--- title: "278 West 86th Street #2AB, New York City, NY 10024" description: "278 West 86th Street #2AB, New York City, NY 10024 — Upper West Side, New York City, NY. Listing Price $1,000,000. In contract 5/26/2026. 1 bed, 1 bath, 6,165 sqft Illustrative Buyer Commission Share of $15,000 at closing, based on a 3% buyer-broker commission." url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/278-west-86th-street-ab-2AB-ny-10024" source: "Real Estate Rebate Team" status: "Pending" --- # 278 West 86th Street #2AB, New York City, NY 10024 Upper West Side, New York City, NY Courtesy of CORE Group Marketing LLC ## At a Glance - **Listing Price**: $1,000,000 - **Status**: In contract 5/26/2026 In Contract/Lease Signed indicates an offer has been made and accepted by the seller/landlord, with the deal pending completion. - **Beds**: 1 - **Baths**: 1 - **Sqft**: 6,165 - **Common Charges**: $1,633 / mo - **Price per Sqft**: $162 - **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**: $1,000,000 - **Illustrative Buyer Commission Share**: -$15,000* - **Illustrative Net Cost**: $985,000 *Illustrative Buyer Savings of $15,000 — 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) ![278 West 86th Street #2AB, New York City, NY 10024 — photo 1 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/228273b0-c48e-4e4d-a2d3-11fd6e8449bf.jpg) ![278 West 86th Street #2AB, New York City, NY 10024 — photo 2 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/75cd3f4c-abb8-4796-8c3d-b7bee9c33d90.jpg) ![278 West 86th Street #2AB, New York City, NY 10024 — photo 3 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/860dcee6-6fb7-4001-8917-2f4389d6db74.jpg) ![278 West 86th Street #2AB, New York City, NY 10024 — photo 4 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/3c8d5945-89b2-4fe5-8ac8-7c19418e1c9c.jpg) ![278 West 86th Street #2AB, New York City, NY 10024 — photo 5 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/486b0e8e-2239-4fb4-b3c1-b381a571823b.jpg) ![278 West 86th Street #2AB, New York City, NY 10024 — photo 6 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/a60bfa05-c54b-429d-89dd-d4e8a5707763.jpg) ![278 West 86th Street #2AB, New York City, NY 10024 — photo 7 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/7606d9a5-9f1b-44be-acae-24e692d7e4c2.jpg) ![278 West 86th Street #2AB, New York City, NY 10024 — photo 8 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/4b9a4862-6bc6-404b-8218-65707a2f8480.jpg) ![278 West 86th Street #2AB, New York City, NY 10024 — photo 9 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/e4814184-dbdb-483b-a510-72b25e030152.jpg) ![278 West 86th Street #2AB, New York City, NY 10024 — photo 10 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/1df7c314-03a0-42d9-80fd-9d2d3a040e20.jpg) ## Property Overview Rare full-floor home with architectural pedigree. A charming pre-war residence. Homes with this level of space, character, and layout flexibility are rarely available at this price point within such a well-located historic building. Spanning approximately 925 square feet with soaring 11'6-foot ceilings, this full-floor residence offers volume, light, and historic appeal. Just one flight up, this home originally served as a parlor level in the early 1900s, designed for gracious entertaining, a quality that still defines the space today. Currently configured as an oversized one-bedroom, the home offers exceptional flexibility and can function as a junior four or has the potential to be reimagined into a two-bedroom layout. Two decorative fireplaces add to the charm. Beautiful bay windows in the bedroom bring in natural light. The expansive living area with southern exposure comfortably accommodates a six-person dining table and features custom-designed built-in shelving and a window seat with hidden storage. Thoughtfully updated, the home blends classic details with modern improvements. Recent upgrades include solid oak wood flooring with soundproofing, including an extra-large walk-in closet, and additional basement storage. The spacious, renovated kitchen with a classic Viking stove features updated cabinetry, new tiled floors, LED lighting above and below cabinets, a Bosch dishwasher, and a reverse osmosis water filtration system. The bathroom has been fully refreshed with a new toilet, sink, vanity, shower system, in-wall medicine cabinet, and upgraded designer-level finishes throughout. The building is financially strong, with low maintenance per unit and no underlying mortgage. Ideally situated near transportation, parks, and local dining, the location offers everyday convenience while maintaining a distinct residential feel. A rare offering, this full-floor home with character and scale delivers long-term upside, whether as a primary residence or