- Year built
- 2020
- Type
- Condominium
- Units
- 23
- Floors
- 12
- Landmark
- No
Every recorded sale at this building, 2007–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,103
- Listing discount
- 3.4%
- Recorded sales
- 47
- On record
- 2007–2026
Morningside Park runs eleven blocks up the cliff face between Morningside Heights and Harlem and stops at West 123rd Street. 99 Morningside sits at that stopping point, on the corner where the park ends, which gives the building something almost no other new construction in upper Manhattan has: a permanent western outlook over a park, from an address that trades at Harlem pricing rather than Central Park pricing. The stepped terraces on the western elevation are the whole architectural argument, and they exist because the view is the asset.
The second thing to know about the building is its shape. The development assembled the corner in pieces — two brownstones on West 123rd Street, and the site of St. Luke Baptist Church on Morningside Avenue — and then failed to assemble one of them. The owners of the four-story brownstone at 373 West 123rd Street declined the offer, negotiated a relocation that fell through, and stayed. They sold their air rights to the developer and the building went up around them on three sides. The New York Times wrote it up in 2016; it has been photographed steadily ever since. The result is a U-shaped footprint on a 6,779-square-foot lot, and a Harlem corner where a 12-story condominium and a Victorian rowhouse share a party wall.
That history has consequences a buyer can feel. Light and exposure vary sharply by line. The western residences face the park across Morningside Avenue and carry the terraces. The southern residences face West 123rd Street. The residences that address the notch around the holdout have a much more constrained outlook, and the brownstone's roof is what some of them look at. That variance is the reason unit-level analysis matters more here than a building average would suggest.
The base of the building carries a community-facility condominium unit rather than the retail PLUTO reports, and roughly 7,700 square feet of it was allocated to St. Luke Baptist Church in the deal that produced the site. A congregation in the base of a condominium is a permanent neighbor with its own schedule, its own foot traffic and its own sound profile. It is also the reason the block still reads the way it did before the building arrived. Buyers should understand the arrangement rather than discover it.
The last structural fact is the abatement, and it is the one that most changes the monthly number. The residential unit lots carry a fifteen-year 421-a exemption with a 2020 benefit start, still active on the current roll, running through the 2034/35 tax year. Everything about the carrying cost at this building is a function of where in that fifteen-year runway a purchase falls.
Architecture and unit composition
The building is twelve stories and 111 feet, in an R8A district that permits a mid-rise contextual envelope rather than a tower. The design answer is a stepped western face: each upper floor pulls back from the one below, and the setback becomes a private terrace with a park outlook. The glazing is floor-to-ceiling and set in a mix of stone and cast-concrete panels. The eastern and northern walls, which face the interior of the block and the holdout, are treated plainly.
Residences begin on the third floor. Floors three through ten hold two or three residences each, and two penthouses occupy the top. The published range runs from roughly 560 square feet at the one-bedroom end to about 2,300 square feet at the four-bedroom end, which is an unusually wide spread for a 23-unit building and produces a correspondingly wide price band. Interiors carry oak flooring, zoned central heating and cooling, Bosch kitchen and laundry appliances, and a washer and dryer in every home.
The floors below the residences hold the lobby and the community-facility unit. That the base is community facility rather than retail is worth stating plainly, because the two behave differently: a community facility does not turn over the way a retail tenancy does, and the condominium's exposure to it is fixed by the recorded schedule rather than by a lease cycle.
Building operations
99 Morningside runs a light staffing model appropriate to 23 residences: a part-time doorman with virtual-doorman coverage for the remaining hours, and a resident superintendent. The amenity program is a children's play room, a fitness room, bicycle storage and a furnished roof sun deck. That is a proportionate program for the building's size, and it keeps common charges in a band that is competitive against larger Harlem condominiums carrying full-time staff.
Because the building is small, a single capital item lands hard on a per-unit basis. Any buyer should ask for the current operating budget, the reserve position, whether any assessment is live, and whether the sponsor retains unsold inventory. The building is now five years past its first closings, which is roughly the point at which a new-construction condominium's real expense baseline becomes visible.
Policy framework
Ownership form: Condominium. Purchases close through a board right of first refusal rather than a cooperative approval, which produces a 30-to-45-day closing pace.
Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework. Minimum lease terms for subletting should be confirmed with the managing agent.
Pets: Not documented in public records. Confirm the house rules before contract.
Flip tax: Not documented in public records. Confirm any resale capital contribution with the managing agent.
Real estate taxes: The residential unit lots carry a fifteen-year 421-a exemption, Department of Finance code 5118, benefit start 2020, active on the FY2027 assessment roll and expiring after the 2034/35 tax year. Fifteen-year 421-a benefits are structured as a run of full exemption followed by a step-down in the final years; the exact year-by-year schedule for a specific unit should be read off the current tax bill rather than assumed. A small number of unit lots also carry individual owner-level exemptions, which do not transfer on a sale.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →421-a Tax Abatement
- Benefit end year
- 2035
- Years remaining
- ~9 yrs
- Program
- 421-a (15-year)
A long-dated tax benefit still in place — a meaningful carrying-cost advantage today. Note the eventual step-up toward full taxes when the abatement ends.
