HOW IMPORTANT IS A VIEW? | MJF Weekly Newsletter

HOW IMPORTANT IS A VIEW?

It’s one of the many questions we ask buyers when we start working together. And what kind of view?

In Manhattan, a view isn’t just a feature—it’s a feeling. It’s emotional, aspirational, and often, expensive. We’re a city that stares out our windows with intention—at the skyline, the water, or if you’re lucky (and wealthy), Central Park in all its shifting, seasonal glory. We also reside in relatively small spaces compared to the rest of the country, so a view—or at least light—can be quite important, especially since most spend more than 90% of their time at home.

Let’s talk numbers first. According to recent data, Manhattan apartments with unobstructed Central Park views command a premium of anywhere from 10% to 40% over similar units in the same building that face away. These are general stats, of course, and there are lots of exceptions. River views, particularly those over the Hudson, also drive value—though in many cases, park views still come out on top, especially along Central Park West and Fifth Avenue, where the park becomes a literal front yard for a privileged few.

The fact that most of the buildings lining Central Park West and Fifth Avenue are very high-end, white-glove cooperatives—with large staffs that cater to your every wish and need—doesn’t hurt either.

Even skyline views—whether it’s Midtown, Downtown, or both—carry real weight. These are the views that twinkle back at you at night or greet you like old friends with your morning coffee. They’re worth a premium—just maybe not as much as those coveted stretches of uninterrupted green.

But not everyone needs, wants, or can justify paying for “the view.” I’ve sold multiple apartments in a certain line a prestigious Central Park West cooperative where every single window faces a “courtyard” (real estate jargon for “walls”). And yet—these homes all sold because of their wonderful layout, rational floor plans, and the fact that the genius architect (Emery Roth) placed windows on every outer wall, creating the sense of light and openness without a true view. One buyer said, “I love the layout so much I don’t even care that it isn’t a view apartment.” Another confided, “I work crazy hours. I’m only home at night, and the park is pitch black at that hour. Why pay for something I won’t see?”

It’s not just my clients—I’ve been lucky enough to experience my own New York apartment journey with views of all kinds, having owned over a dozen properties in New York over the last 30 years. I once owned a Chelsea loft that overlooked a row of quaint brownstone yards. I loved that view—it was sunny and quiet. Then I bought another Chelsea loft—this one had 16-foot ceilings and faced… a brick wall. (It was an offering plan purchase—the floor plan looked great!) As much as I didn’t miss the view, I missed those ceilings when I moved again to an apartment with a much more typical ceiling height.

I lived in a new development overlooking the High Line before it was the High Line of today—back when it was still full of weeds! Later, we lived on the 57th floor of a brand-new Midtown skyscraper, with peeks at both rivers and Central Park through floor-to-ceiling windows, and a twinkling skyline that greeted me when I got up in the middle of the night for a glass of water. That was magical. The trade-off? We were on 42nd Street. Our dog and I both got tired of facing the “elements of the Deuce” every time we went outside. We had to move.

In the West Village, I had a co-op with a view straight up 8th Avenue all the way to Columbus Circle. It was like living in a postcard. And at another point, I lived on the second floor of a condo at 12th Street and 7th Avenue, across from the old St. Vincent’s, where I used to wave at the tourists on the double-decker buses as they rolled past my window.

Today, we live off Central Park West—but “in the back.” Our neighbors in the “front” enjoy views of Central Park AND the Museum of Natural History! No park views for us, but instead we have beautiful and historic (protected) brownstone views, incredible northern light, and a silence that is pure, golden luxury in this city. We also bought it renovated—which I still cherish every time I walk through the door!

So how important is a view? The true answer is that it depends. For some, it’s the ultimate must-have. For others, space, light, layout, or location wins the day. The beauty of Manhattan is that there’s no one-size-fits-all definition of luxury. It might be an unobstructed river or park view, or it might be complete and total quiet.

My best advice? Get clear on what matters most to you. And that’s what I’m here for—to help you in that endeavor. Is it morning light? High ceilings? A certain direction or exposure? Knowing what truly makes you feel “home” is step one. Then let my team and me help you find the right space to match. Because whether you’re waving at tourists, soaking in the skyline, or enjoying the hush of a quiet courtyard—we’ll help you find the view that’s perfect for you.

From my view it looks like a sunny, dry, and mild weekend ahead - so enjoy!

Best, Michael

Question of the Day

Guess which city has the highest average rent?

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Local News

A 20,000-square-foot tech wonderland is opening in Times Square this week

Times Square isn’t exactly known for subtlety—but even by its standards, tm:rw is a spectacle.

Opening Tuesday, July 29, in the historic Candler Building (yes, the one that once housed the 24-hour McDonald’s), tm:rw is a 20,000-square-foot, three-level immersive tech emporium that’s part theme park, part concept store and all-out sensory overload. Think: a Formula 1 show car, the world’s largest retail hologram and a cotton candy robot, all under one LED-bathed roof.

Dubbed “the store of tomorrow,” tm:rw is the brainchild of Smartech Retail Group co-founders Nathalie Bernce and Jacov Nachtailer, who cut their teeth transforming innovation retail across Selfridges, KaDeWe and Rinascente. But this is their first standalone concept—and it's a full-throttle leap into the future.

Admission is free and every product is hands-on. It’s part retail, part research lab—and somehow still incredibly fun.

