Fresh pastries, full price, and no flinching—so far (except via my primary care doc)

Last on deck in the Up, Down, or Sideways? series, we examine 202 Broome #6F, within One Essex Crossing.

This 14-story CetraRuddy-designed condo building opened in 2021 as part of the massive Essex Crossing master plan, offering 83 units, surrounded by warm brick, Italian terracotta, and a sunlit garden-level amenity suite .

What’s the draw? Direct elevator access to Essex Market. (Personally, I wouldn’t mind a streamlined trip to Café d’Avignon. But, I think my physician would have something to say about it!)

The lifestyle package includes:
24/7 doorman
Elevated garden courtyard
Fitness center
Bike storage
Near cinema, galleries, the Gutter bowling alley, and the on-ramp to the Williamsburg Bridge

202 Broome #6F

Zooming in on the unit:
List price: $2,600,000

2 beds | 2 baths | 5 rooms
1,091 sf | $2,383 per sq ft

Days on market: 75
Price change: None so far

Listing history:

• Launched at $2.6M and hasn’t budged*

• Current price aligns with 2023–2024 closings around $2,300–$2,400/sq ft

*This detail is worth pointing out and is better clarified by looking at this Zillow listing. On StreetEasy, shared above, it appears that the unit experienced an immediate price change. But, the reality is that it’s probably a different unit (and an error in the listing), as this one was a rental unit before being put up for sale.

Market math:

• With no prior sales record for #6F, we look to comps: In 2022, similar units in the building closed between $2,195,000 and $2,550,000

• So #6F at $2,383/sq ft is pricing right on the line—premium, but not out of touch

• If days on the market stretches past 90 days, though, the seller might countenance offers in the $2.4M range

Takeaway
This is a design-forward, new-to-market offering that’s betting on location, finishes, and convenience. Whether that bet pays off may depend on whether other listings in the building flinch first.

For buyers? You’re paying a bit more, but you’re also buying ease: no reno, no tradeoffs, no schlepping. Just unpack and head down to Shopsin’s .