Gulls Cove
Gulls Cove is downtown Jersey City’s space play: condo layouts that out-measure the waterfront towers at the same budget, minutes from Grove Street PATH.
Gulls Cove is Downtown Jersey City’s square footage play: two phases of condos on Marin Boulevard at the edge of Liberty Harbor, a 16 story tower from 2008 and a second phase from 2016, with 429 homes that consistently out measure the waterfront towers at the same budget, a deeded parking space with most of them, and dues that stay low. It is ten minutes from the Grove Street PATH, a block from the light rail, and a short walk from Liberty State Park. I have closed two homes here, at $1,230,000 in 2024 and $760,000 in 2025, at opposite ends of the building’s range.
Building facts
| Address | 201 Marin Boulevard, Jersey City, NJ 07302 (Liberty Harbor, at Marin Boulevard and Grand Street, south of the Grove Street district) |
|---|---|
| Completed | Two phases: the 16 story tower in 2008 and a lower second phase in 2016 |
| Height | 16 story tower plus a low rise second phase |
| Residences | 429 across both phases |
| Typical sizes | One bedrooms about 750 to 950 sq ft; two bedrooms about 1,100 to 1,500; three bedrooms about 1,500 to 1,900, which is larger than the waterfront towers offer at the price |
| Ownership | Condominium |
| Tax abatement | Confirm the abatement status for each phase with the Jersey City Tax Assessor; the 2008 tower and the 2016 phase may be on different schedules, and a listing’s tax line should be read against the phase it is in |
| HOA dues | Recent listings average about $565 a month with gas included, which is low for a building with a garage and a gym; confirm the current figure and inclusions on any listing |
| Parking | One deeded garage space with most homes; confirm on the deed |
| Pets | Allowed, with association rules |
| Amenities | Fitness center, residents’ lounge, landscaped outdoor terrace, secure entry, garage; the retail base has included a bowling alley, an urgent care, and a daycare |
| Interiors | Open kitchens, hardwood floors, in unit washers and dryers, large windows; the upper floors of the tower look at the skyline over Downtown and toward the harbor |
| Transit | Hudson-Bergen Light Rail at Marin Boulevard one block away (Exchange Place in a few minutes, Hoboken in about 15); Grove Street PATH about ten minutes on foot (World Trade Center in about eight minutes by train); Exchange Place PATH and the ferries about 15 minutes; the Turnpike and the Holland Tunnel a few minutes by car |
| Neighborhood | Liberty Harbor and the south edge of Downtown: the Liberty Harbor marina, Liberty State Park and the Liberty Science Center, the Van Vorst Park brownstones to the north, and the Grove Street restaurants |
What Gulls Cove is like to live in
The building is practical in the best sense: a real two bedroom with a parking space and a gym, at a monthly number that leaves room for the rest of life, ten minutes from the PATH. The upper floors of the tower have skyline views most buyers do not expect at the price, and the second phase offers newer construction at a lower scale. The retail base makes the block self sufficient, and Liberty State Park is the backyard. The residents are families who did the square footage math, first time buyers, downtown professionals, and NYC transplants who wanted the space and the parking; there is an investor share that rents to the same crowd. The trade offs are the location, which is south of the Grove Street district rather than in it, and the view from the lower and interior lines, which is the neighborhood rather than the skyline.
The lines and floors that set the price
Size first: this is the building where the three bedrooms and the large two bedrooms draw the buyers who were priced out of the towers, and they trade in their own band. Floor and exposure second: the upper floor tower homes facing north and east carry the skyline premium; the lower floors and the interior lines are the entry to the building. Phase third: the 2016 homes carry a newer construction premium against the 2008 tower, offset by the tower’s height. Parking last, because most homes have it; a second space is the exception that moves the number.
Documented sales at Gulls Cove
My own closings, all public record and listed on my Track Record page:
| Unit | Year | Price |
|---|---|---|
| 2040 | 2024 | $1,230,000 |
| 1209 | 2025 | $760,000 |
What the numbers say: $760,000 and $1,230,000 in consecutive years is the width of this building’s range in two closings, from a well priced two bedroom to a large home at the top of the complex, and it is why pricing here has to start with the specific line rather than the building average. For context, in the summer of 2026 listings ran from about $550,000 to $690,000 for the one and two bedroom entry product.
What buyers should know
Confirm which phase the home is in and its tax status. Confirm the parking on the deed. Read the association’s financials for the phase; a 2008 tower with a garage is on its first replacement cycle, and the 2016 phase is not. Check the flood designation for the garage and ground floor, because Liberty Harbor is low ground; the homes above carry only the building’s exposure. Then model the true monthly number with the low dues and the parking already included, which is where Gulls Cove beats every waterfront comparison at the same price.
What sellers should know
Buyers priced out of the towers find this building every week, and accurate pricing meets them at the door. Fresh comps at multiple price points make pricing here unusually reliable; use them. Lead with the square footage, the parking, and the monthly number, name the phase and the exposure in the listing, and show the skyline from the upper floors if you have it. My two sales here were priced from inside the building and both closed in a normal market time.
Quick answers about Gulls Cove
What have homes at Gulls Cove sold for?
I sold unit 2040 for $1,230,000 in 2024 and unit 1209 for $760,000 in 2025, which shows the width of the building’s range. In the summer of 2026 listings ran from about $550,000 to $690,000 for the one and two bedroom entry product.
Does Gulls Cove have parking?
Yes, one deeded garage space with most homes; confirm on the deed for any unit.
What are the HOA fees at Gulls Cove?
Recent listings average about $565 a month with gas included, which is low for a building with a garage and a gym; confirm the current figure and inclusions on any listing.
How close is Gulls Cove to the PATH?
About ten minutes on foot to Grove Street, with the Marin Boulevard light rail one block away for a few minute ride to Exchange Place.
What is the difference between the two phases at Gulls Cove?
The 16 story tower was completed in 2008 and the lower second phase in 2016; the tower has the height and the views, the second phase has the newer construction, and the two may be on different tax and reserve schedules, so confirm which phase a home is in.
Is Gulls Cove a good building for families?
It is one of the better values Downtown for families: larger layouts than the waterfront towers at the same price, deeded parking, a gym, a daycare in the retail base, and Liberty State Park a short walk away.
Nearby buildings
Dixon Mills · Columbus House · 149 Essex · Liberty Terrace (25 Hudson) · Cooke Lofts (140 Bay) · 10 Provost
Tools for this building
Condo carrying cost calculator · NJ seller net sheet · Jersey City Abatement Checker · Do you need flood insurance in Jersey City?
Reviewed August 2026 by Anthony Vetrano, Associate Broker. Building details are provided as general guidance and change over time; confirm specifics for any unit with your agent and attorney.
Know the building before you make your move
Downtown space-per-dollar comps for Gulls Cove: 908-227-8226.