---
title: "1965 BROADWAY #14H, New York City, NY 10023"
description: "1965 BROADWAY #14H, New York City, NY 10023 — Lincoln Square, New York City, NY. Listing Price $2,700,000. In contract 7/30/2026. 2 bed, 3 bath, 1,577 sqft Illustrative Buyer Commission Share of $40,500 at closing, based on a 3% buyer-broker commission."
url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10023/1965-broadway-h-14H-ny-10023"
source: "Real Estate Rebate Team"
dateModified: "2026-09-02T07:19:17.936Z"
status: "Pending"
---

# 1965 BROADWAY #14H, New York City, NY 10023

Lincoln Square, New York City, NY

Courtesy of Brown Harris Stevens Residential Sales LLC

Last updated: September 2, 2026, 3:19 AM

## At a Glance

- **Listing Price**: $2,700,000
- **Status**: In contract 7/30/2026
  In Contract/Lease Signed indicates an offer has been made and accepted by the seller/landlord, with the deal pending completion.
- **Beds**: 2
- **Total Baths**: 3
- **Sqft**: 1,577
- **Common Charges**: $1,766 / mo
- **Price per Sqft**: $1,712
- **Brokerage Fee**: Share Eligible

## The Private Brokerage Advantage

As an independent luxury buyer representative, Régis shares 50% of the buyer-side commission he actually receives on your purchase. Eligible buyers receive that Buyer Commission Share directly at closing to offset closing costs, down payments, or renovations. The figures below are illustrative, based on a **3% buyer-broker commission**; your share follows the commission offered on the transaction.

- **Contract Purchase Price**: $2,700,000
- **Illustrative Buyer Commission Share**: -$40,500*
- **Illustrative Net Cost**: $2,659,500

*Illustrative Buyer Savings of $40,500 — 50% of a 3% buyer-broker commission, shared at closing.*

[Request a private tour](https://realestaterebatesnewyork.com/contact) · [Estimate your Buyer Commission Share](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator)

## Photos (10)

![1965 BROADWAY #14H, New York City, NY 10023 — photo 1 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/806c8833-fe99-4dec-b873-7bd2d543db27.jpg)
![1965 BROADWAY #14H, New York City, NY 10023 — photo 2 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/e3dee1cb-c7a6-4661-8854-b5179f21695b.jpg)
![1965 BROADWAY #14H, New York City, NY 10023 — photo 3 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/db23d7c3-3ed0-4509-bafa-c87b4a8448aa.jpg)
![1965 BROADWAY #14H, New York City, NY 10023 — photo 4 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/a34a2dad-83df-4bbb-97e7-1554fa76d136.jpg)
![1965 BROADWAY #14H, New York City, NY 10023 — photo 5 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/a2baa289-4b30-497a-80db-00a7c7db1ed3.jpg)
![1965 BROADWAY #14H, New York City, NY 10023 — photo 6 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/3dc5698a-6bb9-48da-94cd-9397f74680ee.jpg)
![1965 BROADWAY #14H, New York City, NY 10023 — photo 7 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/006b29c7-45dd-4835-8bf4-6303e3f5578f.jpg)
![1965 BROADWAY #14H, New York City, NY 10023 — photo 8 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/d505b95f-52e0-46dd-b6ea-cda7d83e7f6b.jpg)
![1965 BROADWAY #14H, New York City, NY 10023 — photo 9 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/8d2ce199-5270-477e-8aee-7d7e51d23e3c.jpg)
![1965 BROADWAY #14H, New York City, NY 10023 — photo 10 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/b2016601-d68d-4c45-b90f-72158d369e11.jpg)

## Property Overview

Can’t Live Close Enough to Lincoln Center?

 Choose This Spacious, Bright Two Bedroom Convertible Three Bedroom Condo in The Grand Millennium.

 Located at Lincoln Center in a sought after premier full-service condominium, this split two bedroom apartment has been thoughtfully renovated and uses part of the dining / living space as a home office. This space can easily become a third bedroom with the addition of a wall. There are many possibilities for this wall as for example, the glass one featured with shades (see alternate third bedroom photo and alternate floor plan).

 Sunlight floods through the windows of this spacious 1,577 square ft. home overlooking Lincoln Center, with views of the Manhattan skyline and multiple exposures. It has a meticulously designed partially closed off kitchen with made to measure cabinetry, underfloor heating, quartzite stone countertop and Viking stainless steel appliances including a dishwasher. The kitchen tiles for the backsplash and all are from Porcelanosa. With a stackable vented washer/dryer along with two full bathrooms and a powder room, this home offers the best of New York City living.

