FINDING HOME
From Backpacks to Brownstones

Sam & Miranda met while hiking across America. They weren’t the only ones - this annual trek has sparked more than a few relationships (goodbye dating apps, hello blisters?). But more importantly, it built a community that outlasted the trail.

From that community came a bold idea: co-purchase a Brooklyn townhouse, build their own modern-day commune, and eventually convert it into condos.

As with any shared ownership plan, financial realities vary. It’s common for the most resourced party to take the lead - and in this case, that was Sam & Miranda.

Several families from their hiking circle were interested in joining, and Sam & Miranda were excited to make room for them. But one family in particular, the Robinsons, were at the center of their vision. With three young kids and a very different budget, the Robinsons needed space more than anything, and Sam & Miranda were determined to find a home that could work for everyone.

At every showing, they asked: Could the Robinsons also live here? Would this unit fit their needs - and their finances?

It was one of the most thoughtful, generous home searches I’ve ever been part of. Sam & Miranda knew, logically, that they should prioritize their own needs and build their co-purchase team around the home they found, but still they kept the Robinsons front of mind.

They found me through the New York Times article about another set of clients doing something similar — and from the very first call, I knew this wouldn’t be a typical search.

Here’s where their priorities started:

• 2-3 family townhouse

• Somewhere near the coastline, but not too far south

• A division of units that could suit their co-purchasers’ budgets and needs - which were quite different from their own.

• Minimal renovation required

Here were their options:

No. 1:
The Red Hook Plug & Play

This three-family was the romantic pick. A Red Hook classic with three turn key units, a spacious backyard for all to enjoy, and that industrial charm of the block you can’t fake. Sam loved the location’s grit-meets-peacefulness, and Miranda appreciated how turnkey it felt. All the 2-bedroom units had similar layouts, and could certainly fit the financial capabilities of several parties in their community. Although they had their wedding in Red Hook, the neighborhood felt a bit too disconnected for them.

No. 2:
The Greenwood Collective

These might not be the flashiest listing photos, but that’s the point - I want you to start seeing homes the way a real estate broker does. Notice the kitchen’s small window near the ceiling? That’s a tell: the kitchen is mostly below grade level. In another photo, a skylight signals this as the top floor, and the side window reveals something rarer - the home is likely detached on one side.

This building is a legal three-family with a lower duplex and two simplexes above. The kitchen in the lower duplex being below grade brought down that unit’s value - but the square footage was incredibly compelling. Sam & Miranda imagined living on the top two floors, flooded with sunlight, and figured the lower duplex could be the right fit for their friends’ budget and space needs.

No. 3:
The Corner Charmer

This home was the perfect example of how layout matters far more than squarefootage. Set up as a lower duplex with a simplex on top, it would make most financial sense for Sam & Miranda to take the larger lower duplex, while their friends took the top floor. The top floor was flooded with sunlight, and fit three bedrooms plus a sizable living & dining space all in ~1000sqft, so it could fit the three kids.

The home lacked a backyard, but had a killer roof deck that all parties could share. It sat on the corner of a block, so light flooded in from multiple exposures.

*Specifics have been changed to protect client privacy

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Which Home Do You Think They Chose?

SAM & MIRANDA’S HOME:
THE GREENWOOD COLLECTIVE
This one just made sense. It had the space, it had the bones, and it offered the kind of layout flexibility Sam & Miranda needed — not just for now, but for whatever the next five years might bring.

They’re currently living in the lower duplex, while the two upper simplexes are rented. But the long-term plan is to flip that. Once the upstairs tenants move out, Sam & Miranda will take over one of the simplexes and open the other to a member of their community - or, if it feels right, combine them into a single upper duplex.

The lower duplex was a major factor in the decision. It’s a great setup for the Robinsons: direct access to the backyard, around 1,500 square feet, and three bedrooms on the parlor level. These features would definitely command strong rental income. But if it were ever sold on its own, the kitchen and living room - sitting about 60% below grade - would likely limit the price per square foot. In other words, it’s exactly the kind of unit that could work for the Robinsons’ needs and budget.

The plan is for Sam & Miranda to move upstairs when timing aligns, and for the Robinsons to buy in and take over the lower unit. After two years, they’ll be able to legally convert the building into condos, giving each family full ownership of their home and the flexibility to sell independently down the line.

*Specifics have been changed to protect client privacy

MARKET INDICATOR
Manhattan

HOMES I’M LOVING
433 Pacific Street

You know I love a double duplex.

433 Pacific Street
5 beds / 4 baths
$4,995,000
Boerum Hill

Why I love it:
You’ve seen me feature everything from Tribeca lofts, to UWS co-ops, to brownstones dripping with charm - and this one might be my favorite yet.

Yes, the character in this townhouse has me drooling (those details!), but what really gets me excited is the layout: a true double duplex. This is hands-down my favorite townhouse configuration. It offers maximum flexibility to grow into the space, allows you to optimize rental income, and if co-purchasing is the goal, it’s the most balanced setup you can find.

Two nearly equal homes under one roof - with the kind of warmth, flow, and function that’s hard to come by.

Curious why I love this setup so much? Check out my ode to the double duplex here.