HARLEM MARKET INTELLIGENCE
Harlem
Condo
Market.
Twelve years of recorded Harlem condo closings, bucketed into the team's 10 hand-drawn neighborhoods. Median prices, $/sqft, YoY movement, and the side-by-side comparison tool you actually need before signing.
PULSE · 2026
TWELVE-YEAR TREND
Harlem condo median, 2015–2026.
HARLEM CONDO PULSE · 2026
City-wide condo snapshot
Data as of 2026 · 10 neighborhoods · Upper Manhattan
THE TEAM'S TAKE
What the Harlem numbers are actually saying.
Condos move differently from townhouses. New construction in the Frederick Douglass corridor reset $/sqft expectations between 2015 and 2022; resales in those same buildings are still finding their level. Pre-war conversions on the side streets are an entirely different conversation.
This page reflects recorded condo closings only — no co-ops, no fee-simple townhouses. Each sale is mapped from address to lat/lon and dropped into our hand-drawn Harlem neighborhood polygons. A handful of buildings sit on boundary lines and therefore count toward more than one neighborhood; that's deliberate.
Use the comparison tool to see how a one-bedroom in West Harlem stacks against the same footprint in Central Harlem, Sugar Hill, or Mount Morris Park. The deltas surprise people.
"In Harlem condos, the building matters more than the borough. Two doors apart can be $300/sqft different. Read the building tape, not the headline median."
— THE HARLEM PROPERTIES TEAM
VISUAL INTELLIGENCE
The charts.
Twelve years of recorded condo closings in Upper Manhattan, visualized. Switch the year selector above to repaint the 2026 neighborhood charts.
Median Sale Price — Harlem Condo
2015 – 2026 · all neighborhoods, citywide median
Annual Closing Volume
Number of recorded Condo transactions per year
Top Neighborhoods by Median Price · 2026
Condo median, in $M
Median $/Sq Ft by Neighborhood · 2026
What buyers are paying per foot
COMPARE · 2026
Harlem condo neighborhood comparison
Select up to three neighborhoods to compare their condo markets side-by-side. All metrics reflect recorded 2026 condo closings bucketed by the team's hand-drawn polygons (some neighborhoods overlap, so a few buildings appear in more than one).
| METRIC | Astor Row | Central Harlem |
|---|---|---|
| MEDIAN SALE PRICE | $855K | $985K ★ |
| AVERAGE SALE PRICE | $855K | $1.00M |
| MEDIAN $/SQ FT | $883 | $951 ★ |
| YOY CHANGE | — | +15.9% |
| CLOSED SALES | 2 | 47 ★ |
| PRICE RANGE | $855K – $855K | $305K – $2.06M |
ALL NEIGHBORHOODS · CONDO · 2026
Harlem condo leaderboard
Hand-drawn Harlem neighborhoods ranked by median condo sale price. Some neighborhoods overlap so a few buildings count in more than one.
| NEIGHBORHOOD | MEDIAN | $/SQFT | YoY | SALES | RANGE |
|---|---|---|---|---|---|
| Morningside Heights → | $2.77M | $1772 | +44.8% | 18 | $1.29M – $4.97M |
| Upper Carnegie Hill → | $2.15M | $1282 | +34.7% | 2 | $1.81M – $2.50M |
| Manhattanville → | $1.44M | $1169 | +68.0% | 3 | $522K – $1.70M |
| Sugar Hill → | $1.05M | $741 | +55.6% | 9 | $367K – $1.38M |
| Mount Morris Park → | $1.00M | $797 | -22.9% | 2 | $985K – $1.02M |
| Hamilton Heights → | $1.00M | $848 | +38.2% | 13 | $436K – $1.38M |
| Central Harlem → | $985K | $951 | +15.9% | 47 | $305K – $2.06M |
| South Harlem → | $880K | $906 | -25.4% | 33 | $160K – $2.42M |
| West Harlem → | $873K | $924 | -2.0% | 86 | $160K – $2.42M |
| Astor Row → | $855K | $883 | — | 2 | $855K – $855K |
| Strivers' Row → | $855K | $947 | +20.4% | 3 | $625K – $995K |
| East Harlem → | $680K | $833 | +8.8% | 21 | $390K – $1.86M |
SOURCE: MLS / RECORDED CLOSINGS · BUCKETED INTO HARLEM PROPERTIES TEAM HAND-DRAWN NEIGHBORHOOD POLYGONS · YoY COMPARES 2026 MEDIAN TO 2025 MEDIAN.
CURRENT RATES
Mortgage rates
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Source: Freddie Mac Primary Mortgage Market Survey via FRED. Published weekly. Rates reflect national averages — Harlem jumbo pricing will vary by lender, credit, and loan size.
PAYMENT CALCULATOR
Harlem mortgage calculator
Pre-loaded with today's Freddie Mac rate and New York County-specific costs. Adjust any input to see your estimated monthly payment.
For co-ops, monthly maintenance is not included above and varies widely — ask the team. Illustrative only, not a loan offer.
FREQUENTLY ASKED
Harlem condo market FAQ
Why is condo $/sqft so much lower than townhouse $/sqft?
Different products. Townhouses sell as full buildings with land, basements, gardens, and often rental income — none of which is captured by interior square footage. Condos sell on interior sqft only. A direct $/sqft comparison between the two undersells townhouses every time.
Where does this data come from?
Recorded condo deeds in Upper Manhattan via MLS and the NYC Department of Finance. Each unit's building address is geocoded and assigned to one or more of our hand-drawn Harlem neighborhoods. Sponsor transfers and sub-$50K paper transactions are filtered out so the medians reflect arm's-length sales.
Do some buildings appear in more than one neighborhood?
Yes — by design. Our hand-drawn neighborhoods overlap slightly where Harlem actually overlaps in practice. A handful of boundary buildings count toward both neighborhoods so each neighborhood's stats reflect what's truly in the buyer's consideration set.
Are sponsor sales and bulk transfers included?
No. Sales recorded at $1 or other paper values are filtered out, as are obvious bulk and intra-family transfers. The medians reflect arm's-length, market-rate condo closings.
How often is the data updated?
Recorded deed data refreshes periodically as new closings post. Mortgage rates pull live from FRED (Freddie Mac PMMS) on each page load.
THE JEWEL
A monthly read on Harlem's uptown market — delivered to your inbox.
Neighborhood breakdowns, off-market whispers, rate movements, and our honest take on what the numbers mean for buyers and sellers right now.