West Village Houses (376 West Street)
376 West Street, New York, NY 10014
West Village
BBL 1006030001 · BIN 1083161
- Year built
- 1974
- Type
- Cooperative
- Floors
- 5
- Landmark
- No
- Pets
- Pets permitted subject to board approval and a written pet policy (effective October 2020) on file — leash rules, restricted common areas, and fines for violations
- Financing
- 75 percent permitted per listing records
- Flip tax
- The HDFC-era framework funded an internal subsidy through a 25 percent transfer fee on resale profit; the fee structure under the 2020 market-rate plan should be verified against the reconstitution documents on file and the managing agent before contract
Every recorded sale at this building, 2006–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $1.1M
- Recent range
- $900K – $1.7M
- Listing discount
- 2.3%
- Recorded transfers
- 254
West Village Houses is the most consequential piece of housing Jane Jacobs ever helped build. After her Committee to Save the West Village defeated the city's 1961 urban-renewal designation, Jacobs and the West Village Committee spent a decade pushing a counter-proposal into existence: 42 plain, five-story walk-ups threaded along Washington and West Streets, completed 1974–75 under the Mitchell-Lama program to Perkins & Will's deliberately modest designs. Everything the towers-in-a-park era demanded — height, slabs, superblocks — this complex refused. Half a century later, the urbanism Jacobs argued for is the most expensive in America, and her buildings sit in the middle of it.
The ownership story is just as singular, and it is documented in our files rather than in lore. When the complex's owners moved to exit Mitchell-Lama, tenants converted the property to an affordable HDFC cooperative in 2006 under a Bloomberg-era deal, with insiders buying at $125,000–$350,000 and resale caps in exchange for tax relief. When those restrictions expired in 2018 — the year after a developer's unsolicited raze-and-replace proposal, covered by Crain's New York Business and The Real Deal, galvanized the community — shareholders voted more than 90 percent in favor of reconstituting as a market-rate co-op. The transaction closed in June 2020, the first HDFC-to-market-rate reconstitution in New York City, per Habitat Magazine. The proxy statement for that plan, the by-laws, house rules, and audited financial statements all sit in The Roebling Research Library.
376 West Street is the complex's waterfront-facing inventory: the row on West Street between Morton and Barrow, looking across to Hudson River Park. That frontage is the structural argument — the park is the building's permanent front yard, the river light cannot be built out, and the Whitney, the Christopher Street pier, and the best of the far West Village are minutes on foot. For buyers, the result is a genuine anomaly: entry to the West Village's waterfront blocks at walk-up co-op pricing, inside an ownership structure that only became fully market-rate in 2020.
Architecture and unit composition
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.
Building operations
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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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 | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jun 30, 2026 | 4B | 2 BR · 1 BA · 900 sf | $1,230,000 | $1,367/sf | -1.6% |
| Jun 22, 2026 | 1B | 1 BR · 1 BA | $1,075,000 | -2.3% | |
| May 20, 2026 | 5A | 2 BR · 1 BA | $1,047,500 | -4.3% | |
| May 11, 2026 | 4B | 3 BR · 1.5 BA | $1,510,000 | -5.3% | |
| Feb 12, 2026 | 5B | 2 BR · 1 BA | $1,025,000 | -2.4% | |
| Jan 9, 2026 | 2B | 2 BR · 1 BA | $1,185,000 | -12.2% | |
| Sep 12, 2025 | 4A | 2 BR · 1 BA | $1,100,000 | +0.0% | |
| Sep 10, 2025 | 1B | 1 BR · 1 BA · 700 sf | $900,000 | $1,286/sf | -1.6% |
Market read. Most recent trades (2026) cleared a median $1,367/sf across 1 sale. Median listing discount 2.5% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-00603-0001) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
You are buying the West Village waterfront at walk-up math. The same river-facing blocks carry $3,000-per-foot 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.
What to know if you’re selling
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.
Comparable buildings
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
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across West Village — read The Roebling Team Guide to West Village.
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.
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