 The primary bedroom with its northern exposures is generously proportioned with CitiQuiet windows, a walk-in closet and an en-suite bathroom with a double marble sink vanity, a large bathtub plus a stall shower. The second bedroom situated on the other side of the apartment for maximum privacy offers southern city views and has its own full, en-suite bathroom and large closet. There is additional storage space in the a hallway as you enter with several custom made oak and maple closets.

 And, 14H boasts beautiful, new, wide plank hardwood oak floors throughout!

 At your front door are Lincoln Center, Equinox Sports Club and the Apple Store. In very close proximity you have Central Park and The Shops at Columbus Circle including Whole Foods Market. World famous and world class cultural, shopping, and dining destinations are all nearby! There is also a farmers' market twice a week and a Wegmans soon to be opening across the street.

 And best of all, this condominium is pet friendly.

 Call or email for an in person appointment to view.

 Please note that the monthly property tax quoted here includes the Condo STAR/abatement for primary resident owners.

## Property Details

- **Property Type**: Condominium
- **Beds**: 2
- **Total Baths**: 3
- **Rooms**: 6
- **Sqft**: 1,577 sqft
- **Stories**: 33
- **Year Built**: 1997
- **Price per Sqft**: $1,712
- **Common Charges**: $1,766 / Monthly
- **Listed On**: Jan 16, 2026
- **Days on Market**: 239 Days

### Residence Features

- Building Other
- Washer Dryer Allowed
- City
- Panoramic

## Sales Evidence

### Recent closed sales

44 apartments at 1965 Broadway have recorded sales since September 2021, the most recent for $7,500,000 in June 2026. Prices are the figures recorded with the City, not asking prices.

| Unit | Beds | Sq Ft | Sold Price | $/ft² | Sold | Source |
| --- | --- | --- | --- | --- | --- | --- |
| 29E (Apartment) | 4 | 3,138 | $7,500,000 | $2,390/ft² | June 27, 2026 | MLS |
| 24E/24F (Apartment) | 3 | 2,378 | $4,500,000 | $1,892/ft² | May 5, 2026 | City record · MLS |
| 21B (Apartment) | 3 | 2,157 | $4,000,000 | $1,854/ft² | April 14, 2026 | City record · MLS |
| 9-D (Apartment) | 2 | 1,145 | $1,850,000 | $1,616/ft² | February 26, 2026 | City record · MLS |
| 21K (Apartment) | 1 | — | $1,395,000 | — | November 10, 2025 | City record · MLS |
| 14C (Apartment) | 1 | 849 | $1,285,000 | $1,514/ft² | October 24, 2025 | City record · MLS |
| 17J (Apartment) | — | 634 | $1,100,000 | $1,735/ft² | September 26, 2025 | City record |
| 8K (Apartment) | 1 | — | $1,365,000 | — | September 17, 2025 | City record · MLS |
| 17B (Apartment) | 3 | 2,157 | $4,250,000 | $1,970/ft² | April 24, 2025 | City record · MLS |
| 25A (Apartment) | 2 | 1,616 | $2,950,000 | $1,825/ft² | April 21, 2025 | City record · MLS |
| 23C (Apartment) | 1 | 849 | $1,350,000 | $1,590/ft² | January 30, 2025 | City record · MLS |
| 18A (Apartment) | 3 | 1,859 | $4,600,000 | $2,474/ft² | January 3, 2025 | City record · MLS |
| 5J (Apartment) | — | 580 | $115,500 | $199/ft² | December 20, 2024 | City record |
| 26C (Apartment) | — | 1,158 | $1,766,000 | $1,525/ft² | December 9, 2024 | City record |
| 9B (Apartment) | 3 | 2,157 | $4,550,000 | $2,109/ft² | September 27, 2024 | City record |
| 4Q (Apartment) | — | 700 | $247,000 | $353/ft² | September 5, 2024 | City record |
| 4M (Apartment) | — | 579 | $225,000 | $389/ft² | July 31, 2024 | City record |
| 4D (Apartment) | — | 1,472 | $395,000 | $268/ft² | June 11, 2024 | City record |
| 11A (Apartment) | — | 1,859 | $3,600,000 | $1,937/ft² | June 3, 2024 | City record |
| PH3B (Apartment) | 6 | 6,867 | $15,000,000 | $2,184/ft² | May 22, 2024 | City record · MLS |
| 27E (Apartment) | 4 | 3,138 | $6,350,000 | $2,024/ft² | May 14, 2024 | City record · MLS |
| 20F (Apartment) | — | 933 | $1,625,000 | $1,742/ft² | May 9, 2024 | City record |
| 19D (Apartment) | 2 | 1,145 | $1,999,000 | $1,746/ft² | April 25, 2024 | City record · MLS |
| 12E (Apartment) | — | 1,437 | $2,450,000 | $1,705/ft² | October 31, 2023 | City record |
| 23-F (Apartment) | 1 | 913 | $1,625,000 | $1,780/ft² | August 23, 2023 | City record · MLS |
| 9-J (Apartment) | 1 | 650 | $1,080,000 | $1,662/ft² | April 21, 2023 | City record · MLS |
| 20J (Apartment) | 1 | 634 | $1,100,000 | $1,735/ft² | March 27, 2023 | City record |
| 9C (Apartment) | 1 | 849 | $1,275,000 | $1,502/ft² | March 20, 2023 | City record · MLS |
| 4C (Apartment) | — | 788 | $242,000 | $307/ft² | February 2, 2023 | City record |
| 9-K (Apartment) | 2 | — | $1,320,000 | — | January 25, 2023 | City record · MLS |
| 26D (Apartment) | — | 2,368 | $13,500,000 | $5,701/ft² | November 9, 2022 | City record |
| 20J (Apartment) | 1 | 634 | $835,000 | $1,317/ft² | November 2, 2022 | City record |
| 14H (Apartment) | 2 | 1,577 | $2,400,000 | $1,522/ft² | September 28, 2022 | City record · MLS |
| 21H (Apartment) | 2 | 1,577 | $2,650,000 | $1,680/ft² | July 12, 2022 | City record |
| 4Y (Apartment) | — | 952 | $217,000 | $228/ft² | June 30, 2022 | City record |
| 21-C (Apartment) | 2 | 1,120 | $2,350,000 | $2,098/ft² | June 28, 2022 | City record · MLS |
| 29F (Apartment) | 1 | 896 | $1,450,000 | $1,618/ft² | April 28, 2022 | City record · MLS |
| 8-K (Apartment) | 1 | 819 | $1,500,000 | $1,832/ft² | February 23, 2022 | City record · MLS |
| 25EF (Apartment) | 5 | 4,000 | $6,300,000 | $1,575/ft² | February 15, 2022 | MLS |
| 25E/25F (Apartment) | — | 4,034 | $6,000,000 | $1,487/ft² | February 11, 2022 | City record |