Source: NYC Dept. of Finance property-tax exemption records (421-a), refreshed 2026-09-06 · The Roebling Research Library. Confirm the exact step-up schedule on the building’s DOF tax bill.
Recent sales
99 Morningside launched sales as construction completed in 2020 and recorded its first closings in June 2021. The sellout ran through 2021 and 2022, and the building has since produced a thin but steady resale flow. Published launch pricing spanned roughly $695,000 to $770,000 at the small end and approached $2.75 million at the top of the stack — the widest range in the immediate area at the time, and a direct function of the 560-to-2,300-square-foot unit spread.
On a dollars-per-square-foot basis the building prices in the upper band for South Harlem and Morningside condominium product, with the park-facing terraced lines carrying a clear premium over the interior lines. The right comparable set is the small group of ground-up Harlem condominiums delivered since roughly 2015, not the brownstone conversions that dominate the surrounding blocks; the conversions have entirely different unit geometry, tax posture and buyer pools. Because the building has only 23 residences and the exposures vary so much by line, pricing here should be built line by line rather than off a building average. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| May 29, 2026 | 6B | 2 BR · 2 BA · 1,274 sf | $1,417,875 | $1,113/sf | -2.2% |
| May 29, 2026 | ST | 1,092 sf | $1,417,875 | $1,298/sf | off-mkt |
| May 4, 2026 | ST | 1,435 sf | $2,060,000 | $1,436/sf | off-mkt |
| May 4, 2026 | 8B | 3 BR · 2 BA · 1,659 sf | $2,060,000 | $1,242/sf | +3.3% |
| Mar 18, 2025 | 7B | 1,559 sf | $1,995,000 | $1,280/sf | off-mkt |
| Jun 15, 2023 | ST | 1,435 sf | $1,925,000 | $1,341/sf | off-mkt |
| Jun 15, 2023 | 8B | 3 BR · 2 BA · 1,659 sf | $1,925,000 | $1,160/sf | -16.1% |
| May 11, 2022 | 4B | 2 BR · 2 BA · 1,274 sf | $1,440,000 | $1,130/sf | -5.9% |
Market read. Most recent trades (2026) cleared a median $1,103/sf across 2 sales. Median listing discount 3.4% 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 1-01950-7502) 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 from recorded condo declarations and offering plans.
What to know if you’re buying
Underwrite the abatement runway, not the current bill. The 421-a exemption expires after the 2034/35 tax year. Model the unabated number and the step-down years alongside today's bill; a buyer holding past the early 2030s will feel it.
Test the exposure before you fall for the address. The park view is real on the western lines and much less so elsewhere. The building wraps a brownstone, and some residences look into that notch.
Ignore the PLUTO year built. City data says 2016. The building finished in 2020 and closed its first units in 2021.
Understand the base. The ground-floor unit is a community facility, not retail. Ask what its hours and use are, and read the declaration's provisions on the non-residential unit's rights and common-charge share.
Ask about sponsor inventory and the reserve. Twenty-three units is a small denominator for any capital item. The current budget, reserve balance and assessment history are the documents that matter.
What to know if you’re selling
Lead with the park and the terrace. A permanent western outlook over Morningside Park from a private terrace is the scarce thing here, and no competing building in the immediate area replicates it.
Get ahead of the abatement question. Sophisticated buyers will price the remaining runway themselves. Presenting the schedule and the projected unabated number up front, paired with a True Monthly Carrying Cost analysis, produces cleaner negotiations.
Price by line, not by building. With 23 residences across a 560-to-2,300-square-foot range and sharply different exposures, a building-average per-foot number will misprice most units in both directions.
Explain the holdout rather than avoiding it. It is a well-documented and widely photographed piece of the building's history. Buyers who learn about it in diligence react worse than buyers who hear it on the first showing.
Comparable buildings
If you're considering 99 Morningside, also evaluate:
- 88 Morningside Avenue — the 74-residence 2012 building a few blocks down the same avenue; the nearest peer by address and outlook, in a condop rather than condominium structure
- 117 West 123rd Street — 26-residence condominium on the same street to the east; the closest comparable by scale and vintage
- Circa Central Park (285 West 110th Street) — 49-residence 2016 ground-up condominium at the other end of the park frontage; the parkfront new-development alternative at a higher basis
- 301 West 118th Street — 91-residence Harlem condominium; the larger, fuller-service alternative
- 380 Lenox Avenue — the 2006 Lenox Avenue condominium; an earlier generation of Harlem new development and a useful basis check
- 100 West 119th Street — 25-residence 2005 conversion of a 1910 building; the loft-scale alternative with different tax and layout economics
- 3 West 122nd Street — 24-residence conversion of a circa-1900 building on Mount Morris Park; the prewar-conversion comparison
- 45 West 131st Street — 38-residence condominium north of 125th Street; the value-tier Harlem alternative
- 600 West 115th Street — the 1911 Gaetano Ajello building in Morningside Heights proper; the prewar cooperative-style alternative a few blocks southwest
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Harlem — read The Roebling Team Guide to Harlem.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent.
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