New York City
Residential Market
Report
Q1 2026 — First Quarter
Boutique. By Design. Powered by Intelligence.
Camelot Realty Group has spent years managing some of New York City's most distinctive residential and mixed-use properties — co-ops, condominiums, rental buildings, and mixed portfolios across Manhattan, Brooklyn, Queens, and New Jersey. In that time, we have accumulated something rare in this industry: real, ground-level data on what buildings cost to operate, what units actually rent for, and how neighborhoods truly compare when the numbers are stripped of spin.
Most of this data stays inside the walls of the firms that collect it. We believe that's the wrong approach. Boards, unit owners, and investors deserve access to the same quality of intelligence that institutional players take for granted. This report is our commitment to that belief — a data-driven, professionally prepared analysis of the NYC market, published quarterly, at no cost.
This is not a marketing brochure. It is a working market intelligence document — the same analysis our team uses internally to inform capital planning, leasing strategy, and asset positioning for the buildings we manage.
What you are reading is a curated slice of the market intelligence Camelot produces continuously. Our full platform — Camelot OS — integrates real-time data feeds, building-level analytics, resident behavior insights, compliance tracking, and AI-driven advisory into a single operating system. This public report represents the surface layer. The depth of what we know about every building, every block, and every submarket is considerably greater — and it is what we bring to every building we manage.
Manhattan rentals remain strong, with median rents in key submarkets — Chelsea, Murray Hill, Harlem, Hell's Kitchen — holding at or above Q4 2025 levels. The sub-$3,500 one-bedroom segment shows the tightest supply, with median days-on-market under 14 days across Camelot-managed neighborhoods.
The outer boroughs continue to attract residents priced out of core Manhattan. Sunnyside and Woodside in Queens demonstrate strong rental absorption, with demand from remote workers and young families sustaining sub-3% vacancy rates in Camelot's Queens portfolio.
The co-op and condo sales market remains selective, with buyers in the Camelot portfolio neighborhoods favoring pre-war buildings with character, established boards, and well-managed financials — attributes that Camelot properties demonstrate through disciplined operations and technology-enabled transparency.
Dollar-per-square-foot metrics are the primary lens through which this report analyzes building value — enabling Camelot clients to benchmark their assets against neighborhood peers with precision.
| Building | Neighborhood | Type | Total Sqft | Units | Avg Unit Sqft | Est. Value $/Sqft | Rental $/Sqft/Yr | Est. Portfolio Value |
|---|---|---|---|---|---|---|---|---|
| Harlem Condominium | Harlem, Manhattan | Condo | 27,626 | 37 | 747 | $950 | $52/yr | $26.2M |
| Sunnyside Condominium | Sunnyside, Queens | Condo | 40,751 | 59 | 691 | $680 | $42/yr | $27.7M |
| Murray Hill Condominium | Murray Hill, Manhattan | Mixed Use | 27,198 | 16 | 1,700 | $1,350 | $74/yr | $36.7M |
| Washington Heights Co-op | Washington Heights, Manhattan | Co-op | 52,542 | 56 | 938 | $480 | $38/yr | $25.2M |
| Stuyvesant/Gramercy Co-op | Stuyvesant / Gramercy | Co-op | ~47,000* | 59 | ~797 | $1,100 | $62/yr | $51.7M* |
| Hell's Kitchen Condominium | Hell's Kitchen, Manhattan | Condo | ~7,200* | 8 | ~900 | $1,200 | $67/yr | $8.6M* |
| Portfolio Totals (Confirmed Buildings) | 162,317+ sqft | 235 | ~866 avg | $877 blended | $52/yr blended | $176M+ | ||
* Estimated based on unit count × neighborhood avg unit size. Full census in progress. Source: RealtyMX Building Registry, Q1 2026 comparable sales data.
| Building | Submarket | Your Bldg $/Sqft | Neighborhood Median | vs. Market | Annual Rental Income Potential | Value Upside w/ 10% Improvement |
|---|---|---|---|---|---|---|
| Harlem Condominium | Harlem | $950 | $892 | +6.5% ▲ | $1.44M/yr | $2.76M |
| Sunnyside Condominium | Sunnyside, Queens | $680 | $660 | +3.0% ▲ | $1.71M/yr | $2.77M |
| Murray Hill Condominium | Murray Hill | $1,350 | $1,380 | -2.2% ▼ | $2.01M/yr | $3.67M |
| Washington Heights Co-op | Washington Heights | $480 | $440 | +9.1% ▲ | $2.00M/yr | $2.52M |
| Stuyvesant/Gramercy Co-op | Stuyvesant/Gramercy | $1,100 | $1,050 | +4.8% ▲ | $2.91M/yr | $5.17M |
| Hell's Kitchen Condominium | Hell's Kitchen | $1,200 | $1,180 | +1.7% ▲ | $482K/yr | $864K |
Five of six confirmed Camelot buildings are trading above their neighborhood median $/sqft — a testament to disciplined financial management, proactive maintenance, and strong board relationships. Murray Hill Mixed-Use Condominium's slight discount to its Murray Hill peers represents a targeted capital advisory opportunity: a lobby renovation and modernized amenity offering could close the gap and add $800K+ in building value within 24 months.
