363 East 76th Street (Sherman Towers)

White glazed brick, 20 stories, with the tower's setbacks concentrating the premium inventory on the upper floors. The mix runs from studios through one- and two-bedroom lines to three-bedroom combinations; many lines carry large balconies, and the south-facing picture windows over 76th Street are the building's signature light condition. Post-war proportions — defined foyers, dining alcoves, generous closets — renovate cleanly, and pricing in the building tracks three variables: balcony, exposure, and condition. City records carry roughly 8,700 square feet of ground-floor retail on the lot. Confirm ownership, leases, related expenses and net receipts in the cooperative's financials before assigning it an income contribution.

Full-service: doorman, concierge, live-in superintendent, and porter staff, with central laundry, bike room, storage, common courtyard, the landscaped roof deck, and garage parking available to residents. The facade has been the subject of a documented renovation program in recent cycles per architectural-services records — your attorney should review the building's financials and any assessment history during diligence, as with any post-war co-op carrying an active capital program. Management is institutional; we refer policy questions to the managing agent during diligence.

Recent sales

Recent transfers 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. Most recent trades (2026 to date) cleared a median $1,030/sf (floor-adjusted) across 1 sale. 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 2.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01451-0023). 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 on co-ops is not officially recorded, figures shown are approximate.

Assess the balcony and light. Confirm outdoor-space rights, condition and actual exposures in the apartment. Estimate any balcony premium from matched, dated sales, accounting for floor, exposure, area and condition.

The policy framework is documented but board-governed. 75 percent financing, pied-à-terre and co-purchase with approval, and seasoned subletting are the documented terms, but every structure runs through the board. Run the Co-op Board Qualification Calculator before offering.

Transit is a genuine strength. The Q at 72nd/Second and the 6 at 77th put this corner ahead of most of the far-east blocks; the M79 crosstown and the river esplanade fill out the map. Buyers comparing York Avenue stock should weigh the two-line access here.

Underwrite the capital picture. The facade program is documented; ask for the assessment history, reserve position, and current financial statements early. We provide the offering plan from the Research Library and review the financial stack with your attorney during diligence.

Verify the fee stack at offer stage. The 1 percent seller flip tax, sublet terms, and garage arrangements are documented in listing records but should be confirmed against current board policy before contract.

Lead with outdoor space and exposure. Balcony lines are the reason buyers search this building; market them against Lenox Hill's balcony-poor co-op stock, and photograph the south light and roof deck deliberately.

State the policy framework plainly. 75 percent financing and pied-à-terre flexibility widen the buyer pool relative to stricter neighbors; make sure buyers' agents see it in the listing copy.

Assess condition apartment by apartment. Compare renovated balcony units with matched original-condition sales and account for renovation scope, cost and timing rather than assuming two fixed price bands. Anchor to same-line history and run the Renovation Cost Calculator against your asking strategy.

If you're considering 363 East 76th Street, also evaluate:

• Newport East (370 East 76th Street / 1445 First Avenue) — the post-war co-op directly across 76th Street; the closest like-for-like comp
• 340 East 74th Street (The Avon House) — nearby condop; the no-board-interview alternative
• 200 East 74th Street — post-war co-op two avenues west; the step toward the subway spine
• 220 East 73rd Street (Eastgate) — pre-war cooperative nearby
• 360 East 72nd Street — large balconied post-war co-op near the Q
• 420 East 72nd Street — full-service post-war co-op toward the river
• 308 East 79th Street — post-war co-op three blocks north
• Emery Towers (400 East 77th Street / 1478 First Avenue) — First Avenue post-war co-op one block north