105 West 13th Street (Greenwich Towers)
105 West 13th Street, New York, NY 10011
West Village
BBL 1006090047 · BIN 1010653
- Year built
- 1961
- Type
- Cooperative
- Units
- 98
- Floors
- 16
- Landmark
- No
- Amenities
- Central laundry room, bike storage, rooftop access, storage
- Pets
- Permitted on board approval; the proprietary lease and house rules make written consent revocable
- Flip tax
- 7 percent of net profit, capped at $25,000, payable by the seller — an unusual and genuinely valuable structure at higher price points. Net profit is computed as the sale price less the original purchase price, reasonable attorney and transfer-agent fees, the brokerage commission, New York City and New York State transfer taxes, and board-approved capital improvements completed within the prior 72 months. Minimum $250 where there is no profit. The cap was phased in by board resolution between 2006 and 2008 from an earlier $7,500 ceiling. Flip tax proceeds are designated for capital projects
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $1.8M
- Recent range
- $477K – $2.9M
- Listing discount
- 3.0%
- Recorded transfers
- 102
Greenwich Towers is the postwar building that anchors the Sixth Avenue corner of a block otherwise made of nineteenth-century Village fabric. It went up in 1961 to George G. Miller's design, sixteen or seventeen stories of red brick over a gray granite base, with setbacks that give the upper floors terraces and the avenue elevation a shoulder. Miller had already built at the other end of the block — the Cambridge at 175 West 13th Street — so the block's two elevator cooperatives are, in effect, bookends by the same hand.
The building's structural interest for a buyer is not architectural. It is that 105 West 13th sits outside the Greenwich Village Historic District while its neighbor 141–145 West 13th Street, the 1846 Presbyterian church conversion sixty yards west, sits inside it. Checked lot by lot against LPC's own database, this parcel carries no designation record at all. The practical consequence is real: window replacement, façade work, storefront changes and rooftop equipment here require Department of Buildings permits only. The co-op has in fact replaced windows and completed exterior restoration in recent cycles without the additional LPC layer that governs the church next door.
The cooperative dates to June 27, 1984, when 105 West 13th Corporation took title from Greenwich House Associates, the sponsor that had acquired the property by referee's deed in 1979. Ninety-eight apartments and four commercial spaces were conveyed. Four decades on, combinations have reduced the residential count to roughly 84 — the reason city records and management records disagree, and a useful signal about how the building has actually been used. The sponsor retains a small residual position, about 2.9 percent of shares.
Two features distinguish the building financially. The first is the capped flip tax: 7 percent of net profit but never more than $25,000. Most Manhattan cooperatives take a percentage of gross price with no ceiling; at a $1.9 million sale, the difference between an uncapped 2 percent flip tax and this one is roughly $13,000 in the seller's pocket, and it widens as prices rise. The second is the commercial income, which the corporation now controls directly. The sponsor's master lease over the retail spaces expired on June 30, 2019, and the co-op regained the spaces and leased them itself. That transition — from a fixed master rent to direct tenancy — is the single most consequential financial event in the building's recent history, and it is still working through the budget.
Architecture and unit composition
The building presents as a postwar Village tower: red brick, gray granite base, setbacks at the upper floors that produce terraces on a minority of apartments. Roughly 94,100 square feet of building area sits on a 7,370-square-foot corner lot, of which about 84,100 square feet is residential and 10,000 square feet commercial. The lot is 50 feet on Sixth Avenue by 105 feet along West 13th Street, and the building fills it.
Apartments run from studios through three-bedroom configurations across the A through G lines. Combinations have been steady and are documented in Department of Buildings filings — 8F and 8G, 3F and 3G, 11C and 11D, 12F and 14F, 9A and 9B among them, most filed under the city's apartment-combination protocol. Buyers should expect that the larger apartments in the building are assembled rather than original, and should read the alteration history for any unit that has been combined. Lot-line windows on the north and east elevations were designated and replaced under a 2016 filing; a buyer relying on light from that side should confirm the lot-line status of the specific unit.