| Type | Count | % of Total | Avg $/Sqft Range |
|---|---|---|---|
| Apartment (Rental) | 69 | 35% | $35–75/sqft/yr |
| Condominium | 53 | 27% | $600–1,800/sqft |
| Co-operative | 38 | 19% | $300–1,200/sqft |
| Mixed Use | 14 | 7% | $700–1,600/sqft |
| Townhouse | 9 | 5% | $1,000–2,500/sqft |
| Commercial / Office / Retail | 8 | 4% | $400–900/sqft |
| House / Other | 5 | 3% | Varies |
| TOTAL | 196 | 100% | — |
| ZIP / Submarket | Buildings | Key Area |
|---|---|---|
| 10013 | 23 | SoHo / Tribeca |
| 10011 | 17 | Chelsea / W. Village |
| 10009 | 15 | East Village |
| 10002 | 12 | Lower East Side |
| 11102 | 8 | Astoria, Queens |
| 11377 | 7 | Woodside, Queens |
| 10003 | 6 | East Village / Union Sq |
| 10012 | 6 | NoHo / SoHo |
| 10065 | 6 | Upper East Side |
| 10028 | 5 | Upper East Side |
The concentration of 23 buildings in SoHo/Tribeca (ZIP 10013) and 17 in Chelsea/West Village (10011) represents Camelot's highest-value acquisition target corridor. Average condo values in these submarkets run $1,600–2,400/sqft — two to three times the portfolio's current blended average. SCOUT monitors HPD violations, management company changes, and mortgage maturities across all 196 tracked buildings in real-time.
| Asset Class | Median Sale $/Sqft | vs. Blended Market | Avg Rental $/Sqft/Yr | Typical Cap Rate | Avg Days on Market | Notes |
|---|---|---|---|---|---|---|
| Condominium | $1,240 | +28% ▲ | $68/sqft/yr | 4.2–5.8% | 11 days | Fee simple ownership; no board approval required for sales or sublets. Premium liquidity. |
| Co-operative | 2$870 | −10% ▼ | $52/sqft/yr | 3.8–5.2% | 18 days | Board approval creates friction but well-run co-ops command loyalty premiums and lower maintenance costs. |
| Rental Building | $620 | −36% ▼ | $44/sqft/yr | 4.8–6.5% | 9 days | Lower sale $/sqft vs. condos but highest gross rental yield. Best vehicle for income-focused ownership. |
| Retail / Mixed Use | $920 | −5% ▼ | $78/sqft/yr | 5.0–7.2% | 26 days | Retail component drives highest $/sqft/yr rental yields but longest hold time. Location-dependent. |
The premium commanded by condominiums over co-operatives has widened slightly in Q1 2026 — driven largely by co-op boards tightening approval requirements amid rising mortgage rates. Meanwhile, mixed-use buildings with stable retail tenants (particularly service retail: dry cleaners, medical offices, daycares) are showing resilient values as post-pandemic street-level demand recovers. Camelot manages across all four asset classes — and tailors strategy specifically to each building's type, not a one-size-fits-all approach.