Step into a world where racing sims, robot-made cotton candy, and the world’s largest retail hologram live under one roof.

📍 It’s not a theme park—it’s Times Square’s newest obsession.

👉 Click below to experience tm:rw.

More Info: CLICK HERE

The World’s Chicest Secret Dinner Party

Returns To NYC This September—With A

French Culinary Legend Involved

The iconic all-white pop-up dinner returns to NYC September 19th with 4,000 guests, live music, secret location–and Daniel Boulud.

On Thursday, September 19th, Dîner en Blanc, the wildly popular, all-white pop-up dinner party, will once again transform a secret NYC location into an unforgettable open-air soirée. With over 4,000 guests expected, this year’s edition promises to be one of the most dazzling yet–and for the first time, it will feature Michelin-starred French chef Daniel Boulud, curating gourmet picnic baskets available exclusively to attendees!

Originally founded in Paris and brought to NYC over a decade ago, the French-inspired Dîner en Blanc has since sparked a global movement. Now held in 140+ cities across 40 countries, it has become the culinary and cultural event of the year, drawing food lovers and fashionistas to unexpected public spaces for one magical night.

🥂 Lights, linens, and lots of white: this is NYC’s legendary all-white picnic under the stars.

Gourmet food, curated fashion, and the thrill of mystery.

👉 Click below to learn more.

More Info: CLICK HERE

You Can Ride A Citi Bike For Free Every

Saturday This August

Bike on car-free streets during the biggest Summer Streets yet with a free Citi Bike day pass–because why pay to pedal when you can ride for free?!

Your weekend plans just got a free upgrade–literally. Every Saturday this August, Citi Bike is handing out free day passes to New Yorkers, giving you the perfect excuse to ditch the smelly, sweaty, stinky subway and breeze through the city on two wheels. Whether you’re cruising to brunch, zipping through Central Park, or just flexing your calves along the waterfront, it’s your chance to live out your main-character moment, helmet hair and all.

The offer is part of NYC’s Summer Streets, the city’s biggest one yet, where over 400 blocks of city streets are magically transformed into car-free playgrounds for New Yorkers to bike, dance, play, and frolic freely through a mix of fitness, fun, and live entertainment.

Sponsored by Lyft, the FREE Citi Bike day passes will be available on Saturdays, August 2nd through 23rd 🗓️. And, as always, stay safe and wear a helmet! Happy riding!

Click below to get the details and unlock your free Citi Bike pass!

More Info: CLICK HERE

121 West 20th Street, Apt. 2D

2 Bed | 2 Bath | 5 Total Rooms | Condo

Chelsea | C.C.'s: $1,630/mo.

Now offered at: $2,495,000

Welcome to Residence 2D at 121 West 20th Street—an expansive and elegant two-bedroom, two-bathroom duplex loft condo nestled in the heart of Chelsea. Brimming with authentic pre-war charm and soaring 18-foot ceilings, this stunning home offers a rare blend of dramatic scale, rich architectural detail, and timeless sophistication.

The moment you step inside, you're greeted by an enormous great room with a wall of oversized north-facing windows that flood the space with natural light. Two sets of French doors open onto a Juliet balcony, creating an airy flow between indoors and out. The gracious living and dining area is designed for entertaining on a grand scale, while original cast-iron columns, a gas fireplace, and solid wood floors anchor the loft with warmth and character.

The kitchen is both functional and generous in size, featuring floor-to-ceiling cabinetry, granite countertops, stainless-steel appliances, and abundant storage. A conveniently located washer/dryer completes this efficient and perfectly integrated space.

Downstairs, a generously proportioned bedroom with two large closets and an adjacent full bathroom—also serving as a powder room for guests—offers a comfortable and private retreat.

Upstairs, the expansive primary suite spans the entire mezzanine level. This serene sanctuary easily accommodates a seating area or home office and boasts a custom-fitted walk-in closet large enough to satisfy even the most extensive wardrobes. The luxurious en-suite bath is finished in elegant marble and includes a double vanity, deep soaking tub, and separate rain shower.

Additional highlights of this quintessential downtown loft include custom built-ins, recessed lighting, through-the-wall AC, and the character-rich detailing that defines classic Chelsea loft living.

121 West 20th Street is an intimate, five-story pre-war building originally constructed in 1875 and thoughtfully converted to condominiums in 1991. Residents enjoy part-time doorman/security coverage, a full-time superintendent, an incredible common roof deck, and low monthly charges.

Perfectly situated in central Chelsea, just moments from Flatiron, Union Square, and the West Village, this location is surrounded by the city’s best dining, cultural institutions, art galleries, and parks—including The High Line and Madison Square Park. Easy access to nearly every major subway line ensures effortless commuting in any direction.

Experience the best of authentic loft living in one of Manhattan’s most vibrant neighborhoods. This is a rare opportunity to own a truly special Chelsea home.

See listing website: CLICK HERE

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Michael J. Franco

Lic. Assoc. R.E. Broker

M: 917.817.4122

mfranco@compass.com

Office: 646-982-0353

Compass is a licensed real estate broker. All material is intended for informational purposes only and is compiled from sources deemed reliable but is subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. No statement is made as to the accuracy of any description or measurements (including square footage). This is not intended to solicit property already listed. No financial or legal advice provided. Equal Housing Opportunity. All Coming Soon listings in NYC are simultaneously syndicated to the REBNY RLS. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions.