205 West 76th Street (The Harrison)
205 West 76th Street, New York, NY 10023
BBL 1011687501 · BIN 1087660
- Year built
- 2008
- Type
- Condominium
- Units
- 51
- Floors
- 19
- Amenities
- Full-time doorman and concierge, grand lobby with fireplace, residents' lounge opening to a landscaped courtyard, children's playroom, rooftop sun terrace, on-site garage, and an on-site fitness club; private storage
- Financing
- Condominium financing flexibility; specific board financing limits to be confirmed at offer stage
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Dogs and cats
- Permitted with conditions
- Doorman
- Full-time doorman
Every recorded sale at this building, 2009–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $2,008
- 4 sales
- Listing discount
- 2.4%
- Recorded sales
- 244
- On record
- 2009–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Harrison 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.
The Harrison is Robert A.M. Stern's contribution to the modern Broadway corridor — a contextual condominium that treats new construction as a continuation of the Upper West Side's pre-war language rather than a break from it. Completed in 2008–2009 for The Related Companies, the building is a two-structure condominium: a 19-story tower at 205 West 76th Street connected to a 14-story building addressing 202 West 77th Street, both clad in warm masonry with the deep bay windows, angled bays, and proportioned detail that mark Stern's residential work. It opened as one of the corridor's most highly regarded new condominiums and has held that standing.
For buyers, the proposition is Stern-designed, Related-built condominium quality in the heart of the 76th–77th Street block, with a full amenity program and condominium flexibility. The policy framework is the condominium standard — pieds-à-terre and sublets permitted under the declaration — and the services run deep for a building of its scale: doorman, concierge, a fireplace lobby, a residents' lounge opening to a landscaped courtyard, a rooftop terrace, a garage, and an on-site fitness club. The location is core Upper West Side: the 1 train at 79th Street and the 1/2/3 express at 72nd Street are both close, with Broadway and Amsterdam retail at the door and both parks a short walk.
The Harrison reads as the architect-credentialed, contextual end of the corridor's new-development market — buyers respond to the Stern name, the Related build quality, and the bay-window light, and the building competes directly with the corridor's other premium new condominiums on architecture and finish.
Architecture and unit composition
The deep bay windows are the design's signature and the apartments' best feature — they pull light deep into the rooms and give the better lines bay-seat exposures that the corridor's flat-facade new product cannot match. The 51 residences at 205 West 76th Street, and the broader condominium's roughly 132 units, run from one-bedrooms through larger family layouts and upper-floor units; ceilings are tall, finishes are high-end new development, and several lines carry the angled bays that distinguish corner exposures. Floor height, exposure, and bay configuration drive the premium structure.
Building operations
Full-service condominium: full-time doorman and concierge, a grand fireplace lobby, a residents' lounge opening to a landscaped courtyard, a children's playroom, a rooftop sun terrace, an on-site garage, and an on-site fitness club, with private storage. The two connected structures operate as a single condominium; buyers' attorneys should confirm the building's shared-systems structure and economics in the financials. The building's documentation is held in The Roebling Research Library and available to clients during diligence.
Pets and in-unit washer/dryer
- Dogs and cats
- Permitted with conditionsPet-friendly — dogs and cats permitted under the condominium house rules; confirm any weight or breed conditions at offer stageSource: The Roebling Team's building profile
- 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.
Own an apartment here? Request an apartment-specific pricing review.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $1,079 per room a monthMedian of 18 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $3.51 per square foot a monthMedian of 18 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $1.61 per square foot a monthMedian of 33 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.89 per square foot a monthMedian of 33 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, residents' lounge, playroom, garden, garage, storageSource: 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. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $268,725/yr
- Per unit / month range
- $0 – $181
- Modeled exposure split equally across 124 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 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. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
421-a Tax Abatement
- Last year of benefit
- FY2021
- Fully taxed from
- FY2022 (2021–22)
- Program
- 421-a (10-year)
The 421-a benefit has run its term, so taxes on these units have stepped up toward the full assessed amount. Get the current tax bill for the specific apartment and compare its tax component with any older listing: an earlier carrying-cost figure may reflect the benefit, or different common charges and assessments. Treat a comparable sale made while the abatement was still running as priced under different taxes.
Source: NYC Dept. of Finance property-tax exemption records (421-a), refreshed 2026-09-06 · The Roebling Research Library. Confirm the exact step-up schedule on the building’s DOF tax bill. Years shown are NYC tax years, which start July 1 — FY2022 runs July 1, 2021 to June 30, 2022. The benefit last appears on the 2021 assessment roll, which is what dates the end of the term.
The 421-a Expiration Wave — our study of when these benefits expire citywide, and what the resale record shows about pricing as they do.
