THE CONDO BOOK PROJECT

44 West 8th Street Condominium

44 West 8th Street, Manhattan, NY 10011

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Overview

44 West 8th Street is a new six-story Greenwich Village condo with just five homes over a retail space. Its offering plan spells out Wolf and Sub-Zero kitchens, Vola baths, an all-electric building and a 24/7 lobby attendant. With so few owners, that staff is the biggest line in the budget.

  • Size: 5 homes, 2 commercial units (retail and community facility, both on the ground floor) and 5 storage lockers
  • Building: six stories above grade, plus a cellar and a roof level, with a single elevator
  • Homes: four 4-bedroom apartments of roughly 3,250 to 4,150 square feet and one 2-bedroom of about 1,450 square feet, per Schedule A
  • Offering prices: about $4.75 million to $18.5 million as first offered by the sponsor (these are asking prices in the plan, not sales)
  • Outdoor space: Unit 2 lists about 1,490 square feet of outdoor space and the penthouse about 630
  • Common charges: roughly $3,300 to $9,800 a month in the sponsor's first-year projection
  • Staff: a 24/7 lobby attendant and a part-time super, non-union, provided through the managing agent's affiliate
  • Systems: all-electric, with no gas in the building

Good to know: with just five apartments sharing the bills, every building-wide cost lands heavily on each owner. Keep that in mind as you read the budget section below.

Compare

FigureThis building1The Katharine28 units · 0.3 miaccepted 2025Ava39 units · 0.4 miaccepted 2026
Common ChargesPer Square Foot / Month$2.35In line$2.37$0.82
Average Offering PricePer Apartment$10.79MAbove peers$10.25M$2.53M
Average PricePer Square Foot$3,511Above peers$3,298$2,339
Property TaxesPer Square Foot / Month$2.44In line$2.65$1.93
Average Unit SizeSquare Feet3,073 SFIn line3,108 SF1,080 SF

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Unit mix, closings, budgets, finishes and the team, against The Katharine and Ava, 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.

Budget

What It Costs to Run

The sponsor's first-year budget (Schedule B, projected for July 2027 to June 2028) comes to roughly $507,000. The five homes cover about $433,000 of that through common charges, with the retail and community facility units paying the rest.

HomeSizeOffering priceCommon charges / moEst. taxes / mo
Unit 24 bed, ~3,255 sf~$11.0M~$8,240~$8,540
Unit 34 bed, ~3,255 sf~$9.75M~$7,390~$7,660
Unit 44 bed, ~3,255 sf~$9.95M~$7,390~$7,660
Unit 52 bed, ~1,456 sf~$4.75M~$3,310~$3,430
PH4 bed, ~4,145 sf~$18.5M~$9,770~$10,130

Prices above are the sponsor's asking prices in Schedule A, not sales; charges and taxes are first-year estimates. Where the money goes, in round numbers:

  • Staffing (contracted): about $290,000, more than half the budget
  • Common-area electricity: about $98,000, which also runs the building's mechanical systems
  • Reserve fund: about $46,000 set aside for future capital repairs
  • Insurance: about $17,000; water and sewer: about $16,000
  • Management fee: about $14,000
  • Gas/heating: $0, since the building is all-electric

At closing, you'll also pay a non-refundable working capital contribution equal to two months of common charges.

Good to know: the real estate tax projection doesn't count any tax abatements, and the plan warns that taxes may rise once the finished building is reassessed. It estimates residential taxes of roughly $467,000 for 2028/29, the first full tax year after completion. For why budgets like this differ so much from building to building, see why operating costs differ and our operating expense benchmarks.

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

The Building

Finishes

The plan's finish and appliance schedules are unusually specific, down to model numbers. For how this compares with other new buildings, see our guide to NYC condo finishes.

Kitchen

  • Cooking: a Wolf induction cooktop, Wolf built-in single oven and Wolf speed oven in every home; the penthouse also gets a Wolf convection steam oven
  • Refrigeration: panel-ready Sub-Zero column refrigerators and column freezers with ice makers, plus Sub-Zero wine storage in Units 2, 3, 4 and the penthouse, and a Summit undercounter ice maker in the penthouse
  • Dishwasher: panel-ready Cove (two in the penthouse)
  • Sink and faucet: an undermount Franke sink with a Kohler faucet
  • Counters and cabinets: natural or engineered stone, "typically quartz or marble," about 2 cm thick, as selected by the sponsor; custom or semi-custom cabinets with soft-close hardware

Tip: the countertop material isn't locked in. The plan leaves the final stone, color and edge to the sponsor, so ask the sales team what's actually going in.

Bathrooms

  • Vola faucets, shower controls and showerheads throughout, including a ceiling rain shower in the primary bath
  • Toto wall-hung toilets in all bathrooms
  • A freestanding Perlato tub with a Vola floor-mounted filler in the primary bath, and an Infinity Drain linear shower drain
  • Stone floors and stone walls in the primary bath

To see how this fixture package compares with other buildings, our bathroom brands guide shows which names are common.

Floors, Ceilings and Windows

  • Engineered white oak plank floors with a 6 mm wear layer over an acoustic underlayment; stone in the foyers
  • Ceiling heights of roughly 8 to 10.5 feet, lower where there are dropped ceilings
  • Lot line windows on the east side of Units 3, 4 and the penthouse (more on that below)

The plan doesn't name a window manufacturer.

