Gowanus' Nevins Landing South: 80 Affordable Apartments at 417 Carroll Street, From $1,087 a Month

Published October 18, 202621 min readBy VoucherMatch Editorial Team

Quick answerNevins Landing South is a new rental building at 417 Carroll Street in Gowanus, Brooklyn, with 320 apartments on its certificate of occupancy, issued September 24, 2026. NYC Housing Connect advertised 80 of them at 40%, 60% and 100% of area median income, from $1,087 for a studio to $4,037 for a three-bedroom, with applications due July 28, 2026. As of October 8, 2026, eight of the 12 rents are under the 2026 CityFHEPS maximum for their size, and Housing Connect waives minimum income for voucher holders.

Last checked: October 8, 2026, against the Housing Connect listing for lottery 7567, Department of Buildings jobs B00611202 and B00611166 and certificate of occupancy 3430358-0000001, HPD's Affordable Housing Production data by building and by project, city property records (ACRIS) for Brooklyn block 439, lots 1 and 10, the Department of City Planning's records of the waterfront certifications for 300 Nevins Street in 2023 and 2022, the Governor's release of February 9, 2024 and Empire State Development's list of sites, the developers' announcement of July 30, 2026 as printed by the Mann Report, the leasing site gowanuswharf.com, Fogarty Finger's project page, reports by New York YIMBY, Brownstoner and the Commercial Observer, the Housing Connect FAQ, HPD's guide Applying for Affordable Housing, HPD's re-rentals page, HDC's re-rental search and Affordable for NY's re-rentals page, and the CityFHEPS payment standards in DSS-8r (effective April 1, 2026).

Nevins Landing South in numbers

320apartments on the certificate of occupancy
80apartments advertised on Housing Connect
$1,087the lowest rent, for a studio at 40% AMI
$4,037the highest rent, for a three-bedroom at 100% AMI
July 28, 2026the application deadline
September 24, 2026certificate of occupancy issued

Rendering of two apartment towers on the bank of a canal: at left a tower rising from a wide base of red brick, at right a tower rising from a wide base of pale grey brick with arched windows, both with planted terraces on the roofs of their bases; a planted walkway with trees, seating and a tall blue bear sculpture runs along the bulkhead, kayakers are on the water, and a glass building with a square grid of windows stands at the far right — Rendering of the two Nevins Landing buildings across the Gowanus Canal, from the developers' leasing site; the same image is on the Housing Connect listing. Brownstoner's caption for it puts Nevins Landing South on the right. Photo: Gowanus Wharf leasing site (the page names no renderer), developer's marketing rendering, via Gowanus Wharf, Nevins Landing page, the leasing site of Charney Companies and Tavros (cropped, reduced).

What Was Built at 417 Carroll Street

Nevins Landing South is the southern of two apartment towers on the block between Union Street, Carroll Street, Nevins Street and the Gowanus Canal, filed with the city as a 22-story, 225-foot building with 320 apartments.

Size: Department of Buildings job B00611202, at 340 Nevins Street, is for a 22-story new building, 225 feet tall, with 320 apartments and 322,258 square feet of floor area. A drainage filing calls it the "South building".
Developers: the developers' announcement names "Co-developers Charney Companies and Tavros".
Architect and builder: the permit applicant is Christopher Fogarty, a registered architect at Fogarty Finger, and the general construction permit went to Broadway Construction Group.
Program: the listing says the building was built "through the Inclusionary Housing Program" and "is anticipating to receive a Tax Exemption through the 421-a Tax Incentive Program".

Watch outone building, two addresses and several names. Housing Connect and HPD's data use 417 Carroll Street. The building permit and the certificate of occupancy use 340 Nevins Street. The Governor's 2024 release said "320 and 340 Nevins Street" for the pair, and City Planning's records say 300 Nevins Street. The developers market both towers as Nevins Landing, part of Gowanus Wharf. The South building is Brooklyn block 439, lot 10.

Rendering of a canal seen from a planted path: two people walk at the lower left, a low bridge with blue railings carries cars and pedestrians over the water, and on the far bank stand a building with a grey brick base and arched windows under a pale tower and, beyond it, a red-brick building under a red tower; kayakers paddle on the canal — Rendering on the Housing Connect listing for Nevins Landing South: the canal, a bridge and the planted walkway, with a grey-brick building in front and a red-brick one behind. Brownstoner reports that Nevins Landing South is the grey one. Photo: NYC Housing Connect listing for lottery 7567, lottery listing rendering, via NYC Housing Connect, Nevins Landing South (lottery 7567) (cropped, enlarged 1.07 times).

