260 Park Avenue South
260 Park Avenue South, New York, NY 10010
BBL 1008497504 · BIN 1016213
- Year built
- 1911
- Type
- Condominium
- Landmark status
- Not an individual landmark; in the Ladies' Mile Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Leasing by owners
- Permitted with conditions
- Pied-à-terre
- Permitted with conditions
- Pets
- Pets permitted with conditions; species not stated
- Washer/dryer
- Permitted
- Doorman
- Full-time doorman
Every recorded sale at this building, 2006–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,623
- floor-adjusted, 7 sales
- Listing discount
- 2.1%
- Recorded sales
- 268
- On record
- 2006–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 260 Park Avenue South 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.
260 Park Avenue South is one of the more intelligent loft conversions in the Flatiron district — a condominium carved from a pair of early-twentieth-century neoclassical buildings at the corner of East 21st Street. For roughly three decades the property served as the headquarters of a major teachers' union; in the early 2000s a development team reimagined it as 108 condominium residences, adding floors to the original structure and joining it to an adjoining twelve-story building behind on 21st Street to create a single complex with an interior light court.
What distinguishes it is the combination of bones and ownership structure. The conversion preserved the proportions of a commercial loft building — high ceilings, deep floor plates, generous window walls — and delivered them as condominiums, the freer ownership form in a downtown corridor where pre-war co-ops still dominate the surrounding side streets. For a buyer who wants Flatiron loft scale without a co-op board, 260 Park Avenue South is a natural target.
The location is the other half of the case. The building sits at the meeting point of Gramercy, Union Square, and the Flatiron proper, equidistant from three of downtown's best public squares and steps from the restaurant density that has made Park Avenue South one of Manhattan's strongest dining corridors.
Architecture and unit composition
The architecture reads as adaptive reuse done with restraint. The original neoclassical masonry was retained and the building extended upward, while the developer ingeniously linked it to the structure behind on East 21st Street, carving out an interior niche and planted court that pulls light and air to apartments that would otherwise face a blank lot line. The result is a complex that feels larger and brighter than its footprint suggests.
Inside, the residences carry the markers of a high-specification conversion: tall ceilings, oversized double-paned windows, central air and heat, open kitchens, and wide-plank oak floors. The building is divided among three elevator banks, so no floor carries more than a handful of apartments — a layout that gives the building the privacy of a boutique address despite its 108-unit count. Washer/dryers are standard in the residences, a meaningful convenience that pre-war neighbors frequently cannot offer.
Building operations
260 Park Avenue South operates as a full-service condominium: an attended lobby with doorman and concierge, a resident superintendent, an on-site fitness center, and bicycle and private storage. As a condominium, a purchase clears through a right-of-first-refusal rather than the admissions process and interview of a cooperative; pied-à-terre use is permitted and leasing is permitted with conditions. Confirm financing rules in the current declaration and bylaws.
Application and transaction fees
Fees below are from building management's published schedule, as of September 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.
Purchase
14 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application FeePaid to the building | Paid by Buyer | When With the application | Amount $500 | Refundable Non-refundable |
| Credit Background FeePer applicantRequired | Paid by Buyer | When With the application | Amount $200 Per applicant listed on the contract - plus any additional occupants | Refundable Not stated |
| Package Reproduction Fee | Paid by Buyer | When With the application | Amount $150 | Refundable Not stated |
| Processing Fee | Paid by Buyer | When With the application | Amount $700 | Refundable Non-refundable |
| Waiver Of Right Of First Refusal Fee | Paid by Seller | When With the application | Amount $350 | Refundable Not stated |
| Closing Administrative Fee | Paid by Buyer | When At closing | Amount $225 | Refundable Not stated |
| Expedited Closing FeeConditionalConditions: Less than 48 hr notice | Paid by Buyer | When At closing | Amount $400 | Refundable Not stated |
| Move In Fee | Paid by Buyer | When At closing | Amount $1,200 | Refundable Not stated |
| Postponement Fee | Paid by Buyer | When At closing | Amount $400 | Refundable Not stated |
| Working Capital ContributionRequired | Paid by Buyer | When At closing | Amount Equal to two (2) months' worth of common charges | Refundable Not stated |
| Closing Administrative Fee | Paid by Seller | When At closing | Amount $225 | Refundable Not stated |
| Move Out Fee | Paid by Seller | When At closing | Amount $1,200 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In Deposit | Paid by Buyer | When With the application | Amount $1,000 | Refundable Not stated |
| Move Out Deposit | Paid by Seller | When With the application | Amount $1,000 | Refundable Not stated |
Rental or lease
10 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Annual Leasing FeeRecurringRequired | Paid by Landlord | When With the application | Amount Equal to 25% OF ANNUAL COMMON CHARGES | Refundable Not stated |
| First Right of Refusal | Paid by Landlord | When With the application | Amount $350 | Refundable Not stated |
| Application Fee | Paid by Tenant | When With the application | Amount $350 | Refundable Non-refundable |
| Application FeePaid to the building | Paid by Tenant | When With the application | Amount $500 | Refundable Non-refundable |
| Credit Report FeePer applicantRequired | Paid by Tenant | When With the application | Amount $200 Per tenant named on the lease - plus any additional occupants | Refundable Not stated |
| Move In Fee | Paid by Tenant | When With the application | Amount $1,200 | Refundable Not stated |
| Move Out Fee | Paid by Tenant | When With the application | Amount $1,200 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In Deposit | Paid by Tenant | When With the application | Amount $1,000 | Refundable Not stated |
Lease renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Sublet FeeRecurring | Paid by Landlord | When With the application | Amount 25% of annual common charges | Refundable Non-refundable |
| Processing Fee | Paid by Tenant | When With the application | Amount $300 | 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.
