--- title: "257 West 86th Street #7-8B, New York City, NY 10024" description: "257 West 86th Street #7-8B, New York City, NY 10024 — Upper West Side, New York City, NY. Listing Price $3,125,000. In contract 7/20/2026. 3 bed, 2 bath, 2,760 sqft Illustrative Buyer Commission Share of $46,875 at closing, based on a 3% buyer-broker commission." url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/257-west-86th-street--8b-78B-ny-10024" source: "Real Estate Rebate Team" status: "Pending" --- # 257 West 86th Street #7-8B, New York City, NY 10024 Upper West Side, New York City, NY Courtesy of Sothebys International Realty ## At a Glance - **Listing Price**: $3,125,000 - **Status**: In contract 7/20/2026 In Contract/Lease Signed indicates an offer has been made and accepted by the seller/landlord, with the deal pending completion. - **Beds**: 3 - **Baths**: 2 - **Sqft**: 2,760 - **Common Charges**: $7,997 / mo - **Price per Sqft**: $1,132 - **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**: $3,125,000 - **Illustrative Buyer Commission Share**: -$46,875* - **Illustrative Net Cost**: $3,078,125 *Illustrative Buyer Savings of $46,875 — 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) ![257 West 86th Street #7-8B, New York City, NY 10024 — photo 1 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/b452d774-8890-4b09-9b66-b80a42423094.jpg) ![257 West 86th Street #7-8B, New York City, NY 10024 — photo 2 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/410b8ac7-a44a-48a3-b4e4-6e38b719fb2a.jpg) ![257 West 86th Street #7-8B, New York City, NY 10024 — photo 3 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/00b47362-fe7d-4a92-aed2-86dcee00c5d9.jpg) ![257 West 86th Street #7-8B, New York City, NY 10024 — photo 4 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/6f690077-45b6-4cca-b394-f429ab26d0c3.jpg) ![257 West 86th Street #7-8B, New York City, NY 10024 — photo 5 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/1ae78d2f-712b-40f8-8437-ba6d9a5ef906.jpg) ![257 West 86th Street #7-8B, New York City, NY 10024 — photo 6 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/1aa40a13-7278-4e14-908c-95ba49bca64c.jpg) ![257 West 86th Street #7-8B, New York City, NY 10024 — photo 7 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/0d142708-2944-41ee-8abd-24df45d15282.jpg) ![257 West 86th Street #7-8B, New York City, NY 10024 — photo 8 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/d4d8d6e8-65c1-499f-b1c6-8a30c2e1a48b.jpg) ![257 West 86th Street #7-8B, New York City, NY 10024 — photo 9 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/35b9a075-3e06-4707-9a11-6c4c75b44b3a.jpg) ![257 West 86th Street #7-8B, New York City, NY 10024 — photo 10 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/1cf2f62e-5108-45fe-9b07-d4a8c4419dd5.jpg) ## Property Overview A rarely available southwest-corner duplex on West 86th Street, newly priced at $3,125,000. Nearly 2,800 square feet, three exposures, and preserved pre-war detail in one of the Upper West Side's most distinctive cooperatives. The scale, light, and original craftsmanship make it a rare opportunity to shape a long-term home. At its center is a dramatic double-height living room with a wood-burning fireplace, twenty-foot ceiling, and monumental steel casement studio window, recently restored with high-efficiency glass. Northern light fills the room throughout the day, while a west-facing corner window looks over the neighboring church's Spanish tile roofline. Above, original interior galleries with wood balustrades reinforce the apartment's distinctive Arts & Crafts character. Hardwood pocket doors open into a handsome corner dining room with south and west exposures, bringing in beautiful light and open outlooks over the neighboring church, West 86th Street, Riverside Park, and the Hudson River beyond. The windowed kitchen, pantry, and private laundry are joined by adjacent space that offers meaningful flexibility for redesign. Whether reimagined as a larger eat-in kitchen, a reworked service core, or part of a broader reconfiguration of the lower