting it done.”

NYC’s curbside composting program coming to all five boroughs

POSTED: JANUARY 26, 2023BY AARON GINSBURG
Photo courtesy of Michael Appleton/Mayoral Photography Office on Flickr

55 West 17th Street, Unit 405

55 West 17th Street, Unit 405

FLATIRON, MANHATTAN

$2,795,000

2 Bed  |  2 Bath | Condo

 

Discover crisp modern interiors and open-sky views in this immaculate two-bedroom, two-bathroom condominium offering a wealth of upscale amenities and an ideal location where the Flatiron District meets Chelsea.

The sleek 1,417-square-foot welcomes you with bleached hardwood floors, tall ceilings and an open layout that maximizes light and views. Relax and entertain in the inviting living dining room flanked by a wall of built-in cabinetry. Oversized glass doors, Juliet balconies and an ideal position above the building's landscaped terrace provide a wonderful indoor-outdoor ambiance without the upkeep. Chefs will love the beautifully planned open kitchen where black oak cabinetry and white marble countertops surround a fleet of Gaggenau appliances, including a gas cooktop, oven, built-in microwave and dishwasher, plus a Summit wine refrigerator. The wide waterfall welcomes casual dining below designer lighting.

Head to the owner's suite to discover lovely views, king-size proportions and a custom walk-in closet. The en suite spa bathroom impresses with floor-to-ceiling tile, an oversized glass rain shower, soaking tub, wide double vanity and oversized mirrored medicine. The spacious secondary bedroom enjoys a custom closet and easy access to a full guest bathroom with stunning tile and a large tub/shower. In the hallway, a large custom coat closet and expansive laundry room with a side-by-side washer-dryer, sink and cabinetry ensure storage will never be a concern. Central HVAC with Nest thermostats completes this exquisite downtown abode.

Built-in 2018 by esteemed Morris Adjmi Architects, 55 West 17th is a contemporary condominium that blends seamlessly with the surrounding Ladies Mile Historic District with its Danish white brick façade and bold bronze canopy. Residents enjoy a handsome 24-hour attended lobby, fitness center, children's playroom, a dramatic lounge with billiards and a catering kitchen, a screening room with a wet bar, a landscaped terrace with a grilling area, a bike room and storage.

Located just blocks from both Union Square and Madison Square Park, this home offers front-row access to the best of Manhattan living with premier dining, shopping and nightlife on all sides. Foodies will love the proximity to the city's largest year-round greenmarket plus Whole Foods, Trader Joe's and Eataly. Just four blocks away, The High Line and 500-acre Hudson River Park, including the delightful Little Island, offer unbeatable waterfront outdoor space and recreation. Access to transportation is superb with 4/5/6, N/Q/R/W, L, 1/2/3, F/M and PATH trains, excellent bus service and CitiBike stations all nearby.
*Please note some photos are virtually staged

555 West 23rd Street, Unit N7P

555 West 23rd Street, Unit N7P

WEST CHELSEA, MANHATTAN

$1,099,000

1 Bed  |  1 Bath | Condo

 

Welcome to the perfect Chelsea one-bedroom, one-bathroom home featuring great storage and premium finishes in a luxury full-service building.

Bright and airy living spaces are yours in this beautifully arranged 705-square-foot home featuring floor-to-ceiling south-facing windows. hardwood flooring set a stylish tone in the oversized living room, while the open chef's kitchen is well-stocked with granite countertops, maple cabinetry and premium stainless steel appliances, including a gas range, dishwasher and built-in microwave. The spacious bedroom features a large closet and plenty of room for a king-size bed. Two more roomy closets flank the entry to the spa bathroom.

Built in 2006, 555 West 23rd Street is a modern condominium where residents enjoy a full-time doorman, concierge, and valet service plus on-site resident management. Arrive via a dramatic atrium entry and updated luxury lobby, while above, the pet-friendly building is crowned by a 12,000-square-foot sun deck with water features. There's also a state-of-the-art fitness center, a newly renovated resident's lounge, and on-site parking garage.

