--- title: "262 West 95th Street #2, New York City, NY 10025" description: "262 West 95th Street #2, New York City, NY 10025 — Upper West Side, New York City, NY. Listing Price $499,000. 1 bed, 1 bath, 500 sqft Illustrative Buyer Commission Share of $7,485 at closing, based on a 3% buyer-broker commission." url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10025/262-west-95th-street-2-ny-10025" source: "Real Estate Rebate Team" dateModified: "2026-09-14T22:44:51.141Z" status: "Active" --- # 262 West 95th Street #2, New York City, NY 10025 Upper West Side, New York City, NY Courtesy of Compass Last updated: September 14, 2026, 6:44 PM ## At a Glance - **Listing Price**: $499,000 - **Beds**: 1 - **Baths**: 1 - **Sqft**: 500 - **Common Charges**: $1,396 / mo - **Price per Sqft**: $998 - **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**: $499,000 - **Illustrative Buyer Commission Share**: -$7,485* - **Illustrative Net Cost**: $491,515 *Illustrative Buyer Savings of $7,485 — 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) ![262 West 95th Street #2, New York City, NY 10025 — photo 1 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/77898465-2b59-4c05-a843-b7d8ca8285b6.jpg) ![262 West 95th Street #2, New York City, NY 10025 — photo 2 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/22d0052f-d9e4-4892-8255-c505154c241a.jpg) ![262 West 95th Street #2, New York City, NY 10025 — photo 3 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/4d234ba6-cd94-4536-8a92-6c3da24bbcb7.jpg) ![262 West 95th Street #2, New York City, NY 10025 — photo 4 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/4cf30fcc-b9dc-4d17-9295-0ebfff4e0424.jpg) ![262 West 95th Street #2, New York City, NY 10025 — photo 5 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/44f419c3-eca7-4318-bba1-42cf32b88e6e.jpg) ![262 West 95th Street #2, New York City, NY 10025 — photo 6 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/335510d6-3f44-4193-ac31-05facf4ac263.jpg) ![262 West 95th Street #2, New York City, NY 10025 — photo 7 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/b97b778f-523f-43c8-839b-c762068b01e2.jpg) ![262 West 95th Street #2, New York City, NY 10025 — photo 8 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/0965882b-7287-4961-8ca8-270feacc2f2e.jpg) ![262 West 95th Street #2, New York City, NY 10025 — photo 9 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/1d247cce-f7c3-4b59-9641-4a8b68f27082.jpg) ![262 West 95th Street #2, New York City, NY 10025 — photo 10 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/d165927e-226c-4a24-bc59-ab01911b907a.jpg) ## Property Overview Hidden behind a gate on West 95th Street is one of the Upper West Side’s most unexpected treasures: Pomander Walk. And tucked within this landmarked enclave is a charming one-bedroom that offers a completely different way to live in Manhattan. The apartment has its own entrance from West 95th Street, giving it an unusual sense of privacy and independence. Upstairs, windows on three exposures bring in beautiful natural light and offer views into the gardens and picturesque surroundings of Pomander Walk. Hardwood floors run throughout, and the well-proportioned layout includes a comfortable living room, separate bedroom, updated bathroom, generous storage, and a kitchen with the flexibility to accommodate a dishwasher or washer/dryer. But what truly sets this home apart is what surrounds it. Pomander Walk feels almost impossibly removed from Manhattan. A narrow pedestrian lane winds between a collection of whimsical Tudor-style homes, framed by mature plantings, flowering gardens, climbing vines and charming architectural details. Built in the 1920s and later designated a New York City landmark, it remains one of the city’s most distinctive residential enclaves—a place with a genuine sense of community and history that is increasingly difficult to find. Step outside the gates and the Upper West Side is at your doorstep. Riverside Park and the Hudson River are just a few blocks west, while Central Park is an easy walk to the east. The neighborhood offers an exceptional mix of longtime local favorites, restaurants, cafés, specialty food shops and everyday conveniences, with Broadway, Amsterdam and Columbus all nearby. Excellent subway access makes getting downtown easy, while the Museum of Natural History, Lincoln Center and Columbia University are all part of the broader neighborhood landscape. There are plenty of beautiful apartments in New York, but very few offer an experience quite like this. Pomander Walk is a hidden piece of the city—historic, intimate and wonderfully unexpected—and this home is a rare opportunity to be part of it. ## Property Details - **Property Type**: Co-op - **Beds**: 1 - **Baths**: 1 - **Rooms**: 3 - **Sqft**: 500 sqft - **Year Built**: 1921 - **Price per Sqft**: $998 - **Common Charges**: $1,396.14 / Monthly - **Listed On**: Sep 14, 2026 - **Days on Market**: 1 Days ### Residence Features - See Remarks - Private Entrance - Private Outdoor Space Under 60 Sqft - Hardwood - Garden ## Sales Evidence ### Recent closed sales 6 apartments at Pomander Walk have recorded sales since September 2021, the most recent for $572,500 in May 2026. Prices are the figures recorded with the City, not asking prices. | Unit | Beds | Sq Ft | Sold Price | $/ft² | Sold | Source | | --- | --- | --- | --- | --- | --- | --- | | 3 (Apartment) | 1 | 450 | $572,500 | $1,272/ft² | May 20, 2026 | City record · MLS | | 20/2 (Apartment) | 2 | — | $940,000 | — | August 23, 2023 | MLS | | 262_1/2 (Apartment) | Studio | — | $459,000 | — | October 19, 2022 | MLS | | 1 (Apartment) | — | — | $430,000 | — | August 18, 2022 | City record | | 20/1 (Apartment) | 2 | — | $855,000 | — | April 12, 2022 | MLS | | 17/1 (Apartment) | 2 | — | $999,000 | — | March 17, 2022 | 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 one-bedroom sales in Upper West Side is $749,075, based on 297 sales between September 2024 and July 2026. This home is asking $499,000, $250,075 below that median. The middle half of those sales closed between $640,000 and $885,000. - **Median closed price**: $749,075 - **Middle half**: $640,000 – $885,000 - **Based on**: 297 co-op one-bedroom sales in Upper West Side - **Period**: September 2024 – July 2026 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. Across the 271 of these sales with a published asking price, the median closed at 97.7% of what it originally asked. 65% 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**: 97.7% of the original ask - **Closed below ask**: 65% of 271 sales - **Listed → in contract**: 60 days (about 9 weeks) - **In contract → closed**: 83 days (about 12 weeks) Across the 271 of these sales with a published asking price, the median closed at 97.7% of what it originally asked. 65% of them closed below the original ask. Half of these homes were in contract within 60 days (about 9 weeks) of coming to market, based on the 270 with a recorded listing date. Once a deal was agreed, closing took a further 83 days (about 12 weeks), based on the 270 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 297 co-op one-bedroom sales in Upper West Side, September 2024 – July 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 one-bedroom sales in Upper West Side, 2016 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 | | --- | --- | --- | | 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 | $745,000 | 85 | 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 Pomander Walk](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/pomander-walk) ## Price and Property History for 262 West 95th Street, Unit 2 Review the recorded listing activity for 262 West 95th Street, Unit 2, including asking-price changes and prior market dates. - **Last sold (recorded)**: $405,000 on June 4, 2020 | Date | Price | Listing event | | --- | --- | --- | | September 1, 2026 | $499,000 | Listed for sale by Compass | | June 4, 2020 | $405,000 | Sold — recorded sale price | | March 17, 2020 | $449,000 | Entered contract | | January 8, 2020 | $449,000 | Listed for sale by Compass | ## Property Taxes This apartment is part of a co-op that is taxed as one lot shared across 61 apartments. The corporation’s 2026 property tax bill was $592,858 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 Pomander Walk](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/pomander-walk) [How we source and calculate NYC property tax data](https://realestaterebatesnewyork.com/nyc-property-tax-data-methodology) ## About The Building ### Pomander Walk Upper West Side · Stock Cooperative 262 West 95th Street, New York, NY 10025 A building in Upper West Side, currently featuring 3 active listings. - **Year Built**: 1921 - **Total Units**: 3 [View the building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/pomander-walk) ### Available Residences — For Sale (3) | Unit | Beds | Baths | Size | Price / Ft² | Price | Listing Office | Listed Date | Days on Market | | --- | --- | --- | --- | --- | --- | --- | --- | --- | | [2](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10025/262-west-95th-street-2-ny-10025) | 1 | 1 | 500 sqft | $998 | $499,000 | Compass | Sep 14, 2026 | 1 days | | [2/3](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10025/262-west-95th-street-23-ny-10025) | 3 | 2 | — | — | $998,000 | Compass | Sep 14, 2026 | 1 days | | [3](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10025/262-west-95th-street-3-ny-10025) | 1 | 1 | — | — | $499,000 | Compass | Sep 14, 2026 | 1 days | ## Estimated Monthly Payment **$3,919 / month**, assuming a 20% down payment ($99,800), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three. - **Principal & Interest**: $2,523 - **Common Charges**: $1,396 Estimates only. Actual payments may vary. Confirm terms with your lender. ## 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 - [Pomander Walk — building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/pomander-walk) - [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.