Nevins Landing South, from filing to certificate of occupancy

November 18, 2021new building applications for both towers are filed.
December 30, 2021the block is sold to Gowanus 300 Nevins Street LLC for $102,000,000.
February 9, 2024the Governor announces the groundbreaking.
June 10, 2024construction mortgages are signed. HPD lists this as the project start date.
July 15, 2024the general construction permit is issued.
July 9, 2026New York YIMBY reports that the lottery has launched.
July 28, 2026applications are due.
September 24, 2026the certificate of occupancy for 320 apartments is issued.

What it means: from the general construction permit to the certificate of occupancy took about 26 months.

Source: Department of Buildings job B00611202 and certificate of occupancy 3430358-0000001; ACRIS; the Governor's release; HPD project 73043; New York YIMBY; the Housing Connect listing.

Where the sources disagree about the building

Storiesthe building filing and the developers' announcement say 22. New York YIMBY wrote "a 17-story mixed-use building" and Brownstoner "an under-construction 17-story tower" in July 2026, and city property data lists 17 floors for the lot.
Apartments320 on the building filing, the certificate of occupancy and HPD's data. New York YIMBY wrote "the structure yields 306 residences", the figure on the state's February 2024 list.

Rendering of a tall tower with rounded window bays in a red-pink tone rising from a wide red-brick base beside a canal and a small bridge, with a much lower pale tower on a pale base behind it at the right, trees along the water and cars on the street in the foreground — Rendering by Fogarty Finger released by the Governor's office on February 9, 2024, when the plan was for 654 apartments. It shows the pale tower well below the red one; the 2026 rendering at the top of this article shows the two at about the same height. Photo: Fogarty Finger, architect's rendering released by the Governor's press office, via Governor of New York, release of February 9, 2024 ("Renderings Available Here") (cropped, reduced).

Where 417 Carroll Street Is

417 Carroll Street is on the Gowanus Canal between the Carroll Street and Union Street bridges, in ZIP code 11215, Brooklyn Community District 6 and City Council District 39.

Stylized dark blue street map of part of Brooklyn with neighborhood names in white, among them Gowanus, Carroll Gardens, Boerum Hill, Park Slope, Red Hook and Cobble Hill, Prospect Park in grey at the lower right, a yellow line along the course of the Gowanus Canal and its side basins, and street labels including Nevins St, Union St, Carroll St, Bond St and 3rd Ave — Map of Gowanus from the developers' leasing site, gowanuswharf.com, with a yellow line along the Gowanus Canal and Nevins, Union and Carroll streets labeled. The map does not mark the building. Photo: Gowanus Wharf leasing site (the page names no mapmaker), developer's marketing map, via Gowanus Wharf, leasing site of Charney Companies and Tavros (enlarged 1.11 times).

Station	Lines	Straight-line distance
Union St	R	about 0.3 miles
Carroll St	F, G	about 0.4 miles
Smith-9 Sts	F, G	about 0.5 miles
4 Av-9 St	R	about 0.5 miles
Bergen St	F, G	about 0.6 miles
Atlantic Av-Barclays Ctr	D, N, R	about 0.6 miles

What it means: the nearest station, Union St on the R train, is about 0.3 miles away.

Source: the MTA's station data; straight-line distances calculated by VoucherMatch from the listing's coordinates, so the walk is longer.

Neighborhood names: the listing and the city's address search say Gowanus. VoucherMatch groups ZIP code 11215 with Park Slope: see voucher apartments in Park Slope and in Carroll Gardens, and apartments along the R train, the F train and the G train.
The waterfront walkway: the listing places the building "along the Gowanus Canal Esplanade". City Planning's 2023 certification describes "approximately 21,000 SF of waterfront public access areas", and its 2022 certification "approximately 23,000 SF".

Nevins Landing South Is One of Two Towers on the Block

Nevins Landing has two buildings with 668 apartments on their building filings, by VoucherMatch's addition, and only the South building has a certificate of occupancy and a Housing Connect listing.

