270 West 19th Street (The Sedona)

The building is seven stories on a 40-foot lot roughly 124 feet deep, with a bulkhead above carrying the elevator machine room, the stair, and two dormers. Fourteen residences on seven floors means two apartments per floor — A and B lines throughout, 1A and 1B at the base with the A residence extending into the cellar, up to 7A and 7B at the top. The top-floor pair carry the private outdoor space: a front roof terrace assigned exclusively to one and a terrace assigned exclusively to 7B. Everyone else shares the common roof terrace, which the offering plan describes as reachable by both the elevator and the stair — a small detail that matters more than it sounds, because roof access by stair only is what makes common terraces go unused.

Every residential unit was delivered with washer and dryer hook-ups, though the sponsor did not supply the machines. The ground floor carries a 665-square-foot commercial unit, a separate condominium unit that was not offered for sale in the original plan and has been held separately from the residences ever since.

This is a self-service building by design. There is no doorman. The plan budgets a visiting, part-time, non-union superintendent whose cost is shared across the residential and commercial units in proportion to common interest, and the common areas are a vestibule, a lobby, a package room, one elevator, a cellar storage room and the roof terrace. Two gas-fired boilers serve the whole building, commercial unit included.

Review the actual fixed-expense base and current budget before comparing common charges with Chelsea’s amenitized inventory. The offsetting consequence is that a fourteen-unit denominator absorbs a facade cycle, a boiler replacement or an elevator modernization with far less cushion than a large building. The building passed its twentieth year in 2026, which is roughly when the first significant capital cycle arrives. A sidewalk shed was permitted at the address in 2017. Ask for the current reserve balance, the assessment history, and the Local Law 11 facade cycle status before contract.

Ownership form: Condominium. Transfers close through the Board of Managers' right of first refusal rather than a cooperative-style approval. The offering plan's by-law language is unusually plain about it: a unit may be sold to anyone without restriction or limitation, subject only to the board's right to take the unit at the same price and terms.

Pied-à-terre, subletting, LLC, trust and foreign ownership: The August 2026 management schedule reports leasing subject to an application for board approval and a $1,000 fee per 12-month lease period charged to the unit owner. Reconcile that schedule with the current declaration and house rules, and confirm pied-à-terre and entity permissions separately.

In-unit washer/dryer: Permitted; hook-ups were installed in every residential unit at construction.

Working capital contribution: Two months of common charges at closing under the original plan. Confirm the current resale contribution, and any flip tax, with the managing agent.

Pets and flip tax: August 2026 management schedule reports pets permitted subject to Rule 13 of the house rules; confirm its current terms. The materials reviewed do not establish a current flip tax; request the operative resale fee schedule.

Real estate taxes: The assessment roll shows no remaining exemption. Check the specific unit's tax bill for any abatement.

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. $/sf is measured on the latest sales with reliable square footage (2022): a median $2,076/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2024. Median listing discount -0.9% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00768-7504; 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.

Do not confuse this address with the other 19th Street buildings we cover. 217 West 19th Street sits on Block 769, 139 West 19th on Block 795, and 142 West 19th on Block 794. The Sedona is on Block 768, lot 7504, with its own condominium declaration and its own economics. Comparables drawn across those blocks are not interchangeable.

It is new construction, not a conversion. The prior building on the site was demolished in 2004. Any inspection, insurance or renovation assumption based on prewar loft construction will be wrong.

Underwrite from the current bill. The 421-a benefit has fully expired, so no phase-out step-up remains. Future bills still change with assessments, tax rates and any other benefits; confirm the apartment's current bill.

Pull the condominium questionnaire before you commit. Investor-held and sponsor-affiliated units in a fourteen-unit building move the owner-occupancy percentage quickly. Confirm your lender's threshold and the building's current ratio before waiving your financing contingency.

Fourteen units, one elevator, twenty years old. Ask for the reserve balance, the last three years of budgets, any assessment history, and the current Local Law 11 status. The first big capital cycle is arriving now.

No doorman, part-time superintendent. That is the trade for the common-charge level. If package handling and full-time coverage matter to you, this is the wrong building — and it is easier to resolve at a showing than after closing.

Lead with carrying cost. Compare actual common charges and the current tax bill with larger Chelsea condominiums; the reported expired 421-a exemption does not by itself establish a lower monthly total. Present the total carry, not the price alone, and run the True Monthly Carrying Cost Calculator.

Outdoor space is the building's premium. The private terraces on the top floor and the common roof terrace are the features that separate this building from its infill peers on the block. Photograph and market them properly.

Have the financing package ready. Because the owner-occupancy question is live in a small building, having the current questionnaire, budget and reserve figures assembled at listing helps the lender begin its review.

Price line by line. With two residences per floor and only fourteen in total, a building average is close to meaningless. The A and B lines differ, and the top floor is a different product entirely.

If you're considering The Sedona, also evaluate:

• 210 West 19th Street — 1939 building converted to condominium in 1985, on the same block; the prewar conversion alternative
• 217 West 19th Street — The Dance Building, a 2002–03 mixed-use new construction across the street on Block 769; the closest peer by vintage
• 241 West 19th Street — 2006–07 ground-up condominium; the same delivery window nearby on West 19th Street
• 251 West 19th Street — The Chelsea 19, a 1910 loft converted to condominium in 2002; the loft alternative on the same street
• 130 West 19th Street — Chelsea House, a 2005 condominium; the larger, serviced new-construction alternative of the same year
• 121 West 19th Street — 1903 loft converted to condominium in 2005; prewar plates at a similar vintage of conversion
• 142 West 19th Street — 142Flatiron, 2021 ground-up construction on Block 794; the modern alternative at a higher price tier
• 139 West 19th Street — 1909 prewar loft cooperative on Block 795; the co-op alternative with different financing and approval rules
• 140 Seventh Avenue — Chadwin House, a 1962 building converted to condominium, on the same tax block
• 192 Eighth Avenue — 1910 building substantially rebuilt 2016–2020; the boutique alternative on the avenue