Walk down Waverly Place on a Tuesday afternoon and you’ll feel it. That specific, slightly heavy energy of old-school Greenwich Village. It’s a mix of expensive espresso and ghosts. Right there, at the intersection of Greene Street and Waverly, stands 23 Waverly Place NYC. Most people just call it the Hilary Court. If you’ve spent any time looking at apartments in Manhattan, you know this building. It’s one of those pre-war gems that manages to look imposing and welcoming at the same time. Honestly, it’s a bit of a local icon.
Living here isn't just about having a zip code. It's about the ceiling height. It's about those oversized windows that let in that weirdly perfect northern light.
Built back in 1910, this place started its life as a commercial loft. You can tell. The bones are different. You don't get 11-foot ceilings in modern "luxury" builds without paying a literal fortune, but here, it’s just the standard. It was converted to residential use in the late 1970s—specifically 1978—right when the Village was transitioning from its gritty, bohemian phase into the high-end residential hub we see today.
The Reality of Living at 23 Waverly Place NYC
Location is everything, but let's be real: living a block from Washington Square Park is a double-edged sword. You get the proximity to the arch and the musicians, but you also get the tourists and the NYU graduation crowds. Still, 23 Waverly Place NYC sits in a sweet spot. It’s far enough from the heart of the park to avoid the loudest drum circles, yet close enough that you can walk to the West 4th Street subway station in under five minutes.
The building itself is a co-op. That’s a big distinction. In a city of soaring condo prices, co-ops like this offer a sense of community, but they also come with the infamous board approval process. You’re not just buying a floor plan; you’re joining a tiny, very expensive club.
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Most of the units are lofts. We’re talking massive, open-concept spaces that residents have carved into two- or three-bedroom layouts over the decades. No two apartments in the building look exactly the same. One neighbor might have kept the raw industrial vibe with exposed pipes and brick, while another has turned their unit into a sleek, minimalist gallery. That’s the charm of these 1910 structures. They’re flexible.
What the Numbers Actually Look Like
Prices here fluctuate, obviously. But let’s look at the trends. In the last few years, units at 23 Waverly Place NYC have commanded anywhere from $1.5 million for a "modest" one-bedroom loft to well over $4 million for the sprawling upper-floor units.
Maintenance fees are the part that usually makes people flinch. Because it's an older building with a full-time doorman and a live-in super, the monthly carry can be high. You’re paying for the history. You’re paying for the fact that the lobby was renovated to stay true to its pre-war roots. Is it worth it? If you value square footage in a neighborhood where most apartments are the size of a walk-in closet, then yeah, basically it is.
Architecture and the "Hilary Court" Aesthetic
The facade is classic New York. Red brick. Limestone trim. It has that "stately warehouse" look that architects in the early 20th century mastered. It doesn't scream for attention like the glass towers in Hudson Yards. It just sits there, looking solid.
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Inside, the lobby of 23 Waverly Place NYC is understated. It isn't trying too hard. You won't find gold-plated elevators, but you will find a sense of privacy that’s increasingly rare in Manhattan. With only about 50 units spread across nine floors, you aren't fighting for the elevator every morning.
Many residents mention the quiet. Despite being in the middle of a bustling university neighborhood, the thick masonry walls of the 1910 construction act like a natural sound barrier. You can have a protest happening three blocks away and barely hear a hum in your living room. It's a sanctuary. Kinda rare for the Village.
The Neighborhood Vibe
If you live here, your "backyard" is technically Washington Square Park. You've got the iconic Blue Note Jazz Club just a few blocks west. Joe's Pizza is close enough for a late-night run, though locals usually head to the quieter spots on Sullivan Street.
- Subway Access: A, C, E, B, D, F, M at West 4th St; R, W at 8th St-NYU; 6 at Astor Place.
- Green Space: Washington Square Park is the big one, but Mercer Playground is right around the corner for something a bit smaller.
- Dining: Gotham (formerly Gotham Bar and Grill) is a short walk away for when you're feeling fancy.
Common Misconceptions About the Building
A lot of people think that because it’s near NYU, the building is filled with students. Not true. The price point alone keeps the undergrads at bay. Most residents are established professionals, artists who got in early, or families who needed the loft space to stay in the city.
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Another myth? That all pre-war buildings are "fixer-uppers." While you’ll definitely see original details at 23 Waverly Place NYC, the mechanical systems have been updated significantly over the years. It’s a well-oiled machine. The board is known for being fiscally responsible, which is basically the most important thing to look for in a New York co-op. If the board is messy, your investment is messy. Here, things are generally tight.
How to Approach a Purchase Here
If you're looking to buy into 23 Waverly Place NYC, you need to be prepared. This isn't a "sign and move in next week" situation.
First, get your financials in absolute order. Co-op boards at this level want to see significant post-closing liquidity. They don't just want to know you can pay the mortgage; they want to know you can survive a global economic meltdown without missing a maintenance payment.
Second, work with a broker who actually knows the Village. The nuances of Greene Street vs. Mercer Street matter for resale value. Units facing the back are quieter but have less light. Units facing Waverly get the classic street views but deal with more city noise. It’s a trade-off.
Lastly, check the flip tax. Most high-end co-ops have them. It’s a fee paid to the building when you sell, usually a percentage of the price. It keeps the building's reserve fund healthy, but it's an expense you need to factor into your long-term math.
Actionable Next Steps for Potential Residents
- Monitor the "Off-Market" Scene: Many units in buildings like 23 Waverly Place NYC are sold via "whisper listings" before they ever hit StreetEasy. Connect with a localized Manhattan specialist.
- Audit the Board Minutes: If you get into contract, have your lawyer scrutinize the last two years of board meeting minutes. Look for mentions of upcoming capital improvements (like roof work or elevator upgrades) that could lead to assessments.
- Visit at Night: The vibe of Waverly Place changes after 10:00 PM. Walk the block on a Saturday night to make sure the energy matches what you're looking for.
- Check the Pet Policy: It's generally pet-friendly, but always confirm the specific weight limits or breed restrictions before falling in love with a unit.
Living at 23 Waverly Place NYC is a specific choice. It’s for the person who wants the history of Greenwich Village without the cramped quarters of a tenement walk-up. It’s about those 11-foot ceilings. It’s about being part of the architectural fabric of a city that’s constantly trying to tear its history down. If you can handle the board interview and the price tag, there really isn't anything else quite like it.