--- title: "254 West 88th Street #B, New York City, NY 10024" description: "254 West 88th Street #B, New York City, NY 10024 — Townhouse in Upper West Side, Manhattan, NY. Listing Price $2,100,000. 1 bed, 3 bath, 1,635 sqft Illustrative Buyer Commission Share of $31,500 at closing, based on a 3% buyer-broker commission." url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/254-west-88th-street-b-ny-10024" source: "Real Estate Rebate Team" dateModified: "2026-09-16T17:02:27.080Z" status: "Active" --- # 254 West 88th Street #B, New York City, NY 10024 Townhouse in Upper West Side, Manhattan, NY Courtesy of Serhant Last updated: September 16, 2026, 1:02 PM ## At a Glance - **Listing Price**: $2,100,000 - **Beds**: 1 - **Total Baths**: 3 - **Sqft**: 1,635 - **Common Charges**: $832 / mo - **Price per Sqft**: $1,284 - **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**: $2,100,000 - **Illustrative Buyer Commission Share**: -$31,500* - **Illustrative Net Cost**: $2,068,500 *Illustrative Buyer Savings of $31,500 — 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) ![254 West 88th Street #B, New York City, NY 10024 — photo 1 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/5874ab2e-a56b-4546-a556-185e1ac1e9fc.jpg) ![254 West 88th Street #B, New York City, NY 10024 — photo 2 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/a9b85a39-5e57-46a8-ac1f-7bd9d61a4f99.jpg) ![254 West 88th Street #B, New York City, NY 10024 — photo 3 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/ddbb1897-5623-4bcc-b0c8-d4bb2773b8c1.jpg) ![254 West 88th Street #B, New York City, NY 10024 — photo 4 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/a9d8c63b-b073-4a05-aed7-57590eff7122.jpg) ![254 West 88th Street #B, New York City, NY 10024 — photo 5 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/a7bcd10a-bce8-4513-b3e9-9888bb17e78b.jpg) ![254 West 88th Street #B, New York City, NY 10024 — photo 6 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/ef8ac5cc-f5c2-42b8-96a9-6fbb7e0de7ce.jpg) ![254 West 88th Street #B, New York City, NY 10024 — photo 7 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/6de84001-b97e-45b9-a5b2-cab0bd57c19d.jpg) ![254 West 88th Street #B, New York City, NY 10024 — photo 8 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/9cb3cb67-1d9d-417f-abf0-1bf38e9c4cc7.jpg) ![254 West 88th Street #B, New York City, NY 10024 — photo 9 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/77950431-2568-4e47-bcad-79f1f2744466.jpg) ![254 West 88th Street #B, New York City, NY 10024 — photo 10 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/94550adf-4271-4423-a814-20d706707e36.jpg) ## Property Overview The Garden Residence at 254 West 88th Street #B is a beautifully crafted duplex townhouse-style home offering approximately 1,635 square feet of total living space, along with 516 square feet of private outdoor living. Bathed in natural southern light, the open-concept main level is anchored by an expansive living and dining area designed for both everyday living and effortless entertaining. The custom chef's kitchen is thoughtfully appointed with quartz countertops and a full suite of premium Bosch appliances. Extending directly from the living space, the beautifully landscaped 516-square-foot private garden offers a rare and tranquil outdoor retreat, ideal for dining, entertaining, or quiet relaxation. The spacious primary suite overlooks the charming tree-lined streets of the Upper West Side and is complemented by a spa-inspired primary bath finished with marble walls, granite flooring, custom Italian vanities, and radiant heated floors. The lower level presents an exceptionally flexible studio-style layout with a convenient half bath, perfectly suited for a media lounge, home office, fitness studio, or additional recreation space. Refined details throughout include hardwood oak flooring, recessed lighting, abundant custom-fitted closet space, and an in-residence Bosch washer and dryer, offering a timeless blend of comfort, elegance, and modern convenience. ## Property Details - **Property Type**: Duplex - **Beds**: 1 - **Total Baths**: 3 - **Rooms**: 4 - **Sqft**: 1,635 sqft - **Stories**: 4 - **Year Built**: 1905 - **Price per Sqft**: $1,284 - **Common Charges**: $832 / Monthly - **Listed On**: Jun 8, 2026 - **Days on Market**: 102 Days ### Residence Features - Central Air - Building Other - Washer Hookup - Private Outdoor Space Over 60 Sqft ## Estimated Monthly Payment **$11,451 / month**, assuming a 20% down payment ($420,000), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three. - **Principal & Interest**: $10,619 - **Common Charges**: $832 Estimates only. Actual payments may vary. Confirm terms with your lender. ## Sales and market data ### Recent sales 6 apartments at 254 West 88th Street have recorded sales since September 2021, the most recent for $1,995,000 in September 2026. Prices are the figures recorded with the City, not asking prices. | Unit | Beds | Sq Ft | Sold Price | $/ft² | Sold | Source | | --- | --- | --- | --- | --- | --- | --- | | [PH](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/254-west-88th-street-ph-PH-ny-10024) (Duplex) | 