Comp: new-build listing 3 streets over — $3.58M, 4,648 sf
Founder spotted 2026-06-11 (listing app screenshot; first-floor plan saved at comps/2026-06-11-comp-floorplan-first-floor.jpg). Exact address not captured — "three streets over" from 1212 S Suffolk.
Headline numbers
- 7 bed / 5 bath / 4,648 sf · listed $3.58M ≈ $770/sf turnkey (land + build)
- Budget validation: our ~3,300 sf at the $1.8M construction gate ≈ $545/sf on owned land → finished value by this comp ≈ $2.5M. Even with stem-wall + fill elevation costs, the project pencils with a wide margin.
Plan observations (first floor)
- The AE-native section, spec-builder version: at-grade front two-car garage (below-BFE, flood-vented per FEMA rules), main living elevated ~4 ft (porch steps UP at 12'-4" covered entry; lanai steps DOWN at rear). Same flood logic as the drive-under plans on the curated list, executed cheaper. Founder has now seen this pattern "in several houses" — it's the neighborhood default.
- Why it reads cheap (founder's word, confirmed): all rooms racked on one wall with a single circulation spine; the curved foyer stair is the lone architectural gesture; shallow lanai; garage owns the facade. Box extrusion.
- Estimated footprint ~48-52 ft wide × ~65-75 ft deep — fits our 54 × 85 ft buildable envelope with 2-6 ft width to spare, mirrored puts garage on the north (driveway) side. Confirms a ~4,600 sf two-story is physically easy on the lot; our 2.8-4k sf frame is conservative vs what the envelope allows.
Setback/easement trend (founder observation, answered)
- Neighbors building closer to lines than our marked easements; one build <1 ft from a property line. Read: those are variances/PD rezonings — Sunset Park precedent for relief exists. Mildly positive signal for zoning-letter Q1 (our nonconforming 68-ft width), but design to the standard 25/7/20 envelope; don't bank on relief.
- Clarified to founder: our 5' S+E utility easements sit INSIDE the 7-ft side setbacks — they do not shrink the envelope; 25/7/20 binds.
Feed-forward
- Adds a real $/sf anchor for the budget conversation (was theoretic vs $1.8M gate).
- Pattern evidence for the drive-under/at-grade-garage direction in the curated plans (still awaiting founder keep/kill on the 7).
Related
- Survey + elevation-cert findings and the buildable-envelope math: this folder's 2026-06-10 docs notes (68×130 lot, 54×85 envelope, BFE 11.0)
- home.rdco.dev — "Real plans that fit" section (7 curated width-verified plans, drive-under headline insight; keep/kill pending)
- comps/2026-06-11-comp-floorplan-first-floor.jpg