- Year built
- 2023
- Type
- Condominium
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Louie 17 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.
21 West 17th Street is a 14-story, 13-residence condominium completed in 2023 on a mid-block lot between Fifth and Sixth Avenues. Every home found in listing records is a three-bedroom of about 1,377 to 1,477 square feet. Asks run from $2.79 million to $3.45 million, about $1,955 to $2,414 per square foot.
That is a narrow product: one size of home, stacked, in a building small enough that each owner has a large share of the vote. It suits a buyer who wants a three-bedroom condominium in a completed new building in Flatiron for under $3.5 million.
The sponsor declared the plan effective in March 2026. Listing records from late 2025 described the building as more than half sold, against three units sold in the Attorney General record. The record's figure may date from the effectiveness amendment.
Architecture and residences
City records date the building to 2023 and give it 14 floors with 13 dwelling units and one other unit. It is registered as a condominium on its own billing lot. One listing record credits Vikatos Architect as architect and Morris Adjmi Architects for design; no other source found here confirms either credit.
Listing descriptions call the homes "full-floor residences," and one counts nine of them. The plan, city records and other listing records all give 13 residential units. Both can be true if the lower floors are full-floor homes and some upper floors are split or duplexed. Schedule A will show the actual stack.
The typical home is a three-bedroom of about 1,427 square feet. One listing record for a home on the 11th floor shows common charges of $551 a month and real estate taxes of $31,512 a year. Those charges are low for a new building and should be checked against the plan's budget.
Offering and pricing
Per the offering plan filed with the New York State Attorney General (plan CD240106), the plan was submitted April 4, 2024, accepted October 2, 2024 at $48,220,000 and declared effective March 16, 2026. The current total is $49,320,000, a net increase of $1,100,000 through amendments. The record covers 13 residential units and one other unit and shows three units sold.
Spread across all 14 units the total averages $3.52 million; across the 13 homes alone it is at most $3.79 million each, before the non-residential unit's share is removed. The published asks below sit under that average, which suggests the non-residential unit carries a meaningful part of the total. Confirm in Schedule A.
Listing records reviewed in October 2026 show these asks:
| Residence | Layout | Size | Ask | $/sf | Status |
|---|---|---|---|---|---|
| 3 | 3 bed | 1,427 sf | $2,790,000 | $1,955 | Listed July 2026; later under contract |
| Not stated | 3 bed | 1,427 sf | $2,890,000 | $2,025 | In contract September 2025 |
| 11 | 3 bed | Not stated | $2,925,000 | — | Listed 2026 |
| 9 | 3 bed | 1,427 sf | $3,445,000 | $2,414 | Listed |
These are last asking prices, not contract prices.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
See full Local Law 97 analysis →What would your apartment rent for?
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Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
The plan is effective and the building is built. New contracts go to an effective plan, and closings depend on the certificate of occupancy. Listing records in late 2025 described a temporary certificate as imminent. Ask what the building holds now and what the sponsor holds back until a final one issues.
Deposit and contract. New-development contracts typically require a deposit of 10% at signing, held in escrow, with some sponsors asking for 20%. The plan and contract package state this building's terms.
Closing costs. In sponsor sales the buyer customarily pays the New York State transfer tax (0.4%, or 0.65% at $3 million or more) and the New York City real property transfer tax (1% at $500,000 or less and 1.425% above for a residential unit), plus the state "mansion tax" of 1% at $1 million, rising in tiers to 3.9% at $25 million in New York City. On a $3,445,000 home that is about $71,500 in transfer taxes before any gross-up, and $51,675 in mansion tax at the 1.5% tier for $3 million to $5 million. Use the calculators below to run your price.
Carrying costs. Check the $551 common charge against the plan's current budget before relying on it.
Sponsor board control. The sponsor controls the board until enough units are sold to turn control over to owners. The declaration and by-laws set the threshold.
Comparable buildings
If you're considering 21 West 17th Street, also look at these Flatiron condominiums:
- 16 West 21st Street — nine-residence, 14-story condominium by Morris Adjmi
- 10 West 17th Street — 10W17, a 34-residence condominium under construction across the street
- 15 West 17th Street — ten-unit full-floor loft condominium converted in 2007
- 55 West 17th Street — 53-residence condominium by Morris Adjmi on the Flatiron and Chelsea border
- 32 West 18th Street — Altair 18, a full-service loft condominium one block north
More Flatiron buildings
- 17 East 17th Street — condominium
- AVA (20 West 15th Street) — condominium
- 21 East 22nd Street — 1911 co-op
- 21 West 20th Street — 2015 condominium by Beyer Blinder Belle
- 22 West 15th Street (Grosvenor House) — 1989 condominium by SLCE Architects
- 23 East 22nd Street (One Madison) — 2007 condominium by CetraRuddy Architects
The neighborhood
For the full corridor — architecture, transit, and pricing across Flatiron — read The Roebling Team Guide to Flatiron.
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.
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646.939.7375 · c.cohen@compass.com