September 2026

September 11, 2026

Market Update

With Labor Day behind us, the fall market is officially underway. The homes that were quietly shopped through August as private exclusives are now arriving publicly, and the next several weeks typically bring the year's second-largest wave of new inventory.

Supply remains historically tight. Active listings this summer sat at their lowest second-quarter level in eight years, while buyer demand has held steady, with contract activity reaching a five-year high. The result is a market that rewards preparation over urgency: well-priced, move-in-ready homes are trading efficiently, and overpriced listings are sitting.

One note for owners of second homes. New York City's new annual surcharge on non-primary residences took effect July 1, and the Department of Finance mailed its initial determinations at the end of August. If you received a notice and the apartment in question is your primary residence, there is a limited window to respond with documentation. We're glad to talk through how it's affecting pricing conversations in specific buildings, and to point you toward the right tax professional.

Whether you're preparing to list this fall or just beginning to look, September is the month to get organized.

New Inventory Update

It’s time for an update: we have stunning new properties coming to market, and we wanted you to be the first to know.

Each is available for private showings now, ahead of the September rush.

219 West 81st Street, Residence 11G — Upper West Side

A high floor at Avonova, the 1912 Gaetano Ajello limestone-and-brick building converted to condominiums in 2008. The amenity package is unusually complete for a pre-war conversion, with a fitness center, yoga studio, children's playroom, club room with catering kitchen, landscaped roof deck, bicycle room, and a package room with cold storage. Three blocks from Central Park and two from Riverside Park, in the heart of the Upper West Side.

159 West 53rd Street, Residence 38GH — Midtown

A combined residence high above Midtown at Tower 53, a full-service condominium with a 24-hour doorman, concierge, on-site garage, fitness center, and a rooftop deck with sweeping Central Park views. Three bedrooms at this price point in this location is a genuinely rare combination, and worth a look for anyone weighing space against commute.

440 East 62nd Street, Residence 20E — Lenox Hill

The home we featured last month, still available. Perched on the top floor of The Park Sutton with sweeping skyline, East River, and bridge views, the residence has been beautifully renovated with a Caesarstone kitchen, Thermador and Bosch appliances, custom California Closets, wide-plank flooring, automated window treatments, and a new HVAC system. Full-service building with a 24-hour doorman, landscaped roof deck, garage, and bicycle storage.

1160 Third Avenue, Residence 3D — Upper East Side

Frost House at 68th Street, a well-run cooperative with a full-time doorman, laundry, and bicycle storage. Washer/dryers are permitted with board approval, as are pieds-à-terre, which makes this one of the more flexible entry-price co-ops on the Upper East Side, whether you're buying a first apartment or a foothold in the city.

1160 Third Avenue, Residence 9A — Upper East Side

Also at the Frost House, a couple floors higher, 9A is a sprawling 1-bedroom with natural light and private outdoor space. The living room has space for a full living / dining set-up, and an exposed brick accent wall adds interest and dynamics to your interior design dreams.

162 East 80th Street, 2A — Upper East Side

A fully renovated three-bedroom apartment with a wood burning fireplace. Boutique full service building in the P.S.6 school zone. With in-unit washer, dryer, and steam closet, this home has luxury in every detail.

Where to Get the First Taste of Fall

(Without Leaving the City)

You don't have to leave the city to feel the season turn. A few places to start:

Fermentation Fest at the Union Square Greenmarket (Friday, September 12, 10am–5pm) — Chef and farmer demonstrations, tastings, and a pop-up bookshop, with author Sandor Katz signing books from 11am to 3pm.
FLOCK: A Celebration of Regional Fiber (Friday, September 26, 10am–5pm) — A collaboration between GrowNYC and New York Fibershed. Meet regional producers, watch fleece become fabric, and shop locally made textiles and yarn.
Cider Village (Friday, October 10, 10am–5pm) — Now in its fifth year, with cideries from across New York State, apple pressing demonstrations, and the Hudson Valley Apple Project's display of rare varieties.
Hudson Valley apples, closer to home — Orchard apples begin arriving at Greenmarkets citywide in September, including the 79th Street market, Tucker Square, and Grand Army Plaza. The best varieties come and go quickly.
The season's first menu change — The most reliable sign of fall in New York isn't a leaf. It's the week your neighborhood restaurant quietly swaps in squash. Go early, before the reservations get difficult.