Item	Nevins Landing South	Nevins Landing North
Addresses in city records	417 Carroll Street and 340 Nevins Street	498 Union Street and 310 Nevins Street
Tax lot	Block 439, lot 10	Block 439, lot 1
New building job	B00611202	B00611166
Stories and height on the filing	22 stories, 225 feet	22 stories, 225 feet
Apartments on the filing	320	348
Floor area on the filing	322,258 square feet	308,145 square feet
Income-restricted apartments in HPD's data	80	87
General construction permit	July 15, 2024	July 11, 2024
Certificate of occupancy	September 24, 2026	none as of October 8, 2026
Housing Connect	Lottery 7567: 80 apartments, due July 28, 2026	No listing found
Lender on the recorded mortgages	Kennedy-Wilson Capital	Nevins Debt Lender LLC

What it means: HPD counts 167 of the 668 apartments, or 25%, as income-restricted, by VoucherMatch's addition.

Source: Department of Buildings jobs B00611202 and B00611166 and certificate data updated October 8, 2026; HPD projects 73043 and 73042; ACRIS; Housing Connect.

What is in print about the pair

Earlier countsthe Governor's 2024 release announced "a 654-unit project, including 154 affordable units". The state's list of the same day gives 87 and 77 affordable apartments, which add up to 164.
The North building's lotteryno Housing Connect listing numbered 7250 to 7960, read October 8, 2026, names the North building. The developers' announcement said "Nevins Landing North is expected to launch later this year."

Rendering of a paved, tree-planted walkway between two buildings: a pale brick building with an arched opening at the left and a red-brick building with arched storefronts at the right, with raised planters of tall grass, a bench, cafe tables and people walking and sitting — Rendering by Fogarty Finger of a planted walkway with a pale brick building at the left and the red-brick building at the right, from the architect's project page. The same image is on the Housing Connect listing. Photo: Fogarty Finger, architect's project rendering, via Fogarty Finger, Nevins Landing project page (cropped, reduced).

320 Apartments, 80 on Housing Connect

The lottery covered 80 of the building's 320 apartments, or 25%, which leaves 240 outside it by VoucherMatch's subtraction.

Apartments in the Nevins Landing South lottery by size and income level

40% AMI60% AMI100% AMI

Studio

1 bedroom

2 bedrooms

3 bedrooms

View the data table

Apartment size	40% AMI	60% AMI	100% AMI	All levels
Studio	8	9	3	20
1 bedroom	7	4	2	13
2 bedrooms	16	17	8	41
3 bedrooms	1	2	3	6

What it means: 32 apartments were at 40% AMI, 32 at 60% and 16 at 100%, and 41 of the 80, or 51%, were two-bedrooms.

Source: Housing Connect listing for lottery 7567, counted by VoucherMatch from its 80 unit rows. AMI is the area median income.

Key pointHPD's data matches the lottery: 32 very low income apartments (rents affordable at 31 to 50% AMI), 32 low income (51 to 80%) and 16 moderate income (81 to 120%) at 417 Carroll Street.

How long the limits last: the developers' announcement describes "80 homes reserved for permanently affordable housing", and Brownstoner called the 80 apartments "all rent stabilized and income restricted". No regulatory agreement was opened.

Rendering of a living and dining room with a curved wall of windows and long curtains, a round dining table with four chairs, a rounded grey sofa, two cane-backed armchairs, a wooden sideboard with a lamp, a brass ceiling light with glass globes, and a skyline in the distance — Rendering of a living room with a curved wall of windows, from the developers' leasing site. The same image is on the Housing Connect listing, which does not say which apartments it shows. Photo: Gowanus Wharf leasing site (the page names no renderer), developer's marketing rendering, via Gowanus Wharf, Nevins Landing page (cropped, reduced).

Rents and Income Ranges in the Housing Connect Listing for 417 Carroll Street

The 80 lottery apartments had 12 rents, from $1,087 to $4,037 a month, and the lowest minimum income in the listing is $37,269 a year.

Monthly rent and yearly income range by apartment type
Apartments	Rent	People	Yearly income
8 studios, 40% AMI	$1,087	1 to 2	$37,269 to $54,280
7 one-bedrooms, 40% AMI	$1,165	1 to 3	$39,943 to $61,080
16 two-bedrooms, 40% AMI	$1,398	2 to 5	$47,932 to $73,280
1 three-bedroom, 40% AMI	$1,615	3 to 7	$55,372 to $84,160
9 studios, 60% AMI	$1,630	1 to 2	$55,886 to $81,420
4 one-bedrooms, 60% AMI	$1,747	1 to 3	$59,898 to $91,620
17 two-bedrooms, 60% AMI	$2,097	2 to 5	$71,898 to $109,920
2 three-bedrooms, 60% AMI	$2,422	3 to 7	$83,040 to $126,240
3 studios, 100% AMI	$2,717	1 to 2	$93,155 to $135,700
2 one-bedrooms, 100% AMI	$2,912	1 to 3	$99,840 to $152,700
8 two-bedrooms, 100% AMI	$3,495	2 to 5	$119,829 to $183,200
3 three-bedrooms, 100% AMI	$4,037	3 to 7	$138,412 to $210,400

