---
title: "40 East 78th Street #10B, New York City, NY 10075"
description: "40 East 78th Street #10B, New York City, NY 10075 — Lenox Hill, New York City, NY. Listing Price $2,600,000. 2 bed, 2 bath, 1,250 sqft Illustrative Buyer Commission Share of $39,000 at closing, based on a 3% buyer-broker commission."
url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10075/40-east-78th-street-b-10B-ny-10075"
source: "Real Estate Rebate Team"
status: "Active"
---

# 40 East 78th Street #10B, New York City, NY 10075

Lenox Hill, New York City, NY

Courtesy of Corcoran Group

## At a Glance

- **Listing Price**: $2,600,000
- **Beds**: 2
- **Baths**: 2
- **Sqft**: 1,250
- **Common Charges**: $1,550 / mo
- **Price per Sqft**: $2,080
- **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**: $2,600,000
- **Illustrative Buyer Commission Share**: -$39,000*
- **Illustrative Net Cost**: $2,561,000

*Illustrative Buyer Savings of $39,000 — 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)

![40 East 78th Street #10B, New York City, NY 10075 — photo 1 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/37234c9f-60a7-4d61-a2eb-dfe9beb12672.jpg)
![40 East 78th Street #10B, New York City, NY 10075 — photo 2 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/ebd43188-942f-4e33-99b1-097d239bde33.jpg)
![40 East 78th Street #10B, New York City, NY 10075 — photo 3 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/50fa3ba3-e9ab-4ed1-a2fe-7628ecea2877.jpg)
![40 East 78th Street #10B, New York City, NY 10075 — photo 4 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/59446ff3-059e-4afd-8297-c0f5a967878b.jpg)
![40 East 78th Street #10B, New York City, NY 10075 — photo 5 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/9f28100d-0703-4eb2-a9e0-fb9922cff6b6.jpg)
![40 East 78th Street #10B, New York City, NY 10075 — photo 6 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/1f7077d1-e74f-4eec-939a-d20d468a7f6c.jpg)
![40 East 78th Street #10B, New York City, NY 10075 — photo 7 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/491c7834-e978-42cf-a3ae-421d137ad9de.jpg)
![40 East 78th Street #10B, New York City, NY 10075 — photo 8 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/17836d50-daca-4d7b-9a83-7b3e9261edf9.jpg)
![40 East 78th Street #10B, New York City, NY 10075 — photo 9 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/e087c783-1823-4963-a2d0-66a029a9b5d7.jpg)
![40 East 78th Street #10B, New York City, NY 10075 — photo 10 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/8e2a19a1-a663-4df0-883f-f4ea3c8e0770.jpg)

## Property Overview

Location Location Location! Sun-flooded 2-bedroom, 2-bathroom at The Charles House, a highly sought-after condominium on the corner of 78th Street and Madison Avenue. The foyer opens into a spacious L-shaped living room with East and South exposures through oversized windows, built-in bookshelves and a separate dining area off the kitchen, which could easily be converted into an office or third bedroom. Both bedrooms are generously proportioned and East-facing (one of which has an Ensuite bath with a steam shower) and ideally situated at opposite ends of the apartment, offering privacy and flexibility for any lifestyle. A second hallway bathroom, in-unit washer/dryer, ample closets, and through-wall AC complete this lovely home. The Charles House is a pet-friendly, full-service condominium. Amenities include a 24-hour doorman, fitness room, garage, planted roof deck with sweeping park views, private storage, a bike room, and live-in super. This wonderful home is positioned in one of the Upper East Side's most desirable locations and is just moments from Central Park, the city's finest museums, restaurants and shops - an opportunity that is not to be missed! Brand new renovated gorgeous lobby.

## Property Details

- **Property Type**: Condominium
- **Beds**: 2
- **Baths**: 2
- **Rooms**: 5
- **Sqft**: 1,250 sqft
- **Stories**: 15
- **Year Built**: 1956
- **Price per Sqft**: $2,080
- **Common Charges**: $1,550 / Monthly
- **Listed On**: Oct 28, 2025
- **Days on Market**: 314 Days

### Residence Features

- Wall Unit(s)
- Building Other
- Washer Hookup
- In Unit
- Private Outdoor Space Under 60 Sqft
- Dishwasher
- City

## Sales Evidence

### Recent closed sales

22 apartments at 40 East 78th Street have recorded sales since September 2021, the most recent for $2,575,000 in August 2026. Prices are the figures recorded with the City, not asking prices.

