301 East 61st Street, Unit 2C

301 East 61st Street, Unit 2C

Lenox hill, Manhattan

Asking $750,000

Studio  |  1 Bath | Condo

 

Welcome to Residence 2C at The Clare, a full-service boutique condominium offering just 30 residences for unparalleled privacy and first-class luxury in the heart of Lenox Hill.

This sophisticated studio is bathed in natural light through a wall of oversized windows and features 7-inch wide heated white oak flooring, LED lighting throughout, multi-zone heating and cooling, and radiant heat flooring. Thoughtful details, such as an in-unit washer/dryer, central heating and air, and ample storage, enhance everyday comfort.

The sleek open kitchen is outfitted with a full suite of Miele appliances, framed by custom Poggenpohl cabinetry and quartz countertops. A floating island anchors the space, providing both style and functionality. The spa-like bathroom is finished with Porcelanosa Carrara Blanco–style marble floors and wall tiles, a Kohler soaking tub, a walk-in shower, and generous above- and below-counter storage.

Life at The Clare is elevated by a spectacular amenities floor, highlighted by a 60-foot south-facing terrace, a dramatic lounge with 40 feet of glass doors, a catering kitchen, and a double-height gym wrapped in two walls of glass. A mirrored yoga and stretching room completes the offering. The doorman's hours are 7-11 and overnight from 11-7.

Perfectly located near the Second Avenue Subway, multiple bus lines, and some of the city’s finest restaurants, shops, and medical centers, The Clare delivers both convenience and lifestyle in one of Manhattan’s most desirable neighborhoods.

37-34 28th Street

37-34 28th Street

long island city, queens

Asking $1,250,000

3 Bed  |  2 Bath | Townhouse

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37-34 28th Street is a two-story single-family home located in the heart of Long Island City. Built in 1905, this residence offers three spacious bedrooms, two full bathrooms and a private backyard.

The property features an updated eat-in kitchen and is situated in a vibrant neighborhood known for its artistic vibe and proximity to Manhattan. Residents enjoy easy access to public transportation, including the nearby N and Q subway lines, providing a quick commute into the city.

This home offers a unique opportunity to own a piece of Long Island City's rich history while being close to modern amenities and cultural attractions.

The Monthly Update - October 2025

Fall Market, Part Two: Holding Its Breath

As we enter the second half of the 2025 fall real estate selling season in New York City, buyers and sellers alike are closely watching the market. Interest rates, overall listing supply, macro- and microeconomic conditions, and the upcoming mayoral election are just a few of the factors influencing decisions. In many ways, the city’s real estate market is collectively holding its breath, waiting to see how things will unfold in October.

Fall is considered the second-busiest season, trailing only the spring market, which historically dominates NYC in total dollar volume, number of units sold, and seasonal duration. The spring market typically runs from February through June, offering a broader window for deals to be made. In contrast, the fall market is far more condensed. It begins around Labor Day in early September, when new listings hit the market, and runs through October and the first few weeks of November, when those listings typically convert into signed contracts. We are now at that inflection point. Just as October hits its stride, the holidays appear on the horizon and the season fades. This compressed timeline creates a heightened sense of urgency and intensity—for sellers looking to get under contract quickly, and for buyers eager to find and close on their dream home before year’s end.

Interest rates are always a crucial factor in real estate, but in fall 2025 they’re particularly impactful—especially in the “non-luxury” segment, defined as properties priced under $4 million. This segment has been slower to recover, largely because these buyers are more likely to rely on financing and are more sensitive to rising rates. In contrast, luxury buyers—those purchasing properties over $4 million—are often all-cash buyers, making them less affected by rate changes. Over the past two years, this divide has led to consistently stronger performance in the luxury market. That’s why the recent drop in mortgage rates has been a welcome development, particularly for non-luxury buyers. Between September 15 and 22, nearly 200 apartments went into contract—about 50% more than the prior week—giving the fall season a strong start. However, in the following week, from September 22 to 29, the market flattened somewhat, with 178 contracts signed, representing an 8.7% decrease from the week before. This early stretch of the fall season continues to show a Jekyll-and-Hyde dynamic, reflecting mixed momentum as the market finds its footing.

