---
title: "196 Orchard Street #8D, New York City, NY 10002"
description: "196 Orchard Street #8D, New York City, NY 10002 — Lower East Side, New York City, NY. Listing Price $2,500,000. In contract 7/1/2026. 2 bed, 2 bath, 1,205 sqft Illustrative Buyer Commission Share of $37,500 at closing, based on a 3% buyer-broker commission."
url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10002/196-orchard-street-d-8D-ny-10002"
source: "Real Estate Rebate Team"
status: "Pending"
---

# 196 Orchard Street #8D, New York City, NY 10002

Lower East Side, New York City, NY

Courtesy of Compass

## At a Glance

- **Listing Price**: $2,500,000
- **Status**: In contract 7/1/2026
  In Contract/Lease Signed indicates an offer has been made and accepted by the seller/landlord, with the deal pending completion.
- **Beds**: 2
- **Baths**: 2
- **Sqft**: 1,205
- **Common Charges**: $1,825 / mo
- **Monthly Taxes**: $1,916 / mo
- **Price per Sqft**: $2,075
- **Brokerage Fee**: Share Eligible

## The Private Brokerage Advantage

As an independent luxury buyer representative, Régis shares 50% of the buyer-side commission he actually receives on your purchase. Eligible buyers receive that Buyer Commission Share directly at closing to offset closing costs, down payments, or renovations. The figures below are illustrative, based on a **3% buyer-broker commission**; your share follows the commission offered on the transaction.

- **Contract Purchase Price**: $2,500,000
- **Illustrative Buyer Commission Share**: -$37,500*
- **Illustrative Net Cost**: $2,462,500

*Illustrative Buyer Savings of $37,500 — 50% of a 3% buyer-broker commission, shared at closing.*

[Request a private tour](https://realestaterebatesnewyork.com/contact) · [Estimate your Buyer Commission Share](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator)

## Photos (10)

![196 Orchard Street #8D, New York City, NY 10002 — photo 1 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/c5af53c3-4efe-4894-9011-9e99dfe54d90.jpg)
![196 Orchard Street #8D, New York City, NY 10002 — photo 2 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/59d4cbfc-f06a-4941-85da-c6285219c492.jpg)
![196 Orchard Street #8D, New York City, NY 10002 — photo 3 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/be4d57fe-67fd-4e07-9d73-e37e927550dc.jpg)
![196 Orchard Street #8D, New York City, NY 10002 — photo 4 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/a5783785-0d25-4c4f-94be-86c1239a27b5.jpg)
![196 Orchard Street #8D, New York City, NY 10002 — photo 5 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/b6f6fbc1-5401-4a19-88c8-6608b13ccf9e.jpg)
![196 Orchard Street #8D, New York City, NY 10002 — photo 6 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/dc396ddd-b505-4025-95e5-9b58c37bbda6.jpg)
![196 Orchard Street #8D, New York City, NY 10002 — photo 7 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/b5d2fda5-cb9b-4db3-8ef2-f8f6ec857861.jpg)
![196 Orchard Street #8D, New York City, NY 10002 — photo 8 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/58baf7e5-3668-48ea-80c1-2ff4e7f8991b.jpg)
![196 Orchard Street #8D, New York City, NY 10002 — photo 9 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/9feaaff1-c625-4080-b51e-e6ac1e5a5c1d.jpg)
![196 Orchard Street #8D, New York City, NY 10002 — photo 10 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/d586518a-ac3e-49ba-bf6b-9281e42cac2f.jpg)

## Property Overview

This is the best high-floor split two-bedroom, two-bathroom apartment with the tallest ceilings in the building, crafted by Incorporated Architecture & Design, boldly designed yet perfectly polished. Features include exposed concrete ceilings and elegant wide white oak floors. Oversized industrial-style windows (with electronic shades) display double exposures facing north and east, with open city views of the east village all the way to Midtown Manhattan.