| Unit | Beds | Sq Ft | Sold Price | $/ft² | Sold | Source |
| --- | --- | --- | --- | --- | --- | --- |
| [5F](https://realestaterebatesnewyork.com/new-developments/newyorkcity/manhattan/10075/40-east-78th-street-f-5F-ny-10075) (Apartment) | 2 | 1,295 | $2,575,000 | $1,988/ft² | August 14, 2026 | MLS |
| [5E](https://realestaterebatesnewyork.com/new-developments/newyorkcity/manhattan/10075/40-east-78th-street-e-5E-ny-10075) (Apartment) | 2 | 1,300 | $2,995,000 | $2,304/ft² | August 5, 2026 | MLS |
| 11F (Apartment) | 2 | — | $2,590,000 | — | June 3, 2026 | MLS |
| 4H (Apartment) | 3 | 1,679 | $3,415,000 | $2,034/ft² | May 1, 2026 | City record · MLS |
| 6F (Apartment) | 2 | 1,295 | $2,740,000 | $2,116/ft² | March 25, 2026 | City record · MLS |
| 15D (Apartment) | 3 | 1,377 | $3,950,000 | $2,869/ft² | November 5, 2025 | City record |
| 6H (Apartment) | 4 | 1,844 | $3,747,500 | $2,032/ft² | September 4, 2025 | City record · MLS |
| 12C (Apartment) | 2 | — | $1,800,000 | — | May 28, 2025 | City record · MLS |
| 8C (Apartment) | 2 | 1,200 | $1,530,000 | $1,275/ft² | February 14, 2025 | City record · MLS |
| 5CD (Apartment) | — | 2,402 | $3,950,000 | $1,644/ft² | December 6, 2024 | City record |
| 5C (Apartment) | 4 | 2,530 | $3,995,000 | $1,579/ft² | December 6, 2024 | MLS |
| 4F (Apartment) | 3 | — | $2,725,000 | — | November 19, 2024 | City record · MLS |
| 5H (Apartment) | 3 | 1,359 | $1,730,000 | $1,273/ft² | January 31, 2024 | City record · MLS |
| 15F (Apartment) | 3 | 2,567 | $6,765,000 | $2,635/ft² | July 27, 2023 | City record |
| 6H (Apartment) | 3 | — | $3,495,000 | — | July 18, 2023 | MLS |
| 8F (Apartment) | 2 | 1,440 | $2,750,000 | $1,910/ft² | July 6, 2023 | City record · MLS |
| 10-B (Apartment) | 2 | 1,203 | $2,200,000 | $1,829/ft² | July 7, 2022 | City record · MLS |
| 6-H (Apartment) | 3 | 1,844 | $3,400,000 | $1,844/ft² | April 27, 2022 | City record · MLS |
| 12B (Apartment) | 2 | 1,208 | $2,265,000 | $1,875/ft² | March 15, 2022 | City record |
| 7A (Apartment) | 1 | 704 | $999,000 | $1,419/ft² | December 20, 2021 | City record |
| 6G (Apartment) | 2 | 1,635 | $2,700,000 | $1,651/ft² | December 17, 2021 | City record · MLS |
| 6B (Apartment) | 2 | 1,208 | $1,834,525 | $1,519/ft² | December 15, 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 40 East 78th Street is $2,232,500, based on 8 sales between December 2021 and March 2026. This home is asking $2,600,000, $367,500 above that median. The middle half of those sales closed between $1,825,894 and $2,710,000.

- **Median closed price**: $2,232,500
- **Middle half**: $1,825,894 – $2,710,000
- **Based on**: 8 two-bedroom sales at 40 East 78th Street
- **Period**: December 2021 – March 2026
- **Median $/ft²**: $1,829/ft²

Across the 6 of these sales with a published asking price, the median closed at 89.6% of what it originally asked. 100% of them closed below the original ask.

### How these sales were negotiated

- **Sold vs original ask**: 89.6% of the original ask
- **Closed below ask**: 100% of 6 sales
- **Listed → in contract**: 76 days (about 11 weeks)
- **In contract → closed**: 76 days (about 11 weeks)

Across the 6 of these sales with a published asking price, the median closed at 89.6% of what it originally asked. 100% of them closed below the original ask.

Half of these homes were in contract within 76 days (about 11 weeks) of coming to market, based on the 7 with a recorded listing date.

Once a deal was agreed, closing took a further 76 days (about 11 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 40 East 78th Street, December 2021 – March 2026. 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 40 East 78th Street, 2017 to 2025. 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 |
| --- | --- | --- |
| 2017 | $2,207/ft² | 7 |
| 2018 | $1,759/ft² | 7 |
| 2019 | $1,621/ft² | 3 (thin) |
| 2021 | $1,419/ft² | 11 |
| 2022 | $1,844/ft² | 3 (thin) |
| 2025 | $2,032/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 40 East 78th Street](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/40-east-78th-street)

## Price and Property History for 40 East 78TH Street, Unit 10B

Review the recorded listing activity for 40 East 78TH Street, Unit 10B, including asking-price changes and prior market dates.

