--- title: "256 West 88th Street #PH, New York City, NY 10024" description: "256 West 88th Street #PH, New York City, NY 10024 — Upper West Side, New York City, NY. Listing Price $1,835,000. In contract 7/17/2026. 2 bed, 2 bath, 1,048 sqft Illustrative Buyer Commission Share of $27,525 at closing, based on a 3% buyer-broker commission." url: "https://realestaterebatesnewyork.com/new-developments/newyorkcity/manhattan/10024/256-west-88th-street-ph-PH-ny-10024" source: "Real Estate Rebate Team" dateModified: "2026-09-02T07:22:40.351Z" status: "Pending" --- # 256 West 88th Street #PH, New York City, NY 10024 Upper West Side, New York City, NY **Sponsor Residence** Courtesy of Serhant Last updated: September 2, 2026, 3:22 AM ## At a Glance - **Listing Price**: $1,835,000 - **Status**: In contract 7/17/2026 In Contract/Lease Signed indicates an offer has been made and accepted by the seller/landlord, with the deal pending completion. - **Beds**: 2 - **Baths**: 2 - **Sqft**: 1,048 - **Common Charges**: $540 / mo - **Price per Sqft**: $1,751 - **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**: $1,835,000 - **Illustrative Buyer Commission Share**: -$27,525* - **Illustrative Net Cost**: $1,807,475 *Illustrative Buyer Savings of $27,525 — 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) ![256 West 88th Street #PH, New York City, NY 10024 — photo 1 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/8dd5cdc3-fa3c-4872-a770-169099e47d12.jpg) ![256 West 88th Street #PH, New York City, NY 10024 — photo 2 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/75efdc7f-0a0b-4dec-abff-d72b7831b5bf.jpg) ![256 West 88th Street #PH, New York City, NY 10024 — photo 3 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/424476fa-788a-48c4-b3fe-59b5ebbf2de9.jpg) ![256 West 88th Street #PH, New York City, NY 10024 — photo 4 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/2c83ccc8-4cbb-4cd3-b7dd-012b6ee5ba45.jpg) ![256 West 88th Street #PH, New York City, NY 10024 — photo 5 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/bd523a46-49b3-4418-8ec1-4813358acb85.jpg) ![256 West 88th Street #PH, New York City, NY 10024 — photo 6 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/784b7a0a-3490-4295-bf09-dd325db57eab.jpg) ![256 West 88th Street #PH, New York City, NY 10024 — photo 7 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/3333b276-2666-45e2-84fe-3b3365ac0c16.jpg) ![256 West 88th Street #PH, New York City, NY 10024 — photo 8 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/26fcf148-524a-4f0a-bf09-fe8f3d264e5b.jpg) ![256 West 88th Street #PH, New York City, NY 10024 — photo 9 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/4523ef92-885d-4907-8c2b-25397c81233c.jpg) ![256 West 88th Street #PH, New York City, NY 10024 — photo 10 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/02da6706-8527-4938-803b-c45400e73c96.jpg) ## Property Overview Mint condition penthouse duplex with two exceptional private terraces, incredible natural light, and a level of finish rarely found at this price point. Recently gut renovated from top to bottom, this 1,048 square foot two bedroom, two bathroom home combines modern design with seamless indoor-outdoor living. The open-concept living and dining space is flooded with light and anchored by a beautifully appointed kitchen featuring quartz countertops, Bosch appliances, custom cabinetry, and abundant workspace. The primary suite is a true retreat, offering custom closets, direct access to a large south-facing terrace, and a luxurious en-suite bath finished with marble walls, granite flooring, custom Italian vanities, and radiant heated floors. Upstairs, the second bedroom enjoys excellent closet space and opens directly onto its own expansive private rooftop terrace, creating a second outdoor living area ideal for entertaining, dining, gardening, or simply enjoying the open sky. Additional features include wide-plank oak flooring, recessed lighting throughout, custom storage solutions, and a vented Bosch washer and dryer. With two oversized private terraces, a pristine gut renovation, and a highly competitive price point, this is a rare opportunity to own a move-in ready penthouse home with exceptional outdoor space on the Upper West Side. The complete offering terms are in an offering plan available from Sponsor. Sponsor: Atlantic Coast Enterprises LLC, 11 Grace Avenue, Suite 108, Great Neck, NY 11021. ## Property Details - **Property Type**: Co-op - **Beds**: 2 - **Baths**: 2 - **Rooms**: 3 - **Sqft**: 1,048 sqft - **Stories**: 1 - **Year Built**: 1920 - **Price per Sqft**: $1,751 - **Common Charges**: $540 / Monthly - **Listed On**: Jun 15, 2026 - **Days on Market**: 86 Days ### Residence Features - Washer Hookup - In Unit - Private Outdoor Space Over 60 Sqft ## Sales Evidence ### Recent closed sales 5 apartments at 256 West 88th Street have recorded sales since September 2021, the most recent for $1,868,489 in June 2026. Prices are the figures recorded with the City, not asking prices. | Unit | Beds | Sq Ft | Sold Price | $/ft² | Sold | Source | | --- | --- | --- | --- | --- | --- | --- | | 1 (Apartment) | — | 1,130 | $1,868,489 | $1,654/ft² | June 18, 2026 | City record | | 2 (Apartment) | 2 | 1,130 | $1,835,000 | $1,624/ft² | June 18, 2026 | MLS | | B (Apartment) | — | 1,536 | $1,985,588 | $1,293/ft² | December 5, 2024 | City record | | GARDEN (Duplex) | 1 | 1,536 | $1,950,000 | $1,270/ft² | December 5, 2024 | MLS | | 2 (Apartment) | 2 | 1,040 | $1,695,000 | $1,630/ft² | December 2, 2024 | 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 co-op two-bedroom sales in Upper West Side is $1,400,000, based on 273 sales between September 2024 and July 2026. This home is asking $1,835,000, $435,000 above that median. The middle half of those sales closed between $1,155,000 and $1,800,000. - **Median closed price**: $1,400,000 - **Middle half**: $1,155,000 – $1,800,000 - **Based on**: 273 co-op two-bedroom sales in Upper West Side - **Period**: September 2024 – July 2026 Square footage is recorded for only 62 of these 273 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 252 of these sales with a published asking price, the median closed at 97.6% 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**: 97.6% of the original ask - **Closed below ask**: 66% of 252 sales - **Listed → in contract**: 73 days (about 10 weeks) - **In contract → closed**: 87 days (about 12 weeks) Across the 252 of these sales with a published asking price, the median closed at 97.6% of what it originally asked. 66% of them closed below the original ask. Half of these homes were in contract within 73 days (about 10 weeks) of coming to market, based on the 261 with a recorded listing date. Once a deal was agreed, closing took a further 87 days (about 12 weeks), based on the 259 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 273 co-op two-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 two-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 | $1,400,000 | 24 | | 2017 | $1,525,000 | 134 | | 2018 | $1,475,000 | 144 | | 2019 | $1,472,500 | 144 | | 2020 | $1,351,200 | 78 | | 2021 | $1,350,000 | 222 | | 2022 | $1,500,000 | 195 | | 2023 | $1,395,000 | 142 | | 2024 | $1,446,500 | 144 | | 2025 | $1,390,000 | 151 | | 2026 | $1,420,000 | 79 | 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 256 West 88TH Street](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/256-west-88th-street) ## Price and Property History for 256 West 88TH Street, Unit PH Review the recorded listing activity for 256 West 88TH Street, Unit PH, including asking-price changes and prior market dates. - **Entered contract**: July 17, 2026 | Date | Price | Listing event | | --- | --- | --- | | July 17, 2026 | $1,835,000 | Entered contract | | June 15, 2026 | $1,835,000 | Listed for sale by Serhant | ## About The Building ### 256 West 88th Street Upper West Side · Stock Cooperative 256 West 88th Street, New York, NY 10024 A building in Upper West Side, currently featuring 1 active listing. - **Year Built**: 1920 - **Total Units**: 1 - **Floors**: 1 [View the building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/256-west-88th-street) ### Available Residences — For Sale (1) | Unit | Beds | Baths | Size | Price / Ft² | Price | Listing Office | Listed Date | Days on Market | | --- | --- | --- | --- | --- | --- | --- | --- | --- | | [PH](https://realestaterebatesnewyork.com/new-developments/newyorkcity/manhattan/10024/256-west-88th-street-ph-PH-ny-10024) | 2 | 2 | 1,048 sqft | $1,751 | $1,835,000 — In contract | Serhant | Jun 15, 2026 | 85 days | ## Estimated Monthly Payment **$9,819 / month**, assuming a 20% down payment ($367,000), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three. - **Principal & Interest**: $9,279 - **Common Charges**: $540 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 - [256 West 88TH Street — building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/256-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.