THE CONDO BOOK PROJECT

250 West 96th Street Condominium

250 West 96th Street, Manhattan, NY 10025

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Overview

Units
131 residential · 1 commercial
Subway
1 min walk to 96 St 1 2 3103 St 1, 8 min
Developer
JVP Development
Principals
Van Nguyen, John Illuzzi
Average $/sf
$2,149Homes in Schedule A, as first offered
Common charges
$1,032–$6,670 a monthSponsor's first-year estimate in Schedule A, January 1, 2023 through December 31,2023
Offering price
$456.5 million total

The sponsor of record is Paragon Jv Prop Iii LLC, represented by Holland & Knight LLP. The offering plan runs 246 pages. The sponsor has filed 7 amendments, the latest in December 2025. The nearest other condo plan on file is 720 West End Avenue Condominium, next door.

Plan CD210266 · New · accepted May 23, 2022 · AG record ↗

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FigureThis building1The Harper268 units · 1.6 miaccepted 202150 West 66th3127 units · 1.6 miaccepted 2020
Common ChargesPer Square Foot / Month$1.41Above peers$0.88$1.24
Average Offering PricePer Apartment$3.53MBelow peers$3.54M$5.34M
Average PricePer Square Foot$2,149In line$2,110$2,529
Property TaxesPer Square Foot / Month$1.44Below peers$1.78$1.59
Average Unit SizeSquare Feet1,636 SFSmaller1,678 SF3,335 SF