Financing and purchase requirements
- Guarantors
- PermittedSource: building management's published schedule, as of September 2026
- Parent buying for an employed child
- PermittedSource: building management's published schedule, as of September 2026
- Parent buying for a student child
- PermittedSource: building management's published schedule, as of September 2026
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Leasing by owners
- Permitted with conditionsUnit owners may sublet immediatelySource: building management's published schedule, as of September 2026
- Pied-à-terre ownership
- Permitted with conditionsCase by case, board discretionSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted with conditions; species not statedUpon ApprovalSource: building management's published schedule, as of September 2026
- In-unit washer/dryer
- PermittedSource: building management's published schedule, as of September 2026
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
- Common charges + taxes, per room
- $954 per room a monthMedian of 17 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $2.94 per square foot a monthMedian of 19 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $1.41 per square foot a monthMedian of 31 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.55 per square foot a monthMedian of 31 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Attended lobby
- YesSource: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- 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
- $125,880/yr
- Per unit / month range
- $0 – $97
- Modeled exposure split equally across 108 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
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
- Sublet policy
- Allowed; unit owners may sublet immediately; annual leasing/sublet fee 25% of annual common charges (eff 1/1/2020)
- Policies and fees
- Application fee $500 (building) + $700 processing; credit/background $200/applicant; working capital 2 months' common charges; move-in/out $1,200 each; waiver of right of first refusal $350; Parents buying for employed/student children allowed; gifting of funds allowed
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jul 10, 2026 | 12F | 1 BR · 2 BA · 1,032 sf | $1,795,000 | $1,739/sf | +0.0% |
| Jul 9, 2026 | 5D | 2 BR · 2.5 BA · 1,819 sf | $2,875,000 | $1,581/sf | -0.7% |
| Jun 26, 2026 | 4E | 1 BR · 1.5 BA · 994 sf | $1,500,000 | $1,509/sf | -6.0% |
| Mar 10, 2026 | 3K | 1 BR · 1 BA · 917 sf | $1,340,000 | $1,461/sf | -3.9% |
| Mar 5, 2026 | 7A | 2 BR · 2.5 BA · 1,535 sf | $2,525,000 | $1,645/sf | -6.4% |
| Mar 3, 2026 | 9BC | 4 BR · 4 BA · 3,287 sf | $6,750,000 | $2,054/sf | -3.5% |
| Jan 7, 2026 | 8B | 2 BR · 2.5 BA · 1,880 sf | $3,950,000 | $2,101/sf | +0.0% |
| Oct 27, 2025 | 9D | 3 BR · 2.5 BA · 2,466 sf | $4,130,000 | $1,675/sf | -26.2% |
Market read. Most recent trades (2026 to date) cleared a median $1,623/sf (floor-adjusted) across 7 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 2.1% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-00849-7504; 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.
Closed rents at 260 Park Avenue South, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 2 bedroom | 10 | $12,475 |
11 closed leases, October 2023 to September 2026. Most recent lease March 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at 260 Park Avenue South and nearby.
At the recent median sale of $2.59M (15 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $106,297 to close, or 4.1% of the price.
- Mansion tax: $32,375
- Mortgage recording tax: $37,393
- Title insurance: $11,655
- Attorneys, lender, building fees, reserves and filings: $24,874
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with 260 Park Avenue South and its market
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What to know if you’re buying
The first thing to understand is that this is a condominium, not a co-op — which means no co-op board admission, with pied-à-terre use permitted and leasing permitted with conditions; confirm financing and ownership-entity rules in the governing documents. The second is layout variation: because the building joins two structures around a light court, exposures differ meaningfully apartment to apartment, and the court-facing and avenue-facing homes live quite differently. Walking the specific line and floor matters here more than in a uniform tower. We help buyers read the condominium's house rules, common-charge history, and the differences between the elevator banks before they commit.
What to know if you’re selling
The selling story is loft scale plus condominium ownership in a prime downtown corridor — a combination that is genuinely scarce on Park Avenue South. The marketing should lead with ceiling height, the in-unit washer/dryer, and the building's full-service staffing, then anchor pricing to the Flatiron condominium set and consider nearby co-op sales with explicit adjustments for tenure, financing, charges and apartment characteristics; ownership form alone does not establish a discount. A resale here clears through the condominium's application and right-of-first-refusal process rather than a co-op board package. We position each unit against the most recent comparable closings and the building's particular exposure advantages.
Comparable buildings
If you're considering 260 Park Avenue South, also evaluate nearby downtown loft and full-service inventory:
- 240 Park Avenue South — full-service apartment building on the same corridor
- 402 Park Avenue South — Park Avenue South residential peer
- 15 Union Square West — landmark loft condominium at Union Square
- 141 Fifth Avenue — Flatiron loft condominium nearby
- 175 Fifth Avenue — the Flatiron Building, residential condominium conversion
More Flatiron buildings
- 222 Park Avenue South — 1910 co-op
- 240 Park Avenue South — 2007 condominium by Gwathmey Siegel & Associates
- 254 Park Avenue South — 1913 condominium
- 278 Park Avenue South (Gramercy Place) — 1894 condominium by Philip Birnbaum & Associates
- Förena, 540 Sixth Avenue — 2020 condominium by Morris Adjmi Architects
- 568 Avenue of the Americas — co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Flatiron — read The Roebling Team Guide to Flatiron.
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 260 Park Avenue South?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com