The custom-designed kitchen by Incorporated marries style and functionality with integrated Miele appliances. The open kitchen offers onyx lacquer cabinetry with bleached European walnut millwork, polished Nero Marquina marble backsplash, a polished Zen Black quartz countertop complete with cabinet lighting, and a kitchen island with a polished white quartz countertop and an under-counter wine refrigerator. Fully integrated, state-of-the-art Miele appliances include a steam oven, refrigerator, dishwasher, wall oven, and 4-burner cooktop. The residence is completed with blackened nickel Waterworks fixtures, Franke garbage disposal, and Miele stacked washer and dryer.

The luxurious 5-fixture master bathroom finishes boast honed Blue de Savoie marble floors and wainscoting, a polished Bianco Dolomiti marble shower, tub surround, and polished chrome Waterworks fixtures. The bathroom is complemented by a full overlay white lacquer vanity with a polished white quartz countertop and mirrored medicine cabinet over bleached European cove-lit cabinetry providing ample storage.

The secondary bathroom features honed Athens grey marble flooring and wainscoting with a polished Bianco Dolomiti marble tub surround. Natural European walnut vanity with a polished white quartz countertop, and polished chrome Waterworks fixtures. A mirrored medicine cabinet and white lacquer cabinetry with cove lighting provide additional storage.

This ultra-prime location celebrates the best of the Lower East Side with the East Village across the street with Soho and Nolita to the West. The broadest array of restaurants, retail, entertainment, and transportation and even a Soho-Ludlow House around the corner define this highly desirable neighborhood, a truly authentic New York experience. A two-story, 30,000-square-foot Equinox Fitness Center with a private entrance occupies the second and third floors. The building is crowned by a private residents-only 4,100-square-foot rooftop terrace with a sky lawn, cabana seating, two chef’s tables, and two alfresco kitchens. Additional amenities include a 24-hour attended lobby and bicycle storage.

Working capital contribution Equal to 2 months of common charges paid by the purchaser

## Property Details

- **Property Type**: Condominium
- **Beds**: 2
- **Baths**: 2
- **Rooms**: 4
- **Sqft**: 1,205 sqft
- **Stories**: 10
- **Year Built**: 2018
- **Price per Sqft**: $2,075
- **Common Charges**: $1,824.7 / Monthly
- **Monthly Taxes**: $1,916 / mo
- **Listed On**: May 8, 2026
- **Days on Market**: 127 Days

### Residence Features

- Central Air
- Central
- In Unit
- See Remarks
- Building Barbecue
- Building Roof Deck
- High Ceilings
- Recessed Lighting

## Sales Evidence

### Recent closed sales

29 apartments at 196 Orchard have recorded sales since September 2021, the most recent for $1,370,000 in October 2025. Prices are the figures recorded with the City, not asking prices.

