260 Bowery

The building is eight stories over a cellar on an irregular 37-by-89-foot lot. Commercial space occupies the cellar and the first two floors and is divided into two separately deeded units of approximately 4,285 and 1,890 square feet; both are currently held by a single entity. Residential use begins on the third floor.

Floors three through six each hold one residence of approximately 2,008 to 2,022 square feet per Department of Finance records — near-identical plates, which means pricing differences between them come from floor level, outdoor space and exposure rather than from layout. The penthouse occupies the top two floors at approximately 4,141 square feet. Each residence carries its own private outdoor space, and the offering plan separately defines a Roof Terrace as a residential common element available to all residential unit owners.

The Bowery frontage is the building's only significant street exposure, and buyers should walk the light on a specific floor rather than infer it. The lot is irregular, the neighbors are developable, and a 2,000-square-foot full-floor plate on a narrow site depends heavily on which windows are lot-line windows.

This is a seven-unit condominium — five residences and two commercial units — and its operating profile follows. The offering plan budget provides for a superintendent and handyman rather than a doorman staff, which is appropriate at this scale and should be understood before comparing common charges to full-service buildings. Storage spaces are available for license from the condominium at a fee. Smoking is prohibited in the common areas and on terraces and balconies adjacent to the residences under the house rules on file. A 2025 alteration application covered renovation of the residential lobby, and a 2022 filing covered a trellis, planters and seating in the rear yard.

The reserve fund was projected in the plan at ten percent of expenses. On a building with five residential owners, every capital item — façade, roof, elevator, mechanical — lands on a very small denominator, and the commercial units' share of common expenses is a material governance variable. Read the declaration on common-charge allocation and voting, and ask for the current budget, the reserve position and any assessment history before contract.

Ownership form: Condominium. The residential board holds a right of first refusal on residential unit transfers per the offering plan on file, which produces the 30-to-45-day closing pace typical of the form rather than a cooperative-style approval process.

Pets, pied-à-terre, subletting, LLC, trust and foreign ownership: The standard condominium framework applies. Specific pet limits and minimum sublease terms are not established in the plan documents reviewed for this page; confirm them with the managing agent at offer stage.

In-unit washer/dryer: Not documented in the plan pages reviewed; confirm with the managing agent.

Flip tax / transfer fee: No flip tax is documented. Purchasers contribute two months' common charges to the Working Capital Fund at closing, which is a closing-cost item rather than a resale transfer fee.

Real estate taxes: No abatement of any kind appears on any unit lot in the FY2026 or FY2027 assessment rolls. Underwrite full unabated taxes on the specific unit and run True Monthly Carrying Cost analysis against the current bill.

Common charges: Subject to the sponsor's ten-year Working Capital Fund abatement described above. Ask where the building sits in that schedule.

Recent sales

Recent closings at this building, curated by The Roebling Team research desk. 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 (2024) cleared a median $2,346/sf across 1 sale. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00507-7503) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. 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.

Ask where the ten-year common-charge subsidy stands. The sponsor's Working Capital Fund abates part of the residential common charges through roughly the early 2030s. Model the post-subsidy number, not the current one.

Underwrite full taxes from day one. No 421-a, no J-51, no 485-x, on any unit lot.

Five residences means concentrated capital exposure. Façade, roof and elevator costs land on five owners. Reserve position and the commercial units' expense share are the two things to read first.

Understand the commercial base. Three of the building's eight levels are commercial, held in two separately deeded units under common ownership. Read the declaration on voting and common-charge allocation.

Test the light on the specific floor. A full-floor plate on a narrow, irregular Bowery lot depends on which windows are lot-line windows and what the neighbors could build.

Sell the plate, not an amenity list. One home per floor, private outdoor space on every residence, a common roof terrace, and a Morris Adjmi concrete façade. A five-unit building should not be marketed against full-service inventory.

Be direct about common charges and taxes. Buyers who find the ten-year subsidy in diligence rather than in your presentation will discount for it. Presenting the post-subsidy number with True Monthly Carrying Cost analysis is the stronger position.

Same-building comparables barely exist. With five residences and one repeat trade, pricing has to be argued from the boutique Bowery and Nolita set, floor by floor.

If you're considering 260 Bowery, also evaluate:

• 250 Bowery — the immediate neighbor, Morris Adjmi Architects' 2013 condominium opposite the New Museum; the closest peer by architect, address and material argument, at larger unit count
• 11 Prince Street — condominium on the same tax block; the Nolita alternative around the corner
• 199 Chrystie Street — 2020 ground-up condominium one block east; the closest peer by vintage and by contemporary-masonry argument
• 211 Elizabeth Street — Roman and Williams' 2007 handcrafted brick building; the design-led boutique Nolita alternative
• 75 Kenmare Street — Andre Kikoski's fluted cast-concrete condominium at the Bowery's southern edge; a close material comparison at larger scale
• 195 Bowery — 2004 loft tower over a turn-of-the-century masonry base; the Bowery loft alternative
• 199 Bowery — 2002 building converted to condominium in 2005; larger and more conventional, a few blocks south
• 87 Elizabeth Street — 18-unit 1880 building; the quieter Nolita side-street alternative
• 30 Crosby Street — 13-residence loft conversion in the SoHo–Cast Iron Historic District; the full-floor loft alternative one neighborhood west, with LPC review attached
• 225 Lafayette Street — loft-conversion alternative on the Nolita–SoHo seam