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.
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01
Acquisitions
We source and acquire development sites across the five boroughs: underused lots, assemblages and buildings ready for a new life. Before we commit, we study zoning, buildable area and neighborhood fundamentals ourselves, so we know exactly what a site can become. Our team reviews every opportunity from the ground up, looking at transit, demand, surrounding development and the programs that can shape a project. We move quickly when the numbers work and walk away when they don't. And we close with certainty, which is why owners, brokers and partners bring us deals first, and keep coming back.
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02
Development
We lead each project from feasibility through design, approvals and financing. Working with our architects and engineers, we design buildings that get the most out of every lot while staying livable, efficient and built to last. We handle zoning, DOB filings and every approval in between, and we know how to work with the city's agencies to keep projects moving. We structure the financing, bring in the right partners and plan every detail before a shovel hits the ground. Our job is to assemble the team that brings a building from drawings to reality, on schedule and on budget.
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03
Construction Management
We oversee construction directly, keeping schedule, budget and quality in view from groundbreaking to certificate of occupancy. Our team manages the trades and the site day to day, so problems are solved early, decisions are made fast and buildings are delivered on time. Because we develop and build our own projects, there is no gap between the people who plan a building and the people who build it. We hold every contractor to the same standard we hold ourselves. Safety, craftsmanship and clear communication come first on every job, from the foundation to the final finishes.
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04
Leasing & Affordable
We lease our apartments directly, pricing and marketing each unit so buildings reach full occupancy quickly. From the first showing to move-in day, residents work with our own team, not a middleman. Affordable housing is part of how we build, not an afterthought. Through New York City programs such as the Universal Affordability Preference (UAP) and the city's housing lotteries, we set aside quality homes for working New Yorkers. Every affordable apartment is finished to the same standard as every other unit in the building, with the same layouts, materials and amenities, because good housing should be available to everyone.
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05
Property Management
We manage our buildings in house, so residents deal directly with the team that built them. We keep every building clean, safe and well maintained, with fast repairs, regular inspections and a single point of contact for every resident. Our online tenant portal makes it easy to pay rent, submit maintenance requests and stay in touch. Because we own what we build for the long term, we care about how a building lives years after it opens, not just on opening day. Good management protects the value of every property and makes each building a place people are proud to call home.
Our buildings
Built to live beautifully.
A Glowstone building is designed to feel like home the moment you walk in. Double-height lobbies, natural light and warm, honest materials set the tone, from stone and wood to custom lighting and landscaped spaces. Every detail is chosen to last and to feel good every day.
Beyond the apartment, residents enjoy amenities built for how New Yorkers actually live: fitness centers, lounges with fireplaces, game rooms and landscaped outdoor spaces. Inside the homes, open layouts, large windows and quality finishes make every unit, market-rate and affordable alike, a place people are proud to live.
Projects
Our projects
Completed buildings, projects in development and sites in planning across New York.
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.