116 Pinehurst Avenue (Hudson View Gardens)
116 Pinehurst Avenue, New York, NY 10033
BBL 1021790170 · BIN 1082358
- Year built
- 1923
- Type
- Cooperative
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Subletting by shareholders
- Permitted with conditions
- Pied-à-terre
- Not permitted
- Pets
- Pets permitted; species and limits not stated
- Maximum financing
- 75% of the purchase price
- Flip tax
- 2% of the purchase price, paid by the seller
- Financing
- Up to 75% financeable (25% minimum down).
- Subletting
- Permitted with Board approval. Short-term rentals and AirBnB are not permitted.
- Pied-à-terre
- Not permitted.
- Pets
- Permitted, subject to Board approval.
- Co-purchasing
- Parents purchasing for children permitted.
- Guarantors
- Permitted.
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2026). Board policies can change by amendment — confirm at the offer stage.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 116 Pinehurst Avenue (Hudson View Gardens) 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.
Hudson View Gardens is the largest housing cooperative in New York at construction — and one of the earliest middle-class coops in the country. Per AIA Guide: "Scarsdale Tudor."
What you encounter first is the 15-building Tudor Revival village configuration — four acres of private gardens and a winding private street, designed "to resemble a medieval English village." That ambition was pioneering in another sense too: its earliest-middle-class-coop pedigree places it among the first of its kind in the country. The village idea extends inward through a resident-only preschool, playground, event space, and guest apartment for residents' visitors, a depth of shared community infrastructure uncommon among NYC cooperatives.
Pelham Sr. designed in a style "suggestive of the Tudor Period in England…well adapted to the rugged nature of the site." Sited across Cabrini Boulevard from Paterno's own castle (which his son's firm would later replace with Castle Village in 1939).
Architecture and building operations
Largest housing cooperative in New York at construction; one of the earliest middle-class cooperatives in the country. AIA Guide calls it "Scarsdale Tudor." Pelham designed in a style "suggestive of the Tudor Period in England…well adapted to the rugged nature of the site." 4 acres of private gardens; winding private street; meant to resemble a medieval English village.
Operations: Live-in superintendent; 24-hour security; parking drive; large central laundry; resident-only preschool; playground; event space; guest apartment for residents' visitors. Mail delivery to apartment door.
Policy framework
- Type: Cooperative
- NRHP listed 2016 (federal)
- Not NYC landmark (LPC review NOT triggered)
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- 2% of the Purchase Price
- Rate
- 2% of the purchase price
- Paid by
- Seller
Source: building management's published schedule, as of September 2026
Purchase
7 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $700 | Refundable Non-refundable |
| Coop Application Fee | Paid by Buyer | When With the application | Amount $250 | Refundable Non-refundable |
| credit check feePer applicant | Paid by Buyer | When With the application | Amount $250 per applicant/per occupant | Refundable Non-refundable |
| If financing, Recognition Agreement FeeConditional | Paid by Buyer | When At closing | Amount $300 | Refundable Non-refundable |
| Transfer Fee | Paid by Seller | When At closing | Amount $850 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In Deposit | Paid by Buyer | When With the application | Amount $750 | Refundable Refundable |
| Move Out Deposit | Paid by Seller | When With the application | Amount $750 | Refundable Refundable |
Sublet
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Coop Application Fee | Paid by Shareholder | When With the application | Amount $250 | Refundable Non-refundable |
| Application Processing Fee | Paid by Subtenant | When With the application | Amount $650 | Refundable Not stated |
| credit check feePer applicant | Paid by Subtenant | When With the application | Amount $250 per applicant/per occupant | Refundable Non-refundable |
| Coop Sublet FeeRecurring | Paid by Shareholder | When Upon approval | Amount 15% of the monthly maintenance to be billed to the shareholder's account | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Deposit | Paid by Shareholder | When With the application | Amount $750 | Refundable Refundable |
| Move In Deposit | Paid by Subtenant | When With the application | Amount $750 | Refundable Refundable |
Refinance
3 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Building Application Processing Fee | Paid by Shareholder | When With the application | Amount $200 | Refundable Non-refundable |
| credit check fee | Paid by Shareholder | When With the application | Amount $250.00 per shareholder | Refundable Non-refundable |
| Refinance Processing Fee | Paid by Shareholder | When With the application | Amount $450 | Refundable Non-refundable |
Ownership transfer
3 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $1,000 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Shareholder | When With the application | Amount $250.00/per applicant/adult occupant | Refundable Non-refundable |
| Legal Fees | Paid by Buyer | When At closing | Amount To be determined | Refundable Non-refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Financing and purchase requirements
- Maximum financing
- 75% of the purchase priceSource: building management's published schedule, as of September 2026
- Guarantors
- Permitted with conditionsSubject to board review of financials.Source: building management's published schedule, as of September 2026
- Parent buying for an employed child
- PermittedSource: building management's published schedule, as of September 2026
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- Permitted with conditionsSubject to board approval. Please refer to the subleasing requirements.Source: building management's published schedule, as of September 2026
- Pied-à-terre ownership
- Not permittedSource: building management's published schedule, as of September 2026
- Short-term rentals
- Not permittedSource: building management's published schedule, as of September 2026
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: building management's published schedule, as of September 2026
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Building staffing and amenities
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Garden, laundry room, guest suiteSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent.
Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed September 2026.
Management & transfer contacts
- Notable fees
- Min Down Payment: 25%
Recent sales
Recent transfers at this building, from The Roebling Research Library. 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 |
|---|---|---|---|---|---|
| Sep 24, 2026 | D1 | 1 BA | $415,000 | -1.9% | |
| Sep 3, 2026 | H41 | 1 BR · 1 BA | $590,000 | +4.1% | |
| Jul 1, 2026 | H32 | 2 BR · 1 BA | $670,000 | -0.7% | |
| Apr 30, 2026 | G33 | 1 BR · 1 BA | $465,000 | -6.1% | |
| Mar 24, 2026 | F25 | 1 BR · 1 BA · 1,015 sf | $510,000 | $502/sf | -2.9% |
| Mar 20, 2026 | G41 | 1 BR · 1 BA | $560,000 | -1.2% | |
| Jan 23, 2026 | B32 | 1 BR · 1 BA · 830 sf | $475,000 | $572/sf | +5.6% |
| Dec 17, 2025 | C15 | 2 BR · 1 BA | $740,000 | -5.7% |
Market read. Most recent trades (2026 to date) cleared a median $537/sf (recorded) across 2 sales. Median listing discount 1.5% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Feb 14, 2017 | C22 | $825,000 |
| Nov 14, 2003 | D1 | $195,000 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-02179-0170). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. 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 would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 116 Pinehurst Avenue (Hudson View Gardens) and nearby.
At the recent median sale of $668K (25 transfers since 2024), a buyer putting 25% down would pay about $11,053 to close, or 1.7% of the price.
- Mansion tax: $0
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $11,053
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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Notable residents
- Maria Callas (briefly, before fame)
The complex has long been popular with academic and creative-industry residents owing to proximity to Columbia Medical Center.
Comparable buildings
- Castle Village — Pelham Jr. 1939; immediate Hudson Heights peer
- 100 Bennett Avenue — Ginsbern 1939; nearby Hudson Heights peer
- Park Terrace Gardens — Goldhammer 1940; nearby Inwood peer
- 409 Edgecombe Avenue — Schwartz & Gross 1916; nearby Sugar Hill peer
- 555 Edgecombe Avenue — Schwartz & Gross 1916; nearby Sugar Hill landmark peer
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
More Washington Heights buildings
- The Ammann, 40 Pinehurst Avenue — 2016 condominium
- 100 Bennett Avenue — 1939 co-op by Horace Ginsbern & Associates
- Castle Village, 110-200 Cabrini Boulevard — 1938 co-op by George F. Pelham
- The River Arts (159-34 Riverside Drive West) — 1941 co-op
- 330 Haven Avenue (Lafayette Gardens) — 1951 co-op
- Cliffside Condominium, 340 Cabrini Boulevard — 2002 condominium
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. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at 116 Pinehurst Avenue (Hudson View Gardens)?
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646.939.7375 · c.cohen@compass.com