Recent sales
The Harrison trades at the premium, architect-credentialed end of the Broadway corridor's new-development condominium market — pricing supported by the Stern design, the Related build quality, the amenity program, and the condominium's permissive framework. Condominiums here are priced on a dollars-per-square-foot basis, with bay-window, high-floor, and angled-corner lines carrying the premium and lower interior lines setting the entry point; building-average figures mislead, because the bay configurations and floor heights produce wide spreads. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings 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 9, 2026 | 901 | 2 BR · 2 BA · 1,307 sf | $2,535,000 | $1,940/sf | -4.3% |
| Mar 31, 2026 | PH1C | 4 BR · 3.5 BA · 2,803 sf | $8,000,000 | $2,854/sf | +1.9% |
| Feb 13, 2026 | 1202 | 2 BR · 2 BA · 1,226 sf | $2,425,000 | $1,978/sf | -2.8% |
| Jan 8, 2026 | 304 | 3 BR · 2.5 BA · 1,926 sf | $3,925,000 | $2,038/sf | -12.7% |
| Jul 30, 2025 | 4G | 2 BR · 2 BA · 1,047 sf | $2,295,000 | $2,192/sf | +0.0% |
| Jul 11, 2025 | 1102 | 2 BR · 2 BA · 1,226 sf | $2,344,000 | $1,912/sf | -2.3% |
| May 21, 2025 | 6B | 2 BR · 2 BA · 1,065 sf | $2,250,000 | $2,113/sf | +3.0% |
| Apr 4, 2025 | 1002 | 2 BR · 2 BA · 1,226 sf | $2,395,000 | $1,954/sf | +0.0% |
Market read. Most recent trades (2026 to date) cleared a median $2,008/sf (recorded) across 4 sales. Median listing discount 2.4% 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 1-01168-7501; each condominium apartment is its own tax lot). 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 from recorded condo declarations and offering plans.
Closed rents at The Harrison, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| Studio | 2 | $4,225 |
| 1 bedroom | 3 | $6,508 |
| 2 bedroom | 4 | $9,900 |
10 closed leases, October 2023 to September 2026. Most recent lease September 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at The Harrison and nearby.
At the recent median sale of $2.42M (11 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $100,516 to close, or 4.1% of the price.
- Mansion tax: $30,313
- Mortgage recording tax: $35,011
- Title insurance: $10,913
- Attorneys, lender, building fees, reserves and filings: $24,280
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with The Harrison and its market
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What to know if you’re buying
Buy the bay windows. They are the building's defining feature — light, seat depth, and exposure all flow from them, and the better-configured lines hold value through cycles. View units in person at different times of day.
The architecture is the credential. Stern design and Related construction are the marketing headline and a genuine quality differentiator against the corridor's flat-facade new product. Weigh it against the price.
Confirm the two-structure condominium. The Harrison spans 205 West 76th and 202 West 77th as one condominium; have your attorney confirm the shared-systems structure and how the economics flow.
Condo flexibility is real. Pieds-à-terre, sublets, and investor use are permitted under the declaration. Confirm any financing limits, flip tax, and current sublet terms against the by-laws and managing agent at offer stage.
Model the full carry. Common charges plus property taxes plus utilities — run the True Monthly Carrying Cost Calculator on the specific unit.
What to know if you’re selling
Lead with the Stern credential. Architect-designed, Related-built, contextual to the corridor — for the Upper West Side buyer pool, that is the headline. Use it with precision.
Sell the bay-window light. The deep bays are the building's scarce asset; photograph and stage to them, and anchor premium pricing to the best-configured lines.
Anchor to line-specific comparables. The bay configurations and floor heights make building-average pricing misleading; same-line comparables are the right anchor, and we maintain them in the Research Library.
Mind the mansion-tax thresholds. Inventory trades across the $1 million, $2 million, and higher cliffs. Run the Mansion Tax Calculator at the intended ask.
Comparable buildings
If you're considering 205 West 76th Street, also evaluate:
- 200 Amsterdam Avenue — a modern condominium tower on Amsterdam Avenue between West 69th and 70th Streets, south of the Harrison
- Two Ten West 77 (206 West 77th Street) — the boutique Juul-Hansen condominium one block north
- 221 West 77th Street (219 West 77th Street) — the second boutique Juul-Hansen condominium on the block
- 201 West 72nd Street (The Alexandria) — established full-service condominium at 72nd
- The Ansonia — the Beaux-Arts condominium landmark up Broadway
- The Apthorp — the pre-war condominium conversion two blocks north on Broadway
More Upper West Side buildings
- 203 West 90th Street (Manhattan Tower) — 1928 condominium
- The Barrington (203 West 81st Street) — 1920 condominium
- 204 West 92nd Street — 1910 co-op
- Astor Court, 205 West 89th Street — 1915 co-op by Charles A. Platt
- 206 West 77th Street (Two Ten West 77) — 2017 condominium by Thomas Juul-Hansen
- 206 West 85th Street — 1910 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
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 The Harrison?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com