Upgrading from a condo to a Park Slope townhouse is the dream for many Brooklyn families, but the path between the two can feel daunting. Timing the sale of your current home, securing financing for a bigger purchase, and competing in one of NYC’s most competitive housing markets? It takes more than luck.
In this case study, we’ll walk through how Decode helped one real Park Slope family sell their two-bedroom condo and buy their first townhouse, all within 90 days. You'll see how we navigated financing hurdles, prepped their condo to shine, and found creative ways to bridge the gap between sale proceeds and townhouse offers.
If you’re sitting on equity and wondering how to capitalize on it, this post is for you. Because yes, the Park Slope upgrade is possible. But only when you have a plan, the right team, and a strategy built for Brooklyn.
The Clients: Melissa, Jay, and Their Growing Family
Melissa and Jay were long-time Park Slope residents, raising their two young children in a sunny, two-bedroom condo just off 5th Avenue. The building had no elevator or outdoor space, and with a third child on the way, they were ready to trade up but didn’t know how.
They wanted:
-
More space (ideally 3–4 bedrooms)
-
Private outdoor space for their kids
-
Staying within PS 321 zoning
-
Minimal time renting between sale and purchase
What they had:
-
A two-bedroom condo valued at $1.7M
-
~$850K in equity
-
No interest in moving twice
-
A tight timeline: third baby due in 5 months
The Challenges: Financing, Timing, and Inventory Pressure
Here’s what made the upgrade tricky:
A) Coordinating Sale + Purchase
They couldn’t carry both properties at once—nor could they risk losing a townhouse while waiting for their condo to sell.
B) Inventory Pressure
Park Slope townhouses under $3.5M were moving quickly, often with multiple offers.
C) Financing Gap
They had equity, but it was trapped in their current home. Most banks wouldn’t lend without liquid cash or a bridge loan.
D) Apprehension
Like many homeowners, they felt stuck—unsure of how to move forward without taking major financial risks.
Our Strategy: Reverse Engineer the Upgrade
Instead of focusing on listings, we started by building the financial and timing infrastructure first.
Step 1: Reposition the Condo
We knew that top-dollar offers come in the first 10 days on market—so we spent 3 weeks:
-
Repainting key rooms in neutral tones
-
Adding staging furniture to define the living/dining zones
-
Updating listing photography and creating a digital walk-through
-
Pricing slightly below the psychological $1.7M threshold to drive urgency
Step 2: Target the Right Townhouses
We filtered only:
-
Legal 2-family homes they could live in + rent out a unit
-
Move-in ready condition (no time for reno)
-
Within 5 blocks of PS 321
We skipped overpriced or stale listings and monitored new ones daily.
Step 3: Build a Financing Plan
We introduced Melissa and Jay to a local lender who:
-
Pre-approved them based on projected sale proceeds
-
Helped structure a bridge loan
-
Offered a “delayed financing” option if they needed to close before the sale
The Execution: A Tight 90-Day Dance
Here’s how the real timeline played out:
Week 1–3: Prepping the Condo
Our contractor and stager got to work. We held back on listing until we had the townhouse pipeline mapped out.
Week 4: Listing Goes Live
We listed the condo at $1.695M and held two packed open houses. Within 5 days, we had 4 offers—one all-cash at $1.725M with a 30-day close.
Week 5: Identifying the Target
A legal 2-family townhouse on 9th Street hit the market at $3.25M. It was exactly what they wanted—and we moved fast.
Week 6: Offer + Accepted
We submitted a non-contingent offer at asking, paired with a lender letter, their sale contract, and a personal note. Offer accepted.
Week 7–9: Simultaneous Close
We negotiated timelines so both deals closed within 2 days of each other. Funds from the condo sale hit just in time for the townhouse closing. No temporary rental needed.
The Outcome: Life in Their New Townhouse
Melissa and Jay moved into their new home just one month before their third child was born.
Today, they:
-
Live in the upper triplex of a renovated brownstone
-
Rent out the 1BR garden unit for $3,200/month
-
Walk to Prospect Park in under 5 minutes
-
Send their kids to the same elementary school
“We thought the move would be chaotic—but it was one of the smoothest transitions of our lives,” Melissa told us. “We couldn’t have done it without a clear strategy and someone who understood both sides of the deal.”
Decode’s Playbook: How We Help Sellers Upgrade Without Drama
We start with your exit strategy, not your dream listing.
Listing your home right and knowing your actual net is step one.
We sequence the timing
We manage both sides of the deal so you don’t get stuck in limbo.
We connect you with lender partners
That bridge loan? That delayed financing clause? We’ve done it dozens of times.
We vet listings for risk
Townhouse listings often overlook rental legality, mechanical issues, or zoning regulations. We read between the lines.
The Park Slope Leap Is Possible—With the Right Plan
Upgrading to a townhouse isn’t just about more space; it’s about peace of mind, permanence, and making Brooklyn your long-term home. However, it takes smart preparation, sharp timing, and in-depth local knowledge to make the numbers work without significant stress.
At Decode, we specialize in helping Park Slope sellers transition from condos to brownstones, from co-ops to two-family homes with clarity and strategy.
Thinking about your next move? Book an upgrade strategy session with Decode and let’s turn your townhouse goals into a real plan!