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Unit mix, closings, budgets, finishes and the team, against The Harper and 50 West 66th, 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 closed60% of the homes in Schedule A78 of 131
Closing prices vs. Schedule A77 homes: $231,657,708 at closing against $240,755,000 in Schedule A (p. 81, p. 82, p. 83)−3.8%
Average closing price78 homes, on their Schedule A square feet$2,045 / SF
Closingsfirst and latest recordedNov 7, 2023 – Sep 18, 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 78 closings
HomeRecordedClosing priceSchedule ADifference
6BNov 7, 2023$1,350,000$1,415,000 p. 81−4.6%
17BNov 8, 2023$3,450,000$3,550,000 p. 83−2.8%
4ENov 9, 2023$1,475,000$1,505,000 p. 81−2%
20CNov 10, 2023$5,200,000$5,325,000 p. 83−2.3%
7ENov 13, 2023$1,495,000$1,535,000 p. 81−2.6%
15GNov 13, 2023$1,502,400$1,565,000 p. 82−4%
16GNov 28, 2023$1,579,000$1,595,000 p. 83−1%
16CNov 30, 2023$4,325,315$4,550,000 p. 82−4.9%
2BDec 5, 2023$1,261,350$1,300,000 p. 81−3%
18CDec 27, 2023$5,201,250$5,475,000 p. 83−5%
3EDec 28, 2023$1,450,000$1,495,000 p. 81−3%
14GJan 30, 2024$1,490,000$1,555,000 p. 82−4.2%
14DFeb 12, 2024$3,550,000$3,675,000 p. 82−3.4%
7AFeb 26, 2024$4,999,999$5,100,000 p. 81−2%
9GMar 6, 2024$1,450,000$1,505,000 p. 82−3.7%
8CApr 9, 2024$3,975,000$4,200,000 p. 81−5.4%
12GApr 11, 2024$1,485,000$1,535,000 p. 82−3.3%
18EApr 29, 2024$2,577,500$2,615,000 p. 83−1.4%
11GMay 1, 2024$1,460,000$1,525,000 p. 82−4.3%
22BMay 3, 2024$3,181,500$3,275,000 p. 83−2.9%
6EJun 11, 2024$1,509,000$1,525,000 p. 81−1%
18DJun 21, 2024$4,995,000$5,275,000 p. 83−5.3%
6DJul 3, 2024$3,725,000$3,845,000 p. 81−3.1%
21DJul 15, 2024$5,222,000$5,425,000 p. 83−3.7%
7BJul 19, 2024$1,367,500$1,425,000 p. 81−4%
5EAug 1, 2024$1,475,000$1,515,000 p. 81−2.6%
12EAug 20, 2024$3,240,000$3,350,000 p. 82−3.3%
3DAug 22, 2024$3,382,500$3,725,000 p. 81−9.2%
4DAug 28, 2024$3,650,000$3,765,000 p. 81−3.1%
6FOct 15, 2024$1,880,000$1,930,000 p. 81−2.6%
21EOct 29, 2024$2,570,000$2,675,000 p. 83−3.9%
4BNov 12, 2024$1,377,500$1,395,000 p. 81−1.3%
10GNov 12, 2024$1,460,000$1,515,000 p. 82−3.6%
9BDec 4, 2024$2,400,000$2,525,000 p. 82−5%
15EJan 24, 2025$3,275,000$3,400,000 p. 82−3.7%
8GMar 14, 2025$1,465,000$1,495,000 p. 82−2%
15DApr 7, 2025$3,600,000$3,710,000 p. 82−3%
3BMay 8, 2025$1,370,000$1,385,000 p. 81−1.1%
5BJun 4, 2025$1,357,500$1,405,000 p. 81−3.4%
17DJun 4, 2025$5,425,000$5,625,000 p. 83−3.6%
7FJun 16, 2025$1,625,000$1,625,000 p. 810%
8BJun 27, 2025$2,275,000$2,500,000 p. 81−9%
5FJun 30, 2025$1,846,699$1,915,000 p. 81−3.6%
10BJun 30, 2025$2,430,000$2,550,000 p. 82−4.7%
11EJul 16, 2025$3,200,000$3,325,000 p. 82−3.8%
14EJul 30, 2025$3,277,967$3,375,000 p. 82−2.9%
22DAug 7, 2025$5,351,100$5,475,000 p. 83−2.3%
22EAug 7, 2025$2,664,652$2,695,000 p. 83−1.1%
17AAug 12, 2025$6,050,000$6,285,000 p. 83−3.7%
20DAug 19, 2025$5,138,000$5,375,000 p. 83−4.4%
7GSep 18, 2025$2,272,060$2,365,000 p. 81−3.9%
18BSep 26, 2025$3,153,901$3,175,000 p. 83−0.7%
8EOct 3, 2025$3,095,000$3,195,000 p. 81−3.1%
16BOct 23, 2025$2,625,000$2,690,000 p. 82−2.4%
2E**Nov 26, 2025$308,313——
8DDec 2, 2025$3,300,000$3,500,000 p. 81−5.7%
19DDec 19, 2025$5,175,000$5,325,000 p. 83−2.8%
19BJan 15, 2026$3,135,000$3,200,000 p. 83−2%
5DJan 27, 2026$3,630,000$3,805,000 p. 81−4.6%
3CFeb 2, 2026$2,450,000$2,775,000 p. 81−11.7%
19EFeb 13, 2026$2,550,000$2,635,000 p. 83−3.2%
3FMar 26, 2026$1,810,000$1,850,000 p. 81−2.2%
8FApr 22, 2026$2,400,000$2,685,000 p. 82−10.6%
11CApr 29, 2026$4,265,000$4,340,000 p. 82−1.7%
9CMay 1, 2026$4,100,000$4,250,000 p. 82−3.5%
19CMay 19, 2026$5,300,000$5,525,000 p. 83−4.1%
15CJun 26, 2026$4,400,000$4,475,000 p. 82−1.7%
3AJun 30, 2026$4,350,000$4,800,000 p. 81−9.4%
10CJul 1, 2026$4,195,000$4,295,000 p. 82−2.3%
11DJul 27, 2026$3,405,000$3,605,000 p. 82−5.5%
15BJul 28, 2026$2,583,750$2,650,000 p. 82−2.5%
11BJul 30, 2026$2,469,765$2,575,000 p. 82−4.1%
14CAug 13, 2026$4,325,000$4,430,000 p. 82−2.4%
20EAug 13, 2026$2,560,000$2,655,000 p. 83−3.6%
7DAug 31, 2026$3,715,000$3,885,000 p. 81−4.4%
14BAug 31, 2026$2,605,000$2,625,000 p. 82−0.8%
21CSep 15, 2026$4,643,000$4,775,000 p. 83−2.8%
6GSep 18, 2026$2,082,500$2,345,000 p. 81−11.2%

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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
Paragon Jv Prop Iii LLC
Developer
JVP DevelopmentReported by mannpublications.com
Principals
Van Nguyen, John Illuzzi
Tax estimate
Marcus & Pollack LLPPrepared the first-year real estate tax projection

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

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