- **Last sold (recorded)**: $2,200,000 on July 7, 2022

| Date | Price | Listing event |
| --- | --- | --- |
| October 28, 2025 | $2,600,000 | Listed for sale by Corcoran Group |
| July 7, 2022 | $2,200,000 | Sold — recorded sale price |
| March 22, 2022 | $2,200,000 | Entered contract |
| February 23, 2022 | $2,200,000 | Listed for sale by Compass |

## Property Tax History

Taxes at 40 East 78th Street #10B were $22,518 in 2026, up 7.1% from 2025.

| Year | Tax Assessment | Land | Additions | Billable Value | Property Tax | Tax Rate |
| --- | --- | --- | --- | --- | --- | --- |
| 2026 (FY 2026/27) | $201,941 | $43,451 | $158,490 | $180,144 | $22,518 | 12.5% (estimated) |
| 2025 (FY 2025/26) | $201,879 | $43,451 | $158,428 | $168,233 | $21,029 | 12.5% (estimated) |
| 2024 (FY 2024/25) | $169,586 | $43,451 | $126,135 | $158,460 | $19,808 | 12.5% |
| 2023 (FY 2023/24) | $165,476 | $43,451 | $122,025 | $157,619 | $19,706 | 12.502% |
| 2022 (FY 2022/23) | $161,842 | $43,451 | $118,391 | $157,895 | $5,738 after $13,338 abatement | 12.267% |
| 2021 (FY 2021/22) | $153,017 | $43,451 | $109,566 | $153,017 | $6,185 after $12,236 abatement | 12.235% |
| 2020 (FY 2020/21) | $169,099 | $43,451 | $125,648 | $158,888 | $19,198 | 12.267% |
| 2019 (FY 2019/20) | $165,378 | $43,451 | $121,927 | $151,730 | $18,635 | 12.473% |
| 2018 (FY 2018/19) | $166,862 | $43,451 | $123,411 | $142,690 | $17,687 | 12.612% |
| 2017 (FY 2017/18) | $147,947 | $43,451 | $104,496 | $135,811 | $16,984 | 12.719% |
| 2016 (FY 2016/17) | $145,161 | $43,452 | $101,709 | $132,283 | $16,750 | 12.892% |
| 2015 (FY 2015/16) | $133,321 | $43,451 | $89,870 | $127,467 | $16,119 | 12.883% |
| 2014 (FY 2014/15) | $120,188 | $43,451 | $76,737 | $123,779 | $15,610 | 12.855% |
| 2013 (FY 2013/14) | $132,442 | $43,451 | $88,991 | $121,417 | $15,665 | 13.145% |
| 2012 (FY 2012/13) | $140,739 | $43,451 | $97,288 | $120,754 | $15,619 | 13.181% |
| 2011 (FY 2011/12) | $138,728 | $43,451 | $95,277 | $111,852 | $14,721 | 13.433% |
| 2010 (FY 2010/11) | $135,969 | $43,451 | $92,518 | $106,740 | $13,974 | 13.353% |

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.

Where an abatement applies, Property Tax is the amount owed after it. Abatements are granted to the property and do not necessarily transfer to a new owner.

Figures are the New York City Department of Finance assessment roll for tax lot 1013921123. 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

### 40 East 78th Street

Upper East Side · Condominium

40 East 78th Street, New York, NY 10075

A building in Upper East Side, currently featuring 4 active listings.

- **Year Built**: 1956
- **Total Units**: 4
- **Floors**: 15

[View the building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/40-east-78th-street)

### Available Residences — For Sale (4)

| Unit | Beds | Baths | Size | Price / Ft² | Price | Listing Office | Listed Date | Days on Market |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| [10B](https://realestaterebatesnewyork.com/new-developments/newyorkcity/manhattan/10075/40-east-78th-street-b-10B-ny-10075) | 2 | 2 | 1,250 sqft | $2,080 | $2,600,000 | Corcoran Group | Oct 28, 2025 | 314 days |
| [7-H](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10075/40-east-78th-street--h-7H-ny-10075) | 3 | 3 | 1,843 sqft | $1,953 | $3,600,000 | A & I Broadway Realty Inc | Mar 11, 2026 | 180 days |
| [5E](https://realestaterebatesnewyork.com/new-developments/newyorkcity/manhattan/10075/40-east-78th-street-e-5E-ny-10075) | 2 | 2 | 1,300 sqft | $2,304 | $2,995,000 (-4.9%) | Compass | Apr 21, 2026 | 139 days |
| [7A](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10075/40-east-78th-street-a-7A-ny-10075) | 1 | 1 | 709 sqft | $1,622 | $1,150,000 | Brown Harris Stevens Residential Sales LLC | Jun 14, 2026 | 85 days |

## Estimated Monthly Payment

**$14,697 / month**, assuming a 20% down payment ($520,000), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three.

- **Principal & Interest**: $13,147
- **Common Charges**: $1,550

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)

## Lenox Hill

Overview of Lenox Hill

[Explore Lenox Hill](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/lenox-hill) · [All Neighborhoods](https://realestaterebatesnewyork.com/neighborhoods)

### Nearby Lenox Hill

- [Inwood real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/inwood)

## Related Links

- [40 East 78th Street — building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/40-east-78th-street)
- [Lenox Hill neighborhood guide](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/lenox-hill)
- [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.