Showing the first 4 of 12 rows. View allCollapse table

What it means: a two-bedroom rented for $1,398, $2,097 or $3,495 depending on the household's income level.

Source: Housing Connect listing for lottery 7567, read October 8, 2026. The top of each range is for the largest household allowed.

Household size	40% AMI maximum	60% AMI maximum	100% AMI maximum
1 person	$47,520	$71,280	$118,800
2 people	$54,280	$81,420	$135,700
3 people	$61,080	$91,620	$152,700
4 people	$67,840	$101,760	$169,600
5 people	$73,280	$109,920	$183,200
6 people	$78,720	$118,080	$196,800
7 people	$84,160	$126,240	$210,400

What it means: income before taxes had to be at or under the number for the household's size. No apartment took eight people.

Source: the same listing.

Household size	Too much for 40% AMI, too little for 60%	Too much for 60% AMI, too little for 100%
1 person	$47,521 to $55,885	$71,281 to $93,154
2 people	$54,281 to $55,885	$81,421 to $93,154
3 people	no gap	$91,621 to $99,839
4 people	$67,841 to $71,897	$101,761 to $119,828
5 people	no gap	$109,921 to $119,828
6 people	$78,721 to $83,039	$118,081 to $138,411
7 people	no gap	$126,241 to $138,411

What it means: every household size had a band of income between the 60% and 100% levels that fit no apartment.

Source: VoucherMatch's arithmetic from the listing's income ranges for every apartment type a household of that size could rent.

Other limits in the listing

Under $37,269below the lowest minimum, unless the household has a rental subsidy.
Asset limits$67,840 at 40% AMI, $101,760 at 60% and $169,600 at 100%, in Housing Connect's advertisement table.

Key pointthe listing says "Rent includes electricity for stove, hot water, and heat." It does not say who pays for other electricity, such as lights and air conditioning. Brownstoner read the line as "Rent includes electricity, which covers the stove, heat, and hot water." Ask the marketing agent, Affordable for NY.

Rendering of an open kitchen and dining area: dark wood cabinets with pale upper cabinets and a built-in microwave along the left wall, an island with a white top, a flat cooktop and three stools, a round dining table with four chairs on a woven rug, pale wood-look flooring, and a curved wall of windows with a skyline in the distance — Rendering of a kitchen and dining area on the Housing Connect listing for Nevins Landing South. It shows a flat cooktop in the island; the listing says rent includes electricity for the stove. Photo: NYC Housing Connect listing for lottery 7567, lottery listing rendering, via NYC Housing Connect, Nevins Landing South (lottery 7567) (cropped, enlarged 1.07 times).

Which Rents a CityFHEPS or Section 8 Voucher Reaches

Eight of the 12 rents are under the 2026 CityFHEPS maximum for the same apartment size, and the four at 100% AMI are over it by $113 to $498.

The listing names HPD as its agency, so this was a city lottery on NYC Housing Connect. The Housing Connect FAQ says: "Minimum income requirements do not apply if you have a voucher or a rental subsidy. However, rent should be within maximum limits allowed by your voucher or rental assistance program." It names CityFHEPS and Section 8 vouchers from HPD or NYCHA.

Lowest and highest monthly rent at Nevins Landing South against the 2026 CityFHEPS maximum for that apartment size, in dollars

Lowest rent (40% AMI)Highest rent (100% AMI)CityFHEPS maximum

Studio

$1,087

$2,717

$2,604

1 bedroom

$1,165

$2,912

$2,734

2 bedrooms

$1,398

$3,495

$2,997

3 bedrooms

$1,615

$4,037

$3,753

View the data table

Apartment size	Lowest rent (40% AMI)	Highest rent (100% AMI)	CityFHEPS maximum
Studio	$1,087	$2,717	$2,604
1 bedroom	$1,165	$2,912	$2,734
2 bedrooms	$1,398	$3,495	$2,997
3 bedrooms	$1,615	$4,037	$3,753

What it means: the 100% AMI apartments are $113, $178, $498 and $284 over the maximum, from studio to three-bedroom. The 60% AMI apartments, at $1,630, $1,747, $2,097 and $2,422, are $900 to $1,331 under it.

