88 Morningside Avenue
88 Morningside Avenue, New York, NY 10027
BBL 1019487502 · BIN 1088610
- Year built
- 2012
- Type
- Condop
- Units
- 74
- Floors
- 12
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Leasing by owners
- Permitted
- Pied-à-terre
- Permitted
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted
- Maximum financing
- 80% of the purchase price
- Doorman
- Requires confirmation
Every recorded sale at this building, 2011–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $926
- floor-adjusted, 1 sale
- Listing discount
- 0.0%
- Recorded sales
- 119
- On record
- 2011–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 88 Morningside Avenue 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.
88 Morningside is a gray-brick-and-glass condop fronting Morningside Park — built on the site of the former Church of the Master.
Governance here runs through a condop structure — part-coop, part-condo — which gives the building a hybrid ownership profile uncommon in the corridor. Its signature shared amenity is a roof terrace with outdoor kitchen overlooking Morningside Park, the building's direct frontage on the park. Inside the apartments is a comprehensive interior infrastructure of charcoal-stained maple flooring, Bosch laundry, Liebherr refrigerators, DeLonghi ranges, CaesarStone counters, Duravit tubs, and Toto fixtures.
Architecture and building operations
Gray-brick-and-glass volume on the southeast corner at 122nd Street, fronting Morningside Park. Curated did interiors.
Operations: Part-time doorman; fitness center; media lounge with wet bar and pool table; virtual concierge; roof terrace with outdoor kitchen overlooking Morningside Park.
Apartments feature charcoal-stained maple flooring, Bosch laundry, Liebherr refrigerators, DeLonghi ranges, CaesarStone counters, Duravit tubs, Toto fixtures.
Policy framework
- Type: Condop — part-coop, part-condo governance (verify due diligence)
- Pets: Permitted
- Pied-à-terre: Permitted under condop framework
- Subletting: Permitted with board approval
- Financing: Standard condop LTV (typically 80%+)
- LLC/trust/foreign buyers: Permitted typically
- Board interview: Required but typically less substantive than traditional coop
Financing and purchase requirements
- Maximum financing
- 80% of the purchase priceSource: building management's published schedule, as of September 2026
- Guarantors
- PermittedSource: building management's published schedule, as of September 2026
- Co-purchasing
- PermittedSource: building management's published schedule, as of September 2026
- Parent buying for an employed child
- PermittedSource: building management's published schedule, as of September 2026
- Parent buying for a student child
- PermittedSource: building management's published schedule, as of September 2026
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.
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Leasing by owners
- PermittedSource: building management's published schedule, as of September 2026
- Pied-à-terre ownership
- PermittedSource: building management's published schedule, as of September 2026
- Short-term rentals
- Not permittedSource: building management's published schedule, as of September 2026
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: building management's published schedule, as of September 2026
- In-unit washer/dryer
- PermittedSource: building management's published schedule, as of September 2026
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Building staffing and amenities
- Doorman
- Requires confirmationSources differ. Confirm with building management.
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, residents' lounge, roof deckSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $7,662/yr
- Per unit / month range
- $0 – $9
- Modeled exposure split equally across 74 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 September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
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. City data last refreshed September 2026.
421-a Tax Abatement
- Last year of benefit
- FY2027
- Years remaining
- ~2 yrs
- Program
- 421-a (15-year)
The tax benefit ends within a couple of years. As it phases out, the property's real-estate taxes step up toward the full assessed amount — a rising monthly carrying cost worth pricing in now rather than at closing.
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. Years shown are NYC tax years, which start July 1 — FY2028 runs July 1, 2027 to June 30, 2028.
The 421-a Expiration Wave — our study of when these benefits expire citywide, and what the resale record shows about pricing as they do.
Management & transfer contacts
- Flip tax
- Transfer stamp $0.05/share (seller)
- Sublet policy
- Allowed; sublease fee = 1 month maintenance (billed over 12 months); subtenant application $300
- Notable fees
- Application processing $500; credit check $175/applicant; doc prep $500; closing fee $950; recognition agreement $250 if financing
Recent sales
Recent closings 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 |
|---|---|---|---|---|---|
| Aug 20, 2026 | 6F | 2 BR · 2 BA · 969 sf | $897,500 | $926/sf | -3.0% |
| Jun 27, 2025 | 11B | 2 BR · 2 BA · 1,018 sf | $1,249,000 | $1,227/sf | +0.0% |
| Jun 20, 2025 | 8B | 2 BR · 2 BA | $1,059,000 | -3.6% | |
| Jun 18, 2025 | 4C | 2 BR · 2 BA | $950,000 | -13.6% | |
| Jun 16, 2025 | 6D | 1 BR · 1 BA · 625 sf | $700,000 | $1,120/sf | +2.2% |
| Feb 1, 2024 | 7E | 1 BR · 1 BA · 735 sf | $770,000 | $1,048/sf | +0.0% |
| Dec 22, 2022 | 8C | 2 BR · 2 BA · 958 sf | $1,180,000 | $1,232/sf | -4.5% |
| Jul 30, 2020 | 4D | 1 BR · 1 BA · 625 sf | $650,000 | $1,040/sf | -6.5% |
Market read. Most recent trades (2026 to date) cleared a median $926/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 0.0% from the last ask.
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 1-01948-7502). 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 from recorded condo declarations and offering plans.
Closed rents at 88 Morningside Avenue, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 9 | $3,900 |
9 closed leases, October 2023 to September 2026. Most recent lease September 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at 88 Morningside Avenue and nearby.
At the recent median sale of $950K (5 transfers since 2024), a buyer putting 25% down would pay about $12,113 to close, or 1.3% of the price.
- Mansion tax: $0
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $12,113
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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Comparable buildings
- The Lenox (380 Lenox Avenue) — GF55 2006; same-architect Harlem peer
- The Normandie (100 W 119th) — 1910 / 2005 condo; nearby Harlem peer
- 5th on the Park (1485 Fifth) — FXFowle 2007; nearby Harlem peer
- 409 Edgecombe Avenue — Schwartz & Gross 1916; nearby Sugar Hill peer
- Graham Court — Clinton & Russell 1901; nearby Harlem landmark peer
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
More Harlem buildings
- The Langston, 68 Bradhurst Avenue — 2005 condominium
- The Walden, 69 East 130th Street — 2004 condominium
- 77 Condominiums, 77 East 110th Street — 2013 condominium
- 100 West 119th Street (The Normandie) — 1910 condominium
- 102 West 118th Street — 1892 condominium
- Graceline Court, 106 West 116th Street — 2006 condominium
The neighborhood
For the full corridor — architecture, 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. 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 88 Morningside Avenue?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com