Showing the 40 most recent of 44 recorded sales in this period.

Every row is a recorded transaction, including ancillary spaces such as storage and staff rooms where they were sold separately. Those are excluded from the benchmark below.

### How this price compares

The median closed price for comparable two-bedroom sales at 1965 Broadway is $2,350,000, based on 9 sales between September 2021 and February 2026. This home is asking $2,700,000, $350,000 above that median. The middle half of those sales closed between $1,999,000 and $2,425,000.

- **Median closed price**: $2,350,000
- **Middle half**: $1,999,000 – $2,425,000
- **Based on**: 9 two-bedroom sales at 1965 Broadway
- **Period**: September 2021 – February 2026
- **Median $/ft²**: $1,648/ft²

Across the 4 of these sales with a published asking price, the median closed at 95.2% of what it originally asked. 75% of them closed below the original ask.

### How these sales were negotiated

- **Sold vs original ask**: 95.2% of the original ask
- **Closed below ask**: 75% of 4 sales
- **Listed → in contract**: 67 days (about 10 weeks)
- **In contract → closed**: 62 days (about 9 weeks)

Across the 4 of these sales with a published asking price, the median closed at 95.2% of what it originally asked. 75% of them closed below the original ask.

Half of these homes were in contract within 67 days (about 10 weeks) of coming to market, based on the 6 with a recorded listing date.

Once a deal was agreed, closing took a further 62 days (about 9 weeks), based on the 6 with both dates recorded.

These are two separate periods measured on different clocks — time to find a buyer, and time from agreed deal to closing. They are medians of different sets of sales and do not add together into a single "days on market" figure.

Based on 9 two-bedroom sales at 1965 Broadway, September 2021 – February 2026. Each figure counts only the sales that recorded the dates it needs, which is why the denominators differ.

### Price trend

Median price per square foot for sales at 1965 Broadway, 2017 to 2026. Price per square foot is used rather than sale price so the line follows the market rather than whichever apartments happened to change hands that year.

| Year | Median $/ft² | Sales |
| --- | --- | --- |
| 2017 | $1,774/ft² | 13 |
| 2018 | $2,071/ft² | 4 (thin) |
| 2019 | $1,896/ft² | 9 |
| 2020 | $1,657/ft² | 6 |
| 2021 | $1,504/ft² | 12 |
| 2022 | $1,618/ft² | 9 |
| 2023 | $1,662/ft² | 6 |
| 2024 | $1,742/ft² | 11 |
| 2025 | $1,780/ft² | 8 |
| 2026 | $1,854/ft² | 3 (thin) |

Years marked "thin" rest on fewer than 5 sales, where a single unusual apartment moves the median a long way. Read those points as the small samples they are rather than as the market turning.

