The Orchard Tops Out at Over 823 Feet to Become the Tallest Building in Queens

Long Island City’s skyline has a stunning new centerpiece: The Orchard, a 70-story residential tower that has officially topped out at over 823 feet, making it the tallest building in Queens. Developed by BLDG Management Company and designed by Perkins Eastman, the soaring structure promises to set a new benchmark for luxury living when it welcomes residents in early 2026. With Corcoran New Development exclusively handling marketing and leasing, The Orchard will offer 824 rental residences, including 248 affordable housing units, cementing its role as a transformative addition to the borough.

A New Standard in Amenities

The Orchard’s 100,000 square feet of amenities push the boundaries of what luxury rentals can offer. A 60,000-square-foot landscaped backyard includes a resort-style outdoor pool, three pickleball courts, a running track, an outdoor movie theater, and an orchard grove. Residents can also enjoy yoga terraces, private cabanas, grills, fire pits, a dog park, and even a children’s playground.

For breathtaking views and social gatherings, the 70th-floor Sky Lounge boasts a terrace, bar, chef’s kitchen, and private dining areas, offering unparalleled vistas of New York City. Indoor wellness facilities include a second pool, a regulation-size basketball court, a spa with steam rooms and saunas, and cutting-edge fitness studios. Entertainment spaces range from an arcade and multimedia theaters to private workspaces and a podcast studio, making The Orchard a one-stop destination for leisure, work, and relaxation.

A Grand Welcome

Residents and visitors alike will be greeted in style through a private porte-cochère entrance, enhancing the experience of arrival. The ground floor features 13,000 square feet of retail space, bringing convenience and vibrancy to the surrounding neighborhood. A two-story parking garage with over 200 spaces further ensures easy access for those on the go.

A Bold Vision for Queens

Lloyd Goldman, President of BLDG Management, emphasized The Orchard’s groundbreaking approach to luxury living:
"With The Orchard, we’re not just building a building — we’re setting a new standard for luxury residences rich in premium amenities in Queens. From breathtaking views to over 100,000 square feet of amenities, The Orchard reflects our commitment to creating a home that is both sophisticated and deeply connected to the vibrant energy of Long Island City."

When it opens in January 2026, The Orchard will offer studio to three-bedroom residences designed to meet the needs of modern city living. For updates and more information, visit theorchardlic.com or follow along on Instagram @theorchardlic.

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Top Questions to Ask When Renting in New York City

Renting an apartment in New York City can be an exciting but daunting process. With so many factors to consider, it’s important to know the right questions to ask. Each apartment and building can be vastly different in terms of what is included and what additional costs might arise. Asking the right questions can help you avoid unexpected surprises and ensure you find a place that fits your needs and budget.

Understanding exactly what is included in your rent is crucial. Some apartments may include utilities and other benefits, while others may charge extra. Knowing this upfront can help you budget more effectively and avoid any financial strain down the line. Additionally, it’s important to inquire about any additional fees that might not be immediately obvious. These can range from application fees to charges for maintenance and common area usage.

Understanding the terms of your lease and renewal policies is also key. Knowing the length of the lease, the notice period for renewal, and any rules regarding breaking the lease early can save you from potential headaches later. Lastly, the amenities offered by the building and the surrounding neighborhood can greatly impact your living experience. These features can make a significant difference, whether it’s access to a gym, pet-friendly policies, or nearby parks.

By asking these top questions, you can make a more informed decision and ensure your new NYC apartment meets all your expectations. Let’s dive into the specifics to help you navigate the apartment rental process smoothly.

What Is Included in the Rent?

When renting an apartment in NYC, it's important to know what is included in the rent. Rent usually covers the cost of living in the apartment, but there can be variations. Some apartments include utilities like water, electricity, and heating in the rent. Others might charge these separately. Always ask upfront to avoid surprises. Knowing what is included helps you budget more accurately.

Additionally, check if the rent covers any amenities. Some buildings offer perks like a free gym, laundry facilities, or even Wi-Fi included in the rent. Others might provide basic cable or security services. These amenities can add great value, so it's worth knowing if they're part of the rent or if you'll need to pay extra.

It's also a good idea to ask about any services provided by the landlord or management. Services like maintenance, trash removal, and pest control can be included in some places. Knowing this information helps you understand what you're paying for and can prevent unexpected costs.

Are There Any Additional Fees?

In addition to the rent, there could be additional fees that we need to consider. Asking about these fees upfront ensures that we won't be caught off guard later. One common fee is the application fee. This fee covers the cost of processing your rental application and can vary from building to building.

Another potential cost is the security deposit. Most rentals require this deposit to cover any potential damage to the apartment. It’s usually refundable if the apartment is in good condition when you move out. However, it's important to confirm the amount and the conditions for getting it back.