2 | 1,103 | $1,995,000 | $1,809/ft² | September 8, 2026 | MLS | | [3](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/254-west-88th-street-3-ny-10024) (Apartment) | 2 | 1,070 | $1,695,000 | $1,584/ft² | July 29, 2026 | MLS | | 2 (Apartment) | 1 | 1,093 | $1,792,120 | $1,640/ft² | June 9, 2026 | MLS | | 1 (Apartment) | — | 1,093 | $1,792,120 | $1,640/ft² | May 6, 2026 | City record | | 5A (Apartment) | 2 | — | $1,925,000 | — | December 16, 2025 | City record · MLS | | PH (Apartment) | 1 | — | $1,200,000 | — | February 20, 2024 | 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 - **This home**: $2,100,000 - **Median sold price**: $999,375 - **Difference**: +$1,100,625 (+110.1%) - **This home, $/ft²**: $1,284 - **Median $/ft²**: $1,383 - **Comparable sales**: 219 - **Sales from**: September 2024 – July 2026 - **Middle half of those sales**: $918,500 – $1,200,000 Based on condo one-bedroom sales in Upper West Side. This building has not had enough comparable sales of its own in the period to support a median, so the benchmark is drawn from Upper West Side instead. ### How these sales were negotiated - **Sale-to-list price**: 98.8% (178 sales) - **Sold below asking**: 61% (178 sales) - **Typical time to find a buyer**: 58 days (183 sales) - **Typical time to close**: 66 days (180 sales) Based on condo one-bedroom sales in Upper West Side with the required listing and closing data. Sample sizes vary by metric. 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. ### Price trend Median sale price, condo and house one-bedroom sales in Upper West Side | Year | Median sold price | Sales | | --- | --- | --- | | 2016 | $1,009,041 | 18 | | 2017 | $1,022,500 | 108 | | 2018 | $970,000 | 97 | | 2019 | $945,000 | 70 | | 2020 | $879,000 | 49 | | 2021 | $942,500 | 138 | | 2022 | $1,022,495 | 106 | | 2023 | $1,022,482 | 88 | | 2024 | $1,055,000 | 105 | | 2025 | $1,014,122 | 138 | | 2026 YTD | $999,375 | 53 | Based on recorded condo and house one-bedroom sales in Upper West Side. 2026 is year-to-date. Sales data through September 2026. 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 254 West 88TH Street](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/254-west-88th-street) ## Property Tax History Taxes at 254 West 88th Street #B were $32,544 in 2026, up 3.2% from 2025. | Year | Tax Assessment | Land | Additions | Billable Value | Property Tax | Tax Rate | | --- | --- | --- | --- | --- | --- | --- | | 2026 (FY 2026/27) | $402,143 | $28,409 | $373,734 | $260,348 | $32,544 | 12.5% (estimated) | | 2025 (FY 2025/26) | $381,467 | $28,409 | $353,058 | $252,213 | $31,527 | 12.5% (estimated) | 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 1012351201. 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 ### 254 West 88th Street Upper West Side · Duplex 254 West 88th Street, New York, NY 10024 A building in Upper West Side, currently featuring 1 active listing. - **Year Built**: 1905 - **Active Units**: 1 - **Floors**: 4 [View the building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/254-west-88th-street) ### Available Residences — For Sale (1) | Unit | Beds | Baths | Size | Price / Ft² | Price | Listing Office | Listed Date | Days on Market | | --- | --- | --- | --- | --- | --- | --- | --- | --- | | [B](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/254-west-88th-street-b-ny-10024) | 1 | 3 | 1,635 sqft | $1,284 | $2,100,000 | Serhant | Jun 8, 2026 | 102 days | ### Recently Sold (2) | Unit | Beds | Baths | Size | Price / Ft² | Sold Price | Listing Office | Listed Date | Sold Date | | --- | --- | --- | --- | --- | --- | --- | --- | --- | | [3](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/254-west-88th-street-3-ny-10024) | 2 | 2 | 1,070 sqft | $1,584 | $1,695,000 | Serhant | Jan 9, 2026 | Jul 29, 2026 | | [PH](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/254-west-88th-street-ph-PH-ny-10024) | 2 | 2 | 1,103 sqft | $1,809 | $1,995,000 | Serhant | Jan 22, 2026 | Sep 8, 2026 | ## 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) ## Upper West Side Overview of Upper West Side [Explore Upper West Side](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/upper-west-side) · [All Neighborhoods](https://realestaterebatesnewyork.com/neighborhoods) ### Nearby Upper West Side - [Central Park real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/central-park) - [Upper East Side real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/upper-east-side) - [Morningside Heights real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/morningside-heights) - [Hells Kitchen real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/hells-kitchen) - [Theater District real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/theater-district) - [East Harlem real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/east-harlem) ## Related Links - [254 West 88TH Street — building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/254-west-88th-street) - [Upper West Side neighborhood guide](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/upper-west-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.