What Is My Manhattan Apartment Worth?
For co-ops and condos in Manhattan only — the figures behind it are Manhattan resale data, submarket by submarket. Every website that answers this question returns one number it cannot stand behind. This one returns a range, shows you the arithmetic behind both ends of it, and tells you what it does not know — because on a Manhattan apartment the things it does not know are usually worth more than the things it does.
Living rooms, bedrooms and walled kitchens count. Bathrooms, hallways, closets and terraces do not.
On published averages
$2,025,000 to $2,275,000
That is a $250,000 spread, and it is the honest width of what a published average can tell you about one apartment. Anyone quoting you a single number from the same data has picked a point inside a range this wide and not shown you the range.
How that was built
$425,674 per room × 5 rooms — the average for prewar resale co-ops in East Side in the second quarter of 2026.
- Submarket average$2,128,370
- Updated0% to +2%
- Typical for the building-5% to +5%
- Applied at both ends-5% to +7%
One thing to hold in mind: these are averages, and averages in Manhattan are pulled upwards by the top of the market in a way medians are not. In a submarket with a lot of trophy sales the average can sit well above the typical apartment, which is exactly what the cross-check below is for.
The condition and light adjustments are the ranges this market's appraisers use — a 10% to 20% spread between mint and needs-work, and 5% to 15% for the better line. The low end of the estimate applies every low end and the high end applies every high end. The width is the arithmetic, not a guess about confidence.
The two methods are some way apart
The median two-bedroom resale in East Side in the second quarter of 2026 was $1,542,500. The middle of the range above sits +39% against it.
Not a contradiction, but not agreement either. A gap of this size usually means your apartment is larger or smaller than the typical sale in that size bracket, or that the submarket average is carrying more high-end sales than the median. Treat the median as the sanity check and the range as the ceiling and floor of a conversation, not as two independent confirmations.
Could be worth more than this
- Private outdoor space — a terrace, balcony or garden. Rare enough in Manhattan that the premium is set by whoever else is looking that month, not by a percentage.
- The best line in the building, in a building where that is a real distinction.
- Storage or parking included in the sale.
- A building that has just finished a capital project rather than being about to start one.
Could be worth considerably less
- A land lease, especially with under thirty years left. This can take a third off and no square-foot arithmetic will show it.
- A pending assessment, a capital project being discussed, or a building that has had financial trouble.
- High or fast-rising maintenance. It shrinks the pool of buyers who can qualify, and the price follows the pool.
- For a co-op: a large underlying mortgage, thin reserves, a high proportion of rented units, or a board with a reputation.
- Anything specific and immovable next door — construction, a loud restaurant below, a lost view about to be built out.
None of those carry a percentage here, because an honest one does not exist. A land lease with twenty years left can take a third off the number above; no arithmetic on a submarket average will ever show that.
What actually decides what you get
In the second quarter of 2026 a Manhattan resale took an average of 112 days to sell (3% quicker than a year ago), and sellers ended up with 97.4% of their last asking price (up from 96.9% a year ago).
Read those two together and the point of this page is the second one: buyers are paying close to asking prices, but only after sellers have adjusted them. The cost of listing above the range is not a lower price, it is four months of sitting there and then a lower price anyway.
What this does not include
- The sales in your own building over the last 12 to 18 months, which are the only comparables that really matter and are not in any published average.
- Whether the market has moved since the second quarter of 2026. These are quarterly figures; a printed date is a warning, not a decoration.
- New development pricing. The figures here are resales only, because new development closings are signed months or years before they close and do not describe today.
- What else is for sale in your building and on your block the week you list, which sets your price more than any quarterly average does.
Figures from Brown Harris Stevens Manhattan Residential Market Report, 2Q 2026 (resale co-ops and condominiums), checked August 2026. This is a market-level estimate, not an appraisal and not a valuation. It is built from published quarterly averages for your submarket, adjusted by the conventions this market uses, and it deliberately ignores the specific things that decide a real price: the sales in your own building, your line, your building's finances, and what is on the market against you the week you list.
Want the number this page cannot give you?
The sales in your own building, your line, your building's finances and what is listed against you this month. That is a comparable sales analysis, it takes Josh about a day, and it is the difference between a range and a price.
The numbers are the easy part
Everything on this page is public, computable, and on the page for free. What no calculator has is the part that actually moves a New York number: what a specific board has approved before, why the line above just traded 12% under, which seller will take a February closing. That is the conversation.