219 Hudson Street (Everly)

Ten stories rise to approximately 120 feet on roughly 24,000 square feet of filed zoning floor area — a small building by any downtown measure, and one in which every residence occupies a substantial share of its floor plate. The curved corner is the design's organizing move, turning what would otherwise be two flat street walls into a single continuous elevation. The window grid within gray panels reads as industrial in reference without being a loft pastiche, and the darker ground-floor treatment separates the residential entry from the commercial base.

The fourteen residences run full-floor and half-floor, averaging roughly 1,500 square feet, with the penthouse tier at the top of the stack carrying the largest floor areas and terraces. Eight homes have private outdoor space. Interiors were delivered with white oak flooring, honed marble counters in kitchens and baths, Miele appliances, and in-unit laundry. Ceiling heights to approximately eleven feet are the specification that most distinguishes the residences from comparably priced downtown inventory.

At the base, two non-residential condominium units — the retail space and a community facility unit — were created in the same subdivision and conveyed together in 2024. Their presence affects the common-charge allocation and should be understood from the by-laws before contract.

This is a lean building by design. Virtual doorman service replaces a staffed lobby; the amenity program is a fitness center, a residents' lounge, bicycle storage and private storage. There is no garage, no pool, and no concierge desk.

The trade is legible in the monthlies. Common charges at 219 Hudson price well below the full-amenity Hudson Square new developments, and for buyers who use a lobby only for packages that arithmetic favors the building. For buyers who want staffed coverage, package handling and a superintendent on call, this is the wrong building and the difference should be resolved before contract rather than after. Confirm current service arrangements, package protocol, and superintendent availability with the managing agent.

The fourteen residences share a condominium with two non-residential units. Review the declaration's common-interest allocations and expense pools for the envelope, elevators and mechanical systems, including the commercial obligations; the residential count alone does not establish each owner's exposure or reserve adequacy. Request the current budget and reserve figures during diligence.

Ownership form: Condominium. Transfers close through a right-of-first-refusal waiver rather than a cooperative board approval; confirm the timeline with the managing agent.

Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework. Minimum lease terms for subletting should be confirmed against the by-laws.

Pets: Governed by the house rules; confirm current policy with the managing agent.

In-unit washer/dryer: Permitted; residences are equipped.

Flip tax: Not documented in public records. Confirm any resale capital contribution with the managing agent before pricing a sale.

Real estate taxes: No exemption appears on the residential unit lots in the FY2025, FY2026 or FY2027 assessment rolls. Abatements apply on the tax bill; check the current bill on the specific unit and run True Monthly Carrying Cost analysis against it.

Recent sales

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.

Market read. Most recent trades (2026 to date) cleared a median $1,984/sf (floor-adjusted) across 2 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 1.1% 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 1-00594-7512; 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.

Test the corner. Canal Street traffic and the Holland Tunnel approach are the defining environmental facts of this address. The E-designation on the lot exists precisely because the city required mitigation here. Visit a specific unit at rush hour with the windows closed and then open.

The absorption history is your leverage. Completion in early 2022, first closings in mid-2023, sellout running into 2026. That is public record, and it is the correct frame for negotiation.

Underwrite the current tax bill. The current assessment rolls show no exemption on any residential unit lot; check the specific unit's bill for any abatement.

Know what "virtual doorman" means for your life. There is no staffed lobby. Confirm package handling, deliveries and superintendent coverage before contract.

Check the actual cost allocation. Ask for the budget, reserve position and capital plan, and establish how the fourteen residences and two non-residential units share each expense rather than assuming fourteen equal residential payers.

Understand the commercial units. Two non-residential condominium units sit at the base. Read the by-laws for their common-charge allocation, voting rights and use restrictions.

Document the specific floor plate. The profile reports an average near 1,500 square feet, ceilings to roughly eleven feet and terraces on eight homes. Verify the actual apartment's dimensions and outdoor rights, then compare current alternatives without asserting that no similarly priced Hudson Square home offers comparable space.

Sell the neighborhood's trajectory, honestly. Disney and Google anchor the daytime economy, the 2013 rezoning is still working through the block-by-block building stock, and the buyer pool increasingly lives and works within a few blocks. That story is genuine and it is not finished.

Price against the resale record, not the launch. The single recorded resale in the building closed below its original price. Buyers' counsel will find it. Set the ask with that in view.

Address the corner before a buyer raises it. Documented window specification, the E-designation mitigation, and an honest recommendation to test at peak hours all read better than deflection.

If you're considering 219 Hudson Street, also evaluate:

• 15 Renwick — the 31-residence condominium one block north on Renwick Street; the most direct Hudson Square boutique comparable, with a full-service staff and a deeper amenity program
• 22 Renwick Street (Renwick Modern) — 17-residence boutique condominium on the same single block; private outdoor space for every unit
• 40 Bleecker Street — Ed Rawlings' NoHo condominium; the closest architectural peer by the same design office, at a higher tier
• 565 Broome Street — Hudson Square's full-amenity flagship; the full-service, full-price alternative
• 70 Charlton Street — larger Hudson Square condominium with a deep amenity program and a very different scale
• 2 King Street — cooperative at the SoHo and Hudson Square seam; the co-op alternative with different financing and approval rules
• 421 Hudson Street (The Printing House) — the large Hudson Street conversion to the north; amenity-rich and far larger
• 161 Hudson Street — 24-residence 1911 warehouse conversion in Tribeca; the authentic-loft alternative
• 195 Hudson Street — the U.S. Rubber Company loft conversion; volume and history in place of new construction
• 443 Greenwich Street — Tribeca loft condominium built around privacy; the same low-density thesis at a substantially higher tier