NYC Spots with the Best September Views

September and October bring the clearest air the city gets. Five places to make use of it:

SUMMIT One Vanderbilt
The mirrored rooms are the draw, but the reason to go now is the sunset angle, which swings south as the season turns and lights Midtown from the side. Book roughly an hour before sundown.
The Edge at Hudson Yards
West-facing and open to the air, which makes it the city's best sunset deck. It's also the one where the forecast matters most, so choose your day.
Top of the Rock
Still the only observation deck that puts the Empire State Building and Central Park in the same frame. Worth revisiting in the third week of October, when the park turns.
Panorama Room at the Graduate Roosevelt Island
The tram ride over is half the experience, and the Midtown skyline reads sideways rather than from underneath. Arguably the most underrated view in New York.
Linden Terrace, Fort Tryon Park
Free, uptown, and the best foliage view in Manhattan, taking in the Hudson and the Palisades, with the Cloisters a short walk away. Peak color usually arrives mid-to-late October.

And one for people who like a secret: the Elevated Acre, off Water Street in the Financial District, is an acre of lawn and boardwalk a full flight above the sidewalk that even local New Yorkers walk past without noticing.

August 2026

September 11, 2026

Market Update

As New York enters the final stretch of summer, limited inventory continues to define the market. While August is traditionally a quieter month, many sellers are choosing to introduce their homes through private exclusives and off-market marketing before launching publicly after Labor Day.

This approach allows sellers to gauge interest, maintain privacy, and connect with qualified buyers before the competitive fall season begins.

For buyers, this means some of the most attractive opportunities may never appear on public listing websites. Strong broker relationships and access to private inventory can provide a significant advantage, particularly in Manhattan's luxury market. With activity expected to increase in September, August is an ideal time to prepare—whether you're buying, selling, or simply evaluating your options before the busy fall market.

Property of the Month

440 E 62nd Street, Apt 20E

This month we're featuring Residence 20E at 440 East 62nd Street, a beautifully renovated two-bedroom, two-bathroom home at The Park Sutton in the heart of Lenox Hill.

Perched on the building's top floor, the residence enjoys sweeping skyline, East River, and bridge views, offering a rare combination of natural light, privacy, and exceptional city scenery. At approximately 1,000 square feet, the thoughtfully designed layout is equally suited for everyday living and entertaining.

The home features a renovated kitchen with Caesarstone countertops, premium Thermador and Bosch appliances, custom California Closets, wide-plank flooring, automated window treatments, and a new HVAC system. Residents enjoy full-service amenities including a 24-hour doorman, landscaped roof deck, garage, bicycle storage, and pet-friendly policies.

Located just moments from the East River Esplanade, shopping, dining, and transportation, Residence 20E offers turnkey living in one of the Upper East Side's most sought-after neighborhoods.

Renting Vs. Buyer Today

To Lease or Not to Lease...

With Manhattan's median rent now hovering around $5,000 per month, many New Yorkers are taking a fresh look at homeownership. While renting offers flexibility, today's market is creating new opportunities for first-time buyers—especially those receiving financial assistance from family for a down payment or closing costs. In many cases, the monthly cost of owning can be comparable to, or even less than, renting a similar apartment while allowing you to build equity over time.

Every buyer's situation is different, and factors like your budget, timeline, and long-term goals all play a role in determining the right path. If you've been wondering whether buying could make more financial sense than continuing to lease, we'd be happy to run the numbers with you. You may be surprised to find that homeownership is more attainable than you think.

Free Outdoor Activities to Close Out the Summer

As summer winds down, New York City is packed with outdoor events and seasonal favorites. Here are a few highlights to add to your calendar:

US Open Fan Week (August 23–29) – Watch qualifying matches, player practices, live entertainment, and family activities at the USTA Billie Jean King National Tennis Center. Admission is free with a Fan Access Pass.

Lincoln Center's Summer for the City – Enjoy free concerts, dance performances, outdoor screenings, and cultural events throughout the season.

Central Park & the East River Esplanade – Late August is the perfect time for an early morning walk, picnic, bike ride, or sunset along the waterfront before fall arrives.

Queens Night Market (Saturday evenings) – Sample food from around the world while supporting local vendors and enjoying live entertainment.

Smorgasburg (Weekends in Brooklyn & Manhattan) – Explore dozens of local food vendors while taking in waterfront views and the last weekends of summer.

Labor Day Weekend (September 5–7) – Street fairs, neighborhood festivals, and outdoor events pop up across the city, making it one of the best weekends to explore a new neighborhood.

