NYC Neighborhood Price Resilience: 2010 to 2026 Rankings

The spread between the best and worst performing NYC neighborhood since 2010 is 739.1 percentage points: Mott Haven gained 730.4% while Battery Park City declined 8.7%. Those are the two poles across 156 qualifying NYC neighborhoods, comparing the calendar year 2010 average median sales price against the twelve months ending June 2026. The neighborhoods that compounded most share townhouse and brownstone stock, subway access, and a low 2010 price base.

I've worked through every NYC market cycle since November 2001. Every figure here comes from StreetEasy Market Reports, and past appreciation is a record, not a forecast.

Current-year data: the 5-borough price tracker, price cuts and discount tracker, and days on market tracker.

How the Ranking Works, in Plain English

For each neighborhood, I average the 12 monthly all-property median sales prices for calendar year 2010, then average the trailing 12 months from July 2025 through June 2026, and compare the two. A neighborhood qualifies with data in at least 10 of 12 months (80%) in both windows; 156 of 176 NYC neighborhoods clear that bar.

The series begins in January 2010. For the 2020 stress test below, each series is smoothed with a 3-month rolling average: the pre-drop peak is the highest smoothed value between July 2019 and June 2020, the trough is the lowest smoothed value from the peak through December 2021, and recovery is the number of months until the smoothed series regained its peak. 165 neighborhoods qualify for the stress test at the same 80% coverage standard.

The Top 15: Where Prices Compounded

Eleven of the 15 highest-appreciation neighborhoods are in Brooklyn, two in the Bronx, and two in Queens. Manhattan places none.

Mott Haven's +730.4% sits on a thin 2010 base: roughly 30 recorded sales that year and a $98K average median. New condo product entered a market of older housing stock, so the figure reflects a shift in what trades as much as a change in prices.

Brooklyn's gains are cleaner. Greenpoint, Bedford-Stuyvesant, and Prospect Lefferts Gardens started from 2010 bases of $522K, $367K, and $369K. Carroll Gardens and Cobble Hill started from $769K and $929K and still landed in the top seven. Along the Greenpoint and Williamsburg waterfront, new condo development reset the top of each market. Eastchester (+187.9%, from a $193K base), Howard Beach (+171.7%) and Brookville (+170.0%) show the same math on house stock in the Bronx and Queens.

The Bottom 10: What Softness Looks Like

Battery Park City is the only qualifying NYC neighborhood with a negative price change from 2010 to 2026, at -8.7%. Seven of the bottom 10 are in Manhattan, with high 2010 price bases and condo-heavy or large-building stock.

Even the bottom 10 mostly rose: Central Park South gained 16.5% and Chelsea 34.7%. Battery Park City started 2010 at $1.21M, among the highest bases in the ranking, so a percentage move like Bedford-Stuyvesant's from $367K was out of reach. Midtown East (+23.8%) and Midtown South (+26.8%) are office-heavy corridors where resale has absorbed years of new condo supply. Inwood (+30.0%), Riverdale (+30.7%), Brighton Beach (+26.8%), and Briarwood (+34.3%) are mostly co-op stock without the townhouse tier seen in the top 15.

Active Sale Listings Across NYC

Currently available properties in Manhattan, Brooklyn, and Queens

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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.

The 2020 Stress Test: Who Bent, Who Broke

When the pandemic restricted in-person showings in 2020, I started shooting my own 3D virtual tours and listing videos on every property, so I watched this drawdown from inside the market.

Manhattan's smoothed median sales price fell 22.2% from its July 2019 peak of $1.23M to a $958K trough in July 2020, and needed 83 months to regain that peak, finally crossing it in June 2026. The outer boroughs fell 4.3% to 6.8% and regained their peaks within 6 to 10 months. Citywide, the NYC smoothed median fell 5.3% and was back at its peak 17 months after it, in December 2020.

The Five Smallest Neighborhood Drawdowns

Canarsie posted the smallest 2020 drawdown of any qualifying neighborhood, -4.1%, regained in 6 months. The five smallest are all in Brooklyn and Queens.

A Warning About the Largest Drawdowns

The largest measured neighborhood drawdowns, Highbridge at -88.4%, Norwood at -81.8%, and Cobble Hill at -69.8%, are property-mix artifacts on thin monthly volume. A month of house sales followed by a month of small co-op sales swings the median without any single property losing value. For thin markets, use the borough rows.

Borough Context: The Repeat-Sales Price Index

Median prices move when the mix of what sells moves. StreetEasy's price index tracks the same properties across repeat sales, so it cross-checks the median tables. It publishes series for NYC, Manhattan, Brooklyn, and Queens only.

Measured against its own 2020 trough, the June 2026 index stands 6.0% higher in Queens, 5.2% higher in Brooklyn, 1.8% higher for NYC as a whole, and 1.7% higher in Manhattan.

What This Means If You're Buying or Selling

For buyers: the biggest gains since 2010 came from low starting medians, and single-month neighborhood medians are noisy, so use a 12-month average and ask how many sales sit behind it. To compare areas now, start with the 2026 buyer's neighborhood rundown. Under the 2025 REBNY rule, a Buyer Representation Agreement comes before showings.

For sellers, the Manhattan number is the one to internalize: 83 months from the July 2019 peak back to even. A peak-era comparable only matched the borough median again in June 2026, so price to the trailing 12 months.