THE CONDO BOOK PROJECT

The Residences At West 9th Street

24-28 West 9th Street, Manhattan, NY 10011

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Overview

Units
45 residential
Subway
4 min walk to W 4 St-Wash Sq A B C D E F MChristopher St-Stonewall 1, 6 min
Developers
Lionheart Capital, Out of the Box Ventures
Principals
Allison Greenfield, Ophir Sternberg
Average $/sf
$2,838Homes in Schedule A, as first offered
Common charges
$1,160–$3,650 a monthSponsor's first-year estimate in Schedule A, January 1, 2026 To December 31, 2026
Offering price
$118 million total

The sponsor of record is 26 W 9th Street LLC, represented by Starr Associates, LLP. The offering plan runs 602 pages. The sponsor has filed 4 amendments, the latest in April 2026. The nearest other condo plan on file is 30-32 West 9th Street Condominium *, next door.

Plan CD240344 · Conversion · accepted Sep 5, 2025 · AG record ↗

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FigureThis building1The Florian254 units · 0.9 miaccepted 202510 West 17th334 units · 0.4 miaccepted 2026
Common ChargesPer Square Foot / Month$1.82Above peers$1.18$1.65
Average Offering PricePer Apartment$2.57MIn line$2.16M$2.89M
Average PricePer Square Foot$2,838Above peers$2,275$2,481
Property TaxesPer Square Foot / Month$2.01Highest$1.33$1.64
Average Unit SizeSquare Feet904 SFSmaller950 SF1,168 SF

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Unit mix, closings, budgets, finishes and the team, against The Florian and 10 West 17th, 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 closed18% of the homes in Schedule A8 of 45
Closing prices vs. Schedule A8 homes: $21,956,338 at closing against $21,098,096 in Schedule A (p. 61)+4.1%
Average closing price8 homes, on their Schedule A square feet$3,011 / SF
Closingsfirst and latest recordedJul 8, 2026 – Sep 17, 2026

Sales recorded with the Department of Finance (ACRIS) through Sep 30, 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 8 closings
HomeRecordedClosing priceSchedule ADifference
8CJul 8, 2026$2,250,000$2,205,634 p. 61+2%
7AJul 13, 2026$2,266,550$2,185,727 p. 61+3.7%
7BJul 13, 2026$2,395,331$2,180,000 p. 61+9.9%
7CJul 15, 2026$2,250,000$2,185,352 p. 61+3%
7EJul 28, 2026$3,342,956$3,184,164 p. 61+5%
7DJul 29, 2026$3,347,206$3,139,341 p. 61+6.6%
4DAug 31, 2026$3,075,000$2,997,793 p. 61+2.6%
3ESep 17, 2026$3,029,294$3,020,085 p. 61+0.3%

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Closings are for subscribers

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
26 W 9th Street LLC
Developers
Lionheart Capital, Out of the Box Ventures
Principals
Allison Greenfield, Ophir Sternberg
Tax estimate
Marcus & Pollack LLPPrepared the first-year real estate tax projection
Construction lender
FBRED BDC Finance$56.5 million recorded

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

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