“What is my house worth?” is the first question most Brooklyn owners ask. Online estimates are a starting point, but they cannot see your layout, your renovation, your legal units or the house next door that sold last month. Here is how a broker builds a price for a Brooklyn townhouse from public records, step by step, so you can follow the reasoning.
Step 1: Find True Comparables
A comparable is a recorded sale of a similar house, nearby, in the past 6 to 12 months. For a Brooklyn townhouse, “similar” means the same number of legal units, a similar size and lot, a similar block and a similar condition. Asking prices are not comparables. Only recorded sales show what a buyer actually paid, and they are public on the city’s ACRIS system.
Step 2: Adjust for the Differences
- Legal units. A legal two family house and a one family house of the same size draw different buyers. Your certificate of occupancy decides this.
- Condition. A house that needs a new roof, boiler or wiring sells for less than a renovated one, often by more than the cost of the work.
- Size and light. Width, depth, ceiling height, exposure and the garden all matter.
- Tenants. Occupied units, especially rent stabilized ones, change the buyer pool. See selling with tenants.
- Block. Two blocks apart can mean a real difference in price.
Step 3: Read the Market Around You
Medians help set context. Over Oct 2025 to Sep 2026, the Brooklyn median was $980,000 for one family houses, $1,265,000 for two family houses and $1,600,000 for three family houses. In ZIP code 11213 in Crown Heights, the median for all three types was $1,600,000 across 80 sales. See Brooklyn house sales in 2026 and the 11213 seller guide.
Step 4: Set a Range and a Strategy
The result is a range, not a single number. Where you list within that range depends on your timing and goals. Pricing too high often means more days on the market and a lower final price, while pricing well can bring more buyers in the first weeks. No broker can promise a sale price, and you should be wary of anyone who does.
Valuation vs Appraisal
A broker’s price opinion is a market estimate for planning a sale. An appraisal is a separate report by a licensed appraiser, often for a lender, an estate or a court. If you are settling an estate, see selling an inherited home and our probate and estate sales page.
Photos in this article are illustrative images from the 555 Properties LLC library unless a caption names a specific property.
Talk With Valerie
Valerie Sebbag, Licensed Real Estate Broker at 555 Properties LLC, has more than 30 years of client-facing experience and more than 12 years in real estate. If you are thinking about selling, request a private, no-cost valuation or read about our seller services. You can also see our closed sales.
