Howard House (246 West End Avenue)
246 West End Avenue, New York, NY 10023
Lincoln Square, Upper West Side
BBL 1011630001 · BIN 1030403
- Year built
- 1913
- Type
- Cooperative
- Units
- 102
- Landmark status
- Not an individual landmark; in the West End-Collegiate Historic District Extension
- NYC Landmarks Preservation Commission records, updated February 2026
- Pets
- Pets permitted; species and limits not stated
- Flip tax
- 2% of the purchase price, paid by the seller
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median, 2024–2026
- $875K
- 4 qualifying sales
- Recent range
- $725K – $1.8M
- Listing discount
- 1.2%
- Recorded transfers
- 92
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Howard House 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.
Howard House at 246 West End Avenue is a 1913 pre-war cooperative on the corner of West 71st Street, and it carries a piece of Manhattan architectural history few buildings its size can claim. It is one of only a small number of Upper West Side buildings designed by J.E.R. Carpenter, the architect widely credited with defining the modern Manhattan luxury apartment — his reorganization of the apartment plan, with light-filled principal rooms, rational circulation, and generous proportions, set the template the city's best apartment houses followed for the next quarter century. Howard House, designed with S. Fullerton Weaver, is one of his earliest expressions of those ideas on the West Side.
The architecture is the period at its most assured: an amplified Renaissance palazzo composition, beige brick rising from a rusticated three-story base, decorative bandcourses, balconies at the second, fifth, and ninth floors, and a prominent cornice. At 13 stories on a prominent corner — and within the West End–Collegiate Historic District Extension, which protects the avenue's coherent pre-war streetwall — the building anchors the lower stretch of West End, the boulevard of cooperatives that runs quieter than Broadway one block east.
The location is a genuine asset. West End Avenue offers residential calm a block from Broadway's transit and retail, with Riverside Park and the Hudson a short walk west, the 1, 2, and 3 trains at 72nd Street, and the full depth of the Upper West Side at hand. For buyers who want pre-war architecture, an architect of real historical importance, and a fully staffed building on one of Manhattan's most coherent residential avenues, Howard House occupies a distinctive position.
Architecture and unit composition
Howard House reflects Carpenter's design philosophy directly — apartment layouts organized for light and flow, principal rooms positioned for the best exposures, and rational planning that set his work apart from earlier, warren-like apartment houses. The building's 102 apartments span 13 stories across two wings, each served by its own elevator bank, a configuration that gives the building both scale and a degree of privacy.
Pre-war signatures run throughout: high ceilings, hardwood floors, and the plaster and millwork detail of 1913 construction, all within the protected historic envelope. The unit mix runs from larger family layouts to more compact residences. Apartments have been individually renovated over the building's long cooperative life, so the specific home's floor, exposure, and condition drive value. Corner apartments at West End and 71st gain dual exposures; higher floors gain open light and, on favorable west lines, partial Hudson outlooks.
Building operations
Howard House runs as a full-service pre-war cooperative, and its staffing and amenities are unusually complete for the vintage. A 24-hour doorman staffs the lobby, supported by a live-in resident manager, a handyman, and a porter. Residents have a newly updated resident-only gym, bicycle storage, and fee-based private storage units — a well-rounded package for a 1913 building.
On board policy, Howard House is a pet-friendly cooperative. Financing and primary-residence expectations follow West End Avenue cooperative norms, where boards favor solid financial profiles and end-use buyers; a clean, well-documented package carries an application here. The two-wing layout and full staffing make this a building that lives like a larger, more serviced address than its quiet corner suggests.
Application and transaction fees
Fees below are from building management's published schedule, as of July 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- 2% of gross sales price
- Rate
- 2% of the purchase price
- Paid by
- Seller
Source: building management's published schedule, as of July 2026
Purchase
11 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing fee | Paid by Buyer | When With the application | Amount $700 | Refundable Not stated |
| Credit Report FeePer applicantRequired | Paid by Buyer | When With the application | Amount $75 per applicant | Refundable Not stated |
| Adjournment feeConditionalConditions: If applicable | Paid by Buyer | When At closing | Amount $250 | Refundable Not stated |
| Fee, if title company present at closingConditional | Paid by Buyer | When At closing | Amount $250 | Refundable Not stated |
| Holding documents feeConditionalConditions: If applicable | Paid by Buyer | When At closing | Amount $250 | Refundable Not stated |
| Move in fee | Paid by Buyer | When At closing | Amount $250 | Refundable Non-refundable |
| Recognition Agreement Fee | Paid by Buyer | When At closing | Amount $400 | Refundable Not stated |
| Move out Fee | Paid by Seller | When At closing | Amount $250 | Refundable Non-refundable |
| Transfer fee | Paid by Seller | When At closing | Amount $850 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move in Deposit | Paid by Buyer | When With the application | Amount $500 | Refundable Refundable |
| Move Out Deposit | Paid by Seller | When With the application | Amount $500 | Refundable Refundable |
Sublet
9 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Building Processing fee | Paid by Shareholder | When With the application | Amount $250 | Refundable Not stated |
| Move out fee | Paid by Shareholder | When With the application | Amount $250 | Refundable Not stated |
| Application Processing Fee | Paid by Subtenant | When With the application | Amount $700 | Refundable Not stated |
| Background and Credit Check FeePer applicantRequired | Paid by Subtenant | When With the application | Amount $75 per applicant | Refundable Not stated |
| Move in fee | Paid by Subtenant | When With the application | Amount $250 | Refundable Not stated |
| Sublet FeePer shareRequired | Paid by Shareholder | When Upon approval | Amount $2.25 per share | Refundable Not stated |
| Sublet renewal fee | Paid by Shareholder | When Upon approval | Amount $450 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move out Deposit | Paid by Shareholder | When With the application | Amount $500 | Refundable Not stated |
| Move in Deposit | Paid by Subtenant | When With the application | Amount $500 | Refundable Not stated |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: 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.
