250 West 96th Street: Juul-Hansen's Limestone Condo

250 West 96th Street, first marketed as 96+Broadway, is a 23-storey condominium of 131 residences designed by Thomas Juul-Hansen and developed by JVP Management, with sales launched in September 2022.

Clad in German limestone with bronze-finished windows, it sits directly across from the 96th Street subway station, between Riverside Park and Central Park. Here is what buying there involves.

1. What the Building Is

The building stands on West 96th Street at Broadway, directly across from the 96th Street station served by the 1, 2 and 3 trains. JVP Management, led by Van Nguyen, developed it, and the title owner on city records is Paragon JV Prop III LLC, the client named by the executive architect.

Danish-born, New York-based designer Thomas Juul-Hansen designed the building, with SBJ Group as executive architect on a project of about 278,000 gross square feet. The facade is Jura gray limestone from the German producer Franken-Schotter, with loft-like windows in burnished bronze-finished frames and staggered terraces.

The city's tax roll lists 131 residential condominium units, matching the developer's count of one- to five-bedroom homes, and city records give 2021 as the year built. The condominium lot is outside the Riverside-West End Historic District Extension II, which covers neighbouring lots on the same block.

The location is on Google Maps.

2. Limestone, Bronze and a Courtyard Lobby

The design reads as a contemporary version of the Upper West Side's masonry apartment houses rather than a glass tower. The lobby has 20-foot ceilings, oversized windows and a ground-level courtyard, and the welcome desk is carved from a single block of silver travertine.

Inside, residences have extra-wide 7.5-inch European white oak floors, Italian-crafted oak cabinetry, quartzite counters and Sub-Zero and Wolf appliances. Primary baths have heated marble floors and a Waterworks soaking tub, and select units have Juliet balconies or terraces with bronze-finished balusters.

Because the terraces step across the facade, outdoor space differs from line to line. Ask for a floor plan that shows terrace dimensions and who is responsible for waterproofing and drainage beneath them.

Ask which exposures a given apartment has, since avenue, side-street and river-facing lines differ.

3. Amenities and the Neighbourhood

The amenity program centres on a 75-foot saltwater pool with a spa suite on the lower level. It adds a fitness center, a Pilates room, a regulation squash court that doubles as a half basketball court, a children's playroom, a music room, an entertainment lounge and a pet grooming station.

On the roof, a landscaped terrace has an outdoor kitchen and an outdoor cinema, with views of the skyline and the Hudson River. Each of these spaces carries staffing and maintenance costs that sit in the shared budget, so read the operating budget line by line.

Riverside Park lies to the west and Central Park to the east, with the 91st Street Garden in Riverside Park within walking distance. Sales were still active in 2026, when Team Arceon at Corcoran took over as the sales team, so ask how many units the sponsor still holds.

A sponsor that still holds inventory influences the budget and the board, so ask about both.

4. Buying Here as an Overseas Purchaser

Because 250 West 96th Street is a condominium, there is no co-op board approval, and foreign buyers can purchase. A purchase from the sponsor follows the offering plan, so ask whether the purchase agreement shifts any of the seller's closing costs to the buyer before you compare it with a resale.

At closing the buyer pays New York's mansion tax on residential purchases of $1 million or more, charged on the whole price at graduated rates from 1% between $1 million and $2 million up to 3.9% at $25 million and above. Since July 2026 the city has also levied an annual pied-à-terre surcharge on high-value apartments that are no one's primary residence, and its administration is before the courts.

On a later sale by a foreign owner, FIRPTA withholding of 15% of the gross price applies unless an IRS withholding certificate reduces it. A non-resident who is not a US citizen has only a $60,000 US estate tax exemption on US-situs assets unless a treaty provides more, so settle whether to buy personally or through an entity with tax counsel before contract.

Settle structure and financing first, then make the offer.

Recorded Sales: What the Public Record Shows

NYC's Department of Finance records every sale with its address and price. Between January 2023 and September 2026 it recorded 77 sales of apartments at 250 West 96th Street, at a median price of $2.66 million. Half of them closed between $1.6 million and $4.04 million; the highest was $6.05 million.

A median across a whole building mixes small and large apartments, low floors and high ones, so it describes the building rather than any one residence. Use it to see how often apartments here change hands and where the building's prices sit. Price a specific apartment from recorded sales on the same line and floor range, which can be pulled from the deed records before you make an offer.

These are recorded deed prices, not asking prices, and none of them is a Reinvent NY transaction. A sale appears in the record weeks after closing, and a deed price can include a parking space or storage unit bought at the same time.

Final Thoughts: Masonry Character, New Construction

250 West 96th Street offers what is rare north of 86th Street: new construction with a full resort-style amenity program, a limestone facade that fits its neighbours and an express subway station across the street.

The trade-offs are those of a young condominium. Sponsor sales were still running in 2026, the operating budget has little history, and a large amenity program is shared among 131 owners. None of these rules the building out, but each belongs in the numbers before contract.

Price a specific apartment from recorded sales on the same line and floor range rather than from a building-wide average. Then read the offering plan and its amendments, the latest financial statements and the board minutes before committing.

Request the offering plan and recent financials before you schedule a viewing.

Figures here describe the building, not any one apartment. Asking prices, monthly carrying costs, tax abatement status and sublet rules are established unit by unit from the offering plan, the most recent financial statement and the managing agent.

Reinvent NY Inc. provides real estate and business expansion consulting in New York. This article is for informational purposes only and does not constitute legal, tax or investment advice.

More buildings worth knowing: 100 Eleventh Avenue, 111 West 57th Street, 130 William. The full set is indexed under New York building profiles.