The Harlem Condo Market

Updated Oct 15, 2026 · 9 min read

What Harlem Condos Sell For

Over the last three years, 96 new condos closed in 12 Harlem buildings at a median $849,500, or $1,024 per square foot. Here's what sold, by size:

Sponsor closings (first deed for each new home, ACRIS), Sep 30, 2023 to Sep 30, 2026.

These are closing prices: the first recorded deed for each new home, matched to its unit in the offering plan. Resales are left out.

Harlem Condo Prices Over Time

Before 2015 few buildings closed in any one year, so those bars move with whichever building was selling. Since 2020, several buildings have closed each year (hover a bar for its count).

First recorded deed for each new home, from city deed records matched to the offering plan's unit list, through Sep 30, 2026. Years with fewer than 3 closings are left out; bedroom columns need 3 sales.

How Fast Harlem Condos Sell

Of the 45 Harlem buildings whose sponsor closings began in 2015 or later, 27 have sold out. The typical one took 14 months from its first closing to its last, and its first closing came 17 months after the offering plan was accepted.

ACRIS sponsor closings through Sep 30, 2026, buildings whose first closing came in 2015 or later. Time to sell out runs from a building's first closing to its last, among buildings that have sold out. List: the sponsor's Schedule A price for the same homes.

• Buyers negotiate. The median building's first sales closed 10% below list: the sponsor's Schedule A price for the same homes, across 13 buildings we could match. Only 15% closed above list.
• Many linger. 15 buildings still had unsold homes two years or more after their first closing.

Why Harlem's Condo Market Has Slowed

Harlem has had 222 condo plans with 5,093 homes since 2000. It now adds about 25 homes a year in plans accepted since 2023, against 324 a year in 2000–07, 92% fewer.

Accepted condo plans. Asking $/sf: the median building's first Schedule A price list.

• Fewer, smaller buildings. 13 plans a year were accepted in 2000–07, with a typical 12 homes each. Since 2023 it's 2 a year, with 3.
• Prices are higher. The median plan asked $642 a square foot in 2000–07 and $1,157 since 2023.

More are on the way: 3 plans filed since 2025 are still under review (below).

Where Harlem Condos Are, and the Walk to the Subway

Harlem is served by:

• 2 and 3: along Lenox Avenue, at 110 St, 116 St, 125 St and 135 St; the 3 continues to 145 St and Harlem-148 St
• A, B, C and D: express at 125 St and 145 St, on St. Nicholas Avenue; the B and C also stop at 110 St, 116 St and 135 St
• 1: along Broadway at the west edge, at 125 St, 137 St-City College and 145 St
• 4, 5 and 6: 125 St, on Lexington Avenue just east, in East Harlem

Each plan counted once, at the station entrance with the shortest walk.

Walks are short. The median recent building is 3 minutes from a subway entrance, and 80% are within 5 minutes. More in subway distance and condo prices.

Prices Within Harlem: South of 125th Street

We compared each building's closings with the Harlem average in the same year, so rising prices don't skew the comparison:

Sponsor closings since 2015, buildings with 2+ of them. Each sale is compared with Harlem's average $/sf that year; a row compares the median building inside the area with the median one outside it.

Buildings between Central Park North and 125th Street sell +31% against the rest of Harlem (5 buildings against 10).

Amenities, Laundry and Doormen

What the offering plans accepted since 2015 include:

Plans accepted since 2015. Amenities: 13 new-construction plans; washer/dryer: 20 plans that say either way; front desk: 22 plans read.

• Elevators in 71% of the plans that say either way.
• Laundry: where no washer and dryer is included, the plan usually provides hookups (25%). More in washer/dryers in NYC condos.
• Few doormen: 18% have a 24-hour desk; 27% rely on a virtual doorman instead.
• Heat pumps in 83%, so heating and cooling run on your own electric bill.

Common Charges

A typical new Harlem condo charges $669 a month per home (median of 6 plans accepted since 2015). Here's where it goes, next to two Brooklyn brownstone neighborhoods:

Plans accepted since 2015: the median first-year common charge per home (Harlem 6, Bedford-Stuyvesant 61, Crown Heights 25 plans), split by the average share of each Schedule B budget line (6, 61, 25 budgets).

The biggest pieces are repairs & service contracts ($184) and insurance ($120). Compare Bedford-Stuyvesant ($468) and Crown Heights ($623), and common charges across NYC.

New Harlem Condo Plans Filed Since 2025

Condo plans filed since 2025: 4, with 292 homes (1 accepted, 3 still under review).

Asking $/sf: the sponsor's Schedule A average. A dash means the plan doesn't list enough priced homes, or its budget isn't read yet.

Related: The Williamsburg Condo Market · The Bushwick Condo Market