Building operations
The building runs with Local 32BJ staff and a live-in superintendent, whose apartment the corporation holds as treasury stock — 220 shares acquired in 2007. Amenities are modest and honest: a central laundry room, bike storage, resident storage and rooftop access. There is no gym, no playroom and no doorman-plus-concierge tier of service in the management-sourced record; buyers looking for a full-service amenity package should calibrate expectations.
Capital posture, from the audited financial statements on file. The corporation refinanced in December 2019 with a $6,500,000 first mortgage at 3.30 percent, interest-only, maturing December 1, 2029, and took a $2,000,000 credit line at the same closing that was undrawn at the following year-end. Refinancing proceeds funded a reserve of roughly $1.9 million, which is a genuinely strong reserve position for a building this size. Recent capitalized work has included exterior restoration, window improvements, sprinkler lines, compactor repairs, commercial-space modifications and a lobby renovation.
Two assessment structures appear in the record and a buyer should ask where each stands. A short-term capital assessment of roughly 30 percent of monthly maintenance ran for six months from November 2018. Separately, the board instituted an operating assessment — initially 6 percent of maintenance, later set at $1.53 per share per month — specifically to cover the reduction in commercial income after the master lease expired; the board stated it expected to eliminate the assessment once commercial income recovered. There is also a recurring pass-through assessment equal to the shareholder real-estate-tax abatement, a bookkeeping device rather than a real cost. The corporation's governing documents do not require reserve accumulation and no formal reserve study has been performed.
The December 2029 maturity is the date to put in your diligence file. A buyer in 2026 or 2027 is buying into a building that will refinance an interest-only loan into a materially different rate environment within a few years, with no amortization having reduced the principal. Ask the managing agent for the board's plan.
Policy framework
Board package. A demanding package by Village standards: a letter of introduction, the purchase application, the contract of sale, a completed flip-tax computation sheet, a financial statement with three months of supporting account statements, an employment verification letter with start date and salary, the most recent federal returns with W-2s and all schedules (business returns too, if self-employed), two personal and two business reference letters, a landlord or managing-agent reference, and — where financed — the loan application, appraisal, bank commitment letter and three executed originals of the recognition agreement. A board interview follows. Correspondence goes through the managing agent's transfer department, not through board members.
Financing ceiling. Not published. This is the single most important open item for a financed buyer here, and it must be settled with the managing agent before an offer.
Post-closing liquidity. No published standard. The package's demand for three months of statements across every account, plus full tax returns, tells you the board underwrites liquidity carefully even without a stated ratio.
Subletting. Prohibited without prior written board consent. Where permitted, the sublet fee is 10 percent of monthly maintenance, charged monthly for the duration.
Occupancy. The proprietary lease bars permitting non-family members to reside in the apartment for more than one month without written consent, and bars non-residential use.
Pied-à-terre, trusts and LLC ownership. None of these is addressed in the published record. Recorded transfers on this lot include a purchase into a living trust, which suggests trust ownership has been accommodated at least once, but that is inference from a single instrument, not policy. Ask the managing agent.
Flip tax. 7 percent of net profit, capped at $25,000, minimum $250, paid by the seller. Deductible categories are specified and the board has final discretion over which capital improvements qualify — improvements must be over $500, completed within 72 months, and performed under an executed alteration agreement. Sellers should assemble receipts early; the deduction schedule is where the money is.
House rules. Conventional but enforced: 80 percent floor covering in every room except kitchens, pantries, baths and foyers; no window air-conditioning units or ventilators without approval; construction noise limited to weekdays 8:30 a.m. to 5:00 p.m.; dogs leashed or carried in public areas.
Local Law 97
- 2024–2029 annual penalty
- $18,579/yr
- 2030–2034 annual penalty
- $90,930/yr
- Per unit / month range
- $16 – $77
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
Greenwich Towers trades as a mid-market Village cooperative rather than a trophy: postwar construction, a full range from studios through combined three-bedrooms, and a Sixth Avenue corner that buys convenience at some cost in quiet. Co-op pricing here is best read per room and per line rather than per square foot, and the spread between original studios and assembled upper-floor apartments with terraces is wide. Indexed to the last complete year, the building sits comfortably inside the Greenwich Village elevator-cooperative band rather than at either end of it.
