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 of a full appreciation run across 156 qualifying NYC neighborhoods, comparing the calendar year 2010 average median sales price against the twelve months ending June 2026. NYC neighborhood price resilience is unevenly distributed, and the neighborhoods that compounded value share traits you can identify in the data: townhouse and brownstone stock, subway access, and a price base low enough to leave room to grow.

I've worked through every NYC market cycle since November 2001, and I built this ranking because buyers keep asking the same question: which neighborhoods actually held their value? The answer below comes from one source, StreetEasy Market Reports, with a methodology you can check line by line. No cherry-picking, and no promises about the future. Past appreciation is a record, not a forecast.

This article is part of the site's data-tracking series. For the current-year picture, see the 5-borough price tracker, the price cuts and discount tracker, and the days on market tracker.

How the Ranking Works, in Plain English

Measuring NYC neighborhood price resilience starts with a simple rule set. 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 only if it has data in at least 10 of 12 months, an 80% coverage bar, in both windows. Of 176 NYC neighborhoods in the source data, 156 clear that bar.

The series begins in January 2010, so nothing earlier is measured; this is strictly a 2010 to 2026 comparison. For the 2020 stress test further down, each series is smoothed with a 3-month rolling average to damp single-month noise: 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. Source for everything on this page: StreetEasy Market Reports.

The Top 15: Where Prices Compounded

Eleven of the 15 highest-appreciation NYC neighborhoods from 2010 to 2026 are in Brooklyn, two are in the Bronx, and two are in Queens. Manhattan does not place a single neighborhood in the top 15.

Start with the asterisk at the top. Mott Haven's +730.4% sits on a very thin 2010 base: roughly 30 recorded sales in all of 2010 and a $98K average median. The percentage is real arithmetic on the source series, but what sells in Mott Haven changed over the window. New condo product entered a market that had been dominated by older housing stock, so the figure reflects a shift in what trades as much as a change in prices. Treat it as a data point about a changing housing stock on low volume, not a clean price move.

The Brooklyn story is cleaner. Greenpoint (+269.0%), Bedford-Stuyvesant (+263.4%), and Prospect Lefferts Gardens (+228.4%) run on rowhouse and brownstone stock priced from modest 2010 bases: $522K, $367K, and $369K respectively. Carroll Gardens (+214.5%) and Cobble Hill (+191.6%) started from higher bases, $769K and $929K, and still landed in the top seven. The common threads are physical: townhouse-scale blocks, subway lines into Manhattan, and, along the Greenpoint and Williamsburg waterfront, new condo development that reset the top of each market. Eastchester (+187.9%) runs the same play in the northeast Bronx from a $193K base, while Howard Beach (+171.7%) and Brookville (+170.0%) show the math working on detached-house stock in 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, and the pattern is consistent: high 2010 price bases and condo-heavy or large-building stock that competes directly with a steady pipeline of newer product.

Softness in this data does not mean collapse. Central Park South still gained 16.5% and Chelsea 34.7%; they simply compounded slowly. The math of a high base is unforgiving: Battery Park City started 2010 at $1.21M, among the highest bases in the ranking, so the kind of percentage move Bedford-Stuyvesant produced from a $367K base was never on the table. Midtown East (+23.8%) and Midtown South (+26.8%) sit in office-heavy corridors where the resale market has absorbed years of new condo supply. Inwood (+30.0%), Riverdale (+30.7%), Brighton Beach (+26.8%), and Briarwood (+34.3%) show the other version of slow: co-op-heavy stock that trades steadily but without the townhouse premium that drove the top 15.

Active Sale Listings Across NYC

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The 2020 Stress Test: Who Bent, Who Broke

Appreciation over 16 years measures compounding. 2020 measures NYC neighborhood price resilience under stress. 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. The borough-level numbers below, smoothed with a 3-month rolling average, are the reliable read.

The citable version: 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 between 4.3% and 6.8% and all 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 NYC neighborhood: -4.1%, regained in 6 months. The five most resilient neighborhoods in the stress test are all in Brooklyn and Queens, and all sit on largely house-scale housing stock.

A Warning About the Largest Drawdowns

The other end of the table needs a caveat before anyone quotes it. The largest measured neighborhood drawdowns, Highbridge at -88.4%, Norwood at -81.8%, and Cobble Hill at -69.8%, are mostly property-mix artifacts on thin monthly volume: a month dominated by house sales followed by a month of small co-op sales produces a huge swing in the median without any single property losing value. The arithmetic is correct on the source series, but these markets did not lose that share of their value. When volume is thin, the borough rows above are the trustworthy stress read.

Borough Context: The Repeat-Sales Price Index

Median prices move when the mix of what sells moves. StreetEasy's price index is a repeat-sales measure, tracking the same properties across transactions, which makes it a useful cross-check on the median tables above. The index publishes series for NYC, Manhattan, Brooklyn, and Queens only; it does not publish Bronx or Staten Island series, and it has no neighborhood detail. Only data from January 2010 forward is used here.

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. That is the same ordering the median tables produced: the boroughs with more house-scale stock have compounded faster off the 2020 bottom.

What This Means If You're Buying or Selling

For buyers, three grounded takeaways. First, percentage appreciation tracks the price base: the big compounding since 2010 happened in neighborhoods that started from lower medians with townhouse-scale stock. Second, single-month neighborhood medians are noisy; judge any area on a 12-month average and ask how many sales sit behind the number, the way this ranking does. Third, resilience in 2020 lined up with housing stock type, and that is knowable before you offer. If you're comparing areas now, start with the 2026 buyer's neighborhood rundown, and remember that 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. If your pricing anchor is what a neighbor got at the last peak, this data says the borough-level market only returned there in June 2026. Price to the trailing 12 months, not to the memory. And one closing discipline note that applies to everyone: nothing in this article is a projection. NYC neighborhood price resilience from 2010 to 2026 is a record of what already happened, and I will keep updating it as new months of data come in.