201 East 23rd Street (The Willow)Recorded sales & closing prices
201 East 23rd Street, New York, NY 10010
50 recorded transfers, 2026. Sortable and searchable below.
Co-ops are normally measured by price per room, since square footage is not officially recorded for them. This building is shown in price per square foot because most of its sales carry documented footage, which makes the sharper measure the honest one here.
- Recorded transfers
- 50
- Date range
- 2026
- Median $/sf
- $1,882
- Listing discount
- 0.1%
- Monthly carry/sf
- $3.03
- Price range
- $1.25M – $1.4M
Change in the building’s median $/sf over each window, from the raw yearly medians — too few standardized single-line units here to adjust to an average-floor basis, so which apartments happened to trade moves these alongside price. (2022 marks the rate-shock inflection.) Like-for-like repeat-sale figures to follow.
Every sale at The Willow to date is a sponsor sale, recorded between late May and mid-August 2026. The record shows a clear spread by line and floor, with the full-floor and top-floor residences at the head of the range. There are no resales. The two-sale figure in some datasets captures a sliver of the sponsor's closings and says nothing about the resale market, which does not yet exist.
Pricing should be read against both halves of the structure. The apartments compete with new-construction condominiums on 23rd Street and in Gramercy on finish, layout and amenities; they differ from them in that the buyer owns shares on leased land and carries ground rent inside maintenance. How the resale market prices that difference will be set by the first resales, not by the sponsor's sheet. Index any broader market statement to the last complete year. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The complete recorded-sale history for The Willow, compiled from NYC Department of Finance transfer records, with apartment-by-apartment detail from The Roebling Research Library. Across sales with a public asking price, the building carries a median listing discount of 0.1% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.
Recent closings
The building’s 10 most recent market sales.
| Date | Unit | Apartment | Price | $/sf | vs. Ask |
|---|---|---|---|---|---|
| Aug 19, 2026 | 7D | 1 BR · 1 BA · 708 sf | $1,340,000 | $1,893 | -6.0% |
| Aug 19, 2026 | PHC | 3 BR · 3 BA · 1,696 sf | $4,550,000 | $2,683 | +0.0% |
| Aug 14, 2026 | PHA | 4 BR · 3.5 BA · 3,256 sf | $9,400,000 | $2,887 | +0.0% |
| Aug 12, 2026 | PHE | 3 BR · 3 BA · 1,772 sf | $4,350,000 | $2,455 | +0.0% |
| Aug 12, 2026 | 11A | 2 BR · 2 BA · 1,161 sf | $2,250,000 | $1,938 | -5.3% |
| Aug 11, 2026 | PHD | 3 BR · 2.5 BA · 1,767 sf | $4,578,063 | $2,591 | +2.9% |
| Aug 11, 2026 | 14E | 2 BR · 2 BA · 1,169 sf | $2,355,000 | $2,015 | +0.0% |
| Aug 10, 2026 | 14A | 2 BR · 2 BA · 1,161 sf | $2,494,712 | $2,149 | +1.8% |
| Aug 10, 2026 | 16C | 2 BR · 2 BA · 1,203 sf | $2,739,150 | $2,277 | +1.5% |
| Aug 7, 2026 | 3D | 1 BR · 1 BA · 708 sf | $1,362,318 | $1,924 | +2.8% |
Every recorded sale
Sort any column; filter by unit or keyword. Prices are the recorded transfer amount at the NYC Department of Finance. Every sale sits in one of three states: counted in the building’s medians and trend; shown but excluded as a non-arms-length or nominal transfer; or shown and ⚑ flagged for review — a possible duplicate filing or an extreme $/sf outlier, held out of the statistics pending manual verification rather than allowed to move them.