Two items belong in every valuation here. First, the capped flip tax is a seller advantage that grows with price and should be priced in. Second, the operating assessment tied to commercial income and the 2029 interest-only maturity are the two carrying-cost variables a sophisticated buyer will model; a seller who addresses both proactively will transact more cleanly than one who lets them surface in diligence.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent transfers at this building, curated by The Roebling Team research desk. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Mar 4, 2026 | 15B | 1 BA · 450 sf | $477,000 | $1,060/sf | -4.2% |
| Sep 25, 2025 | 4C | 2 BR · 1.5 BA · 975 sf | $1,750,000 | $1,795/sf | -2.5% |
| Aug 30, 2024 | 7D | 1 BR · 1 BA | $805,000 | -2.4% | |
| May 22, 2024 | 5G | 1 BR · 1 BA | $675,000 | -3.4% | |
| May 17, 2024 | 5D | 1 BR · 1 BA | $999,999 | -9.1% | |
| Dec 5, 2023 | 11CD | 3 BR · 3 BA | $2,870,000 | -4.2% | |
| Jul 11, 2023 | 7C | 2 BR · 1.5 BA | $1,825,000 | +1.7% | |
| Apr 27, 2023 | 9C | 2 BR · 1.5 BA | $1,270,000 | -1.9% |
Market read. Most recent trades (2026) cleared a median $1,150/sf across 1 sale. Median listing discount 1.9% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00609-0047) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
Settle the financing ceiling first. It is not published anywhere. Get it in writing from the managing agent before you sign a contract.
Read the commercial story. The co-op took direct control of its retail spaces in 2019 and levied an operating assessment to bridge the income gap. Ask whether the assessment is still running, what the current retail rent roll looks like, and when leases expire.
Diary the December 2029 mortgage maturity. Interest-only at 3.30 percent, no amortization. Ask the board how it intends to handle the refinancing.
Check whether your apartment is a combination. Many of the larger units are. Pull the alteration history and confirm the work was done under an approved alteration agreement — it also determines what the seller could deduct from the flip tax, and what you will be able to deduct later.
You are outside the historic district. Renovation here is a Department of Buildings process only. That is a meaningful simplification relative to most of Greenwich Village.
What to know if you’re selling
Lead with the capped flip tax. Buyers' attorneys notice it, and it is a real number — at a $1.9 million sale the cap saves a seller roughly $13,000 against a typical uncapped 2 percent structure, more at higher prices.
Build the flip-tax deduction schedule before you list. Original purchase price, attorney and transfer-agent fees, commission, both transfer taxes, and qualifying capital improvements from the last 72 months with invoices attached. Board discretion is final; a clean schedule protects the number.
Assemble the board package early. Two personal and two business references, a landlord reference, full tax returns and three months of statements across every account. Buyers who start late lose weeks.
Be straight about the assessment. The operating assessment has a stated purpose and a stated exit. Explaining it is stronger than having a buyer's attorney find it in the financials.
Comparable buildings
If you're considering 105 West 13th Street, also evaluate:
- 175 West 13th Street — the Cambridge, at the Seventh Avenue end of the same tax block; also attributed to George G. Miller
- 141–145 West 13th Street — Village Mews, the 1846 church conversion on the same block, inside the Greenwich Village Historic District; the landmark-status counterpoint
- 118 West 13th Street — directly across the street on the adjoining tax block
- 65 West 13th Street — elevator cooperative two blocks east toward Fifth Avenue
- 60 West 13th Street — postwar cooperative on the same corridor
- 116 West 14th Street — the 14th Street alternative one block north
- 525 Sixth Avenue — the nearest Sixth Avenue cooperative peer
- 101 West 12th Street — larger full-service postwar cooperative one block south
- 50 West 15th Street — Chelsea-edge cooperative alternative
- 175 West 12th Street — prewar cooperative comparison in the same pocket
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Greenwich Village — read The Roebling Team Guide to Greenwich Village.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent.
Considering a move at Greenwich Towers?
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A Private Pricing Opinion — what your apartment at Greenwich Towers would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.