Parking fees are another consideration, especially if you have a car. Some buildings offer parking for an extra monthly fee. If parking is a necessity, be sure to ask about the cost and availability. Additionally, some apartments charge for access to certain amenities like a rooftop deck or swimming pool.

Lastly, inquire about moving-in fees. Some buildings charge for moving in or out due to elevator usage or extra cleaning. Being aware of these fees helps us plan our budget better and avoid any unexpected charges.

What Are the Lease Terms and Renewal Policies?

Understanding the lease terms and renewal policies is crucial when renting an apartment. The lease outlines all the rules you need to follow while living there. Make sure to ask about the length of the lease. Most leases are for one year, but some might be shorter or longer. Knowing the lease term helps you plan your stay and future moves.

It's important to know the policies for renewing the lease. Ask if there are any changes in rent or terms when you renew. Some buildings raise the rent each time you renew, while others might keep the same price. Understanding the renewal process helps you avoid surprises and budget accordingly.

Also, check what happens if you need to break the lease early. Life can be unpredictable, and you might need to move before your lease ends. Ask about any penalties or conditions for ending the lease early. Some places might let you sublet your apartment, while others could charge a fee. Knowing these details helps you avoid unexpected costs and stress.

What Are the Building and Neighborhood Amenities?

The amenities in and around the building can greatly affect your living experience. Start by asking about the building amenities. Common amenities include gyms, laundry rooms, and community spaces. Some buildings offer additional perks like rooftop decks, swimming pools, or security services. Knowing what amenities are available can help you decide if the apartment meets your lifestyle needs.

It’s also important to consider the neighborhood amenities. Ask about nearby parks, grocery stores, and public transportation options. Living close to these conveniences can make your daily life much easier. If you have a pet, find out if there are any pet-friendly parks or services nearby.

Also, think about your specific needs. If you enjoy dining out, ask about the local restaurants and cafes. If you have children, inquire about schools and playgrounds in the area. Knowing the neighborhood amenities helps ensure that your new home fits well with your lifestyle.

Final Thoughts

Finding the right apartment in New York City involves asking the right questions. Knowing what is included in the rent and being aware of any additional fees can save you from unexpected costs. Understanding the lease terms and renewal policies ensures you’re well-prepared for your stay and any changes that might come up. Assessing the building and neighborhood amenities helps you choose a home that suits your lifestyle and needs

Taking the time to ask these questions will make your apartment search smoother. With this knowledge, you can find a place that fits your budget and enhances your daily life.

Ready to start your apartment hunt? Visit Off The MRKT for more insightful tips and to find your perfect NYC apartment today!

Dear Strangers: West Village’s Newest Cocktail Bar Fuses Latin American Flair with NYC Sophistication

The West Village welcomes Dear Strangers, (147 w 4th Street
New York, NY 10012) a bold new cocktail bar and restaurant set to officially open its doors on November 19th. Tucked beneath a classic brownstone at the intersection of West 4th Street and 6th Avenue, Dear Strangers is the creation of hospitality veterans Ivan Papic, Ivan Radulovic, and Bratislav Glisic, whose combined experience at iconic NYC establishments like Employees Only and Macao Trading Co. shapes this sophisticated yet approachable space. With its intimate atmosphere, curated cocktail menu, and vibrant dishes, the venue promises to be a fresh gathering spot for New Yorkers seeking a stylish escape.

Photo credit: Andrea Grujic

Drinks That Tell Stories

At Dear Strangers, cocktails take center stage with an imaginative menu designed to surprise and delight. Highlights include the Angie, a blend of gin, Brazilian maracuya (passion fruit), and matcha, and the Star Treatment, which pairs sotol with cilantro syrup, coconut milk, and lime for a refreshing twist. For those craving a smoky edge, the Smokin’ Bandit combines rye whiskey, peated Scotch, lemon, and yuzu soda.

Gin lovers are in for a treat with a dedicated section of the menu devoted to Gin & Tonics, featuring Radulovic’s favorite variations inspired by Indian and Spanish traditions. Standouts like The Hindu Times blend toasted cumin, fenugreek, pomelo, and house-made tonic for a dynamic experience. These cocktails, paired with creative storytelling and pop culture influences—like nods to the band Oasis—make the menu as engaging as it is innovative.

A Culinary Adventure

The food menu, crafted with input from Chef Diego Rodriguez (formerly of Popular by Diego Muñoz), celebrates Latin American flavors with a modern American twist. Dishes like the Green Aguachile, with clarified cucumber, serrano, and lime water, or the indulgent Bisque de Tigre Chilaquiles, featuring lobster, prawn, and a fried quail egg, offer a fresh take on traditional cuisine. For dessert, the Cheesecake Buñuelo, paired with orange and vanilla tonka bean ice cream, provides a sweet finale that reflects the restaurant’s creativity and flair.

