250 West 96th Street (96+Broadway)

The 131 residences distribute across 23 stories in configurations from one-bedroom through five-bedroom. The corner A-line carries the largest floor plans, running to four- and five-bedroom layouts; the B, C, D and E lines cover the two- and three-bedroom inventory; penthouse-tier residences sit at the top of the building. Select residences carry private outdoor space, and the landscaped setbacks on the upper half of the building serve terraces rather than functioning purely as massing.

Interior specification includes:

• Wide-plank oak flooring
• High ceilings with floor-to-ceiling windows in bronze-toned frames
• Custom kitchen cabinetry with Gaggenau appliance packages and marble islands
• Primary baths in natural stone with radiant heated floors and custom vanities
• Hudson River, Central Park and skyline exposures from the upper floors

Roughly 9,080 square feet of ground-floor retail occupies the Broadway frontage, held as a separate commercial component.

96+Broadway operates as a full-service condominium with an attended double-height lobby, 24-hour concierge and a landscaped ground-level courtyard reached from the lobby.

The amenity floor is the building's structural differentiator and should be underwritten as such. The indoor saltwater lap pool, spa suite, fitness center with Pilates room and regulation squash court with basketball hoop together constitute a wellness program that has no peer in the immediate corridor. The music practice room and children's playroom extend the program toward the family buyer. A roof terrace, bike room, resident storage and on-site laundry complete it.

That program has a cost, and a 131-unit building carries it. Prospective buyers should read the common-charge budget with the amenity load in mind and should model a stabilized post-sellout budget rather than a sponsor first-year projection. Common charges, real estate taxes and any abatement position vary by unit; pull them for the specific residence and run True Monthly Carrying Cost analysis against the actual current tax bill.

Pets: Permitted — cats and dogs both, per listing records. Confirm weight or breed restrictions with the managing agent.

Pied-à-terre: Permitted per listing records.

Ownership vehicles: LLC, trust and foreign purchases follow standard New York condominium practice.

Purchase mechanism: Condominium right of first refusal rather than cooperative board approval. Closing pacing of 30 to 45 days is typical.

Subletting: Standard condominium subletting applies. The minimum lease term should be confirmed with the managing agent, and is a material item in this building given that sponsor units have been leased during the sellout.

Financing: Standard condominium financing. In an actively selling sponsor building, confirm the current sponsor-owned percentage before assuming warrantability for conforming or portfolio financing — this is the single most common point of failure in new-construction condominium diligence.

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) cleared a median $1,997/sf (floor-adjusted) across 23 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 2.9% 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 1-01243-7504). 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.

Establish the sponsor-owned percentage before anything else. It drives financing warrantability, it drives the concession environment, and it drives the effective comparable set. Ask the managing agent directly and in writing.

Understand the leased-unit position. Sponsor units offered for lease during a sellout are normal and not by themselves a red flag, but the count matters for both financing and for the character of the building at stabilization.

The amenity program is the reason to buy here. Pool, squash, spa and Pilates on the Upper West Side above 90th Street is a genuinely scarce combination. If those amenities are not going to be used, the common-charge load is being paid for nothing and the corridor's prewar cooperative stock offers more space per dollar.

The 96th Street express stop is a durable value input. The 1, 2 and 3 all stop here; it is the only West Side express station between 72nd and 125th.

Five-bedroom new construction is scarce. If that is the requirement, the alternatives are prewar combinations, and they come with cooperative approval, no amenity floor and renovation risk.

Your competition is the sponsor. Until the sellout clears, sponsor inventory in your line sets the market. Quantify what a resale offers that a sponsor unit does not — immediate occupancy, installed window treatments and lighting, no sponsor transfer-tax and closing-cost structure — and price to that difference.

Lead with the amenity floor and the express stop. Those are the two facts that no comparable building on the corridor can match.

Market the line, not the building. The spread between a one-bedroom and a five-bedroom here is wide enough that building-level positioning actively hurts. Anchor to same-line comparables.

Closing pacing is condominium-fast. Right of first refusal, 30 to 45 days typical.

If you're considering 96+Broadway, also evaluate:

• The Columbia (275 West 96th Street) — full-service condominium tower at the same intersection; the established amenity comparable and the closest direct competitor
• 720 West End Avenue — a separate development at the West End Avenue end of the same tax block: a 1927 building converted and expanded to condominium, offering prewar proportions and a smaller, quieter building in place of the amenity floor
• The Princeton House (215 West 95th Street) — 1986 ground-up condominium one block south; the prior generation of new construction in the same submarket
• 175W95 (169 West 95th Street) — condominium conversion of a 1971 building; the value alternative within two blocks
• 218 West 103rd Street (The Rockwell) — Hill West's 81-unit Toll Brothers City Living condominium seven blocks north; the same corridor at a materially lower entry point
• 2505 Broadway — new-construction condominium in the low 90s; the ground-up alternative just south
• The Westly (2461 Broadway) — 2021 new-construction condominium at 71st and Broadway; a similar buyer at a different point on the corridor
• The Stanton (250 West 94th Street) — 1920s cooperative two blocks south; the prewar co-op alternative
• The Broadmoor (2681 Broadway) — prewar cooperative on the Broadway spine; scale and service without new construction
• 200 Amsterdam Avenue — Elkus Manfredi new-construction condominium in Lincoln Square; the amenity-heavy comparison at a higher price tier