pied-à-terre. The building features a part-time superintendent and welcomes pets on a case-by-case basis. ## Property Details - **Property Type**: Co-op - **Beds**: 1 - **Baths**: 1 - **Rooms**: 3 - **Sqft**: 6,165 sqft - **Stories**: 5 - **Year Built**: 1895 - **Price per Sqft**: $162 - **Common Charges**: $1,633 / Monthly - **Listed On**: Apr 28, 2026 - **Days on Market**: 142 Days ### Residence Features - Steam - Building In Basement - Common On Floor - In Basement - Built-in Features - Chandelier - High Ceilings - Kitchen Window - Storage - Walk-In Closet(s) - Hardwood - Exterior Entry - Finished - Storage Space - Bay Window(s) - Insulated Windows - Window Treatments - City - Park/Greenbelt - Garden - Neighborhood ## Estimated Monthly Payment **$6,690 / month**, assuming a 20% down payment ($200,000), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three. - **Principal & Interest**: $5,057 - **Common Charges**: $1,633 Estimates only. Actual payments may vary. Confirm terms with your lender. ## Sales and market data ### Recent sales One apartment at 278 West 86th Street has a recorded sale since September 2021, the most recent for $500,000 in February 2025. Prices are the figures recorded with the City, not asking prices. | Unit | Beds | Sold Price | Sold | Source | | --- | --- | --- | --- | --- | | 4B (Apartment) | 1 | $500,000 | February 28, 2025 | 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 - **This home**: $1,000,000 - **Median sold price**: $749,075 - **Difference**: +$250,925 (+33.5%) - **This home, $/ft²**: $162 - **Comparable sales**: 297 - **Sales from**: September 2024 – July 2026 - **Middle half of those sales**: $640,000 – $885,000 Based on co-op one-bedroom sales in Upper West Side. Square footage is recorded for only 68 of these 297 sales (23%), 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. 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**: 97.7% (271 sales) - **Sold below asking**: 65% (271 sales) - **Typical time to find a buyer**: 60 days (270 sales) - **Typical time to close**: 83 days (270 sales) Based on co-op 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, co-op one-bedroom sales in Upper West Side | Year | Median sold price | Sales | | --- | --- | --- | | 2016 | $780,000 | 28 | | 2017 | $749,000 | 127 | | 2018 | $739,500 | 155 | | 2019 | $750,000 | 101 | | 2020 | $750,000 | 83 | | 2021 | $731,250 | 192 | | 2022 | $760,000 | 211 | | 2023 | $750,000 | 138 | | 2024 | $770,000 | 140 | | 2025 | $758,750 | 176 | | 2026 YTD | $745,000 | 85 | Based on recorded co-op one-bedroom sales in Upper West Side. 2026 is year-to-date. Sales data through July 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 278 West 86TH Street](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/278-west-86th-street) ## Price and Property History for 278 West 86th Street, Unit 2AB Review the recorded listing activity for 278 West 86th Street, Unit 2AB, including asking-price changes and prior market dates. | Date | Price | Listing event | | --- | --- | --- | | May 26, 2026 | $1,000,000 | Listing removed from the market | | May 26, 2026 | $1,000,000 | Entered contract | | February 7, 2026 | $1,000,000 | Listed for sale by CORE Group Marketing LLC | ## Property Taxes This apartment is part of a co-op that is taxed as one lot shared across 9 apartments. The corporation’s 2026 property tax bill was $61,544 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 278 West 86TH Street](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/278-west-86th-street) [How we source and calculate NYC property tax data](https://realestaterebatesnewyork.com/nyc-property-tax-data-methodology) ## About The Building ### 278 West 86th Street 278 West 86th Street, New York, NY 10024 A building in the neighborhood, currently featuring 1 active listing. - **Year Built**: 1910 - **Active Units**: 1 - **Floors**: 5 [View the building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/278-west-86th-street) ### Available Residences — For Sale (2) | Unit | Beds | Baths | Size | Price / Ft² | Price | Listing Office | Listed Date | Days on Market | | --- | --- | --- | --- | --- | --- | --- | --- | --- | | [5A](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/278-west-86th-street-5a-ny-10024) | 1 | 1 | 550 sqft | $1,198 | $659,000 (-0.9%) | Douglas Elliman Real Estate | Apr 6, 2026 | 163 days | | [2AB](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/278-west-86th-street-ab-2AB-ny-10024) | 1 | 1 | 6,165 sqft | $162 | $1,000,000 — In contract | CORE Group Marketing LLC | Apr 28, 2026 | 141 days | ## 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 - [278 West 86TH Street — building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/278-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.