New York City
Ground-up housing,
built for New York.
Glowstone Group acquires, develops and manages residential and mixed-use buildings across Brooklyn, the Bronx, Manhattan and Queens.
- 1,300+Units developed
- ~1MSquare feet
- $500MIn development
About
From vacant lot to finished building, under one roof.
Glowstone Group is a New York City real estate developer based in Brooklyn. We focus on ground-up multifamily and mixed-use buildings: finding the right sites, shaping what can be built on them, seeing each project through construction, and managing our buildings in house once residents move in.
Led by principal David Goldberger, we work closely with architects, lenders and the City’s housing programs to deliver well-made homes in the neighborhoods that need them, including permanently affordable units through New York’s Universal Affordability Preference (UAP).
- Site-ledEvery project starts with the lot: its zoning, its block and what it can become.
- Design-mindedClean, durable architecture built to last in the city.
- Hands-onWe stay close to every step, from closing to certificate of occupancy.
What we do
Five disciplines, one team.
-
01
Acquisitions
We source and acquire development sites across the boroughs, evaluating zoning, buildable area and neighborhood fundamentals before we commit.
-
02
Development
We lead each project from feasibility through design, approvals and financing, assembling the team that brings a building from drawings to reality.
-
03
Construction Management
We oversee construction directly, keeping schedule, budget and quality in view from groundbreaking to completion.
-
04
Affordable Housing
We build affordable homes into our projects through New York City programs such as the Universal Affordability Preference (UAP).
-
05
Property Management
We manage our buildings in house, so residents deal directly with the team that built them, with responsive service and a single point of contact.
Projects
Our projects
Completed buildings, projects in development and sites in planning across New York.
Information
How we work, and how to work with us.
Open any panel for details on our process and affordable housing.
Our process: from site to certificate of occupancy
01Site and feasibility
Every project starts with the lot. We map the zoning, calculate what can be built, test different building layouts and weigh the numbers against the neighborhood’s rents and needs.
02Acquisition
When the plan and the numbers work, we negotiate with the owner and close on the site, either directly or through a broker.
03Design and approvals
Our architects and engineers develop the building, and we file plans with the Department of Buildings. Where a project needs a land-use approval, we take it through the City’s public review process.
04Financing
We arrange construction financing with lenders who know New York development. In 2026, for example, we secured an $80 million construction loan for 2201 Third Avenue in East Harlem.
05Construction
Foundations, superstructure, facade, systems and interiors, built under our own management and inspected along the way.
06Certificate of occupancy and lease-up
After final inspections, the Department of Buildings issues the certificate of occupancy. Apartments are leased, affordable homes go through the City’s lottery, and our management team takes over.
07Managing the building
Once residents move in, our in-house team manages the building day to day: maintenance, repairs, rent collection and resident service, with a single point of contact for tenants.
Affordable housing
How affordable homes fit into our buildings
New York’s 2024 City of Yes zoning created the Universal Affordability Preference, which lets a building add extra floor area when that space is used for permanently affordable homes. The result is more housing on the same lot, with a share of it reserved for New Yorkers at lower incomes.
Other City and State programs, in brief
485-x is New York State’s property-tax incentive for new rental buildings, adopted in 2024 to replace 421-a. In exchange for the benefit, qualifying buildings set aside income-restricted apartments.
Mandatory Inclusionary Housing (MIH) requires a share of permanently affordable homes in areas the City has rezoned for more housing.
Which programs apply depends on each site, its zoning and its size.
How to apply for an affordable apartment
Income-restricted apartments in New York City are offered through the City’s free Housing Connect lottery. Create a profile there to see open lotteries and apply, including for buildings like ours when homes are available.
Contact
Call or visit.
For sites, partnerships and project inquiries, reach our Brooklyn office.