Gracie Towers (180 East End Avenue)

Gracie Towers’ reported 159 apartments include one-, two-, and three-bedroom configurations across 22 stories. Some east-facing apartments look across Carl Schurz Park toward the East River; verify the specific apartment’s outlook rather than assigning a building-wide desirability ranking. Many apartments carry private balconies. Assess each balcony’s outlook, area, condition and rights using relevant sales before assigning a value adjustment.

The architectural signatures are mid-century post-war: efficient layouts, larger windows than the pre-war era allowed, and ceilings generally lower than pre-war. These describe the original 1960 design; each apartment's current layout and condition depend on its renovation history. The trade most buyers make here is willingly: somewhat more functional, less ornamented interiors in exchange for light, balconies, and the East End Avenue location. Apartments without direct park frontage capture side-street and city exposures; compare corner and upper-floor east-facing residences with other sales to test any view adjustment.

Gracie Towers operates as a full-service post-war cooperative with a full-time doorman and concierge, a live-in resident manager, and the signature canopied circular driveway. The amenity base is deep for a building of its scale: a state-of-the-art gym, a heated rooftop swimming pool with a sundeck and club room, a residents' library and lounge, an on-site garage (about $295 per month), private storage for each apartment, a bike room, and laundry on every floor in addition to a central laundry room.

The building's rules are well established: dogs are permitted, financing is allowed up to 50% of the purchase price, and a 2% flip tax is paid by the seller at closing. Confirm the board's current occupancy, pied-à-terre and package requirements in its application instructions. The substantive diligence items are the co-op's financials: reserve adequacy, recent and planned capital work (facade cycles and Local Law 97 compliance planning are standard for towers of this vintage), and any current assessments, which your attorney should review alongside the minutes and house rules.

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.

Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,041/sf (floor-adjusted) across 5 sales. The building has traded as recently as 2026. Median listing discount 4.8% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01585-0023). 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.

The park-and-river frontage is the asset. East-facing residences may have open outlooks over Carl Schurz Park; compare the specific view and other apartment features with recent sales. Outlook varies by floor and position, and no view is protected without a recorded instrument.

Evaluate the balcony. Confirm its park outlook, usable area, condition and maintenance obligations, and use comparable sales to assess any price adjustment.

Budget for the rules. Financing is capped at 50%, a 2% flip tax is paid by the seller, and the building permits dogs — model those into your purchase and any future resale.

It is a post-war building, not pre-war. Expect mid-century proportions and finishes; the trade is light, balconies, the rooftop pool, and the location.

Board approval follows East End Avenue co-op standards. Strong financials and primary-residence intent are advantageous; review the financials, minutes, and house rules with your attorney.

The enclave is the point. Buyers choose East End Avenue for quiet, the park, and the river; the rooftop pool, gym, and library round out a self-contained lifestyle.

Lead with the park-and-river position and the amenities. The Carl Schurz Park frontage and East River outlook, paired with a heated rooftop pool, gym, and library, are the strongest marketing points; exposure and balcony should be foregrounded in any listing.

Pricing requires line-level comparable analysis. Floor, exposure, balcony, and renovation history drive value more than headline averages across a 159-unit building.

The buyer pool is enclave-motivated. Buyers seeking East End Avenue specifically are a defined audience; matching the apartment to that profile is the work.

Closing timelines are co-op standard. Roughly 6–10 weeks from contract signing to closing, with the 2% flip tax payable by the seller at closing.

If you're considering Gracie Towers, also evaluate these nearby East End Avenue and Yorkville buildings:

• 60 East End Avenue — Sixty East End, white-glove co-op near Carl Schurz Park
• 120 East End Avenue — pre-war East End Avenue co-op nearby
• 75 East End Avenue — nearby East End Avenue cooperative
• 535 East 86th Street — nearby Yorkville post-war co-op with river outlook
• 10 Gracie Square — Gracie Square white-glove co-op