Source: rents from the Housing Connect listing for lottery 7567; maximums from DSS-8r, effective April 1, 2026, all utilities included.

Watch outDSS-8r calls its figures "the maximum rent amounts if all utilities are included in the lease." If tenants here pay for electricity other than the stove, a voucher program subtracts a utility allowance. DSS-8r's 2026 schedule puts electricity without an electric stove at $96 for a studio and up to $176 for a three-bedroom.

By apartment count: 64 of the 80 lottery apartments were under the maximum for their size and 16 were over, by VoucherMatch's count.
Your maximum follows your household. DSS-8r sets it by family size: the studio amount for one person, the one-bedroom amount for one or two, the two-bedroom amount for three or four, the three-bedroom amount for five or six.
Only the minimum is waived: the FAQ says a household "will not be disqualified for being under income".
Guides: CityFHEPS vs Section 8, Section 8 payment standards in NYC for 2026 and Section 8 utility allowances in NYC.

How the Rents Compare With Typical Rents in ZIP Code 11215

Every advertised rent is below what HUD estimates an ordinary apartment costs in ZIP code 11215, by $965 to $4,025 a month.

Lowest and highest monthly rent at Nevins Landing South against HUD's fiscal year 2027 fair market rent for ZIP code 11215, in dollars

Lowest rent (40% AMI)Highest rent (100% AMI)HUD fair market rent, ZIP 11215

Studio

$1,087

$2,717

$3,890

1 bedroom

$1,165

$2,912

$4,100

2 bedrooms

$1,398

$3,495

$4,460

3 bedrooms

$1,615

$4,037

$5,640

View the data table

Apartment size	Lowest rent (40% AMI)	Highest rent (100% AMI)	HUD fair market rent, ZIP 11215
Studio	$1,087	$2,717	$3,890
1 bedroom	$1,165	$2,912	$4,100
2 bedrooms	$1,398	$3,495	$4,460
3 bedrooms	$1,615	$4,037	$5,640

What it means: the 100% AMI two-bedroom, at $3,495, is $965 under HUD's $4,460, and the 40% AMI three-bedroom, at $1,615, is $4,025 under HUD's $5,640.

Source: rents from the Housing Connect listing for lottery 7567; fair market rents from HUD's Small Area Fair Market Rents for fiscal year 2027, in effect since October 1, 2026. HUD's figure is its estimate of the 40th-percentile rent in the ZIP code with utilities included.

Against the same building's market rents: the developers' announcement says "Prices start at $3,250 for studios and $9,250 for three-bedroom apartments." The 100% AMI studio is $533 under that and the 100% AMI three-bedroom $5,213 under.
Apartments in this ZIP code: see voucher apartments in ZIP 11215.

How Nevins Landing Was Financed

City property records show three mortgages totaling $116,800,000 on the South building's lot, all dated June 10, 2024 and all to a private lender, Kennedy-Wilson Capital.

Recorded document	Lot	Amount
Deed to Gowanus 300 Nevins Street LLC, December 30, 2021	Whole block	$102,000,000
Mortgage to Kennedy-Wilson Capital	South, lot 10	$81,390,874
Mortgage to Kennedy-Wilson Capital	South, lot 10	$18,655,626
Mortgage to Kennedy-Wilson Capital	South, lot 10	$16,753,500
Earlier mortgage, assigned to Kennedy-Wilson Capital	South, lot 10	$22,950,000
Mortgages to Nevins Debt Lender LLC (three)	North, lot 1	$140,000,000

What it means: the three new South mortgages add up to $116,800,000, or $139,750,000 with the assigned one, by VoucherMatch's addition.

Source: ACRIS records for Brooklyn block 439; the mortgages and the assignment are dated June 10, 2024.

What else is on record about the money

In the pressthe Commercial Observer reported "$160 million in senior construction financing for 340 Nevins Street" from Affinius Capital and Kennedy Wilson. The recorded mortgages add up to less, and the records do not explain the difference.
Tax exemptionthe 2026 listing expects 421-a, and HPD's project data gives the planned tax benefit as "421a". The Governor's 2024 release had placed the pair in a state program for projects "stalled by the expiration of 421-A".