Perfectly situated near the High Line, in the heart of the West Chelsea Arts District, this fantastic home is surrounded by world-class venues for art, shopping, dining and entertainment, including numerous galleries, Hudson Yards, Chelsea Market and the Whitney Museum. Hudson River Park and Chelsea Piers provide 500 acres of waterfront outdoor space and recreation, and nearby A/C/E, L and 1 trains and fantastic bus service offer easy access to the rest of the city.

‘Living’ lantern Installation - Moment of Zen in Midtown

Photos courtesy of Alexandre Ayer / @DiversityPics for the Garment District Alliance

A new animated public art installation is radiating light and tranquility in Midtown. Located on the Broadway pedestrian plazas between 39th and 40th Streets, Living Lantern is a dynamic sculpture with wooden pieces that move with the wind. Measuring roughly 14 feet tall and 20 feet wide, the illuminated lantern evokes a calming effect through shifting colors and movements. Created by NEON and Frankie Boyle, the installation is meant to serve as a beacon of hope, brightness, and a guiding light in Midtown. Open to the public for free through February 24, Living Lantern is the latest public art exhibition sponsored by the Garment District Alliance.

The lantern reacts to the wind, coming to life as its outer layers open and close, letting light and animated light sequences leak out of its center and fill the surrounding space.

“Living Lantern is an entrancing work of art that is bringing a sense of tranquility to the Garment District and truly enhancing the pedestrian experience,” Barbara A. Blair, president of the Garment District Alliance, said.

Photos courtesy of Alexandre Ayer / @DiversityPics for the Garment District Alliance

“We are so proud to introduce this extraordinary piece of public art to our neighborhood this winter, and we encourage the public to take a moment to enjoy this calming sensory experience while visiting the Garment District.”

Living Lantern is powered by WIREFRAME, an international art agency known for its production of interactive public art installations. Before arriving in NYC, the installation appeared at the 2021 World Science Festival and Curiocity in Brisbane, Australia and the 2021 Taiwan Light Festival in Hsinchu, Taiwan.

“We thank our incredible partners at the Garment District Alliance on their commitment to exhibiting a wide variety of public art in the plazas in partnership with our DOT Art Program,” Ydanis Rodriguez, NYC DOT Commissioner, said.

“We are reimagining public space around NYC, including through the use of beautiful public art. Along Broadway in the Garment District, where we have done so much recent work to make an iconic street even more welcoming and car-free, Living Lantern offers a unique and engaging experience to enjoy in the colder, darker months – highlighting how our public spaces are active and utilized year-round.”

Photos courtesy of Alexandre Ayer / @DiversityPics for the Garment District Alliance

Living Lantern is part of the Garment District Art on the Plazas, a year-round public art program headed by the Garment District Alliance and the New York City Department of Transportation. The two groups collaborate to create new, creative public art installations that enhance public spaces and welcome New Yorkers and visitors.

Most recently, the Alliance announced a redesign for the iconic needle & button kiosk that sits at Seventh Avenue and 39th Street. Originally built in the 1970s as a garment industry information center, the kiosk sat unused for years. The new structure measures 28 feet tall and includes a 15-foot diameter aluminum button and a 32-foot brushed stainless steel needle.


‘Living’ lantern installation offers a moment of zen in Midtown

POSTED JANUARY 19, 2023BY AARON GINSBURG

Photos courtesy of Alexandre Ayer / @DiversityPics for the Garment District Alliance

76 Madison Avenue, Unit 5A

76 Madison Avenue, Unit 5A

NOMAD, MANHATTAN

$2,650,000

2 Bed  |  2 Bath | Condo

 

Discover exciting NoMad/Flatiron living in this stunning two-bedroom, two-bathroom plus home office in a full-service boutique condominium perfectly positioned at the corner of Madison and 28th Street.

Keyed-elevator access delivers you directly to this nearly 1,800-square-foot showplace featuring wide-plank hardwood floors, soaring 11-foot-tall beamed ceilings and rows of oversized windows facing north and east. Relax and entertain in the spacious living room where unimpeded eastern views provide a bird's-eye view over 28th Street. A leather banquette and padded wall panels create a luxurious dining area, while the open kitchen welcomes casual meals along its wide waterfall island. Chefs will love the custom cabinetry, a wall of pantry space and a fleet of upscale appliances, including a vented Miele cooktop and oven, Sub-Zero refrigerator, dishwasher and wine refrigerator.

