West Village Houses (376 West Street)

The buildings are honest about what they are: five-story brown-brick walk-ups with generous windows, communal landscaped courtyards between the rows, and no elevator. Apartments run from one-bedrooms through two-bedroom simplexes and duplex configurations; ground-floor "G" lines carry private gardens, and upper-floor West Street units take direct river and park views. Interiors were built simply and renovate well — the spread between original-condition and architect-renovated units is wide and visible in pricing. House rules on file are specific about the envelope: roofs are off-limits, fire escapes are not terraces, and window-unit and through-wall air conditioning installations require approval.

The co-op runs without doormen — this is the walk-up trade — but it is not unstaffed: an on-site management office at 642 Washington Street, live-in superintendents, and a maintenance team serve the complex under AKAM's management, with laundry rooms, bike storage, and a package room per listing records and building documents on file. Purchases and subleases run through AKAM's digital board-package platform; the alteration regime is formalized in tiers, with engineer review for major work. Audited financial statements for the corporation are on file in The Roebling Research Library. Two diligence notes belong on every checklist here: the reconstitution's transfer-fee mechanics, and the waterfront flood-zone designation in city records.

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 $1,367/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 2.4% 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 1-00603-0001). 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.

You are buying the West Village waterfront at walk-up math. The same river-facing blocks carry trophy condominium pricing within a few hundred yards. The discount here has a reason — five floors, no elevator, no doorman — and a durable floor under it: location, park frontage, and the Jacobs provenance.

Understand the reconstitution before your attorney does. This co-op's governing documents were rebuilt from scratch in 2019–2020. The proxy statement, by-laws, and house rules on file with us are the controlling record; the transfer-fee structure and any legacy-renter provisions are exactly the kind of detail that should be confirmed in writing, not assumed from listing copy.

The walk-up is a filter — price your floor honestly. Fifth-floor units buy the best light and views in the complex and the longest climb. Garden units trade the stairs for private outdoor space. Both extremes carry premiums over the middle floors; your resale buyer will apply the same filter.

Flood-zone diligence is not optional here. The parcel sits in the FEMA floodplain per city records. Review the co-op's insurance program and any resiliency planning in the financials during diligence.

The policy stack is mainstream co-op. 75 percent financing per listing records, board-approved pets under a written policy, and subletting with board approval after a seasoning period. Run the Co-op Board Qualification Calculator before offering.

Tell the story with precision. Jane Jacobs, the defeated urban-renewal plan, Perkins & Will, the first HDFC-to-market-rate conversion in the city — this is the best-documented provenance of any walk-up in Manhattan, and the buyer pool for the far West Village responds to it. Use the facts, not adjectives.

Market the frontage, not the category. A "walk-up co-op" is a commodity; a fifth-floor river-view line over Hudson River Park, or a private-garden unit a block from the Whitney, is not. Same-complex comparables matter more than neighborhood averages while market-rate pricing is still establishing itself.

Be ready for diligence questions. Post-reconstitution co-ops draw extra attorney attention. We provide serious buyers' counsel the underlying documents from the Research Library — proxy statement, by-laws, financials — which shortens the path from accepted offer to signed contract.

If you're considering West Village Houses, also evaluate:

• 165 Christopher Street — waterfront-corridor co-op nearby; the elevator-building alternative
• 100 Bank Street — West Village co-op stock a few blocks north in the same price register
• 164 Bank Street — far-west co-op comparable on the WVH superblock's northern end
• 1 Morton Square — the full-service condo directly inland; the amenity-and-elevator step-up
• 90 Morton Street — loft condo conversion around the corner; the loft-scale alternative
• 150 Charles Street and 160 Leroy Street — the waterfront's trophy condos; the price-ceiling contrast on the same river frontage
• 173 & 176 Perry Street — Richard Meier glass towers; the architectural counterpoint two blocks north
• Westbeth (55 Bethune Street) — the complex's institutional neighbor; context, not a purchase alternative