Supply is also playing a major role in shaping this year’s seasonal market. Inventory is rising, though it hasn’t yet reached the levels typically expected at the height of the fall season. Historically, fall peaks at around 7,500 active listings. Over the past two years, however, inventory topped out at around 6,900 and 7,300 listings, respectively. Many sellers remain hesitant to list, especially in what still feels like a lingering buyer’s market—a sentiment that has persisted since the post-COVID rebound of late 2021. Ironically, this reluctance has helped keep pricing relatively stable, even as demand has cooled. Fewer listings mean less downward pressure on prices, which has been a key stabilizing force over the past couple of years.

As we move deeper into the season, the big question becomes: after listings hit the market in September, how will buyers respond in October? Will we see the typical seasonal uptick in contract activity, or will external factors—such as economic uncertainty or political noise—dampen both supply and buyer motivation? The next 30 days will provide the answer.

Ultimately, the success of Manhattan and Brooklyn’s fall market in 2025 will likely hinge on the path of mortgage rates. If rates continue to trend downward into the late fall and winter months, they could be the catalyst for a strong season—and possibly a strong start to 2026. Lower rates will help buyers feel more confident and empowered to make offers, while also improving affordability. This creates a window of opportunity, particularly for buyers willing to act while inventory builds and competition remains low.

For sellers, success this fall will come down to pricing, presentation, and accessibility. A well-priced, well-presented, and easy-to-show listing will be the most competitive. And in the end, both buyers and sellers stand to benefit if interest rates continue their descent. Let’s go, Fall 2025!

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Local Happenings

Pickle For PINK

October 8, 2025

This year, we’re back—and bigger! Pickle for Pink is returning for round two, and we’d love for you to join us. Whether you played, donated, or cheered from the sidelines last year, you were part of something powerful. Let’s build on that momentum and make this year’s impact even greater. Click HERE to learn more!

NYC Wine & Food Festival

October 15-19, 2025

The Food Network New York City Wine & Food Festival is NYC’s premier culinary event, now in its 18th year. Over five days, it brings together world-class chefs, tastings, dinners, and master classes in a new waterfront Seaport campus celebrating food, drink, and culture. Click HERE to learn more!

Village Halloween Parade

October 31, 2025

The Village Halloween Parade brings NYC to life through creativity and participation, turning public spaces into vibrant arenas of art, play, and community. Its sensory spectacle leaves a lasting impact, fostering connection, continuity, and the city’s imaginative spirit. Click HERE to learn more!

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490 West End Avenue, Unit 3D

490 West End Avenue, Unit 3D

upper west side, manhattan

Asking $2,750,000

3 Bed  |  3 Bath | Co-op

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Classic Seven grandeur and exceptional architectural details await in this sprawling three-bedroom, three-bathroom residence featuring a convenient home office, thoughtful layout and treetop views in a full-service Upper West Side prewar cooperative.

Inside this expansive home of approximately 2,000 square feet, soaring coved ceilings rise above inlaid parquet floors, intricate molding, handsome millwork, and oversized windows facing east and south. An oversized foyer makes a warm welcome with a coat closet and plenty of space for seating. Ahead, discover an ideal layout for relaxing and entertaining, including a spacious living room featuring a stately decorative fireplace. French doors open to the formal dining room, perfect for large gatherings under a classic ceiling medallion. The adjacent eat-in kitchen has been expanded into the traditional maid's room space to provide an inviting breakfast nook, a convenient guest bathroom, an in-unit washer-dryer and a windowed home office. Chefs will love the floor-to-ceiling cabinetry and stainless steel appliances, including a gas range, side-by-side refrigerator and dishwasher.

The home's private quarters are tucked down a private hallway for optimal peace and privacy. In the king-size primary suite, you'll find two roomy closets, southern exposures, and a windowed en suite bathroom. Two extra-large secondary bedrooms with abundant closet space of their own flank a third windowed bathroom with a large tub/shower. Move right in or put your personal stamp on this historic West End Avenue haven.

Built in 1912 by Neville & Bagge, 490 West End Avenue is an elegant Renaissance Revival palazzo-style building that delivers major curb appeal with its main entrance's Doric columns and decorative iron-and-glass canopy. Residents of the distinguished pet-friendly building enjoy 24-hour doorman and live-in superintendent service, a meticulously restored ornate lobby, a gym, a common garden, laundry, storage and a bike room.

Situated on the corner of West End Avenue and West 83rd Street within the Riverside West End Historic District, this home is surrounded by magnificent outdoor space, including waterfront Riverside Park, the lush gardens of the American Museum of Natural History and iconic Central Park. Fantastic shopping, dining, nightlife and entertainment venues line the nearby blocks, including an AMC Theater, Barnes & Noble and Zabar's. Transportation is effortless with 1/2/3, B and C trains, excellent bus service and CitiBikes all nearby.