| Neighborhood | Real Estate Taxes $/Sqft/Yr | Insurance $/Sqft/Yr | Utilities $/Sqft/Yr | Mgmt + Admin $/Sqft/Yr | Maintenance/Repairs $/Sqft/Yr | Total Opex $/Sqft/Yr |
|---|---|---|---|---|---|---|
| Harlem / Manhattan Valley | $8–12 | $1.20–1.80 | $4–7 | $3–5 | $3–6 | $19–32 |
| Murray Hill / NoMad | $12–18 | $1.60–2.40 | $5–9 | $4–6 | $4–7 | $27–42 |
| Stuyvesant / Gramercy | $11–16 | $1.40–2.20 | $5–8 | $4–6 | $3–6 | $24–38 |
| Hell's Kitchen | $10–15 | $1.30–2.00 | $4–8 | $3–5 | $3–6 | $21–36 |
| Washington Heights | $6–10 | $1.00–1.60 | $3–6 | $2–4 | $3–5 | $15–27 |
| Sunnyside / Woodside, Queens | $5–9 | $0.90–1.50 | $3–5 | $2–4 | $2–5 | $13–24 |
| Greenpoint, Brooklyn | $7–11 | $1.10–1.70 | $3–6 | $3–5 | $3–5 | $17–28 |
| Long Island City, Queens | $6–10 | $1.00–1.60 | $3–6 | $3–5 | $2–5 | $15–27 |
| Upper East Side | $14–22 | $1.80–2.80 | $6–10 | $4–7 | $4–8 | $30–50 |
| Tribeca / SoHo | $16–26 | $2.00–3.20 | $6–11 | $5–8 | $4–8 | $33–56 |
| Brooklyn Heights | $9–14 | $1.20–1.90 | $4–7 | $3–5 | $3–6 | $20–34 |
| Park Slope, Brooklyn | $8–12 | $1.10–1.80 | $3–6 | $3–5 | $3–5 | $18–30 |
A building in Tribeca collecting $98/sqft/year in rent but spending $50+/sqft in operating expenses yields a net operating income of roughly $48/sqft — nearly identical to a Washington Heights building collecting $37/sqft with only $20/sqft in costs. Location sets the revenue ceiling; management determines what you keep. Camelot's integrated cost management — energy optimization (Parity), online payments (Prisma), and compliance automation — directly lowers the operating cost line across all building types.
| Neighborhood | 💰 Invest | 🏠 Live | 👨👩👧 Family | 💼 Work Access | 📈 Price Momentum | Overall Score |
|---|---|---|---|---|---|---|
| Harlem / Manhattan Valley | 8.2 | 7.4 | 6.8 | 7.6 | ↑ Strong | 7.5 |
| Murray Hill / NoMad | 7.8 | 8.2 | 7.0 | 9.1 | ↑ Moderate | 8.0 |
| Stuyvesant / Gramercy | 7.6 | 8.4 | 7.5 | 8.8 | ↑ Moderate | 8.1 |
| Hell's Kitchen | 7.5 | 7.8 | 6.2 | 9.0 | → Stable | 7.6 |
| Washington Heights | 8.6 | 7.2 | 7.8 | 6.4 | ↑↑ Very Strong | 7.5 |
| Sunnyside / Woodside | 8.8 | 7.6 | 8.2 | 7.2 | ↑↑ Very Strong | 7.9 |
| Greenpoint | 8.4 | 8.6 | 7.9 | 7.4 | ↑ Strong | 8.1 |
| Long Island City | 8.7 | 8.0 | 7.2 | 8.8 | ↑↑ Very Strong | 8.2 |
| Upper East Side | 6.8 | 8.8 | 9.2 | 8.4 | → Stable | 8.3 |
| Tribeca / SoHo | 6.4 | 9.2 | 8.4 | 8.6 | → Stable | 8.2 |
| Brooklyn Heights | 7.2 | 9.0 | 8.8 | 8.2 | → Stable | 8.3 |
| Park Slope | 7.4 | 9.1 | 9.4 | 7.8 | ↑ Moderate | 8.4 |
High yield potential, strong price momentum, entry prices below Manhattan peers.
Lifestyle, amenity density, walkability, and community quality top-rated.
Top school districts, green space, safety scores, and family infrastructure.
Transit proximity, commute times to major employment centers, walk scores.
| Neighborhood | Asset Class | Est. Unit Value (850 sqft) | Median 1BR Rent/Mo | Gross Annual Rent | Gross Yield | Break-Even (Yrs at 6.5% mortgage) |
|---|---|---|---|---|---|---|
| Harlem | Condo | $807K | $2,950 | $35,400 | 4.4% | 28 yrs |
| Harlem | Co-op | $519K | $2,950 | $35,400 | 6.8% | 20 yrs |
| Murray Hill | Condo | $1.15M | $4,200 | $50,400 | 4.4% | 30 yrs |
| Stuyvesant / Gramercy | Co-op | $893K | $3,800 | $45,600 | 5.1% | 26 yrs |
| Hell's Kitchen | Condo | $1.00M | $3,600 | $43,200 | 4.3% | 31 yrs |
| Washington Heights | Condo | $476K | $2,100 | $25,200 | 5.3% | 24 yrs |
| Sunnyside | Condo | $561K | $2,400 | $28,800 | 5.1% | 25 yrs |
| Long Island City | Condo | $927K | $3,450 | $41,400 | 4.5% | 30 yrs |
| Upper East Side | Condo | $1.38M | $4,600 | $55,200 | 4.0% | 34 yrs |
| Tribeca / SoHo | Condo | $1.79M | $5,200 | $62,400 | 3.5% | 38 yrs |
| Brooklyn Heights | Condo | $1.09M | $3,600 | $43,200 | 4.0% | 33 yrs |
| Park Slope | Condo | $978K | $3,100 | $37,200 | 3.8% | 35 yrs |
At current mortgage rates (6.5–7.0% for a 30-year fixed), the math heavily favors renting in premium markets (Tribeca, Upper East Side, Park Slope) and tilts toward buying in value markets (Washington Heights, Harlem, Sunnyside) — particularly for co-ops, which carry lower acquisition costs and comparable rents. The break-even horizon reflects time to recoup ownership premium vs. equivalent rental cost at today's rates, before appreciation. In Harlem co-ops, break-even under 20 years; in Tribeca condos, 38+ years at today's rates. Rate sensitivity is covered in the following section.
