Positioned. Marketed. Sold.

The brief

The sale of #8 at 3 West 13th Street in Greenwich Village was a seller-representation engagement at a thoughtfully-renovated two-bedroom, two-bath floor-through with a distinctive enclosed balcony / sunroom wrapping the corner of the apartment, on a quiet block of Greenwich Village between Fifth and Sixth Avenues, walking distance to Union Square, Washington Square Park, the Whitney, and the West Village dining corridor.

The result: a $1,910,000 close on August 18, 2023 against a $2,025,000 ask (−5.7% to ask), in 29 days on market — a quick-execution outcome on a contemporary Greenwich Village two-bedroom in the 2023 mid-summer rate-environment window.

This sell-side was the second half of a two-deal arc with the same client. Three months earlier, we ran the connected buy-side at 285 Lafayette Street — a substantial NoLita cast-iron loft that closed at $4,995,000 in May 2023, securing the new home before the existing Greenwich Village apartment went to market.

About the apartment

#8 is a modernist two-bedroom, two-bath floor-through with a deliberately minimalist design vocabulary — floor-to-ceiling windows with substantial natural light, high-gloss white tile floors carrying through the public and private rooms, and a wood-burning-aesthetic linear fireplace set into a shiplap wall with floating wood shelving that reads as the room's editorial focal point.

The signature apartment feature is the enclosed corner balcony / sunroom, with floor-to-ceiling windows on two walls and distinctive geometric-pattern tile flooring — a substantive bonus room that reads as a Greenwich-Village-specific configuration not commonly available in the corridor's contemporary two-bedroom inventory. It functions equally as a reading room, a daylit office, or an extension of the entertaining program adjacent to the living room.

The open-plan kitchen sits at the rear of the living wall, with white high-gloss cabinetry, gas range, and a counter-height workspace that opens to the living-and-dining flow. The primary bedroom carries the apartment's contemporary register — two-exposure light, sliding-door storage walls, en-suite bath in white subway tile with marble accents. The second bedroom is true-bedroom scale rather than alcove-conversion, with its own dedicated full bath.

About the neighborhood

3 West 13th Street sits mid-block on the south side, immediately off the Fifth Avenue spine that anchors the Greenwich Village Gold Coast and steps from the central Greenwich Village dining and cultural infrastructure. The block carries the quiet residential register that defines the prewar-and-postwar mixed-vintage inventory off the avenue, with Union Square three blocks east, Washington Square Park six blocks south, and the West Village dining corridor immediately west across Sixth Avenue.

Pricing thesis

The 2023 mid-summer Manhattan market window was a careful one for two-bedroom contemporary inventory — rising rates remained the dominant pressure on the qualified-buyer pool, and contemporary Greenwich Village 2BR comps showed a meaningful range of clearing-price outcomes against the listing prices of the spring-and-early-summer marketing arcs.

Our pricing thesis at $2,025,000 reflected the apartment's contemporary feature set — the enclosed balcony/sunroom, the floor-through configuration, the substantive natural light, the recent renovation — against the competitive pressure of the broader Greenwich Village contemporary two-bedroom comp record. A list price meaningfully above $2,025,000 risked producing a stale listing in the rate-sensitive 2023 market; a more conservative ask risked leaving negotiating room the apartment's specific configuration justified.

The eventual clearing at $1,910,000 (−5.7% to ask) delivered a market-clearing transaction within the apartment's pricing band, at the speed (29 days) that signaled the marketing and the pricing were both calibrated to the actual buyer pool.

The marketing arc

The 29-day arc on a contemporary 2BR in a rate-sensitive market reflected careful execution:

• High-end editorial photography — including a virtually-staged variant for the living room and primary bedroom, presenting the apartment with a furnished register that the empty-room reality (the apartment had been substantially de-staged for showings) did not communicate
• Multi-channel distribution through REBNY RLS, StreetEasy, Zillow, brokerage networks, social, and email
• Showings calibrated to the qualified-buyer profile a $2M-tier Greenwich Village 2BR attracts — primary-residence professional and creative-class buyers, first-time Manhattan owners stepping out of the rental market at the apartment's tier, and a meaningful contingent of buyers downsizing from larger Greenwich Village townhouses into amenity-supported apartment living
• Continuous market-temperature monitoring to position the pricing-and-negotiation strategy against the live comp record as the arc developed

The result

$1,910,000 closed on August 18, 2023 against the $2,025,000 ask — a −5.7% to ask outcome in 29 days on market.

In a 2023 mid-summer rate-sensitive market where many contemporary two-bedroom Manhattan apartments accumulated meaningfully longer on-market durations, the #8 result delivered the seller a market-clearing transaction at fair value within a defensible time window. The apartment's contemporary feature set found the right buyer; the pricing was positioned to attract that pool; the negotiation closed.

Selling at 3 West 13th Street — or comparable Greenwich Village inventory?

The seller-representation framework applied at #8 is repeatable across the broader Greenwich Village contemporary two-bedroom cohort — particularly for apartments where a distinctive feature set (an enclosed balcony, a corner exposure, a recent renovation, a floor-through configuration) carries meaningful price-discovery weight against the comp record.

If you're evaluating a sale of a Greenwich Village apartment or a comparable Lower Manhattan contemporary inventory, the right starting point is a 30-minute pricing-and-strategy review tied to your specific apartment, exposure, and the current state of the local comp record.