| Unit | Beds | Sq Ft | Sold Price | $/ft² | Sold | Source |
| --- | --- | --- | --- | --- | --- | --- |
| 5C (Apartment) | 1 | 708 | $1,370,000 | $1,935/ft² | October 1, 2025 | City record · MLS |
| 8J (Apartment) | 3 | 2,184 | $4,495,000 | $2,058/ft² | November 4, 2024 | City record · MLS |
| 4F (Apartment) | 1 | 681 | $1,325,000 | $1,946/ft² | October 11, 2024 | City record · MLS |
| 5-D (Apartment) | 2 | 1,205 | $2,350,000 | $1,950/ft² | June 27, 2024 | City record · MLS |
| PH11A (Apartment) | 3 | 1,925 | $3,495,000 | $1,816/ft² | June 6, 2024 | City record · MLS |
| 9E (Apartment) | 3 | 2,048 | $4,795,000 | $2,341/ft² | December 27, 2023 | City record · MLS |
| 10C (Apartment) | 3 | 1,770 | $3,692,350 | $2,086/ft² | July 18, 2023 | City record · MLS |
| 4R (Apartment) | 1 | 846 | $1,807,500 | $2,137/ft² | July 7, 2023 | City record · MLS |
| 4P (Apartment) | Studio | 609 | $1,107,801 | $1,819/ft² | July 5, 2023 | City record · MLS |
| 4Q (Apartment) | 1 | 686 | $1,475,306 | $2,151/ft² | May 22, 2023 | City record · MLS |
| 5B (Apartment) | 1 | 657 | $1,240,000 | $1,887/ft² | April 12, 2023 | City record · MLS |
| 10A (Apartment) | 3 | 1,925 | $3,977,500 | $2,066/ft² | April 12, 2023 | City record · MLS |
| 7R (Apartment) | 1 | 846 | $1,395,000 | $1,649/ft² | February 3, 2023 | City record · MLS |
| PH-F (Apartment) | 3 | 1,595 | $3,690,000 | $2,313/ft² | November 21, 2022 | MLS |
| 9A (Apartment) | 2 | 1,169 | $2,475,000 | $2,117/ft² | November 21, 2022 | City record · MLS |
| PH11F (Apartment) | — | 1,595 | $3,650,000 | $2,288/ft² | November 18, 2022 | City record |
| PHC (Apartment) | 3 | 1,997 | $4,995,000 | $2,501/ft² | September 23, 2022 | MLS |
| PH11C (Apartment) | — | 1,997 | $4,795,000 | $2,401/ft² | September 23, 2022 | City record |
| 10G (Apartment) | 1 | 786 | $1,595,000 | $2,029/ft² | July 13, 2022 | City record · MLS |
| 7J (Apartment) | 1 | 733 | $1,403,094 | $1,914/ft² | July 11, 2022 | City record · MLS |
| 8A (Apartment) | 2 | 1,163 | $2,475,000 | $2,128/ft² | June 28, 2022 | City record · MLS |
| 5N (Apartment) | Studio | 650 | $832,000 | $1,280/ft² | June 14, 2022 | City record · MLS |
| 9F (Apartment) | 2 | 1,217 | $2,543,534 | $2,090/ft² | June 10, 2022 | City record · MLS |
| 9B (Apartment) | 2 | 1,042 | $2,245,000 | $2,155/ft² | March 11, 2022 | City record · MLS |
| 6L (Apartment) | Studio | 551 | $955,119 | $1,733/ft² | February 18, 2022 | City record |
| 4D (Apartment) | 2 | 1,205 | $2,500,000 | $2,075/ft² | January 25, 2022 | City record |
| PH11G (Apartment) | 1 | 786 | $1,700,000 | $2,163/ft² | January 24, 2022 | City record · MLS |
| PH11E (Apartment) | 2 | 1,409 | $3,250,000 | $2,307/ft² | November 17, 2021 | City record · MLS |
| 5H (Apartment) | 2 | 1,360 | $2,995,000 | $2,202/ft² | September 21, 2021 | City record · MLS |

Every row is a recorded transaction, including ancillary spaces such as storage and staff rooms where they were sold separately. Those are excluded from the benchmark below.

### How this price compares

The median closed price for comparable two-bedroom sales at 196 Orchard is $2,487,500, based on 8 sales between September 2021 and June 2024. This home is asking $2,500,000, $12,500 above that median. The middle half of those sales closed between $2,443,750 and $2,656,400.

- **Median closed price**: $2,487,500
- **Middle half**: $2,443,750 – $2,656,400
- **Based on**: 8 two-bedroom sales at 196 Orchard
- **Period**: September 2021 – June 2024
- **Median $/ft²**: $2,123/ft²

Across the 7 of these sales with a published asking price, the median closed at 99% of what it originally asked. 57% of them closed below the original ask.

### How these sales were negotiated

- **Sold vs original ask**: 99% of the original ask
- **Closed below ask**: 57% of 7 sales
- **Listed → in contract**: 70 days (about 10 weeks)
- **In contract → closed**: 58 days (about 8 weeks)

Across the 7 of these sales with a published asking price, the median closed at 99% of what it originally asked. 57% of them closed below the original ask.

Half of these homes were in contract within 70 days (about 10 weeks) of coming to market, based on the 6 with a recorded listing date.

