HARLEM MARKET INTELLIGENCE
Harlem
Co-op
Market.
Twelve years of recorded Harlem co-op closings, bucketed into the team's 10 hand-drawn neighborhoods. Median prices, $/sqft, YoY movement, and the comparison tool that helps you read past the headline median to your specific building.
PULSE · 2026
TWELVE-YEAR TREND
Harlem co-op median, 2015–2026.
HARLEM CO-OP PULSE · 2026
City-wide co-op snapshot
Data as of 2026 · 10 neighborhoods · Upper Manhattan
THE TEAM'S TAKE
What the Harlem numbers are actually saying.
Co-ops are Harlem's most misunderstood product. The all-in monthly carry — maintenance plus underlying mortgage plus assessments — is often what's actually pricing the unit, not the cap price the deed records. Two buildings on the same block with identical sale prices can have completely different monthly economics.
This page reflects recorded co-op closings only. Each unit is mapped from address to lat/lon and dropped into our hand-drawn Harlem neighborhood polygons. Boundary buildings count toward both neighborhoods on purpose.
Headline medians here are useful, but the right next step on a co-op is always the building's financials. Use the leaderboard below to find your neighborhood, then call us for the building-level pull.
"In Harlem co-ops, the sale price is the smaller half of the conversation. Maintenance, flip tax, and the underlying mortgage are the other half — and they don't show up on Zillow."
— THE HARLEM PROPERTIES TEAM
VISUAL INTELLIGENCE
The charts.
Twelve years of recorded co-op closings in Upper Manhattan, visualized. Switch the year selector above to repaint the 2026 neighborhood charts.
Median Sale Price — Harlem Co-op
2015 – 2026 · all neighborhoods, citywide median
Annual Closing Volume
Number of recorded Co-op transactions per year
Top Neighborhoods by Median Price · 2026
Co-op median, in $M
Median $/Sq Ft by Neighborhood · 2026
What buyers are paying per foot
COMPARE · 2026
Harlem co-op neighborhood comparison
Select up to three neighborhoods to compare their co-op markets side-by-side. All metrics reflect recorded 2026 co-op closings bucketed by the team's hand-drawn polygons (some neighborhoods overlap, so a few buildings appear in more than one).
| METRIC | Central Harlem | East Harlem |
|---|---|---|
| MEDIAN SALE PRICE | $308K ★ | $261K |
| AVERAGE SALE PRICE | $314K | $310K |
| MEDIAN $/SQ FT | $416 | $514 ★ |
| YOY CHANGE | +15.5% | -41.9% |
| CLOSED SALES | 16 ★ | 10 |
| PRICE RANGE | $67K – $555K | $67K – $570K |
ALL NEIGHBORHOODS · CO-OP · 2026
Harlem co-op leaderboard
Hand-drawn Harlem neighborhoods ranked by median co-op sale price. Some neighborhoods overlap so a few buildings count in more than one.
| NEIGHBORHOOD | MEDIAN | $/SQFT | YoY | SALES | RANGE |
|---|---|---|---|---|---|
| Upper Carnegie Hill → | $819K | — | -22.0% | 2 | $738K – $900K |
| South Harlem → | $725K | $660 | +69.6% | 9 | $125K – $1.21M |
| Morningside Heights → | $640K | $817 | -6.6% | 46 | $255K – $1.80M |
| Mount Morris Park → | $555K | — | +7.4% | 1 | $555K – $555K |
| West Harlem → | $398K | $578 | -0.6% | 34 | $85K – $1.21M |
| Manhattanville → | $370K | $513 | +25.4% | 6 | $200K – $630K |
| Hamilton Heights → | $334K | $571 | -10.8% | 20 | $54K – $995K |
| Sugar Hill → | $312K | $437 | -14.5% | 16 | $54K – $684K |
| Central Harlem → | $308K | $416 | +15.5% | 16 | $67K – $555K |
| East Harlem → | $261K | $514 | -41.9% | 10 | $67K – $570K |
SOURCE: MLS / RECORDED CLOSINGS · BUCKETED INTO HARLEM PROPERTIES TEAM HAND-DRAWN NEIGHBORHOOD POLYGONS · YoY COMPARES 2026 MEDIAN TO 2025 MEDIAN.
CURRENT RATES
Mortgage rates
Loading latest…
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 co-op market FAQ
Why are Harlem co-op prices lower than condos for similar sqft?
Three reasons: (1) the buyer is buying shares in a corporation, not real property, which limits financing flexibility and resale velocity; (2) the building's underlying mortgage often inflates monthly maintenance and depresses sale price; (3) co-op boards can reject buyers, which thins the bidder pool. The $/sqft delta is the market pricing that friction.
Where does this data come from?
Recorded co-op closings via MLS in Upper Manhattan. Each unit's building address is geocoded and assigned to one or more of our hand-drawn Harlem neighborhoods. 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.
Does the median include maintenance?
No. The price you see is the recorded sale price only. Monthly maintenance varies widely co-op to co-op and is the single biggest factor in the all-in carry — always pull the building's financials before you commit.
How often is the data updated?
Recorded co-op 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.