363 East 76th Street (Sherman Towers)
363 East 76th Street, New York, NY 10021
Lenox Hill, Upper East Side
BBL 1014510023 · BIN 1045174
- Year built
- 1963
- Type
- Cooperative
- Units
- 215
- Floors
- 20
- Landmark
- No
- Amenities
- Landscaped roof deck with open city views, common courtyard, central laundry, bike room, private storage, garage parking available
- Pets
- Cats and dogs permitted
- Financing
- 75 percent maximum per listing records
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- Studio median
- $457K
- Recent range
- $390K – $1.7M
- Listing discount
- 2.5%
- Recorded transfers
- 247
Sherman Towers is the balcony building of its corner of Lenox Hill: a 20-story 1963 co-op whose unusual massing — a recessed wing against a taller setback tower — was designed to multiply private outdoor space and south-facing picture windows rather than maximize a boxy floor plate. Architectural records note the balconies and the south light as the building's defining assets, and they remain the reason buyers choose it: a large share of the roughly 215 apartments carry their own outdoor space, an inventory feature that is structurally scarce in the surrounding pre-war and post-war co-op stock.
The location math has improved around the building rather than the other way. When Sherman Towers converted to cooperative ownership in 1984, First Avenue in the mid-70s was a service corridor; today the Q at 72nd and Second Avenue and the 6 at 77th bracket the building, Sotheby's anchors York Avenue to the south, the East River esplanade and John Jay Park sit a few blocks east, and the 76th Street corner carries some of Lenox Hill's most reliable retail. The building's own top floor competes with all of it — the landscaped roof deck is a genuine amenity with open skyline views, not a token bench arrangement.
Operationally this is a conventional, institutionally run post-war co-op: full-time doorman and concierge, live-in superintendent, a recently renovated facade program per architectural-services records, and a policy framework — 75 percent financing, pieds-à-terre and co-purchasing with board approval, a modest 1 percent seller-paid flip tax — that sits in the flexible middle of the Upper East Side spectrum. The original offering plan is on file in The Roebling Research Library.
Architecture and unit composition
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. Ground-floor retail along First Avenue contributes income to the cooperative's base; city records carry roughly 8,700 square feet of retail space on the lot.
Building operations
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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $37,118/yr
- Per unit / month range
- $0 – $14
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 →Management & transfer contacts
- Flip tax
- Amount equal to 1% of purchase price (Seller, at closing)
- Sublet policy
- Shareholder must reside 5 years, may then rent for 2 years; Annual Corporate Sublet Fee $2,500
- Notable fees
- Closing Fee $800 ($850 without a Broker) plus $0.05/share; Elevator Fee $250
Recent sales
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 | vs. Ask |
|---|---|---|---|---|
| May 5, 2026 | 6E | 1 BA | $477,000 | -4.4% |
| Apr 7, 2026 | 2L | 2 BR · 1 BA | $745,000 | -2.9% |
| Apr 6, 2026 | 11K | 1 BA | $425,000 | -4.5% |
| Dec 19, 2025 | 2D | 1 BA | $420,000 | -1.2% |
| Sep 5, 2025 | 18F | 2 BR · 2 BA | $1,690,000 | -0.3% |
| Jul 29, 2025 | 10C | 2 BR · 2 BA | $1,165,000 | -2.9% |
| Jul 2, 2025 | 3L | 2 BR · 1 BA | $620,000 | -4.6% |
| May 14, 2025 | 7C | 2 BR · 2 BA | $1,565,000 | -2.1% |
Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $791/sf across 1 sale. The building has traded as recently as 2026. Median listing discount 1.9% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
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 1-01451-0023) 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.
What to know if you’re buying
Buy the balcony and the light. Private outdoor space at co-op pricing is the building's structural offer; south-facing balcony lines above the surrounding rooflines are the inventory to wait for. Price the spread to non-balcony lines honestly — it is real and persistent.
The policy framework is workable but board-governed. 75 percent financing, pied-à-terre and co-purchase with approval, and seasoned subletting put the building in the flexible middle of UES co-ops — 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.
What to know if you’re selling
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.
Condition pricing is binary here. Renovated balcony units clear at the building's premiums; original-condition estate units trade to the renovation math. Anchor to same-line history and run the Renovation Cost Calculator against your asking strategy.
Comparable buildings
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) — post-war co-op nearby at a similar tier
- 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
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East 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 Sherman Towers?
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 Sherman Towers 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.