2681 Broadway (The Broadmoor)
2681 Broadway, New York, NY 10025
Manhattan Valley, Upper West Side
BBL 1018747501 · BIN 1056558
- Year built
- 1926
- Type
- Cooperative
- Units
- 345
- Floors
- 16
- Landmark
- No
- Amenities
- 24-hour doorman and concierge, live-in resident manager, a glass-enclosed rooftop solarium and a landscaped roof deck with Hudson-direction views, central laundry, and bike and storage lockers
- Pets
- Pet-friendly (cats and dogs)
- Financing
- Up to roughly 80% per brokerage records — verify at offer stage
- Flip tax
- Not firmly documented in public records — verify against the by-laws at offer stage
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- Studio median
- $365K
- Recent range
- $297K – $1.6M
- Listing discount
- 2.1%
- Recorded transfers
- 456
The Broadmoor is a 1920s Renaissance Revival residential hotel — designed by the prolific apartment-house architect George Fred Pelham and completed around 1927 — converted to a cooperative in 1985. It is the kind of building that gives upper Broadway its texture: a large pre-war corner house with a decorated limestone base, twisted "rope" columns, and a variegated brick facade, running roughly 345 apartments from studios through two-bedrooms.
The building's market position is an accessible, full-service pre-war doorman co-op with comparatively liberal policies. Where much of the Upper West Side's pre-war co-op stock permits little subletting and no pied-à-terre use, The Broadmoor's board is regarded as relatively flexible — subletting after a residency period, pieds-à-terre, and up to roughly 80 percent financing per brokerage records. That combination — pre-war character, full service, liberal rules, and an upper-Broadway basis below the trophy blocks to the south — defines the building's appeal.
Architecture and unit composition
Pelham's design is a serious pre-war effort: a rusticated limestone base under a variegated tan-brick shaft, animated by twisted "rope" columns and faux balconies that mark the building as a product of the 1920s residential-hotel era. The roughly 345 apartments — a large count that reflects the building's hotel origins — run from studios through two-bedroom lines, priced in cooperative practice by room count. As a former residential hotel, layouts run efficient, and renovation quality varies widely line to line. The building has no balconies, pool, gym, or garage; its outdoor amenity is the roof.
Building operations
The Broadmoor runs as a full-service cooperative: 24-hour doorman and concierge, a live-in resident manager, central laundry, and bike and storage lockers, crowned by a glass-enclosed rooftop solarium and a landscaped roof deck with Hudson-direction views — a distinctive and genuinely usable outdoor amenity. There is no pool, gym, or garage. Maintenance charges are consistent with a large pre-war upper-Broadway co-op; the offering plan, house rules, and recent financial statements are on file in The Roebling Research Library, and a board interview is required for every purchase.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $112,326/yr
- Per unit / month range
- $0 – $27
Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Recent sales
The Broadmoor trades in the accessible band of Upper West Side pre-war ownership, priced by unit type and condition — studios, one-bedrooms, and two-bedrooms span a broad range at a basis below the trophy blocks to the south. The relatively liberal board policies support a wider buyer pool than most pre-war co-ops, which aids liquidity, and the solarium and roof deck are genuine draws. Apartment-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent transfers at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jun 12, 2026 | 7V | 1 BA | $365,000 | -3.9% | |
| Jun 11, 2026 | 8A | 1 BA | $340,000 | -4.2% | |
| Nov 10, 2025 | 3B | 1 BA | $382,000 | -0.8% | |
| Oct 28, 2025 | 12F | 1 BA | $430,000 | -8.5% | |
| Oct 14, 2025 | 17F | 1 BR · 1 BA · 800 sf | $824,500 | $1,031/sf | -6.3% |
| Aug 19, 2025 | 15F | 2 BR · 2 BA · 1,200 sf | $1,385,000 | $1,154/sf | -0.7% |
| Aug 15, 2025 | 15G | 1 BR · 1 BA | $670,000 | -6.9% | |
| Aug 5, 2025 | 4E | 1 BA | $345,000 | -1.4% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,070/sf across 2 sales. The building has traded as recently as 2026. Median listing discount 0.0% from the last ask.
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 |
|---|---|---|
| May 14, 2021 | 8C | $365,000 |
| Dec 9, 2009 | 10T | $259,000 |
| Oct 15, 2003 | 12FF | $179,000 |
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 1-01874-7501) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
The liberal policies are the differentiator — confirm them. Subletting after a residency period, pieds-à-terre, and up to roughly 80 percent financing are reported. Verify the current terms against the by-laws; they widen your future options and your buyer pool at exit.
Price by room and condition. Cooperative pricing tracks room count and renovation level; the spread between original and updated lines is significant.
The roof is the amenity. There is no pool, gym, or garage; the solarium and roof deck are the building's outdoor offering. Weigh that against peers with fuller amenity stacks.
The pre-war character is real. Pelham's decorated base and facade give the building a presence its post-war peers lack — evaluate ceiling heights, light, and layout line by line.
Closing timelines are cooperative-standard. Plan for roughly six to ten weeks from contract through board approval to closing.
What to know if you’re selling
Market the flexibility and the roof. The comparatively liberal sublet and pied-à-terre policies, plus the glass solarium and roof deck, are your differentiators against the neighborhood's stricter pre-war co-ops.
Position by room count and condition. Price against the building's own recent trades at comparable room counts and renovation levels.
Prepare the buyer for the board. A clean, well-prepared package shortens the path to approval; we help sellers vet buyer readiness before contract.
Closing timelines are cooperative-standard. Six to ten weeks from contract through board approval to closing.
Comparable buildings
- 275 West 96th Street (The Columbia) — nearby full-service Upper West Side condominium
- 2373 Broadway (The Boulevard) — full-blockfront condop with a deep amenity stack on the 86th Street corridor
- 100 West 93rd Street (100 West) — nearby value-oriented Upper West Side condominium
- 205 West 76th Street — nearby Upper West Side building
- The Ansonia — the landmark Broadway cooperative to the south
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
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.
Considering a move at The Broadmoor?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Broadmoor 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.