2373 Broadway (The Boulevard)

The building rises from its full-block red-brick base into glass setback floors, with the residential entrance tucked into the 87th Street end under an angled marquee — a deliberate retreat from the 86th Street retail corner. The 354 apartments run from studios and one-bedrooms through combinable two- and three-bedroom lines, with the trophy inventory in the setback floors: terraced penthouse units with open boulevard, river-direction, and skyline views. Mid-rise lines facing Broadway carry the avenue's energy and light; west-facing units look into the quieter mid-block. As in most large condops of this vintage, renovation quality varies widely line to line, and the per-foot spread between original-finish and renovated units is significant.

This is one of the most heavily amenitized buildings of its era on the Upper West Side: Club Boulevard delivers a 75-foot heated saltwater lap pool, a fitness center, squash and racquetball courts, a basketball court, steam rooms and saunas, and a boxing area; compare actual charges, taxes, included services, reserves and assessments with specific newer condominiums before claiming a cost advantage. Service runs full: 24-hour doorman, concierge, and the on-site garage. The commercial and medical units are held outside the cooperative, which shapes the corporation's financial structure — a point for your attorney during diligence. The offering plan, its amendment volume, and the condominium declaration summaries are on file in The Roebling Research Library.

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. Most recent trades (2026 to date) cleared a median $1,319/sf (recorded) across 6 sales. 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 1-01234-7501). 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.

The structure is the headline — understand it. You are buying shares in Boulevard Housing Corp., which owns the residential unit of The Boulevard Condominium, governed by condominium-style rules. The practical effect is condo-like flexibility with co-op transfer mechanics. Have your attorney walk the declaration and by-laws; we provide both volumes of the plan from the Research Library.

Underwrite the amenity value honestly. Consider whether you will use the 75-foot saltwater pool, squash, basketball and club floor, then compare total costs with specific alternatives. The amenity list does not establish a new-construction premium or greater value per maintenance dollar.

The corner is infrastructure. The 1 train entrance at the building's corner, the crosstown M86 on 86th Street, the basement supermarket, and the garage make this one of the most logistically self-sufficient addresses on the West Side. It also makes the 86th Street corner busy — spend time at the building at rush hour before choosing a line.

Price the line, not the building. The spread between base floors and the glass setback levels is wide and structural: light, terraces, and views concentrate in the top six floors. Same-line history is the right anchor, and we maintain it.

Verify the fee stack. Sublet terms and fees, any transfer fee, garage rates, and current financing requirements should all be confirmed with the managing agent before contract. The policy framework is flexible by neighborhood standards, but the specifics move.

Name the flexibility in the marketing. Sublets from day one, pied-à-terre and corporate purchasers, 80 percent financing — this is the rare Upper West Side building where the policy framework itself expands the buyer pool to investors and second-home buyers. Most listings here undersell it.

Position against both alternatives. Compare specific pre-war cooperatives and newer condominiums using their actual rules, services, condition, carrying costs and matched sales. No universal character, restriction or price ranking—and no documented Boulevard discount—is established by the building categories alone.

Lead with Club Boulevard for end-users, the structure for investors. The marketing can address both end-users and investors; unit condition determines which leads.

If you're considering 2373 Broadway, also evaluate:

• The Belnord — the 1908 landmark directly across Broadway that shaped this building's design; now the corridor's trophy condo conversion
• The Apthorp — the other full-block pre-war landmark condo conversion down the boulevard
• The Montana (247 West 87th Street) — a nearby residential alternative; verify address, ownership structure and current purchase or leasing terms
• The Bromley (225 West 83rd Street) — a nearby full-service residential alternative with amenities; verify ownership structure before comparing purchase terms
• The Savannah (250 West 89th Street) — boutique-scaled 1980s condop alternative
• 279 Central Park West — the late-1980s condo alternative at the park end of the corridor
• 535 West End Avenue — the new-development condo alternative on the avenue's quieter spine