The wide co-op-to-condo price gap, what your unit is worth, and how this Queens market actually trades
Forest Hills has one of the widest co-op-to-condo price gaps in Queens: a median co-op sale near $315,000 against a condo median close to $995,000. The gap reflects two products: the large stock of prewar co-op apartments that make up most sales, and a much smaller, much pricier band of newer full-service condos. I have closed deals in Forest Hills, and knowing which side of the gap your unit sits on is the starting point for pricing it right in 2026.
Most sales are prewar co-op apartments, many in the large Tudor and elevator buildings near Austin Street and the 71st Avenue transit hub, while newer full-service condos trade at multiples of the co-op median.
| Metric | Forest Hills | Context |
|---|---|---|
| Median co-op sale price | ~$315,000 | Prewar co-op stock, the bulk of sales |
| Median condo sale price | ~$995,000 | Newer full-service condos, a much higher tier |
| Median rent | ~$2,950/mo | Reflects the range of building types |
| Days on market | ~59 days | A moderate market pace for Queens |
This table is a snapshot. The Forest Hills market report carries the live version, including active inventory and sale-to-list ratio.
Start by deciding which market the unit belongs to: prewar co-op or newer condo. Within co-ops, value turns on the building's underlying mortgage and when it comes due, any flip tax in the proprietary lease, monthly maintenance relative to comparable units, layout and size, and whether the building permits subletting. Full-service condos price on their own comps and should never be valued off co-op numbers, or the reverse.
A unit priced off a blended neighborhood median will be wrong. I review the building's financials before I set a number. For the full valuation method, see how much your apartment is worth, and for closing costs, including any flip tax, the seller net-proceeds guide itemizes every line.
| Item | Where to find it | Why it moves the price |
|---|---|---|
| Underlying mortgage and due date | Building financial statements | Bears on the building's finances and buyer financing |
| Flip tax | Proprietary lease | Deducted from seller proceeds at closing |
| Monthly maintenance vs. comparable units | Building management | Carrying cost is compared unit to unit |
| Sublet policy | Proprietary lease and house rules | Sets whether the unit can be rented out |
Live data · Updated every 15 min · Source: REBNY RLS
111-35 75TH Avenue #42
Forest Hills
67-32 SELFRIDGE Street
Forest Hills
Listing information provided courtesy of the Real Estate Board of New York's Residential Listing Service (RLS). Information is deemed reliable but not guaranteed. Sale listings verified. ©2026 REBNY. RLS data displayed by Keller Williams NYC.
Most inventory is co-op, so most purchases require a board package: get the building's package requirements and financial minimums before you make an offer, not after.
The first-time buyer programs guide covers down payment assistance that applies here as it does citywide.
Forest Hills is served by the E, F, M, and R trains at the 71st Avenue-Forest Hills hub, with the E and F running express to Manhattan, plus the Long Island Rail Road at the Forest Hills station.
I have closed deals in Forest Hills in both the prewar co-op and full-service condo markets. I know which side your unit belongs to and how each prices. Let's talk about your situation.
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Live data · Updated every 15 min · Source: REBNY RLS
99-35 74th Avenue
Forest Hills
110-45 71st Road #3H
Forest Hills
Listing information provided courtesy of the Real Estate Board of New York's Residential Listing Service (RLS). Information is deemed reliable but not guaranteed. Sale listings verified. ©2026 REBNY. RLS data displayed by Keller Williams NYC.
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Disclaimer: All information provided in this article is for educational purposes only and does not constitute legal, financial, or real estate advice.
Listing data sourced from the REBNY Residential Listing Service (RLS). Information is deemed reliable but not guaranteed.
Milton Coste is a Licensed Real Estate Associate Broker affiliated with Keller Williams NYC,
360 Madison Avenue, 9th Floor, New York, NY 10017. License No. 10301213304.
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Milton Coste
Licensed Real Estate Associate Broker · Keller Williams NYC
License No. 10301213304 · 360 Madison Avenue, 9th Floor, New York, NY 10017
