74 New Montgomery St #302
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
💵What this unit actually costs per month
28% of that payment is not the mortgage. The HOA fee alone is $78,180 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $8,162.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($61,250). Common for small associations and not a defect on its own, but it does remove FHA buyers from your resale pool.
Minimum realistic down payment here: 5% · verify on HUD's lookup
Rate is the Freddie Mac PMMS 30-year average for the week of 2026-10-08 — a national survey figure, not a quote. Tax, insurance and closing costs are estimates; your own Loan Estimate is the real number.
This building's HOA fees
2 recorded pointsReconstructed from 10 units of recorded sales at 74 New Montgomery St — every recorded sale carries its HOA fee and date. No listing site shows this.
We have a few recorded HOA fees for this building but not yet enough to call a reliable trend, so these are the raw points — no rate implied. Its documents fill in the reserve health and assessment risk.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- On market 57 days → some leverage
- Upper floor (fl 3)
- In-unit W/D
- Low HOA (1.3%/yr)
⚠️ Cons
- 11% above model fair value
- HOA $1303/mo
- Older building (1914)
🚩 Red flags
- Very high HOA $1303/mo (full-service high-rise)
Photos
Price history (this unit)
- Dec 19, 2023 — Sold (MLS) $1,005,000
- Dec 19, 2023 — Sold (Public Records) $1,005,000
- Nov 6, 2023 — Price Changed $1,049,000
- Oct 27, 2023 — Price Changed $1,099,000
- Sep 29, 2023 — Price Changed $1,145,000
- Sep 8, 2023 — Listed $1,295,000
Description
Residence #302 at The Montgomery is one of the building's most coveted floorplans. This spacious two-bedroom, two-bathroom home features a split-bedroom layout offering exceptional privacy for families, guests, or working from home. A true corner residence with dual exposures and oversized operable windows that fill the home with abundant natural light while overlooking the iconic Palace Hotel, creating a bright, open, and timeless urban setting. The expansive primary suite includes two closets, space for a home office or reading nook, and a spa-inspired ensuite bath. The generous open-concept living and dining area flows seamlessly into a chef's kitchen with granite slab countertops, a…