10 Picture-Perfect Farms Near NYC For Pumpkin and Apple Picking

Several surveys show that fall is by far Americans’ favorite season. And anecdotally, a scroll through Instagram certainly backs this up. Entire accounts are devoted to fall foliage views and autumnal decor, while influencers started posting seasonal recipes and DIY projects long before summer was over. But you don’t need a social media account to enjoy all the season has to offer. There are plenty of places within a short drive or train ride of New York City to enjoy apple picking, pumpkin picking, and so much more, in real life. Read on for our 10 favorite fall farms.

Westchester County

Harvest Moon Farm & Orchard: North Salem, NY
Offerings: Pumpkin picking, apple picking, hay rides

Not only will this farm give you traditional pumpkin and apple picking, but it’ll help you fill your Instagram feed with fun foodie picks. Most popular is the Cider Smash, an apple cider-vanilla ice cream slushie topped off with an apple cider donut. Even better is that the cider comes from the farm’s Hardscrabble Cider outpost, where you can try seven hard ciders on tap, or enjoy a cider cocktail with lunch or bar bites.

For the full experience, grab a ticket to the farm’s brand-new Mystic Moon, a 40-minute immersive experience that’s described as “mystical and enchanting” rather than spooky and creepy.

Outhouse Orchards: North Salem, NY
Offerings: Pumpkin picking, apple picking, sunflower picking, hay rides, corn maze

For those farmhouse vibes, head to Outhouse Orchards. The farm stand is full of fresh produce, apple cider donuts, local maple syrup, and more. In addition to apple and pumpkin picking, the farm has u-pick pears and peaches (yes, peaches are available through October). You can also pick your own sunflowers and zinnias.

Not great at crafting your own photo-ops? This spot has plenty of pre-curated displays to make your pictures pop.

Hudson Valley

Photo courtesy of Apple Dave’s

Apple Dave’s Orchards & Distillery: Warwick, NY
Offerings: Apple picking and pumpkin picking

How about apple picking with a backdrop of lake and mountain views? That’s what this lovely Warwick farm offers, along with sprawling grounds perfect for picnicking and several walking trails.

Then, head over to the distillery in the red barn, which offers local beers, seasonal cocktails, shawangunk wines, and authentic Apple Jack. On most fall weekends, the distillery has live music, too.

Kelder’s Farm: Kerhonkson, NY
Offerings: Pumpkin picking, apple picking, hay rides, corn maze

You can’t miss this farm; the self-described world’s largest garden gnome stands at the entrance. After taking your selfie with this enormous sculpture, enjoy apple picking and pumpkin picking, and let the kids bounce around on the giant in-ground trampoline. There are tons of other activities for the little ones, too, including giant board games, a climbable hay mountain, and a corn barn (like a sandbox, but with corn kernels).

If you’re planning to make a weekend out of it, the nearby Minnewaska State Park is a beautiful hike to see fall foliage.

Connecticut

Photo courtesy of Lyman Orchards

Lyman Orchards: Middlefield, CT
Offerings: Apple picking, pumpkin picking, corn maze

For u-pick opportunities, Lyman Orchards is one of the best options in the region. Until mid-November, you can pick from 27 varieties of apples, planted across 30,000 trees set on 100 acres. In addition, peaches, nectarines, and pears (including Asian pears) are available for picking through the end of September, as well as pumpkins through the end of October. The best part? All of their fruit is Eco-certified.

Be sure to leave plenty of time to visit the Apple Barrel farm market, where you can pick up jams, jellies, sauces, and more made from Lyman’s own fruit. And you’ll definitely want to get a homemade apple pie (high-top apple or apple crumb), or one of the other fresh fruit pies.

Silverman’s Farm: Easton, CT
Offerings: Apple picking, pumpkin picking, hay rides

Silverman’s would be picturesque even without the acres and acres of apple trees. The farm is set among gorgeous rolling hills lined with trees that change color in the fall. Add in the fruit orchards, and you truly can’t beat it.

The animal farm here is one of the best for kids. They can feed and pet buffalo, llamas, alpacas, sheep, goats, fallow deer, emus, and long-horn cattle.