At 6.75%, a $900K mortgage carries a monthly payment of approximately $5,838 — versus $3,799 at 3.5% for the same loan. That's $2,039/month more, or roughly $24,500/year in additional carrying cost.
For buyers, this has compressed the qualifying purchase price — many buyers who could afford $1.2M in 2021 qualify for roughly $800K today at the same income and down payment. Value-focused submarkets (Harlem, Washington Heights, Queens) have absorbed this best.
Owners who purchased or refinanced at peak rates (7.0–7.5%) in 2023–2024 are watching closely for the Fed's next move. A drop to 5.5–6.0% — widely forecast by late 2026 — would trigger a significant refi wave.
For co-op buildings specifically: underlying mortgage refinancing at favorable rates can reduce monthly maintenance charges meaningfully — a direct competitive advantage for well-managed buildings. Camelot monitors refinancing windows for every building we manage.
Buildings with adjustable-rate mortgages originated in 2019–2021 that reset in 2024–2026 face the sharpest stress. Debt service coverage ratios on some multifamily properties have compressed to 1.0–1.1x — leaving little cushion for vacancy or cost spikes.
SCOUT monitors mortgage maturity dates and DSCR signals across 196 tracked buildings. Distressed properties represent acquisition opportunities for well-capitalized buyers — Camelot can identify and underwrite them.
| Mortgage Rate | Monthly Payment (80% LTV) | Amnual Debt Service | Required Annual Income (28% rule) | Break-Even vs. Renting $4K/mo | Market Signal |
|---|---|---|---|---|---|
| 3.5% (2021 era) | $3,593/mo | $43,116 | $153,986 | Favorable buy | Strong buy signal |
| 5.5% (forecast late 2026) | $4,542/mo | $54,504 | $194,657 | Near parity | Improving |
| 6.75% (Q1 2026 current) | $5,186/mo | $62,232 | $222,257 | Rent favored | Wait or buy value |
| 7.5% (2023 peak) | $5,594/mo | $67,128 | $239,743 | Rent strongly favored | Rate sensitive |
The most important near-term signal for NYC real estate is the Federal Reserve's rate trajectory. Every 50 basis point reduction in the 30-year fixed rate unlocks approximately 8–10% more buying power for the same monthly payment — effectively pushing prices up as affordability improves. For sellers, timing a listing for the first wave of rate relief (forecast 2026–2027) could yield meaningfully better outcomes than selling today. For buyers in value submarkets (Harlem, Washington Heights, Sunnyside), the opportunity cost of waiting may exceed the rate savings — these neighborhoods are still appreciating even in a high-rate environment. Camelot offers complimentary rate scenario consultations for unit owners and boards considering timing decisions.
Manhattan rental inventory remains 18% below pre-pandemic levels. Sub-$3,500 one-bedrooms in Harlem, Washington Heights, and Queens submarkets absorb in under 2 weeks. Concession activity (free months, no-fee) is declining — landlords hold pricing power through Q2.
Co-op approvals continue to be a market differentiator — well-run boards with strong financials, low maintenance fees, and minimal open violations command a 8–15% premium vs. peers. Camelot's compliance management platform directly impacts board scorecard quality.
Queens submarkets (Sunnyside, Astoria, Woodside, LIC) are seeing 12–18% YoY rental appreciation. Condo values in Sunnyside and Woodside have compressed vs. Manhattan by only 30% — down from 50% in 2019 — as remote work sustains outer-borough demand.
Buildings with carbon emissions compliance gaps face potential fines of $268/ton CO₂ over threshold beginning 2025. Pre-war co-ops and condos in Camelot's portfolio — Washington Heights, Harlem, Murray Hill — are monitoring consumption closely. Parity energy management integration provides Camelot buildings a direct compliance advantage over unmanaged peers.