Photo credit: Andrea Grujic

A Design Worth Exploring

The ambiance at Dear Strangers is as much a part of the experience as the food and drinks. Designed by Dutch East Design, the space blends deep navy tones, marble accents, leather details, and polished wood to create a cozy yet elegant environment. The centerpiece is a stunning bar illuminated by dramatic lighting, inviting guests to linger over cocktails while retro accents and eccentric artwork add character. For those seeking a more private experience, a hidden dining room with deep sea blue walls offers a secluded escape.

With its inventive menu, lush design, and storied cocktails, Dear Strangers is set to make its mark as a standout addition to the West Village. Follow along on Instagram at @dearstrangersnyc or visit dearstrangersnyc.com to learn more about this exciting new destination.

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NYC Buyers Want More Outdoor Space—Here’s How to Deliver

In the city of New York, the demand for outdoor space is increasing among homebuyers. Urban living often limits access to personal gardens or patios, making outdoor areas a prized commodity. Whether it's for relaxation or social gatherings, buyers are looking for that slice of nature within the concrete jungle. Sellers should know that a well-designed outdoor area can add significant value to a property.

Sellers looking to increase their home's appeal should consider enhancing any existing outdoor areas. For instance, did you know that an astonishing 87% of homebuyers express a preference for homes with outdoor patio areas? This statistic from Kiplinger underscores the importance of outdoor spaces in property listings. Incorporating outdoor space goes beyond mere aesthetics; it's about creating a livable atmosphere. These spaces offer residents a private retreat from the city’s hustle and bustle, enhancing overall quality of life. 

Practical Solutions for Creating Outdoor Spaces

Transforming an outdoor space does not necessarily require a complete overhaul. Sometimes, the implementation of simple features can significantly enhance the appeal and utility of an area. Wooden deck additions can substantially boost the value of homes being sold in New York City. According to Remodeling Magazine's 2020 Cost vs. Value Report, the cost recovery for wooden deck renovations is approximately 72%. Sellers can capitalize on the demand by creating or upgrading existing decks.

Versatile outdoor furniture and décor can anchor a space, making it inviting and functional. Sellers should curate these areas with a focus on comfort and practicality, perhaps including weather-resistant seating and elements that allow for year-round use. This can transform underutilized spaces into sought-after features.

Design Tips for Maximizing Outdoor Living Areas

When upgrading an outdoor space, utilizing creative design strategies can maximize both space and appeal. Simple changes, such as strategic plantings and outdoor lighting, can significantly enhance a yard or balcony’s charm. Homeowners should experiment with design elements that complement the architecture of the building.

You should also be sure to make use of any green space your property has. Quality landscaping and smart maintenance of your plants can make a huge impact on returns. According to Home Depot, any mulch layer you add should remain between two to three inches in depth for the optimal health of plants. For more information about maintaining visually appealing and sustainable landscapes, it pays to reach out to local experts for a personalized care plan. After all, plant health directly impacts the overall aesthetic and functionality of outdoor space.

Skillfully designed layouts that incorporate versatile design elements, such as retractable awnings or modular furniture, can further enhance a property’s outdoor appeal. These features provide flexibility in usage, ensuring that the spaces are as functional as they are beautiful throughout different seasons.

The Financial Benefits of Upgrading Outdoor Spaces

Investment in outdoor space enhancement can result in substantial gains during property sales. Minor upgrades, such as adding a patio, can significantly increase buyer interest and the overall market value of a property, enhancing its selling prospects. The Cost vs. Value Report reveals that home renovations like deck additions and minor kitchen remodels tend to recoup most of their costs upon selling. Specifically, wooden deck improvements offer a 72% return on investment, which can positively impact offers during property sales.

As you might imagine, well-planned and maintained outdoor spaces resonate with potential buyers' desire for tranquility and entertainment areas. By focusing on improving these spaces, sellers can tap into the growing demand among prospective buyers. 

Making the Right Investments

In New York City’s competitive real estate market, even the smallest outdoor space can become a valuable asset. With just a few strategic upgrades, small outdoor spaces can make a big impression—potentially leading to higher offers and quicker sales. Turn your outdoor areas into welcoming extensions of the home, and you’ll be sure to see the results.

Robert Levine on the Penthouse Demands of the Modern Buyer and Building for Resale Value.

From its inception, RAL has nurtured its roots as a design, urban planning, and engineering based organization whose philosophy and knowledge base has been fine tuned into an authentic, educated process for project management through over 44 years of development. Respect for the design and construction process has allowed management and staff to gain an awareness and appreciation for the methods and techniques used to build and sequence complex projects with demanding partners and clients. 

What does the Penthouse buyer in New York City want most right now?