level, the apartment is well suited to a more contemporary plan. At the current price, the renovation budget required to fully realize the apartment is well within reach of comparable turnkey product nearby. Upstairs, the southwest-corner primary bedroom is wrapped by five windows with open views and exceptional light. Two additional bedrooms are bright and well proportioned, while the upper galleries add both drama and practical circulation space. A separate home office with original wood cabinetry sits quietly above the staircase. The apartment is currently configured as a four-bedroom, though its scale and proportions also lend themselves especially well to a comfortable three-bedroom layout. Expanded kitchen and bath layouts, as well as central air conditioning, are permitted with board approval. The sale also includes a private windowed room on the ground floor, well suited for storage, an archive, or other personal use. Pollard & Steinam designed 257 West 86th Street in 1907, the same firm behind other notable artist's studio-style apartment buildings such as Hotel des Artistes and Parc Beaufort. The boutique building is well-staffed, with a 24-hour lobby attendant and elevator operator, full-time resident manager, landscaped roof deck, fitness room, basement laundry, bike storage, and deeded storage rooms. A pre-war duplex with the proportions and provenance to reward a thoughtful renovation. ## Property Details - **Property Type**: Co-op - **Beds**: 3 - **Baths**: 2 - **Rooms**: 7 - **Sqft**: 2,760 sqft - **Stories**: 14 - **Year Built**: 1909 - **Price per Sqft**: $1,132 - **Common Charges**: $7,997 / Monthly - **Listed On**: Oct 14, 2025 - **Days on Market**: 334 Days ### Residence Features - Common On Floor - Common Area - Laundry Room - In Unit - Dryer - Washer/Dryer Stacked - Dishwasher - Washer - Hardwood - City ## Sales Evidence ### Recent closed sales 10 apartments at 257 West 86th Street have recorded sales since September 2021, the most recent for $3,625,000 in May 2026. Prices are the figures recorded with the City, not asking prices. | Unit | Beds | Sq Ft | Sold Price | $/ft² | Sold | Source | | --- | --- | --- | --- | --- | --- | --- | | 3A4A (Apartment) | 3 | — | $3,625,000 | — | May 29, 2026 | City record · MLS | | PHA (Duplex) | 3 | 2,875 | $4,228,750 | $1,471/ft² | February 9, 2026 | City record · MLS | | 5/6B (Duplex) | 3 | — | $3,850,000 | — | August 21, 2025 | MLS | | 10D (Apartment) | 1 | — | $361,000 | — | August 13, 2025 | City record · MLS | | 9C (Apartment) | 1 | — | $445,000 | — | June 18, 2025 | City record · MLS | | 8-C (Apartment) | 1 | 625 | $454,000 | $726/ft² | August 19, 2024 | City record · MLS | | 10C (Apartment) | 1 | — | $440,000 | — | December 20, 2022 | City record · MLS | | 13B (Apartment) | — | — | $1,696,750 | — | July 7, 2022 | City record | | 8D (Apartment) | — | — | $459,000 | — | October 25, 2021 | City record | | 5C (Apartment) | 1 | — | $459,000 | — | September 14, 2021 | 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 co-op three-bedroom sales in Upper West Side is $2,250,000, based on 157 sales between September 2024 and June 2026. This home is asking $3,125,000, $875,000 above that median. The middle half of those sales closed between $1,710,000 and $2,950,000. - **Median closed price**: $2,250,000 - **Middle half**: $1,710,000 – $2,950,000 - **Based on**: 157 co-op three-bedroom sales in Upper West Side - **Period**: September 2024 – June 2026 Square footage is recorded for only 49 of these 157 sales (31%), so no price per square foot is shown for this group. Co-op sales rarely carry a floor area, and a figure drawn from a handful of them would not describe the rest. Across the 144 of these sales with a published asking price, the median closed at 96.5% of what it originally asked. 66% of them closed below the original ask. 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 - **Sold vs original ask**: 96.5% of the original ask - **Closed below ask**: 66% of 144 sales - **Listed → in contract**: 74 days (about 11 weeks) - **In contract → closed**: 91 days (about 13 weeks) Across the 144 of these sales with a published asking price, the median closed at 96.5% of what it originally asked. 