Monthly carrying charges in recent sales
- Maintenance, per room
- $750 per room a monthMedian of 4 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Fitness room, bike storage, 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
- $82,764/yr
- Per unit / month range
- $0 – $68
- Modeled exposure split equally across 102 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
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 filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Management & transfer contacts
- Flip tax
- 2% of gross sales price
- Sublet policy
- Allowed; sublet fee $2.25/share
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jul 20, 2026 | 9H | 1 BR · 1 BA | $850,000 | -1.2% | |
| Jun 5, 2025 | 9F | 1 BR · 1 BA | $725,000 | -3.2% | |
| Apr 22, 2025 | 6B | 1 BR · 1 BA | $997,500 | +0.3% | |
| Dec 3, 2024 | 4G | 1 BR · 1 BA | $900,000 | +6.0% | |
| Feb 26, 2024 | 6A | 2 BR · 2 BA · 1,350 sf | $1,800,000 | $1,333/sf | -7.7% |
| Dec 12, 2022 | 11F | 1 BR · 1 BA · 550 sf | $777,076 | $1,413/sf | -2.3% |
| Sep 29, 2022 | 10G | 1 BR · 1 BA | $985,000 | +6.5% | |
| Feb 28, 2022 | GG | 2 BR | $1,062,500 | +6.8% |
Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $1,508/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2026. Median listing discount 1.4% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Dec 10, 2009 | 9E | $439,000 |
| Sep 2, 2003 | 1E | $379,000 |
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 1-01163-0001). 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.
What would your apartment rent for?
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At the recent median sale of $875K (4 transfers in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $11,831 to close, or 1.4% of the price.
- Mansion tax: $0
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $11,831
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
You're buying a J.E.R. Carpenter building. The architect's historical importance — the man who modernized the Manhattan apartment — is a genuine, durable asset, paired with a protected historic-district envelope.
The staffing and amenities are full. A 24-hour doorman, live-in manager, gym, and bike and private storage exceed what many pre-war buildings of this age offer.
It's pet-friendly. A welcoming pet policy broadens the building's appeal relative to stricter West Side co-ops.
Underwrite the specific apartment. With a large, varied unit count across two wings, floor, exposure, and renovation level drive value far more than building-wide generalizations.
What to know if you’re selling
Lead with the architect and the amenities. The Carpenter authorship, the 1913 Renaissance palazzo facade, and the full-service staffing with gym and storage are the headline marketing assets.
The pet policy widens the pool. Pet-friendliness reaches a broader buyer set than the strictest avenue co-ops.
Price to the line. Floor, exposure, layout, and renovation history drive value across a varied unit mix; comparable analysis should be line-specific.
Closing timelines are co-op standard. Plan for roughly 6–10 weeks from contract to closing, subject to board scheduling.
Comparable buildings
If you're considering Howard House, also evaluate:
- 140 West End Avenue — nearby lower West End Avenue cooperative
- 160 West End Avenue — West End Avenue full-service building nearby
- 201 West 72nd Street — nearby comparison a block north; confirm ownership and era in its own records
- 15 West 72nd Street — nearby Upper West Side cooperative
- 105 West 70th Street — comparable Lincoln Square–area pre-war building
- 170 West 76th Street — Upper West Side cooperative peer
More West End Avenue buildings
- 235 West End Avenue (The Gemstone) — 1928 condominium
- 240 West End Avenue — 1924 by Rosario Candela
- 243 West End Avenue (Coliseum Plaza) — 1925 co-op by Emery Roth
- 260 West End Avenue — 1925 co-op by Schwartz & Gross
- Riverside Towers (263 West End Avenue) — 1946 co-op
- 270 West End Avenue — 1918 co-op by George F. Pelham
The neighborhood
For the full corridor — architecture, transit, and pricing across West End Avenue — read The Roebling Team Guide to West End Avenue.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
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 Howard House?
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646.939.7375 · c.cohen@compass.com