Buildings with resident-facing technology — mobile apps, smart access, package management, online payments — are capturing a measurable premium in both leasing velocity (units fill 20–30% faster) and resident retention (12–15% lower turnover). Camelot Central deployment across the portfolio is a direct value-add to building NAV.
| Value Driver | What Camelot Delivers | Estimated Value Impact |
|---|---|---|
| Compliance Management | Zero open HPD/DOB violations = premium board scorecard, faster unit sales, cleaner financing | +3–8% sale premium |
| Resident Retention (MERLIN) | AI-powered resident communication reduces turnover — every prevented vacancy saves 1–2 months rent + leasing cost | +$3,500–8,000/unit/yr |
| Online Payments (Prisma) | 90% reduction in NSF returns via Plaid-linked ACH; faster collections improve building cash flow and reserve health | +$500–1,200/unit/yr |
| Technology Premium | Camelot Central (smart access, mobile app, amenity booking) commands leasing velocity and lifestyle premium | +$50–150/sqft value |
| Energy Optimization (Parity) | HVAC automation reduces utility costs 15–25% and improves LL97 compliance posture | +$1–3/sqft/yr |
| Capital Advisory | SCOUT identifies comp premiums; Camelot recommends targeted improvements with the highest ROI per dollar invested | +5–15% building value |
Every building we manage gets a dedicated relationship — not a call center. We operate at boutique scale intentionally, because high-touch asset management cannot be industrialized. What makes us different is the technology that lets us deliver that level of attention without compromise.
Our team is a rare hybrid: seasoned real estate professionals who built the tools they work with. Every leasing strategy, every capital recommendation, every market report you see is produced by people who understand both the data and the building. There's no gap between the intelligence and the insight.
From submarket benchmarking to occupancy optimization to capital planning — every recommendation we make is grounded in verified, real-time data. Not gut instinct. Not market folklore. Camelot clients always know exactly where their asset stands and what it should be doing next.
Whether you are a co-op or condo board member navigating a critical decision, a unit owner who wants to know what your home is worth in today's market, or a developer or investor evaluating your next move — Camelot can give you a clear, data-grounded answer.
We offer complimentary market consultations across the New York metro area. Let us show you exactly where your asset stands, how it compares to the market, and what intelligent management can do to protect and grow your investment.
© 2026 Camelot Realty Group. All Rights Reserved. This report and all of its contents — including but not limited to text, data analysis, market commentary, portfolio methodology, visual presentation, and the Camelot OS / SCOUT intelligence framework — constitute proprietary intellectual property of Camelot Realty Group LLC. Unauthorized reproduction, distribution, publication, or commercial use of any portion of this report, in whole or in part, without the prior written consent of Camelot Realty Group is strictly prohibited and may constitute a violation of applicable copyright, trade secret, and intellectual property laws.
For Informational Purposes Only. The information contained in this report is provided for general informational and educational purposes only and does not constitute investment advice, financial advice, legal advice, tax advice, or any professional advisory service of any kind. Nothing in this report should be construed as a solicitation, recommendation, or offer to buy, sell, or hold any real estate asset, security, or financial instrument. Past performance and historical market data are not guarantees of future results. Readers should conduct independent due diligence and consult qualified legal, financial, and real estate professionals before making any investment or business decisions.
Third-Party Data Sources. Market data in this report is derived from publicly available records and licensed third-party data providers including RealtyMX, ACRIS (NYC Department of Finance), StreetEasy, OneKey MLS, and REBNY RLS. Camelot Realty Group does not claim ownership of underlying third-party data and makes no representations or warranties regarding its completeness, accuracy, timeliness, or fitness for any particular purpose. Building names in this public edition have been anonymized to protect client confidentiality; neighborhood and property-type designations are used solely for market analysis purposes.
No Warranty. While Camelot Realty Group has made reasonable efforts to ensure the accuracy of the information presented, this report is provided "as is" without warranty of any kind, express or implied. Camelot Realty Group expressly disclaims all warranties, including but not limited to implied warranties of merchantability or fitness for a particular purpose. Estimated property values, rental income projections, and $/sqft benchmarks are point-in-time calculations and do not represent appraised values, guarantees of market performance, or certified appraisals under USPAP or any other appraisal standard.
Permission & Contact. Requests for permission to reproduce, republish, or reference data from this report must be submitted in writing to dgoldoff@camelot.nyc. Approved citations must credit: "Camelot Realty Group Q1 2026 NYC Residential Market Report (Public Edition), March 2026." Camelot Realty Group reserves the right to update, correct, or withdraw this report at any time without notice.