44 Gramercy Park North
44 Gramercy Park North, New York, NY 10010
BBL 1008770030 · BIN 1017994
- Year built
- 1930
- Type
- Cooperative
- Landmark status
- Requires confirmation
- City records and our profile differ. Confirm with building management.
- Flip tax
- 2% of the purchase price, paid by the seller
- Doorman
- Doorman (hours not stated)
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median, 2023–2026
- $1.4M
- 7 qualifying sales
- Recent range
- $850K – $5.9M
- Listing discount
- 5.0%
- Recorded transfers
- 61
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 44 Gramercy Park North 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.
44 Gramercy Park North is one of the defining buildings on the private, keyholder-only Gramercy Park. Designed in 1930 by Schwartz & Gross — a firm whose pre-war apartment houses line the city's best blocks — for the developer Clement E. Merowit, it is a sixteen-story English Tudor building whose neo-Gothic detailing sets it apart even on a square full of distinguished architecture. A limestone arch, leaded casement windows, terra-cotta panels, and an unusual south façade of varied window surrounds, balconies, and large sections of criss-crossed brickwork give the building a romantic, storybook presence that is unmistakable from the park.
The address itself is the headline. Gramercy Park is a private, locked park, and residents of the buildings that ring it hold keys to its locked gates — a privilege that money alone cannot ordinarily buy. From the park's north side, 44 Gramercy Park North looks directly south across the green, the most coveted orientation on the square. The building sits within the Gramercy Park Historic District, in one of the city's most genteel and architecturally consistent enclaves.
For buyers, the proposition is rare and enduring: a Schwartz & Gross pre-war co-op overlooking Gramercy Park, with park keys, neo-Gothic character, and the quiet prestige that the address has carried for nearly a century.
Architecture and unit composition
The building is among Schwartz & Gross's more romantic designs — English Tudor in spirit, with neo-Gothic ornament that distinguishes it from the more classical co-ops around the park. The limestone arch at the base, the leaded casement windows, and the criss-crossed brickwork of the south face are the details that owners and architecture-watchers single out, and several apartments carry log-burning fireplaces, a prized pre-war feature.
The 79 apartments — originally configured as 83 — span sixteen stories in the layout variety typical of a pre-war building, from intimate homes to substantial park-view residences. The south-facing lines overlooking Gramercy Park are the most sought-after, capturing the green and the protected southern light. Pre-war construction here means solid masonry, generous ceiling height, the English Tudor detailing, and the room proportions that make these apartments live larger than their footprints suggest.
Building operations
44 Gramercy Park North runs as a full-service pre-war cooperative: doorman and elevator service, a live-in superintendent, and — the building's signature privilege — keys to Gramercy Park for residents. The amenity that matters most here is the one outside the front door. Maintenance charges reflect the staffing, the historic building's upkeep, the capital reserve, and the underlying mortgage, the operating cost of a well-run pre-war co-op on the city's most exclusive square.
Purchases clear through the co-op's board process — a financial and personal application package and a board interview. Confirm the building's current financing, liquidity, subletting and pied-à-terre requirements from its governing documents and application instructions.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- 2% of the gross sales price
- Rate
- 2% of the purchase price
- Paid by
- Seller
Source: building management's published schedule, as of September 2026
Purchase
7 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Background Report FeeConditional · Per applicant | Paid by Buyer | When With the application | Amount $125 per applicant (additional $75 for criminal check if required by the Board) | Refundable Not stated |
| Elevator Fee | Paid by Buyer | When With the application | Amount $300 | Refundable Not stated |
| Elevator FeePayable by current resident | Paid by Seller | When With the application | Amount $300 | Refundable Not stated |
| Lead-Based Paint Disclosure Fee | Paid by Seller | When With the application | Amount $75 | Refundable Not stated |
| Financing FeeConditional | Paid by Buyer | When At closing | Amount $300 (if financing) | Refundable Not stated |
| Closing FeePer share | Paid by Seller | When At closing | Amount $700 ($750 without a Broker) plus $0.05 per share | Refundable Not stated |
Sublet
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Elevator FeePayable by current resident | Paid by Shareholder | When With the application | Amount $300 | Refundable Not stated |
| Lead-Based Paint Disclosure Fee | Paid by Shareholder | When With the application | Amount $75 | Refundable Not stated |
| Application Processing Fee | Paid by Subtenant | When With the application | Amount $500 | Refundable Not stated |