| Apartment | ||||||
|---|---|---|---|---|---|---|
| Aug 19, 2026 | 7DCo-op Sponsor Transfer | 1 BR · 1 BA | 708 | $1,340,000 | $1,893 | -6.0% |
| Aug 19, 2026 | PHCCo-op Sponsor Transfer | 3 BR · 3 BA | 1,696 | $4,550,000 | $2,683 | +0.0% |
| Aug 14, 2026 | PHACo-op Sponsor Transfer | 4 BR · 3.5 BA | 3,256 | $9,400,000 | $2,887 | +0.0% |
| Aug 12, 2026 | PHECo-op Sponsor Transfer | 3 BR · 3 BA | 1,772 | $4,350,000 | $2,455 | +0.0% |
| Aug 12, 2026 | 11ACo-op Sponsor Transfer | 2 BR · 2 BA | 1,161 | $2,250,000 | $1,938 | -5.3% |
| Aug 11, 2026 | PHDCo-op Sponsor Transfer | 3 BR · 2.5 BA | 1,767 | $4,578,063 | $2,591 | +2.9% |
| Aug 11, 2026 | 14ECo-op Sponsor Transfer | 2 BR · 2 BA | 1,169 | $2,355,000 | $2,015 | +0.0% |
| Aug 10, 2026 | 14ACo-op Sponsor Transfer | 2 BR · 2 BA | 1,161 | $2,494,712 | $2,149 | +1.8% |
| Aug 10, 2026 | 16CCo-op Sponsor Transfer | 2 BR · 2 BA | 1,203 | $2,739,150 | $2,277 | +1.5% |
| Aug 7, 2026 | 3DCo-op Sponsor Transfer | 1 BR · 1 BA | 708 | $1,362,318 | $1,924 | +2.8% |
| Aug 6, 2026 | 17BCo-op Sponsor Transfer | 1 BR · 1 BA | 677 | $1,755,501 | $2,593 | +0.0% |
| Jul 31, 2026 | 6BCo-op Sponsor Transfer | 2 BR · 2 BA | 1,120 | $2,405,000 | $2,147 | +0.0% |
| Jul 29, 2026 | 12DCo-op Sponsor Transfer | 1 BR · 1 BA | 708 | $1,466,280 | $2,071 | -3.9% |
| Jul 28, 2026 | 16BCo-op Sponsor Transfer | 1 BR · 1 BA | 677 | $1,715,512 | $2,534 | +0.0% |
| Jul 24, 2026 | 17ACo-op Sponsor Transfer | 3 BR · 3.5 BA | 1,891 | $4,384,121 | $2,318 | +4.5% |
| Jul 21, 2026 | 9CCo-op Sponsor Transfer | 1 BR · 1 BA | 700 | $1,461,188 | $2,087 | -2.6% |
| Jul 20, 2026 | 15BCo-op Sponsor Transfer | 2 BR · 2.5 BA | 1,269 | $2,734,001 | $2,154 | -0.6% |
| Jul 20, 2026 | 15ACo-op Sponsor Transfer | 2 BR · 2 BA | 1,333 | $3,317,437 | $2,489 | -6.6% |
| Jul 16, 2026 | 7BCo-op Sponsor Transfer | 2 BR · 2 BA | 1,120 | $2,460,638 | $2,197 | +1.5% |
| Jul 13, 2026 | 3C | 1 BR · 1 BA | 700 | $1,250,000 | $1,786 | -2.0% |
| Jul 9, 2026 | 3CCo-op Sponsor Transfer | 1 BR · 1 BA | 700 | $1,272,812 | $1,818 | -0.2% |
| Jul 8, 2026 | 17CCo-op Sponsor Transfer | 2 BR · 2 BA | 1,203 | $2,775,000 | $2,307 | +0.0% |
| Jul 8, 2026 | 8CCo-op Sponsor Transfer | 1 BR · 1 BA | 700 | $1,435,000 | $2,050 | -1.0% |
| Jul 8, 2026 | 8CCo-op Sponsor Transfer | 1 BR · 1 BA | 700 | $1,448,094 | $2,069 | -0.1% |
| Jul 7, 2026 | 5CCo-op Sponsor Transfer | 1 BR · 1 BA | 700 | $1,355,000 | $1,936 | -1.5% |
| Jul 7, 2026 | 9ACo-op Sponsor Transfer | 2 BR · 2 BA | 1,161 | $2,315,000 | $1,994 | +0.0% |
| Jul 6, 2026 | 12CCo-op Sponsor Transfer | 1 BR · 1 BA | 700 | $1,545,000 | $2,207 | +3.3% |
| Jul 6, 2026 | 5DCo-op Sponsor Transfer | 1 BR · 1 BA | 708 | $1,458,185 | $2,060 | +0.2% |