Head to the palatial owner's suite to discover three roomy closets, including a walk-in, and an en suite spa bathroom with a frameless glass shower, soaking tub and wide vanity, all surrounded by large-format tile. The desirable split-bedroom layout places the secondary bedroom along the eastern exposure within easy reach of a handsome guest bathroom finished with a walk-in rain shower and upholstered vanity. Off the foyer, an ingenious sliding wall separates the home office lounge from the rest of the living space to create an ideal work-from-home environment or guest suite. An in-unit Miele washer-dryer and individually controlled HVAC units add comfort and convenience to this exceptional, move-in-ready NoMad oasis. This home conveys with a deeded basement storage bin.

Residents of the pet-friendly enclave enjoy full-time doorman, superintendent, storage and a stunning roof deck with an outdoor kitchen, covered seating, a fireplace and dramatic city skyline views. Located in ultra-desirable NoMad and steps away from Whole Foods, with easy access to the Flatiron District, Gramercy, Chelsea and Union Square, this home is surrounded by the best of Manhattan living. Enjoy glorious outdoor space, a dog park, Shake Shack and year-round events at Madison Square Park. Foodies will love the award-winning dining at The Clocktower, Eleven Madison Park, Sugarfish and Gramercy Tavern, and gourmet food shopping abounds with Eataly, Fairway, Trader Joe's and Morton Williams all within blocks. Transportation couldn't be easier with N/R/W, 4/5/6, L, F/M and PATH trains, excellent bus service and CitiBike stations all nearby.
The agent representing the property has an ownership interest.

Saying No Can Be Hard: 20 Ways to Say No

20 Ways to Say No

While it may feel difficult to say no to other people’s requests, especially if you’re a people pleaser, saying yes to everyone constantly means you are saying no to yourself and your personal goals.

If you’re serious about getting focused on your own goals rather than helping advance someone else’s goals, you need to start learning how to say no.

WHY YOU NEED TO LEARN TO SAY NO

First, you’re responsible for respecting your boundaries. When you say yes to everyone even when you don’t feel like it, you are crossing your boundaries. This can lead to frustration with yourself and will eventually take a hit at your self-esteem, both of which can set you back in your progress toward your goals.

Second of all, if you want to be successful, you need to focus on one goal at a time. By saying no to requests that don’t advantage you in any way or that aren’t aligned with your goals, you are moving faster towards your goals as you eliminate any distractions. It also allows you to deliver more for yourself and produce at a much higher quality.

Lastly, you just can’t do it all without your health and well-being taking a hit. Time is a limited resource and saying yes to everyone’s requests will only give you a never-ending to-do list that you just can’t seem to finish. When you’re constantly chasing after your tail, you’re more likely to burn out -- especially if you’re overworking yourself with tasks that aren’t even what you want to be doing or passionate about.

WHEN TO SAY NO

Now that you know why you need to say no more often, here are 3 questions you can ask yourself to decide whether or not you should say yes or no to a request: Does this task help me achieve my goals?

A task that doesn’t bring you any closer to the finish line is not something you want on your to-do list: Is this task aligned with my priorities?

Ideally, everything you do daily is aligned with your priorities. You don’t want to do anything that is too far off from what you need to be focused on right now at this moment. Is there someone else who can do this instead?

Sometimes, there is someone that can do the job better than you can or simply has more time than you do. If that’s the case, you should consider declining the request. 

20 WAYS TO SAY NO 

As for how you can say no to someone or something, there are plenty of ways you can go about it. Here are 20:

  1. "Unfortunately, I have too much to do today. I can help you another time."

  2. "The timing right now isn't good. Can you keep me in mind for next time?

  3. "No, I won't be able to fit that into my schedule this week."

  4. "How thoughtful of you. I appreciate your offer, but this time I'm simply too busy with work."

  5. "I can't help, but I have some resources I can forward to you."

  6. "I would love to help, but I have too much going on. Best of luck with your endeavors."

