THE CONDO BOOK PROJECT

180 East 88th Street Condominium

180 East 88th Street, Manhattan, NY 10128

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Overview

Units
48 residential · 92 storage
Subway
3 min walk to 86 St 4 5 686 St Q, 5 min
Principals
Christopher J. Prokop, Joseph A. McMillan, Jr.
Average $/sf
$3,021Homes in Schedule A, as first offered
Common charges
$738–$10,366 a monthSponsor's first-year estimate in Schedule A, July 1, 2018 - June 30, 2019
Offering price
$311.3 million total

The sponsor of record is 180 East 88th Street Realty LLC, represented by Starr Associates LLP. The offering plan runs 556 pages. The sponsor has filed 20 amendments, the latest in April 2026. The nearest other condo plan on file is 171 East 86th Street Condominium, next door.

Plan CD150154 · New · accepted Nov 2, 2015 · AG record ↗

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FigureThis building1221 West 77th226 units · 1.4 miaccepted 201540 East End329 units · 0.6 miaccepted 2018
Common ChargesPer Square Foot / Month$1.52Highest$1.02$1.05
Average Offering PricePer Apartment$6.38MBelow peers$7.62M$6.86M
Average PricePer Square Foot$3,021Above peers$2,772$2,707
Property TaxesPer Square Foot / Month$1.67Highest$1.31$0.95
Average Unit SizeSquare Feet2,113 SFSmallest2,750 SF2,534 SF

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Unit mix, closings, budgets, finishes and the team, against 221 West 77th and 40 East End, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Manhattan plans on size, $/SF and launch date, within 2 miles when possible.
  • Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
  • Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
  • Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.

Closings Pro

Homes closed94% of the homes in Schedule A45 of 48
Closing prices vs. Schedule A43 homes: $243,940,369 at closing against $280,080,000 in Schedule A (p. 56, p. 57)−12.9%
Average closing price43 homes, on their Schedule A square feet$2,644 / SF
Closingsfirst and latest recordedMay 30, 2019 – Oct 10, 2025

Sales recorded with the Department of Finance (ACRIS) through Mar 31, 2026: deeds, or transfer tax filings for a building on leased land, of $10,000 or more. A home's first sale since the plan was filed is the sponsor's closing; resales aren't counted. Closing prices are compared with the same home's Schedule A price, as first offered; a deed covering more than one home isn't compared. Amendments often change prices before a home closes, and a deed that includes parking or storage counts its full price. ACRIS records a sale weeks after closing, so recent contracts don't appear yet. Every building's sales.

All 45 closings
HomeRecordedClosing priceSchedule ADifference
8AMay 30, 2019$5,100,000$5,100,000 p. 560%
11AJun 26, 2019$4,200,000$4,200,000 p. 560%
6BJun 27, 2019$1,419,000$1,575,000 p. 56−9.9%
14AJul 2, 2019$4,700,000$4,500,000 p. 56+4.4%
18BDec 23, 2019$6,500,000$6,500,000 p. 570%
26BJan 6, 2020$6,920,000$7,050,000 p. 57−1.8%
36BMar 4, 2020$8,399,000$8,450,000 p. 57−0.6%
34BMar 12, 2020$8,056,086$8,325,000 p. 57−3.2%
22ABApr 23, 2020$9,300,000——
38 EAJul 8, 2020$11,229,516——
12ANov 9, 2020$4,095,000$4,350,000 p. 56−5.9%
20BNov 16, 2020$5,850,000$6,600,000 p. 57−11.4%
32BNov 30, 2020$7,025,000$7,875,000 p. 57−10.8%
10ADec 17, 2020$4,100,000$4,350,000 p. 56−5.7%
9AFeb 26, 2021$4,220,000$4,700,000 p. 56−10.2%
14BMay 12, 2021$5,485,000$6,350,000 p. 56−13.6%
7BMay 21, 2021$1,445,000$1,550,000 p. 56−6.8%
24BJun 15, 2021$6,535,000$6,875,000 p. 57−4.9%
4ASep 2, 2021$3,207,340$3,450,000 p. 56−7%
30BSep 30, 2021$7,375,000$7,475,000 p. 57−1.3%
36ANov 1, 2021$4,400,000$4,635,000 p. 57−5.1%
28BNov 5, 2021$7,100,000$7,250,000 p. 57−2.1%
42Jan 12, 2022$14,500,000$15,500,000 p. 57−6.5%
3AApr 5, 2022$2,846,769$3,215,000 p. 56−11.5%
10BJun 7, 2022$5,050,000$5,900,000 p. 56−14.4%
5BMar 21, 2023$1,195,000$1,475,000 p. 56−19%
6AApr 10, 2023$2,950,000$3,595,000 p. 56−17.9%
PHJun 29, 2023$24,700,000$28,000,000 p. 57−11.8%
24AJul 14, 2023$3,115,000$3,970,000 p. 57−21.5%
11BJul 27, 2023$4,110,000$5,850,000 p. 56−29.7%
8BJul 28, 2023$3,979,627$5,650,000 p. 56−29.6%
7ASep 6, 2023$2,950,000$3,700,000 p. 56−20.3%
5ASep 13, 2023$2,885,000$3,525,000 p. 56−18.2%
12BSep 14, 2023$4,168,666$6,150,000 p. 56−32.2%
9BNov 9, 2023$4,065,833$5,600,000 p. 56−27.4%
20ANov 28, 2023$3,062,763$3,880,000 p. 57−21.1%
32ANov 30, 2023$3,500,000$4,400,000 p. 57−20.5%
26AMar 6, 2024$3,133,000$4,030,000 p. 57−22.3%
28AMar 22, 2024$3,200,000$4,100,000 p. 57−22%
18AMay 16, 2024$3,050,000$3,850,000 p. 57−20.8%
34AAug 21, 2024$3,657,285$4,600,000 p. 57−20.5%
38 West **Apr 17, 2025$11,725,000$15,000,000 p. 57−21.8%
46Jun 5, 2025$13,500,000$16,750,000 p. 57−19.4%
44Jul 11, 2025$13,200,000$16,000,000 p. 57−17.5%
30AOct 10, 2025$3,265,000$4,180,000 p. 57−21.9%

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Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

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Budget

From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size

Team

Sponsor
180 East 88th Street Realty LLC
Principals
Christopher J. Prokop, Joseph A. McMillan, Jr.
Tax estimate
Marcus and Pollack, LLPPrepared the first-year real estate tax projection
Construction lender
M&T BankLender on the mortgage and building loan agreement recorded December 2015 in ACRIS; $142.4 million recorded

From our research: Do NYC Developers Rehire the Same Firms?

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