If you reside in the pristine enclave of Battery Park City—specifically in the southern residential neighborhood covered by Zip Code 10280—you enjoy one of the most unique lifestyles in New York. From the waterfront views at South Cove to the quiet luxury of South End Avenue, 10280 offers a sanctuary from the Manhattan grid.
However, owning a home in buildings like The Solaire, The Visionaire, or Gateway Plaza comes with a unique legal complexity that most New York attorneys do not fully understand: The Battery Park City Authority (BPCA) Ground Lease.
I am Russel Morgan, founder of Morgan Legal Group. With over 30 years of experience handling estate planning and probate in Manhattan, I know that 10280 is different. You do not own your land; you lease it from the state. This distinction radically changes how your estate must be handled when you pass away.
In 2026, with ground rents resetting, PILOT (Payment in Lieu of Taxes) charges fluctuating, and the Manhattan Surrogate’s Court facing unprecedented backlogs, a standard estate plan is insufficient for a Battery Park City resident. This guide is your specialized roadmap to protecting your assets in Zip Code 10280.
The 10280 Difference: Why “Standard” Probate Fails Here
When you look for a “Probate Attorney near me 10280,” you need someone who understands the underlying legal structure of your home. Unlike a condo in Tribeca or the Upper East Side, almost every residential property in Battery Park City is subject to a Master Ground Lease held by the Battery Park City Authority.
The “Leasehold Condominium” Complexity
Technically, you own your unit, but you are a tenant on the land.
The Probate Problem: When a resident of 10280 dies, transferring the unit is not a simple deed transfer. It requires coordination with the BPCA to ensure:
- All Ground Rent and PILOT payments are current.
- The transfer complies with the specific provisions of the building’s sub-lease.
- The valuation of the unit for probate purposes accurately reflects the remaining term of the ground lease (which can affect the asset’s value and tax liability).
If your attorney treats your BPC condo like a standard fee-simple property, the transfer can be rejected, leaving your heirs stuck paying high monthly carrying costs on a unit they cannot sell.
The Manhattan Surrogate’s Court: The 31 Chambers Street Bottleneck
If you pass away with a Will (or no Will) in 10280, your estate falls under the jurisdiction of the New York County Surrogate’s Court, located at 31 Chambers Street.
The 2026 Reality at 31 Chambers
This is one of the busiest probate courts in the country.
The Timeline: In 2026, we are seeing routine probate petitions take 9 to 15 months to process due to staffing shortages and digital transition issues.
The Cost to You: While the court delays, your estate must continue to pay the high common charges, PILOT, and ground rent of your Battery Park City apartment. For a 2-bedroom in 10280, this can easily exceed $4,000 – $6,000 per month. A 10-month delay could cost your heirs $60,000 in carrying costs before they even get the authority to sell.
The Solution: Avoiding the Court
For residents of 10280, avoiding 31 Chambers Street is a financial necessity. We achieve this by using a Revocable Living Trust.
By titling your BPC unit into the Trust, it bypasses probate entirely. Your Successor Trustee can manage the PILOT payments and transfer the unit immediately, saving months of time and tens of thousands of dollars.
Estate Tax Planning for the 10280 Demographic
Battery Park City is home to many high-net-worth individuals. Whether you are a finance professional working at Brookfield Place or a retiree enjoying the river views, your net worth likely puts you in the crosshairs of the New York Estate Tax.
The “Cliff” Threat in 2026
New York has an estate tax exemption of approximately $6.94 million.
The Danger: Many residents in 10280 own a condo worth $2-3 million, plus retirement accounts, life insurance, and perhaps a vacation home. If your total assets exceed the exemption by just 5%, you fall off the “Cliff” and are taxed on your entire estate.
The Strategy: We use sophisticated tax planning tools, such as Credit Shelter Trusts and SLATs (Spousal Lifetime Access Trusts), to ensure your wealth stays in your family and isn’t confiscated by Albany.
Incapacity Planning: Specifics for Battery Park City
Estate planning is not just about death; it is about protecting you if you have a medical crisis.
The Power of Attorney
If you suffer a stroke or develop dementia, who pays your Ground Rent? Who manages your PILOT?
The Risk: If you become incapacitated and do not have a robust Power of Attorney, your family cannot access your accounts. They cannot sell your apartment to pay for your care.
The Guardianship Trap: They would be forced to petition the court for Article 81 Guardianship, a humiliating and expensive public proceeding.
Medicaid & Asset Protection
Even in affluent zip codes like 10280, the cost of long-term care is a threat. A private room in a high-end Manhattan nursing home can cost $24,000 per month.
We help 10280 residents establish Medicaid Asset Protection Trusts (MAPTs). By moving your condo into this trust 5 years before you need care, you protect the equity from nursing home costs while retaining the right to live there for life.
Why Morgan Legal Group is the Choice for 10280
You have many options for attorneys in Manhattan. But few understand the intersection of BPCA Real Estate Law and Trusts & Estates Law.
Our Local Expertise
- We understand the PILOT structures and how they impact estate liquidity.
- We know the specific requirements of the Manhattan Surrogate’s Court clerks.
- We have handled complex transfers involving Ground Lease properties.
Our Comprehensive Approach
We don’t just draft documents. We build a fortress around your life in Battery Park City.
- Review: We analyze your deed and ground lease terms.
- Design: We create a Trust structure that avoids the 31 Chambers Street backlog.
- Execute: We ensure your Will is signed with strict formalities to prevent will contests.
- Fund: We guide you through the process of retitling your BPC unit into your Trust.
Conclusion: Protect Your Slice of the Skyline
Living in 10280 is a privilege. Don’t let the unique legal structure of Battery Park City become a burden to your heirs.
If you own property in The Solaire, Gateway, or any building along the Esplanade, you need a plan that accounts for the ground lease and the aggressive New York probate system.
Don’t wait for the laws to change in 2026. Schedule a consultation with Morgan Legal Group today. Let us bring our 30 years of experience to your corner of Manhattan.
For more information on the governance of your property, visit the official Battery Park City Authority (BPCA) website.