Laundry, Heating and Cooling

  • An LG front-load washer (4.5 cu. ft.) and dryer (7.4 cu. ft.) in every home, with dryers vented to the outside, plus a Kohler laundry sink
  • Variable refrigerant flow (VRF) heat-recovery units for heating and cooling in each apartment
  • Fresh air from an energy recovery ventilator in the cellar, and kitchen hoods vented through a dedicated riser to the roof
  • Central electric hot water; the building uses no gas at all

Good to know: each home's electricity is metered directly by Con Edison, so you pay your own heating and cooling bill. Water and sewer are covered in common charges.

Listings: 44 West 8th Street on StreetEasy

Amenities, Staffing & Transportation

This is a small building, and the amenity list is short. According to the plan, residents get:

  • A residential lobby on the first floor
  • A fitness center in the cellar, unattended
  • A common roof terrace for all residents
  • A mail and package room with key-fob access, equipped with two chest freezers for deliveries
  • Private storage lockers, five in total, sold separately (see Fine Print)

There's no pool, no parking and no common laundry room. The plan also notes there is no service entrance, so deliveries and move-ins go through the same front door.

Good to know: the roof terrace comes with rules. The board can cap how many people are up there, set noise limits, ban glassware, close it in bad weather and require a chaperone for anyone under 18. The plan also warns that rooftop mechanical equipment may create noise and vibration. Guests can use the amenities only when accompanied by a resident, and the board may charge usage fees. See what's typical in our amenities by building size guide.

Staffing and Services

  • Lobby attendant: stationed in the lobby 24 hours a day, 7 days a week, reachable from each apartment by intercom
  • Super: one part-time superintendent
  • Management: staff are supervised by a non-resident building manager
  • Who employs them: not the condo. Staffing comes through an initial one-year agreement with an affiliate of the managing agent, Monarch Realty Group, which employs the workers directly
  • Union status: the budget assumes all staff are non-union and paid market rates

The budget puts this contracted staffing at roughly $290,000 a year, by far the building's biggest expense and more than half of the total budget. There's also a small line for a virtual concierge service.

Tip: in a five-unit building, a 24/7 desk is a real luxury and a real cost. If owners ever want to change it, or if staff later unionize, that number moves. Our doorman cost guide explains why small doorman buildings cost so much per apartment.

Transportation

  • Subway: 2 min walk to W 4 St-Wash Sq A B C D E F M; Christopher St-Stonewall 1, 6 min

Fine Print

What's Specific to It

  • A 24/7 lobby attendant for five homes, non-union and provided through the managing agent's affiliate.
  • Staff is more than half the budget, spread across just five apartments.
  • All-electric: Wolf induction cooking and no gas in the building.
  • Vola fittings throughout, with Toto wall-hung toilets and a freestanding stone tub in the primary bath.
  • Lot line windows on some units, which a neighbor's future building could affect.
  • Big outdoor space on Unit 2, about 1,490 square feet.

44 West 8th Street is a new-construction condo in Greenwich Village with only five homes above a ground-floor retail space and a small community facility unit. The New York Attorney General accepted its offering plan in June 2026, and the sponsor projects the first closings for mid-2027.

Listings show bedrooms and views. The offering plan tells you much more: the exact appliance models, who staffs the lobby and on what terms, what the building expects to spend, and the fine print you sign up for. Here's what stands out.

Fine Print Worth Knowing

  • Storage lockers are licenses, not property. The five lockers are offered for about $425,000 in total. You buy a license to use one while you own your apartment; it can't be sold apart from a home, the sponsor keeps the proceeds, and the locker price is added to your unit price when transfer and property taxes are figured. You may have to close on the locker even if it isn't finished yet.
  • Lot line windows. Units 3, 4 and the penthouse have windows on the east lot line. If the neighbor ever builds up, those windows may have to be closed.
  • Substitutions. The sponsor can swap materials, appliances and fixtures for items of "equal or better quality," so the brand list above isn't guaranteed.
  • Elevator lock-off. The sponsor reserves the right to limit elevator access to a full-floor home to that home's owner.
  • Limited warranty only. Because the building is more than five stories, New York's housing merchant implied warranty doesn't apply; you get only the limited warranty described in the plan.

Team

The plan doesn't name an interior designer.

Nearby

FAQ

Does 44 West 8th Street have a doorman?

Yes, in effect. The plan calls for a lobby attendant on duty 24 hours a day, seven days a week, plus a part-time super, all non-union and provided through an affiliate of the managing agent.

What are the common charges at 44 West 8th Street?

The sponsor's first-year projection ranges from about $3,300 a month for the two-bedroom to about $9,800 a month for the penthouse, with the four-bedroom floors at roughly $7,400 to $8,200.

Is 44 West 8th Street gas-free?

Yes. The plan says there's no gas in the building: cooking is by Wolf induction, heating and cooling run on electric VRF systems, and hot water is electric.

Does the building have parking or a gym?

There's no parking, but there's an unattended fitness center in the cellar, a common roof terrace and five storage lockers sold by license.

Where this comes from: the building's offering plan (CD250369) as accepted by the New York Attorney General, including its Schedule A prices, Schedule B budget and description of property. Figures are the sponsor's projections and are rounded. Updated October 2026.