Long Island

Hank’s Pumpkintown: Southampton, NY
Offerings: Pumpkin picking, apple picking, hay rides, corn maze

It seems like everywhere you look at Hank’s, there are pumpkins of all shapes, sizes, colors, and textures—whether they’re out in the fields or piled high in various display bins. This includes a pink tractor filled with pink porcelain doll pumpkins, the sales from which are donated to breast cancer research.

You can truly make a whole day of visiting Hank’s, as there’s also apple picking, a corn maze, gem mining, a market, and hard cider tasting.

Woodside Orchards: Aquebogue and Jamesport, NY
Offerings: Apple picking

This family-owned farm embodies the rural history of Long Island’s beautiful North Fork region. When the apple farm began in 1982, the owners sold their fruit at “The Apple Shed,” a small wooden farm stand. Today, you can still visit (and take a picture in front of) this quaint building at the Jamesport location.

Today, in addition to offering apple picking and baked goods for sale, Woodside Orchards makes its own hard ciders, which you can sample in the rustic tasting room at the Aquebogue location.

New Jersey

Photo courtesy of Happy Day Farm

Happy Day Farm: Manalapan, NJ
Offerings: Pumpkin picking, sunflower picking, hay rides, corn maze

This Central Jersey farm is a pumpkin lover’s paradise. Here, you’ll get much more than traditional orange pumpkins. Think, pale green and pink pumpkins, funky gourds, and extra-large pumpkins. Throughout the farm, there are also pumpkin houses and installations for perfect photo-ops.

For the kids, there’s a giant corn maze, pedal carts, rubber duck races, a fun slide, and more.

A. Casola Farms: Holmdel, NJ
Offerings: Pumpkin picking, hay rides, corn maze

We recommend this spot for the adults. Yes, the farm has pumpkin picking, a petting zoo, and more, but you’ll get the most spectacular views at the adjacent Fox Hollow Vineyards. The winery’s outdoor patio has several different areas where you can set up with your wine tasting and a cheese plate, enjoying live music and the rolling-hill scenery and colorful landscaping. The lower level has cozy firepits and outdoor games.

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10 picture-perfect farms near NYC for pumpkin and apple picking

By Dana Schulz

September 17, 2025

Cover photos courtesy of Lyman Orchards

225 Central Park West, Unit 919

225 Central Park West, Unit 919

upper west side, manhattan

Asking $500,000

Studio  |  1 Bath | Co-op

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Welcome to this sunny and beautifully renovated studio in The Alden, Emery Roth’s iconic pre-war building directly across from Central Park. Quiet and charming, this home blends classic character with modern updates, featuring high-beamed ceilings, brand-new wood floors, and oversized windows that flood the space with natural light. Its efficient layout makes for an airy and comfortable retreat right in the heart of the Upper West Side.

With Central Park as your front yard, world-class cultural institutions such as the Museum of Natural History and Hayden Planetarium just blocks away, and the B/C subway and crosstown bus nearby, the location is truly unmatched.

The Alden is a white-glove, full-service co-op offering 24-hour doorman and concierge service, an on-site management office, and an array of amenities. The crown jewel is the spectacular roof deck with panoramic views of Central Park, the Reservoir, and sweeping sunsets over Manhattan. Additional conveniences include garage access from within the building, a bicycle room, laundry facilities, and five elevators. Pets are welcome. Verizon Fios and Time Warner are both available.

This superbly run co-op requires a 40% minimum down payment and has no flip tax, ensuring long-term stability and financial strength.

11 East 36th Street, Unit 906

11 East 36th Street, Unit 906

midtown south, manhattan

Asking $1,349,000

2 bed  |  2 Bath | Condo

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Welcome home to this quiet 2 bed/2bath condominium in midtown south. This apartment has 12.5 foot ceiling heights, gorgeous wide plank oak floors, Central AC, including a nest thermostat, and copious closet space. The Living room and Primary bedroom face north onto 37th street, whereas the large second bedroom faces east. The Kitchen is open style with an island and bar, and features Calacatta Marble countertops and white lacquer cabinetry. It includes a SubZero fridge and freezer, a Bosch dishwasher, and microwave. Both stovetop and oven are electric. There is also a built out pantry across from the kitchen. The living room has space for both a dining table as well as living room furniture. The Primary bedroom fits a King sized bed and has custom walk through closets into the luxurious bath with separate shower and Neptune soaking tub. There is also a motorized black out shade for this bedroom. The Second Bedroom has plenty of space and is bright, with an oversized closet. The second bath is located next to the second bedroom and has a stall shower. Both baths feature porcelain tiles and limestone flooring.There is also a laundry room, with plenty of space for utilities.

