A lack of NFL experience never stopped sports talk radio callers from passing judgment. Your bank balance shouldn’t keep you from weighing in here, either.
Two homes at the apex of Stone Harbor’s market offer very different possibilities — and a very similar view.
Which would you pick?
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An oceanfront at 1 106th Street has returned at $13.995 million, down $1.5 million from its April asking price, with an invitation: Enjoy the house already standing or build your own vision.
Five blocks away, that vision is complete. A newly built oceanfront at 2 111th Street asks $19 million. It’s billed as “the most stunning home on the island.”
For buyers with the means to consider either, the roughly $5 million gap makes a useful place to pause: Buy the finished product, keep an existing retreat or take on a build.
The $14 million possibilities
At 1 106th Street, the options start with the land. The 75-by-110-foot oceanfront lot spans 8,250 square feet, about 44% more than the listed lot area at the $19 million offering.
The existing home, built in 1997, has six bedrooms, 3,731 square feet of living space, an elevator and a pool. The listing describes it as move-in ready.
The brokerage video from the Jack Binder Group puts the choice plainly: “Enjoy it today or create a custom oceanfront residence for generations to come.”
For buyers considering a replacement, the listing promotes the potential for more than 4,100 square feet of living space, extensive decking and a rooftop entertaining area.
The lower asking price opens the discussion. Buyers could use the existing house, make changes over time or pursue a replacement designed around their own priorities.
The $19 million vision
At 2 111th Street, the architectural decisions have already been made.
The newly completed, four-bedroom residence designed by architect Blane Steinman combines walls of glass and multiple terraces with an oceanfront pool and separate hot tub.
Listing broker Jack Vizzard’s marketing calls it “a striking expression of contemporary coastal architecture.”
The location supplies another part of the pitch. The neighboring seaside convent sits farther inland, creating an unusually open exposure along the shoreline. The listing describes an estimated 270-degree panorama.
Here, the buyer’s decision is whether the completed vision matches their own.
The decision
The asking-price gap gives buyers room to consider their options.
A completed home requires agreement with someone else’s choices. A custom build requires making — and managing — your own.
Which would you rather?
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