Sale prices are the consideration recorded with the City in ACRIS, and each sale is dated by the day the City recorded it. A closing date reported to the MLS typically falls one to two weeks earlier. Recorded sales describe what has already happened and are not an appraisal, a valuation, or an estimate of what this home will sell for.

[See every recorded sale at 1965 Broadway](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/1965-broadway)

## Price and Property History for 1965 BROADWAY, Unit 14H

Review the recorded listing activity for 1965 BROADWAY, Unit 14H, including asking-price changes and prior market dates.

- **Latest price change**: Reduced by $50,000, or 1.8%, on April 15, 2026
- **Originally listed**: January 16, 2026 at $2,750,000
- **Entered contract**: July 30, 2026
- **Last sold (recorded)**: $2,400,000 on September 28, 2022

| Date | Price | Listing event |
| --- | --- | --- |
| July 30, 2026 | $2,700,000 | Entered contract |
| April 15, 2026 | $2,700,000 | Asking price reduced by $50,000, or 1.8% |
| January 16, 2026 | $2,750,000 | Listed for sale by Brown Harris Stevens Residential Sales LLC |
| September 28, 2022 | $2,400,000 | Sold — recorded sale price |
| February 28, 2022 | $2,595,000 | Listed for sale by Douglas Elliman Real Estate |
| June 15, 2015 | — | Sold |
| April 17, 2015 | $2,995,000 | Listed for sale by Brown Harris Stevens Residential Sales LLC |

## Property Tax History

Taxes at 1965 BROADWAY #14H were $31,933 in 2026, up 3.1% from 2025.

| Year | Tax Assessment | Land | Additions | Billable Value | Property Tax | Tax Rate |
| --- | --- | --- | --- | --- | --- | --- |
| 2026 (FY 2026/27) | $271,168 | $32,838 | $238,330 | $255,460 | $31,933 | 12.5% (estimated) |
| 2025 (FY 2025/26) | $260,544 | $32,838 | $227,706 | $247,669 | $30,959 | 12.5% (estimated) |
| 2024 (FY 2024/25) | $256,860 | $32,838 | $224,022 | $249,804 | $31,226 | 12.5% |
| 2023 (FY 2023/24) | $281,039 | $32,838 | $248,201 | $253,847 | $20,943 after $10,793 abatement | 12.502% |
| 2022 (FY 2022/23) | $279,303 | $32,838 | $246,465 | $257,632 | $11,146 after $20,458 abatement | 12.267% |
| 2021 (FY 2021/22) | $244,976 | $32,838 | $212,138 | $244,976 | $8,965 after $21,008 abatement | 12.235% |
| 2020 (FY 2020/21) | $271,218 | $32,838 | $238,380 | $238,637 | $29,274 | 12.267% |
| 2019 (FY 2019/20) | $265,120 | $32,838 | $232,282 | $228,174 | $28,460 | 12.473% |
| 2018 (FY 2018/19) | $267,529 | $32,838 | $234,691 | $217,942 | $27,487 | 12.612% |
| 2017 (FY 2017/18) | $217,703 | $32,838 | $184,865 | $200,291 | $25,475 | 12.719% |
| 2016 (FY 2016/17) | $239,450 | $32,839 | $206,611 | $198,944 | $25,648 | 12.892% |
| 2015 (FY 2015/16) | $235,140 | $32,838 | $202,302 | $192,163 | $24,756 | 12.883% |
| 2014 (FY 2014/15) | $203,816 | $32,838 | $170,978 | $181,133 | $22,983 | 12.855% |
| 2013 (FY 2013/14) | $188,102 | $33,865 | $154,237 | $174,634 | $22,660 | 13.145% |
| 2012 (FY 2012/13) | $183,107 | $32,838 | $150,269 | $170,001 | $22,110 | 13.181% |
| 2011 (FY 2011/12) | $179,002 | $42,206 | $136,796 | $169,556 | $22,473 | 13.433% |
| 2010 (FY 2010/11) | $162,729 | $38,369 | $124,360 | $169,635 | $22,372 | 13.353% |

The City has not published the official FY2026/27 and FY2025/26 tax rates yet. We calculated the tax for those years using the prior year’s rate, so treat them as an estimate rather than a figure the City has adopted. Every rate without the Estimated marker is the published one.