  7. "I'm afraid I can't. Let's discuss this another time."

  8. "I'm going to pass this time. Perhaps we can discuss this again next month."

  9. "I'm not the right fit for this task. I can help you think of someone else to ask."

  10. "I enjoyed helping you last time, but I am too busy to assist you right now."

  11. "No, sorry. I need to prioritize other tasks right now."

  12. "I've been feeling too busy at work lately. I will have to decline this time."

  13. "I know that's challenging for you, but I can't help you at the moment."

  14. “ I don’t have the bandwidth to help out right now.”

  15. “ I can’t help, but I know someone who can.”

  16. “ I don’t have any free time this week. Check in again with me next month.”

  17. “ I can’t help right now, but this person can.”

  18. “ I’m afraid my calendar is already full.”

  19. “ These resources can help you get started. Let me know if you have any questions.”

  20. “ No, I can’t.”

Remember, the more you say no to the things that don't matter to you, the more you can say yes to the things that do.

By: Level Up Mastermind

About Level Up Mastermind:

OUR MISSION:

Our mission is to provide structure, accountability, and growth opportunities for real estate professionals.

WHO WE ARE:

We are a community of real estate professionals, including brokers, investors, developers, attorneys, marketers, and entrepreneurs, working in the hottest real estate markets across the United States.

We are highly motivated self-starters, who know the value of a strong community. We have ambitious goals and specific plans for how to reach them.

205 West End Avenue, Unit 6V

205 West End Avenue, Unit 6V

UPPER WEST SIDE, MANHATTAN

$829,000

1+ Bed  |  1 Bath | Co-op

 

Lush garden views, outdoor space and extraordinary amenities await in this one-bedroom, one-bathroom home at the revered Lincoln Towers— a multi-building cooperative with a commanding presence in coveted Lincoln Square.

Put your personal stamp on this sun-splashed home featuring an expansive open floor plan and glorious natural light thanks to southern exposures over the verdant community park. Tall ceilings rise above wide art walls and wood floors. From a gracious foyer flanked by two closets, you're invited into a spacious living room stretching 30 feet to bright windows and a roomy dining alcove. The large kitchen boasts abundant cabinet space and a fleet of appliances, including a gas range, dishwasher and built-in microwave. Off the living room, the large balcony is perfect for morning coffee and after-dinner drinks overlooking the park and plaza below.

The king-size bedroom features a roomy reach-in closet, and a convenient linen closet is situated just outside the full bathroom. Through-the-wall air conditioning adds year-round comfort to this special westside Upper West Side residence.

Lincoln Towers is an eight-building postwar cooperative set among 20 acres of private playgrounds, lovely gardens and parks. Residents of the complex enjoy 24-hour doorman and concierge service, live-in maintenance staff, gyms, children's playrooms, package rooms, storage, bike rooms, laundry facilities, indoor parking garages and outdoor parking spaces, plus on-site dry cleaners and private security. Pets, pieds-à-terre, parents buying for children, co-purchasing, subletting after two years and 70% financing permitted with board approval.

Located in vibrant Lincoln Square, this home offers the ideal mix of accessibility, entertainment and iconic outdoor space. Enjoy afternoons along Hudson River Greenway or Riverside Park. Shop and dine along Broadway, or take in world-class entertainment at Lincoln Center or the Theater District. Transportation from this Upper West Side enclave is a breeze with 1/2/3 and B/C trains, excellent bus service and CitiBikes nearby.

The 2022 Year in Review (All in all, not too bad!)

The 2022 Year in Review

(All in all, not too bad!)

All things considered, 2022 turned out to be better than many would have thought, but it was definitely “front-loaded,” with the majority of deals signed and closed in the first six months of the year. 

Throughout the year, The Hoffman Team saw the same trend as the overall New York real estate market. As of Dec. 23, we had closed 104 deals with another 14 units in contract and ready to close in early 2023. However, between January and June 2022, we signed about 76% of those contracts, with the remainder signed from June to December. So, deal activity was definitely front-loaded. Overall, this gave the market a false sense of security. It would’ve been a seriously doom-and-gloom year if the hyperactivity of 2021 didn't carry over into the first half of 2022.