| Application Processing Fee | Paid by Subtenant | When With the application | Amount $300 | Refundable Not stated |
| Sublet FeeRecurring | Paid by Shareholder | When Upon approval | Amount 1st Year: 15% of Annual Maintenance Charges; 2nd Year: 20% of Annual Maintenance Charges; 3rd Year: 25% of Annual Maintenance Charges | Refundable Not stated |
Sublet renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $300 | Refundable Not stated |
Refinance
3 items
Management's “less refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $500 | Refundable Non-refundable |
Management's “more refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $500 | Refundable Non-refundable |
| Credit Check FeeConditional · Per applicant | Paid by Shareholder | When With the application | Amount $125 per applicant (additional $75 for criminal check if required by the Board) | Refundable Non-refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Monthly carrying charges in recent sales
- Maintenance, per room
- $832 per room a monthMedian of 7 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Doorman (hours not stated)Source: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $19,660/yr
- Per unit / month range
- $0 – $21
- Modeled exposure split equally across 79 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jul 28, 2026 | 8B | 1 BR · 1 BA | $1,175,000 | -15.8% | |
| Jun 2, 2026 | 5F | 1 BR · 1 BA | $850,000 | -5.0% | |
| Jun 2, 2026 | 15D | 1 BR · 1 BA | $1,600,000 | -5.6% | |
| Sep 8, 2025 | 6F | 1 BR · 1 BA | $1,410,000 | -1.1% | |
| May 15, 2025 | 15A | 1 BR · 1 BA | $1,650,000 | -6.3% | |
| Aug 22, 2024 | 5A | 1 BR · 1.5 BA | $1,845,000 | -4.2% | |
| Apr 8, 2024 | 11AB | 2 BR · 2.5 BA · 2,158 sf | $5,900,000 | $2,734/sf | +1.7% |
| Dec 5, 2023 | 6F | 1 BR · 1 BA | $1,422,000 | -4.9% |
Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $1,287/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2026. Median listing discount 2.7% 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 1-00877-0030). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 44 Gramercy Park North and nearby.
At the recent median sale of $1.41M (5 transfers in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $27,938 to close, or 2.0% of the price.
- Mansion tax: $14,100
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $13,838
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
The reason to buy here is Gramercy Park itself, with a Schwartz & Gross pre-war home as the vehicle. A south-facing apartment looks over the private park, and ownership carries a key to its gates — an asset that cannot be replicated anywhere else in Manhattan. The English Tudor architecture, the fireplaces, and the historic-district setting are the supporting cast. The trade-offs are the co-op structure — a board package, an interview, and the financing and sublet rules of a prestige building — and the steep price gradient between park-facing and interior lines. Buyers focused on the view and the park keys should target the south-facing homes; buyers prioritizing value over the marquee orientation will find the other exposures a more efficient entry to the same address and privilege. In either case, the specific apartment and its pre-war condition warrant close evaluation.
What to know if you’re selling
A resale here sells on the park and the provenance: the Gramercy Park frontage with park keys, the 1930 Schwartz & Gross English Tudor architecture, and the historic-district address. For a south-facing home, the park view and the key are the headline and should be priced and presented as the rare, exclusive assets they are. For an interior line, the marketing pivots to the address, the park access, the architecture, and the value relative to the park-facing premium. Pricing belongs against the Gramercy Park co-op set, with exposure, floor level, and pre-war features driving the spread. The board-approval timeline is part of the process; pricing to the buyer who specifically wants Gramercy Park and its key — not the broadest pool — is what produces a strong, clean sale.
Comparable buildings
If you're evaluating 44 Gramercy Park North, these neighboring Gramercy Park buildings make the natural comparison set:
- 39 Gramercy Park North — pre-war co-op on the park's north side
- 50 Gramercy Park North — full-service building overlooking the park
- 60 Gramercy Park North — park-front co-op
- 34 Gramercy Park East — one of the city's oldest co-ops, on the park
- 32 Gramercy Park South — building on the south side of the park for comparison
More Gramercy buildings
- 36 Gramercy Park East — 1910 condominium
- 38 Gramercy Park East — condominium by SLCE Architects
- 39 Gramercy Park North — 1956 co-op
- 45 Gramercy Park North — 1927 co-op
- 48 Gramercy Park North — 1858 co-op
- 50 Gramercy Park North — co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Gramercy — read The Roebling Team Guide to Gramercy.
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.
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. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at 44 Gramercy Park North?
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646.939.7375 · c.cohen@compass.com