Once a deal was agreed, closing took a further 58 days (about 8 weeks), based on the 6 with both dates recorded.

These are two separate periods measured on different clocks — time to find a buyer, and time from agreed deal to closing. They are medians of different sets of sales and do not add together into a single "days on market" figure.

Based on 8 two-bedroom sales at 196 Orchard, September 2021 – June 2024. Each figure counts only the sales that recorded the dates it needs, which is why the denominators differ.

### Price trend

Median price per square foot for sales at 196 Orchard, 2018 to 2024. Price per square foot is used rather than sale price so the line follows the market rather than whichever apartments happened to change hands that year.

| Year | Median $/ft² | Sales |
| --- | --- | --- |
| 2018 | $2,108/ft² | 23 |
| 2019 | $1,971/ft² | 21 |
| 2020 | $1,708/ft² | 12 |
| 2021 | $2,122/ft² | 9 |
| 2022 | $2,104/ft² | 12 |
| 2023 | $2,076/ft² | 8 |
| 2024 | $1,948/ft² | 4 (thin) |

Years marked "thin" rest on fewer than 5 sales, where a single unusual apartment moves the median a long way. Read those points as the small samples they are rather than as the market turning.

Sale prices are the consideration recorded with the City in ACRIS, and each sale is dated by the day the City recorded it. A closing date reported to the MLS typically falls one to two weeks earlier. Recorded sales describe what has already happened and are not an appraisal, a valuation, or an estimate of what this home will sell for.

[See every recorded sale at 196 Orchard](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/196-orchard)

## Price and Property History for 196 Orchard Street, Unit 8D

Review the recorded listing activity for 196 Orchard Street, Unit 8D, including asking-price changes and prior market dates.

- **Latest price change**: Reduced by $250,000, or 9.1%, on June 2, 2026
- **Originally listed**: April 22, 2026 at $2,500,000
- **Entered contract**: July 1, 2026
- **Last sold**: $2,975,000 on April 4, 2019

| Date | Price | Listing event |
| --- | --- | --- |
| July 1, 2026 | $2,500,000 | Entered contract |
| June 2, 2026 | $2,500,000 | Asking price reduced by $250,000, or 9.1% |
| April 22, 2026 | $2,500,000 | Listed for sale by Compass |
| April 4, 2019 | $2,975,000 | Sold |
| July 27, 2016 | $2,975,000 | Entered contract |
| January 14, 2016 | $2,975,000 | Listed for sale by Elliman |

## Property Tax History

Taxes at 196 Orchard Street #8D were $23,107 in 2026, up 1.2% from 2025.

| Year | Tax Assessment | Land | Additions | Billable Value | Property Tax | Tax Rate |
| --- | --- | --- | --- | --- | --- | --- |
| 2026 (FY 2026/27) | $184,855 | $26,123 | $158,732 | $184,855 | $23,107 | 12.5% (estimated) |
| 2025 (FY 2025/26) | $196,697 | $26,123 | $170,574 | $182,669 | $22,834 | 12.5% (estimated) |
| 2024 (FY 2024/25) | $187,264 | $26,123 | $161,141 | $177,990 | $22,249 | 12.5% |
| 2023 (FY 2023/24) | $182,797 | $26,123 | $156,674 | $175,197 | $21,903 | 12.502% |
| 2022 (FY 2022/23) | $173,298 | $26,123 | $147,175 | $173,298 | $21,258 | 12.267% |
| 2021 (FY 2021/22) | $174,206 | $26,123 | $148,083 | $174,206 | $21,314 | 12.235% |
| 2020 (FY 2020/21) | $192,865 | $26,123 | $166,742 | $192,865 | $23,659 | 12.267% |
| 2019 (FY 2019/20) | $126,770 | $26,123 | $100,647 | $126,625 | $15,794 | 12.473% |
| 2018 (FY 2018/19) | $26,123 | $26,123 | $0 | $23,225 | $2,929 | 12.612% |

The City has not published the official FY2026/27 and FY2025/26 tax rates yet. We calculated the tax for those years using the prior year’s rate, so treat them as an estimate rather than a figure the City has adopted. Every rate without the Estimated marker is the published one.