The luxury market saw the same activity trends. By the last half of December, there were 1,304 contracts signed for $4 million and up in Manhattan. There were 836 signed contracts (64%) in the first half of the year compared to 468 (36%) in the second half. (Thank you to Olshan Realty for their luxury market report every week!) 

So, activity both overall and in the luxury sector deteriorated after June 2022 under spiking interest rates and a declining stock market, which is now down 20% year over year. But there’s hope! The Hoffman Team put 11 properties into contract in November alone, and we have over 15 accepted offers at the time I write this newsletter. I think the first half of 2023 will be busy. Interest rates that are flat or gradually descending, an extremely hot rental market and low inventory should give the market a floor moving into early 2023. Beyond that is anyone’s guess!

At this point in my annual review, I usually consider year-over-year metrics, but because of the hectic and frankly erratic last three years, it’s almost not worth doing so. The Hoffman Team’s deal volume for 2022 was $129.82 million compared to $183.95 million in 2021. The pandemic year (2020) saw sales volume of $67.36 million. As you can see, the ups and downs of recent years can’t predict things to come. Because of this volatile annual data, these metrics don’t really count this year, but they’re interesting to look at, and the financial markets like to base their analysis on them. I think it’s misleading. 

All in all, it was a good year. Some months/weeks were dreadful, and others were strong. Generally, the real estate market mirrored interest rates and the stock market — it rebounded when rates fell or the stock market rose. There will likely be more turbulence in 2023, as many pundits predict. But what doesn’t change is The Hoffman Team‘s dedication to our clients and leading real estate transactions with your best interests in mind. That’s our number one asset and enduring promise.

Thank you so much for a wonderful year. We look forward to serving your real estate needs in 2023. 

Listing Spotlight:

June 2023 - MTA to cut Monday and Friday subway service on some lines

The Metropolitan Transportation Authority will modify subway service on seven lines to better accommodate post-pandemic transit ridership trends. The agency on Monday said starting next June it would increase scheduled trips on the weekends and decrease trips on Mondays and Fridays, two days where ridership recovery has been the slowest.

Photo via WikiCommons

The changes will add scheduled trips to the G, J, and M subway lines on weekends, improving headway times by roughly two minutes. These three lines are most used by Brooklyn and Queens commuters to transfer to other subway lines and often have longer wait times on the weekends.

NYC Transit has also proposed an earlier start to weekday A and C rush hour service to accommodate post-pandemic rush hour trends. Manhattan-bound A and C service will begin one trip earlier during the morning rush hour.

There will also be scheduled reductions on Mondays and Fridays to 1, 6, 7, E, F, L, and Q service, following a pattern of lower subway ridership on these days than on mid-week days.

Mondays and Fridays are the days the majority of NYC workers work from home, which has contributed to lower transit usage, according to Gothamist. On the other hand, weekend usage has recovered faster, currently sitting at roughly 77 percent of pre-pandemic levels.

“We continually analyze ridership patterns to better serve riders. These adjustments reflect higher ridership recovery on the weekends, and lower relative ridership on Mondays and Fridays in the post-COVID hybrid work era,” Richard Davey, NYC Transit President, said.

“As riders continue to return to mass transit and patterns change, New York City Transit will adapt service accordingly as we strive to provide faster, cleaner and safer rides.”

As Gothamist reported, riders might wait between three and 30 seconds more than usual for those trains on Monday and Friday.

The scheduled changes to subway service mark the first time that the MTA has initiated significant adjustments since the start of the pandemic. In May 2020, the subway system shut down overnight for the first time in its history, part of a plan to disinfect every car and station to prevent Covid from spreading. A year later, 24/7 service resumed.

The MTA said the service adjustments could save the agency roughly $1.5 million a year, helping to chip away at its current $600 million budget gap as it runs out of federal funding that it obtained during the pandemic.

The MTA has announced other countermeasures to cut its budget deficit, including a projected 5.5 percent fare hike.

MTA to cut Monday and Friday subway service on some lines

POSTED TODAY, DECEMBER 20, 2022BY AARON GINSBURG

Photo via WikiCommons

Your new home awaits.