66% of them closed below the original ask. Half of these homes were in contract within 74 days (about 11 weeks) of coming to market, based on the 149 with a recorded listing date. Once a deal was agreed, closing took a further 91 days (about 13 weeks), based on the 151 with both dates recorded. A co-op board package and its interview account for much of that. 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 157 co-op three-bedroom sales in Upper West Side, September 2024 – June 2026. Each figure counts only the sales that recorded the dates it needs, which is why the denominators differ. ### Price trend Median sold price for co-op three-bedroom sales in Upper West Side, 2017 to 2026. The series is held to one bedroom count and one ownership type for the same reason: an unfiltered median tracks which apartments sold, not what they were worth. | Year | Median sold price | Sales | | --- | --- | --- | | 2017 | $2,300,000 | 63 | | 2018 | $2,410,000 | 54 | | 2019 | $2,450,000 | 69 | | 2020 | $1,950,100 | 36 | | 2021 | $2,130,000 | 91 | | 2022 | $2,462,500 | 98 | | 2023 | $2,087,500 | 80 | | 2024 | $2,420,000 | 78 | | 2025 | $2,400,000 | 85 | | 2026 | $2,250,000 | 51 | This building does not have enough sales with a recorded floor area to chart its own price per square foot, which is usual for a co-op. The series above follows comparable homes across Upper West Side instead. 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 257 West 86th Street](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/257-west-86th-street) ## Price and Property History for 257 West 86th Street, Unit 7-8B Review the recorded listing activity for 257 West 86th Street, Unit 7-8B, including asking-price changes and prior market dates. - **Latest price change**: Reduced by $255,000, or 7.5%, on May 8, 2026 - **Originally listed**: October 14, 2025 at $3,380,000 - **Entered contract**: July 20, 2026 | Date | Price | Listing event | | --- | --- | --- | | July 20, 2026 | $3,125,000 | Entered contract | | May 8, 2026 | $3,125,000 | Asking price reduced by $255,000, or 7.5% | | October 14, 2025 | $3,380,000 | Listed for sale by Sothebys International Realty | ## Property Taxes This apartment is part of a co-op that is taxed as one lot shared across 32 apartments. The corporation’s 2026 property tax bill was $700,816 for the whole building. Shareholders cover it through their monthly maintenance rather than a separate bill for this unit. [See the full property tax history for 257 West 86th Street](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/257-west-86th-street) [How we source and calculate NYC property tax data](https://realestaterebatesnewyork.com/nyc-property-tax-data-methodology) ## About The Building ### 257 West 86th Street Upper West Side · Stock Cooperative 257 West 86th Street, New York, NY 10024 A building in Upper West Side, currently featuring 1 active listing. - **Year Built**: 1909 - **Total Units**: 1 - **Floors**: 14 [View the building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/257-west-86th-street) ### Available Residences — For Sale (1) | Unit | Beds | Baths | Size | Price / Ft² | Price | Listing Office | Listed Date | Days on Market | | --- | --- | --- | --- | --- | --- | --- | --- | --- | | [7-8B](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/257-west-86th-street--8b-78B-ny-10024) | 3 | 2 | 2,760 sqft | $1,132 | $3,125,000 (-7.5%) — In contract | Sothebys International Realty | Oct 14, 2025 | 333 days | ## Estimated Monthly Payment **$23,799 / month**, assuming a 20% down payment ($625,000), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three. - **Principal & Interest**: $15,802 - **Common Charges**: $7,997 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) ## 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 - [257 West 86th Street — building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/257-west-86th-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.