Best deal for 2BR on UWS

Easy - 119 West 71st. 8D - 799k, 9D - 824k. Currently zoned for PS199, but supposed to flip over to PS87 in '10. Both desirable school districts on UWS. Or make a crazy lowball 500k offer on both.

Or 2C at 50 West 67th.

You can also get a large 2 bedroom in the Lincoln Towers (all in PS199 zone), pick one on the northern end to be safe from zoning changes.

There are a lot of buildings in PS199, 87 with small 2 bedrooms for under 1m either currently or recently. 310W72, 330W72, 322W72, 260WE, 255WE, 315WE, 70RSD, 230WE, 235WE...

345W70, 240WE (new condo conversion)..

200 w79 17f

spin - do you prefer to be north of 86th?

spinnaker

49-west-96th-street - 699k

http://www.streeteasy.com/nyc/sale/394225-coop-49-west-96th-street-upper-west-side-new-york

True 2Br/2ba .. i went to the open house, it was packed. However, i did not like the place at all. Lacked charm, felt a little cramped, no view and just so so light. Very unsure about the location too, price is attractive though.

bugelrex
Are the living room and master bedroom facing 96th street?

Cmaig,

Yes they face 96.

I should better define what I mean by value as its not the same for everybody. I rate value this way: a place in which I would be proud to live that is both unique and flexible for a small family. A little nook or extra flex space here or there that would allow for some creative expression. Ok puke. but you get the drift.. And you gotta be pushing 800/sqft to have any kind of chance today.

nyc10023 - I like 50 w 67th also but have yet to make it down to take a look. Have you been inside?

mom - I prefer south of 92nd but would consider west of Broadway north of 96th.

No, but I'm pretty sure C faces south (back) which is not good for light. Are you sure you are going to have 1 kid? A 2-bedroom starts to feel awfully small with 2 kids.

I didn't get through reading your prior interesting thread, "A Family Considers . . ." and I don't have enough time to follow all the links in this one, but it seems there are quite a number of availabilities -- do you have a broker to work with, it seems to me he or she should be able to pull together the disparate listings for you.

LookingAround - On my last three purchases I pointed the broker to the property I wanted to buy, anything I was shown didn't make the cut. I don't expect this time around to be much different. I tend to rely on a broker more for the negotiation part.

here are some nooks (foyer, dining area), http://www.streeteasy.com/nyc/sale/395202-coop-161-west-75th-street-upper-west-side-new-york

nice location, decent building, views wouldn't be great though...

320 cpw, 6de, is getting closer at under $1.2. spinnaker1, do you want listings of under $1m, or is the top of your budget $1m? those two seem different to me. i bet nyc10023 could have some fun if the answer is the latter.

spin - perhaps you have something specific in mind that you haven't stated (flex space for third bedroom, 900+ sq/ft, etc), b/c there seem to be some reasonably sized and well laid out 2beds in zip 10023 for under $1MM. In addition to 161 W 75 there's:

260 WEA, 14D (nice floorplan, prob needs work...I like an entry foyer w. decent corner wall space), http://www.streeteasy.com/nyc/sale/351775-coop-260-west-end-avenue-lincoln-square-new-york

17 W 71, 7D (huge living/dining combo, awesome location), http://www.streeteasy.com/nyc/sale/379823-coop-17-west-71st-street-lincoln-square-new-york

345 W 70, 2B (if I recall, West81st gave this one a favorable review...seems to have limited closet space, but very cute), http://www.streeteasy.com/nyc/sale/355132-coop-345-west-70th-street-lincoln-square-new-york

Not sure why you're only finding things on the fringe. Perhaps it's the element of uniqueness...

uwsmom - 3rd br not a concern but accidents do happen.. The flex requirement is primarily for office space. 71st looks nice, I just saved it and might head down there this weekend for a look. 70th is too close to Lincoln Towers and Trumpville for me. The comps on 260 wea suggest this has quite a way to fall. We are sort of committed to a montessori in the low 90's and Riverside next year so I have been framing the hunt with that in mind. I agree there are decent 2's out there for decent price but there always seems to be something lacking - in the back, low floor, cookie cutter, etc. I wouldn't shy away from something needing work provided I see value in the price -but again, haven't seen much. I appreciate your post.

aboutready - I saw 320 CPW but the kitchen / living room config threw me off

spin, you didn't answer my question. are you looking at $1M properties, or do you want to pay $1M.

very different results.

Spnnaker- if you are going to the montessori I'm thinking of.......congrats. You will love it there.