| Jul 6, 2026 | 5DCo-op Sponsor Transfer | 1 BR · 1 BA | 708 | $1,455,000 | $2,055 | +0.0% |
| Jul 6, 2026 | 12CCo-op Sponsor Transfer | 1 BR · 1 BA | 700 | $1,456,097 | $2,080 | -2.6% |
| Jul 1, 2026 | 14BCo-op Sponsor Transfer | 2 BR · 2 BA | 1,120 | $2,709,500 | $2,419 | +2.2% |
| Jun 29, 2026 | 14DCo-op Sponsor Transfer | 1 BR · 1 BA | 708 | $1,629,200 | $2,301 | -1.3% |
| Jun 24, 2026 | 11D | 1 BR · 1 BA | 708 | $1,400,000 | $1,977 | -7.0% |
| Jun 23, 2026 | 11DCo-op Sponsor Transfer | 1 BR · 1 BA | 708 | $1,412,725 | $1,995 | -6.1% |
| Jun 23, 2026 | 6ACo-op Sponsor Transfer | 2 BR · 2 BA | 1,161 | $2,225,000 | $1,916 | +0.0% |
| Jun 22, 2026 | 14CCo-op Sponsor Transfer | 1 BR · 1 BA | 700 | $1,589,371 | $2,271 | +0.9% |
| Jun 18, 2026 | 8DCo-op Sponsor Transfer | 1 BR · 1 BA | 708 | $1,405,185 | $1,985 | -2.8% |
| Jun 18, 2026 | 12BCo-op Sponsor Transfer | 2 BR · 2 BA | 1,120 | $2,460,246 | $2,197 | -2.2% |
| Jun 18, 2026 | 4CCo-op Sponsor Transfer | 1 BR · 1 BA | 700 | $1,367,364 | $1,953 | -1.3% |
| Jun 17, 2026 | 10BCo-op Sponsor Transfer | 2 BR · 2 BA | 1,120 | $2,522,812 | $2,253 | -1.1% |
| Jun 17, 2026 | 11ECo-op Sponsor Transfer | 2 BR · 2 BA | 1,169 | $2,300,000 | $1,967 | +0.0% |
| Jun 16, 2026 | 8BCo-op Sponsor Transfer | 2 BR · 2 BA | 1,120 | $2,469,256 | $2,205 | -0.2% |
| Jun 15, 2026 | 6CCo-op Sponsor Transfer | 1 BR · 1 BA | 700 | $1,323,725 | $1,891 | -3.7% |
| Jun 11, 2026 | 11BCo-op Sponsor Transfer | 2 BR · 2 BA | 1,120 | $2,530,351 | $2,259 | +1.8% |
| Jun 11, 2026 | 9BCo-op Sponsor Transfer | 2 BR · 2 BA | 1,120 | $2,472,356 | $2,207 | -2.3% |
| Jun 9, 2026 | 10CCo-op Sponsor Transfer | 1 BR · 1 BA | 700 | $1,425,550 | $2,037 | -2.0% |
| Jun 8, 2026 | 10DCo-op Sponsor Transfer | 1 BR · 1 BA | 708 | $1,512,101 | $2,136 | +1.8% |
| Jun 4, 2026 | 7CCo-op Sponsor Transfer | 1 BR · 1 BA | 700 | $1,420,458 | $2,029 | +1.8% |
| May 28, 2026 | 6DCo-op Sponsor Transfer | 1 BR · 1 BA | 708 | $1,349,181 | $1,906 | -4.0% |
| May 26, 2026 | 4DCo-op Sponsor Transfer | 1 BR · 1 BA | 708 | $1,318,633 | $1,862 | -3.7% |
Sources, exclusions and how these figures are computed
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00904-7501). 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. Storage, parking, and commercial units are excluded from all figures. Floor- and line-level $/sf are time-controlled (each sale measured against the building’s going rate at the time of sale) and expressed at today’s pricing, so they isolate the floor or line premium rather than blend two decades of market movement.
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