Preferences, Building Features and Fees

The lottery set aside 5% and 2% of apartments for applicants with disabilities and gave preference for 20% and 10% to two other groups.

Set-asides and preferences in the listing

5%set aside for applicants with a mobility disability.
2%set aside for applicants with a vision or hearing disability.
20%preference for residents of Brooklyn Community Board 6.
10%preference for the group the listing calls "Municipal Employee/ Military Veteran".

What the building has: listed, extra cost, restricted, not stated

In the apartmentsthe listing's amenity list has "Washers and dryers in units", "Dishwasher in unit", "Air-conditioning" and "Hardwood floors".
In the buildingbike storage lockers, a gymnasium, a recreation room, "BBQ Grills & Prep kitchen", a co-working space and package lockers.
Extra costthe listing marks "fitness center*, resident lounges*, recreation rooms*, grilling areas*" and says "Fees apply." It gives no amounts.
In the developers' announcement"a spa, premiere fitness center, pool, terrace lounge", a golf simulator and mini golf. The listing's amenity list names no pool or spa.
Pets and smoking"Up to 2 pets. No aggressive breeds." The listing marks the building "Smoke-free".
Screening feethe Housing Connect FAQ says "All credit and background check fees may not exceed $20 per application."
Not statedapartment sizes, floor plans, parking, and whether lottery tenants pay the same amenity fees as market-rate tenants. The listing's 17 images are all renderings.

Rendering of a long fitness room with a slatted wood ceiling panel, strength machines and weight racks at the left, benches and a long rack of dumbbells at the right, mirrors with rounded corners on the right wall, speckled dark flooring and windows with white curtains at the left — Rendering of a fitness room on the Housing Connect listing. The listing marks the fitness center with an asterisk and says "Fees apply." Photo: NYC Housing Connect listing for lottery 7567, lottery listing rendering, via NYC Housing Connect, Nevins Landing South (lottery 7567) (enlarged 1.07 times).

Two renderings side by side: at left a bedroom with a bed in grey and blue bedding, an upholstered headboard, a two-pane window with curtains looking onto a red-brick building, and a small tree in a pot; at right a bathroom in pale tile with a glass-screened walk-in shower, a double-sink vanity under a wide mirror, and a toilet — Two renderings on the Housing Connect listing for Nevins Landing South: a bedroom and a bathroom with a walk-in shower. The listing does not say which apartments they show. Photo: NYC Housing Connect listing for lottery 7567, lottery listing renderings, via NYC Housing Connect, Nevins Landing South (lottery 7567) (two renderings placed side by side, each cropped and reduced).

What Happens After the Lottery and Where Openings Are Posted

Applications for the 80 apartments were due July 28, 2026, and HPD's guide says applicants may hear back "within two to twelve months after the deadline".

How the 80 apartments are filled, in HPD's words

1Log numbers"After the deadline, all of the applications are put into a random order and assigned a log number."
2Review"The developer reviews them in log number order (starting with those who meet preference categories) and contacts applicants."
3Documents"If your log number comes up, the developer will contact you to submit documents."
4Timingtwo to twelve months after July 28, 2026 runs from late September 2026 to late July 2027, by VoucherMatch's count.

What it means: October 8, 2026 is 72 days after the deadline, and the guide adds "you may not be contacted, even if you could have qualified."

Source: HPD, "Applying for Affordable Housing", June 2020.

If you applied, have these ready

Identity. a driver's license, non-driver state ID or IDNYC card
Income and assets. pay stubs, tax returns, proof of address and asset documentation
Rent history or credit. proof of 12 months of full rent payments, or consent to a credit review
Voucher. your shopping letter or voucher, showing the rent it covers

What it means: the document request lists the exact papers.

Source: the Housing Connect FAQ, which says the marketing agent will ask for "proof of the subsidy and the amount of rent it covers".

Where the next openings are posted

Housing Connectcity lotteries are posted at housingconnect.nyc.gov. The North building's 87 income-restricted apartments had no listing on October 8, 2026.
Re-rentalsthe FAQ says apartments vacated after first leasing "may be made available for applicants outside of Housing Connect". HPD's re-rentals page points to HDC's re-rental search, which listed 24 advertisements on October 8, 2026, none for Nevins Landing.
Affordable for NYthe listing sent paper applications to "Nevins Landing south C/O Affordable for NY 365 Flushing Ave", Brooklyn, NY 11205. HPD lists "Affordable for New York" among managers to contact about vacancies. Its re-rentals page showed "No results found" on October 8, 2026.
Market-rate leasing is separatethe leasing site said "Now leasing Douglass Port and Nevins Landing." on October 8, 2026, for apartments outside the lottery.