Tax Assessment is the assessed value on the City’s roll, and it is the figure other listing sites publish. It is not what the bill is calculated on. New York phases assessment changes in gradually for some tax classes, so the City bills the Billable Value shown beside it, less any exemption the owner holds. It usually trails the assessment, and it can sit above it for a few years after an assessment falls.

Where an abatement applies, Property Tax is the amount owed after it. Abatements are granted to the property and do not necessarily transfer to a new owner.

Figures are the New York City Department of Finance assessment roll for tax lot 1011381309. Assessed and billable values are determined by the City for tax purposes and are not an appraisal or an estimate of market value. Tax classes and rates are set annually and can change.

[How we source and calculate NYC property tax data](https://realestaterebatesnewyork.com/nyc-property-tax-data-methodology)

## About The Building

### 1965 Broadway

Lincoln Square · Condominium

1965 Broadway, New York, NY 10023

A building in Lincoln Square, currently featuring 5 active listings.

- **Year Built**: 1997
- **Total Units**: 5
- **Floors**: 33

[View the building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/1965-broadway)

### Available Residences — For Sale (5)

| Unit | Beds | Baths | Size | Price / Ft² | Price | Listing Office | Listed Date | Days on Market |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| [14H](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10023/1965-broadway-h-14H-ny-10023) | 2 | 3 | 1,577 sqft | $1,712 | $2,700,000 (-1.8%) — In contract | Brown Harris Stevens Residential Sales LLC | Jan 16, 2026 | 239 days |
| [8E](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10023/1965-broadway-e-8E-ny-10023) | 2 | 3 | 1,437 sqft | $2,018 | $2,900,000 (-17.1%) — In contract | Corcoran Group | Jun 25, 2025 | 444 days |
| [26EF](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10023/1965-broadway-ef-26EF-ny-10023) | 5 | 5 | 4,318 sqft | $2,686 | $11,600,000 | Compass | Feb 22, 2026 | 202 days |
| [24GH](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10023/1965-broadway-24gh-ny-10023) | 4 | 3 | 2,550 sqft | $2,216 | $5,650,000 — In contract | ALTA Real Estate | Jul 13, 2026 | 61 days |
| [18H](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10023/1965-broadway-18h-ny-10023) | 2 | 3 | 1,577 sqft | $1,772 | $2,795,000 | Corcoran Group | Sep 3, 2026 | 9 days |

## Estimated Monthly Payment

**$15,419 / month**, assuming a 20% down payment ($540,000), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three.

- **Principal & Interest**: $13,653
- **Common Charges**: $1,766

Estimates only. Actual payments may vary. Confirm terms with your lender.

## Potential NYC Second-Home Tax

This property may be subject to New York City’s non-primary residence surcharge if it is not used as a qualifying primary residence. The surcharge is based on the NYC Department of Finance market value, not the listing price.

[Estimate the Potential Surcharge](https://realestaterebatesnewyork.com/calculators/nyc-second-home-tax-calculator)

## Lincoln Square

Overview of Lincoln Square

[Explore Lincoln Square](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/lincoln-square) · [All Neighborhoods](https://realestaterebatesnewyork.com/neighborhoods)

### Nearby Lincoln Square

- [Murray Hill real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/murray-hill)
- [Theater District real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/theater-district)
- [Kips Bay real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/kips-bay)
- [Hells Kitchen real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/hells-kitchen)
- [Flatiron District real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/flatiron-district)
- [Chelsea real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/chelsea)

## Related Links

- [1965 Broadway — building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/1965-broadway)
- [Lincoln Square neighborhood guide](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/lincoln-square)
- [Estimate your Buyer Commission Share and closing costs](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator)
- [Contact Régis Roumila](https://realestaterebatesnewyork.com/contact)

---

> RLS IDX Data display by Real Estate Rebate Team. This information is not verified for authenticity or accuracy and is not guaranteed and may not reflect all real estate activity in the market. ©2026 The Real Estate Board of New York, Inc., All rights reserved. IDX information is provided exclusively for consumers’ personal, non-commercial use and it may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.

> All information furnished regarding property for sale, rental or financing is from sources deemed reliable, but no warranty or representation is made as to the accuracy thereof and same is submitted subject to errors, omissions, change of price, rental or other conditions, prior sale, lease or financing or withdrawal without notice. All dimensions are approximate. For exact dimensions, you must hire your own architect or engineer and the number of bedrooms listed is for informational purposes and is not a legal conclusion. Please consult with your own architect or engineer for exact dimensions and legal specifications.