310 East 86th Street (The Harper)Recorded sales & closing prices

The Harper trades as new-development condominium inventory in the Upper East Side's second tier — above the Yorkville postwar and conversion stock, below the Park and Fifth Avenue trophy market. Closings since the sellout began have concentrated in the low-to-mid single-digit millions, with the median transaction above $1 million recorded in The Roebling Research Library sitting near $3.6 million; two-bedroom inventory anchors the low end of that band and the four-bedroom and penthouse tier the high end.

Two structural features shape pricing. First, because the building is still in sellout, resale sellers compete directly with sponsor inventory on price, concession and delivery timing — a familiar disadvantage that resolves only when the sponsor's remaining units clear. Second, the absence of a tax abatement means the full real estate tax load is already in the carrying cost; there is no future abatement burn-off to price against, which is a simplification relative to abated new-construction peers and a discipline on the monthly number.

Buyers comparing The Harper against the surrounding prewar co-ops should run the comparison on total monthly carry rather than on price per square foot. A condominium's common charges plus full taxes will typically exceed a comparable co-op maintenance line, and the offset is the flexibility — no board approval, no financing ceiling, no sublet restriction, and a materially faster closing.

Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.