ISSUE NO. 06 · 2026
Twenty-one residences are offered for sale; three more are spoken for. The range is the building’s full vertical — studios from $885,000, three-bedrooms to $4,599,000. The midpoint sits at $1,285,000.
Nine listings have moved off their opening number. The cuts cluster at the bottom: five of nine studios. The deepest are 51M1, off $200,000, and 37P2, off $141,000.
The three contracts — a two-bedroom at $2,500,000, three-bedrooms at $2,988,000 and $3,400,000 — all sit near the top of the stack, signed at ask. Conviction lives at the high floors.
The read — Pricing has held firmest above $2.5M, where the recent contracts sit. Below that line, the range remains wider.
Eleven residences are available; two are in contract. The standing pool runs heavy at the top — two-bedrooms to $15,000, three-bedrooms to $16,500, a four-bedroom at $18,800. The median, $12,500, reflects that weight, not the typical lease.
Both contracts are two-bedrooms, at $11,800 and $12,000. Small inventory is scarce; a single studio sits below $5,000.
Scale lingers because scale is patient. The smaller residences turn quickly and rarely stay on the board.
The read — The inventory is large-format and unhurried. The scarcity — and the velocity — is in the smaller residences.
Twenty-one closings across the neighborhood, $27.4 million in volume. The median print was $995,000, or $1,395 a foot — a market with weight where most capital moves.
Half the activity sat below $1.4 million: eight one-bedrooms, four studios and alcoves. That band sets the median and clears without friction.
The ceiling is thinner. Six two-bedrooms to $2,100,000, and one three-bedroom — the penthouse at Charlie West — at $3,400,000, the month’s high. The $1.3 million average rides above the median on that handful of larger trades.
The read — Volume lives under $1.4M. Power at the top is real but narrow — a few large trades carry the entire upper register.
One hundred seventy leases signed across the neighborhood. The median was $4,350, the average $4,732, and the typical residence cleared in sixteen days. Demand is not waiting.
Two-thirds of it sat in studios and one-bedrooms — forty-five and sixty-eight respectively, medians of $3,500 and $4,450. That is the market’s center of gravity.
Above it, forty-one two-bedrooms to $12,000 and six three-bedrooms to $13,500. The Sheffield was among the period’s most active addresses — seven leases signed, two of them two-bedrooms at $11,900 and $12,000.
The read — Sixteen days is a seller’s clock. The deepest demand is under $4,500; priced to the evidence, a residence is gone in days.
New York, NY 10003