Whether you're catching a tennis match, enjoying live music, or simply taking advantage of New York's parks and waterfronts, late summer is one of the best times to experience the city before the pace of fall returns.

July 2026

July 17, 2026

Market Update

The New York market entered summer 2026 on steady footing, with tight inventory continuing to support prices even as fewer homes changed hands. Per PropertyShark, June's citywide median sale price was $820,000, up 1.2% year-over-year, across roughly 1,960 transactions.

This is down nearly 15% from a year earlier, reflecting a supply shortage more than cooling demand. Manhattan held its premium position: Redfin puts the spring median around $1.4M, up 5.7%, while Douglas Elliman/Miller Samuel data shows strength concentrated at the top, with sales above $3 million up 10% year-over-year.

Rentals were the real story. Per Corcoran's June report, the median Manhattan rent hit a new record of $5,295, up 8% annually, as available listings fell 16% year-over-year and apartments rented in just 36 days. Brooklyn set its own record at $4,350. The takeaway for buyers and renters alike: inventory is tight on both sides of the market, keeping prices firm and competition brisk — so preparation and speed matter, especially if mortgage rates ease later this year as some expect.

Property of the Month

219 West 81st Street, #11G

There's a particular pleasure in a prewar apartment brought fully into the present without losing its bones, and Residence 11G makes the case beautifully.

Taken down to the studs and rebuilt, this two-bedroom, two-bathroom home pairs nine-foot ceilings and wide herringbone white oak floors with a renovation confident enough to feel quiet rather than showy. Light arrives from two directions, north and east, across a genuinely generous living and dining area.

The windowed kitchen trades prewar preciousness for restraint — quartz surfaces, open eastern views, and a detail connoisseurs will notice immediately: a range hood vented directly outdoors, a rarity in buildings of this vintage. The bathrooms lean toward the spa, with heated floors and towel warmers, and even the in-unit laundry vents outside.

What ultimately distinguishes the home, though, is the work you can't see: three-zone central air, new plumbing, new double-paned windows, and upgraded insulation that buys both thermal comfort and, just as valuable in Manhattan, silence. The prewar character is intact and nothing behind the walls is a compromise — all of it inside a full-service 1912 condominium on the corner of Broadway and West 81st, steps from Central Park and Zabar's. Reach out to arrange a private viewing.

Our Summer Ice Cream Roundup

Nothing says a New York summer like a cone in hand. Here are seven of our favorite scoops around the city:

Caffè Panna (Gramercy): Rotating flavors finished with panna, a light Italian whipped cream. Worth the famously fast-moving line.
Il Laboratorio del Gelato (Lower East Side): Around 200 flavors, from classic pistachio to olive oil and lavender.
Salt & Straw (Upper East Side): A Portland import with a new themed menu every month, often made with local collaborators.
Chinatown Ice Cream Factory (Chinatown): A family-run institution since 1977, scooping lychee, black sesame, and red bean alongside the classics.
Van Leeuwen (multiple locations): Started as a single yellow truck and grew into a beloved staple, known for rich flavors and standout vegan options.
Morgenstern's (Lower East Side): A perennial favorite topping best-of lists, with an inventive, ever-changing flavor menu.
Sugar Hill Creamery (Harlem): A neighborhood gem with playfully named small-batch scoops and seasonal flavors, open late on weekends.

Know Before You Buy:

NYC's New Pied-à-Terre Tax

A significant change landed this summer for second-home owners. The New York State Legislature approved a NYC pied-à-terre tax on May 27, 2026, as part of the state budget, effective for fiscal years beginning July 1, 2026. It's an annual surcharge on NYC homes that aren't the owner's primary residence, and it's scheduled to sunset on June 30, 2031, unless renewed.

The rollout comes in two phases. In the first phase, condos and co-ops that the city values above $1 million face rates of 4% ($1–3M), 5.25% ($3–5M), and 6.5% (above $5M), while one-to-three-family homes are covered at $5 million and up. One important nuance: the city's market values for condos and co-ops run well below actual market prices, so the $1M assessed threshold reflects a much higher real-world value.

The single deciding test is primary residence — owners who pay NYC resident income tax are exempt regardless of value. The Department of Finance will notify affected owners by August 30, 2026, with an opportunity to contest. If you own or are considering a non-primary NYC residence, it's worth a conversation with a tax professional — this column is informational, not tax or legal advice.