Tax Assessment is the assessed value on the City’s roll, and it is the figure other listing sites publish. It is not what the bill is calculated on. New York phases assessment changes in gradually for some tax classes, so the City bills the Billable Value shown beside it, less any exemption the owner holds. It usually trails the assessment, and it can sit above it for a few years after an assessment falls.

Figures are the New York City Department of Finance assessment roll for tax lot 1004121266. Assessed and billable values are determined by the City for tax purposes and are not an appraisal or an estimate of market value. Tax classes and rates are set annually and can change.

[How we source and calculate NYC property tax data](https://realestaterebatesnewyork.com/nyc-property-tax-data-methodology)

## About The Building

### 196 Orchard

Lower East Side · Condominium

196 ORCHARD Street, New York, NY 10002

A building in Lower East Side, currently featuring 3 active listings.

- **Year Built**: 2017
- **Total Units**: 3
- **Floors**: 10

[View the building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/196-orchard)

### Available Residences — For Sale (3)

| Unit | Beds | Baths | Size | Price / Ft² | Price | Listing Office | Listed Date | Days on Market |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| [8D](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10002/196-orchard-street-d-8D-ny-10002) | 2 | 2 | 1,205 sqft | $2,075 | $2,500,000 — In contract | Compass | May 8, 2026 | 126 days |
| [4N](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10002/196-orchard-street-4n-ny-10002) | Studio | 1 | 613 sqft | $1,550 | $950,000 | Douglas Elliman Real Estate | Jun 15, 2026 | 88 days |
| [5F](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10002/196-orchard-street-5f-ny-10002) | 1 | 1 | 681 sqft | $1,761 | $1,199,000 | Corcoran Group | Sep 8, 2026 | 3 days |

## Estimated Monthly Payment

**$16,382 / month**, assuming a 20% down payment ($500,000), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three.

- **Principal & Interest**: $12,641
- **Property Taxes**: $1,916
- **Common Charges**: $1,825

Estimates only. Actual payments may vary. Confirm terms with your lender.

## Potential NYC Second-Home Tax

This property may be subject to New York City’s non-primary residence surcharge if it is not used as a qualifying primary residence. The surcharge is based on the NYC Department of Finance market value, not the listing price.

[Estimate the Potential Surcharge](https://realestaterebatesnewyork.com/calculators/nyc-second-home-tax-calculator)

## Lower East Side

Overview of Lower East Side

[Explore Lower East Side](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/lower-east-side) · [All Neighborhoods](https://realestaterebatesnewyork.com/neighborhoods)

### Nearby Lower East Side

- [Chinatown real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/chinatown)
- [Little Italy real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/little-italy)
- [Nolita real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/nolita)
- [East Village real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/east-village)
- [Two Bridges real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/two-bridges)
- [NoHo real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/noho)

## Related Links

- [196 Orchard — building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/196-orchard)
- [Lower East Side neighborhood guide](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/lower-east-side)
- [Estimate your Buyer Commission Share and closing costs](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator)
- [Contact Régis Roumila](https://realestaterebatesnewyork.com/contact)

---

> RLS IDX Data display by Real Estate Rebate Team. This information is not verified for authenticity or accuracy and is not guaranteed and may not reflect all real estate activity in the market. ©2026 The Real Estate Board of New York, Inc., All rights reserved. IDX information is provided exclusively for consumers’ personal, non-commercial use and it may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.

> All information furnished regarding property for sale, rental or financing is from sources deemed reliable, but no warranty or representation is made as to the accuracy thereof and same is submitted subject to errors, omissions, change of price, rental or other conditions, prior sale, lease or financing or withdrawal without notice. All dimensions are approximate. For exact dimensions, you must hire your own architect or engineer and the number of bedrooms listed is for informational purposes and is not a legal conclusion. Please consult with your own architect or engineer for exact dimensions and legal specifications.