Not yet known on October 8, 2026

Not publishedhow many of the 80 apartments have been leased, whether the building will keep a waiting list, who pays for electricity beyond the stove, and a date for the North building's lottery.
Whom to askAffordable for NY, or Housing Connect's applicant hotline at 212-863-7990.

If You Need an Apartment Now

No application for the income-restricted apartments at 417 Carroll Street was found open on October 8, 2026, so a household that needs to move this year has to look at other buildings.

2 bedrooms apartment in Williamsburg, Brooklyn — Brooklyn apartments on VoucherMatch that take vouchers, nearest to 417 Carroll Street first

4 bedrooms apartment in Williamsburg, Brooklyn — Brooklyn apartments on VoucherMatch that take vouchers, nearest to 417 Carroll Street first

Voucher in hand: browse Section 8 apartments in Brooklyn and CityFHEPS apartments in Brooklyn, or narrow to CityFHEPS apartments in Park Slope.
No voucher yet: read how to get a housing voucher in NYC.
No voucher and a low income: low-income apartments lists income-based buildings where the application goes to the building.

Frequently Asked Questions

What is the rent at Nevins Landing South in Gowanus?

Studios were $1,087, $1,630 or $2,717 a month. One-bedrooms were $1,165, $1,747 or $2,912, two-bedrooms $1,398, $2,097 or $3,495, and three-bedrooms $1,615, $2,422 or $4,037.

How much do you have to earn for 417 Carroll Street?

The listing's ranges run from $37,269 a year for a $1,087 studio to $210,400 for seven people in a $4,037 three-bedroom.

Can I use CityFHEPS or Section 8 at Nevins Landing South?

Eight of the 12 advertised rents are under the 2026 CityFHEPS maximum for their size, and the four at 100% AMI are over. The Housing Connect FAQ says "Minimum income requirements do not apply if you have a voucher or a rental subsidy."

Was 417 Carroll Street on NYC Housing Connect?

Yes. It was lottery 7567, named "Nevins Landing South", for 80 apartments, with applications due July 28, 2026.

Is 340 Nevins Street the same building as 417 Carroll Street?

Yes. The building permit and certificate of occupancy use 340 Nevins Street. Housing Connect and HPD use 417 Carroll Street. The developers market it as Nevins Landing South, part of Gowanus Wharf.

Is there a housing lottery for Nevins Landing North?

Not as of October 8, 2026. No Housing Connect listing was found for the North building, at 498 Union Street and 310 Nevins Street. HPD's data counts 87 income-restricted apartments there.

Is Nevins Landing South finished?

It has a certificate of occupancy. The Department of Buildings issued one for 320 apartments at 340 Nevins Street on September 24, 2026.

Are the rents at 417 Carroll Street below market?

Yes. Every advertised rent is at least $965 below HUD's fiscal year 2027 fair market rent for ZIP code 11215. The developers' market-rate studios start at $3,250, against $2,717 for the 100% AMI studio.

Sources for this article (21)

Housing Connect listing for lottery 7567 (housingconnect.nyc.gov)
by building (data.cityofnewyork.us)
by project (data.cityofnewyork.us)
2023 (zap.planning.nyc.gov)
2022 (zap.planning.nyc.gov)
release of February 9, 2024 (governor.ny.gov)
list of sites (esd.ny.gov)
announcement of July 30, 2026 (mannpublications.com)
gowanuswharf.com (gowanuswharf.com)
project page (fogartyfinger.com)
New York YIMBY (newyorkyimby.com)
Brownstoner (brownstoner.com)
Commercial Observer (commercialobserver.com)
Housing Connect FAQ (housingconnect.nyc.gov)
Applying for Affordable Housing (nyc.gov)
re-rentals page (nyc.gov)
re-rental search (nychdc.com)
re-rentals page (afny.org)
DSS-8r (nyc.gov)
Small Area Fair Market Rents (huduser.gov)
housingconnect.nyc.gov (housingconnect.nyc.gov)

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Every rule, date and dollar amount in this article is checked against the agency document it comes from, and the sources are listed above. How VoucherMatch articles are researched and corrected