Outdoor space has always commanded a premium for Penthouse buyers but is arguably the top request now. The other key feature is a true sense of exclusivity. Privacy matters. We accounted for this with the private elevator access at Quay Tower. We make the physical spaces at Penthouses exceptional. We always add at least one foot to the ceiling height and create a special envelope to enjoy captivating views.  

How does RAL think about floorplan development with the end user in mind?

We spend a lot of time ensuring floor plans, materials and finishes are timeless. By not responding to a trend, our residences have forever appeal. This makes a huge difference in our sales efforts and is appreciated by buyers for resale value. Because you can’t anticipate the market, you need to ensure the units remain as innovative and attractive as when construction wraps.

In the development of the floorplan, we are always looking at the lifestyle of the individual, knowing that they will pay a premium for the lifestyle we provide. Number one is looking at closet space and storage space, if possible. Then we look at room sizes and the ability to privately dine and entertain. In Penthouses we tend to create a separated kitchen with in-kitchen dining as well as a formal dining room. The appliance selection has entertainment in mind, such as individual freezers, refrigerators and, of course, wine fridges. Penthouses have more elaborate bathrooms and lighting selections. We want the end user to feel like every need is accounted for in the floorplan.

photo credit: RAL Companies.

Are combination units typically offered by the developer and what are the pros to delivering move-in ready combinations? 

One of the things we do, which is very different from other developers, is that we design the building from the onset to ensure combinations will work without major modifications. David Wine, our partner at Oliver’s Realty Group, has always been laser focused on this. For example, at Quay Tower the AE and AB lines have combination plans which were completed from the onset to give us the option to offer a larger residence just by opening up one wall. We make it easy so there is no need to move mechanicals. It’s all predetermined and steers our sales process. We’ve been able to capture demand for larger units with this method.

RAL was founded as an architectural firm, how does this influence your approach to development?

Well we are one of the few developers who design floor plans in-house. The fact that we are architects means that we begin all projects with a configuration of the floor plans and conceptual plans. We always determine the yield in advance. We further develop the units from day one but know the layouts and the end goal from the start. This makes RAL very competitive when bidding for projects because we can approach each scenario as designers, architects and builders. Floor plan configuration in advance applies to amenities too. We create a true lifestyle and would never put a fitness center in a basement for example. Community building and quality programming of all square footage is always top-of-mind.

What are the tiny details that you feel buyers appreciate most that can actually make or break a deal?

One aspect is physical and one is financial. On all of our projects we create a budget in the offering plan and we’ve never had a project that requires the common charges to be increased in the first five years of occupancy or more. This gives the sales team reliability on the monthlies. We value presenting the full picture to buyers from the get go. This is the ultimate detail for savvy buyers.

Little details are also appreciated that mitigate the need to customize or spend further once you are settled in the residences. Early on we started using Nest thermostats and pre-wired all residences for electric shades and blinds. These are nominal costs upfront but massive selling points.

Vince Cangelosi our Managing Director Design & Development selects incredible finishes with classic appeal in locations that could be overlooked like the wall finishes in common areas and public areas. Selecting the right amenities is also immensely critical and anticipating all age groups and usage is vital. We consider the full experience. 

Do you foresee Brooklyn surpassing Manhattan condo prices in the future?

Given the land scarcity of Manhattan, I don’t think average Brooklyn condo prices will surpass Manhattan apart from cases that are truly one of a kind.  In all three of our Brooklyn projects, the opportunities were once-in-a-lifetime with waterfront and Brooklyn Bridge Park access. With protected views and protected greenspace, condo prices can rival Manhattan and we’re proud to have set price records at Quay Tower.. 

What is the perfect recipe for a successful condominium project? 

The perfect recipe comes back to the developer’s team. Look for a sponsor's history. View past performance and research the developers reputation. Longevity in the market matters. We have been delivering since the 70s. I live in one of my buildings! Every building is a community, it's really nice to see them appreciated.

What is next for RAL Companies?

We always have a pipeline and we are completing a few projects in New York where we acted in a third party role. In addition to selling out Quay Tower, we are the project manager and developer of Monogram. We are overseeing the completion of the residential units at the Surrey Hotel. And have a few residential projects to complete alongside a financial institution in Williamsburg. We have condos underway in Steamboat Springs, Colorado, the Mandarin Oriental Residences in Grand Cayman and the new Four Seasons in Telluride, Colorado.

Robert Levine is the Chairman and CEO of RAL Companies.

Quay Tower is an incomparable residential development situated directly on Brooklyn Bridge Park. Celebrated New York City architect, ODA, and acclaimed Santa Monica-based designer, Marmol Radziner, have wrapped California modernist interiors in a striking metallic and glass façade. Vanke and Oliver’s Realty Group are partners on the project. 

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