Privacy and Comfort are paramount at The Morgan Lofts, a boutique condo, with only six units per floor. Here Soho style proportions meet finishes chosen by renowned interior designer Andres Escobar. There is a full time doorman, roof deck, gym, and two lobby entrances. There is easy access to midtown and trains on both the east and west side. Across the street is the new TMPL premium gym, their largest flagship location which has a literal wonderland of features including a cold plunge pool, infra red spa and more. The Morgan Library is one block away, along with many restaurants and all that Madison and 5th Avenues have to offer downtown. Minutes from Grand Central Terminal.

Please note: There is an assessment in place through December 2026 of $1,066.67 per month for this unit. Taxes listed reflect primary ownership with Star tax abatement.

Design For ‘Floating’ 79th Street Boat Basin Dock House Gets Final Approval

More than 10 years after Hurricane Sandy extensively damaged the Upper West Side’s 79th Street Boat Basin and its dock house, and three years after it was temporarily closed, the city is moving forward with a replacement facility. The Public Design Commission last month voted to approve the design for the reconstruction of the boat basin and the new dock house by Architecture Research Office (ARO). The planned one-story building appears to float over the Hudson River, with nine columns supporting the structure above the dock, chamfered corners to allow for better views, and a stainless steel facade that reflects the surrounding water and sky.

The 79th Street Boat Basin is Manhattan’s only public marina and New York City’s sole marina that has a year-round houseboat residency. The basin opened within Riverside Park in 1937, as part of Robert Moses’s West Side Improvement Project, along with the 79th Street Rotunda. As of 2021, the marina had a 1,000-person, 15-year boater waiting list.

While it was once a happening hub of maritime culture in the city and an eccentric Upper West Side community, the boat basin has deteriorated over the last two decades, with storms like Hurricane Sandy causing irreparable damage.

In 2019, the city’s Parks Department revealed a $90 million plan to reconstruct the docks, make the area more resilient to climate change, and add more boating berths to increase capacity. Following Covid-related delays, in 2021, the city closed the marina, citing “excessive deterioration to the site’s wooden dock framework and concrete foundation.”

After several delays and design changes, the design by ARO received final approval in August from the Public Design Commission, allowing the project to move ahead with construction. In response to criticisms of earlier designs, the redesigned building will be 40 percent smaller than originally proposed, at 3,800 square feet, but bigger than the former structure.

“The PDC’s approval represents a significant milestone in the evolution of this project and our engagement with the community,” Adam Yarinsky, founding principal of ARO, said in a statement.

“As both a working facility and a symbolic gateway to the harbor, the new dock house will honor the city’s rich maritime heritage and connect people to the waterways that have shaped its identity.”

To maximize views of the Hudson River from the promenade, the dock house’s square plan is rotated 45 degrees to the shoreline and rises above the dock on columns. Plus, the building corners are chamfered to reduce its mass, and large windows allow for views into and out of the building, according to ARO.

The building features a stainless steel exterior, which takes on the color and quality of the surrounding sky and water, and a green roof. Drawing inspiration from the “69th Street Transfer Bridge, the trusses of the George Washington Bridge, and a boat’s rigging and sails,” diagonal structural columns create a triangular pattern.

Inside, the dock house will feature a locker room for the boat basin’s staff, bathrooms, and showers. There will also be slips for more boats and access points for kayaks.

Construction could take two years, with the project potentially wrapping up in 2028, according to West Side Rag.

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Design for ‘floating’ 79th Street Boat Basin dock house gets final approval

By Devin Gannon

September 8, 2025

All renderings courtesy of Architecture Research Office

323 West 43rd Street, Unit 1R

323 West 43rd Street, Unit 1R

hell’s kitchen, manhattan

Asking $800,000

2 bed  |  2 Bath | Co-op

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Don’t miss this rare opportunity to own an impeccably updated two-bedroom, two-bathroom HDFC co-op in the heart of Hell’s Kitchen.

This serene, full-width rear apartment welcomes you with great light, fine finishes, and incredible quiet. Throughout the home, gleaming hardwood floors, 9-foot ceilings, crown moldings, and tall updated windows create a sense of style and comfort. The spacious living room offers plenty of room to relax, while the versatile second bedroom, set behind French doors, makes it perfect as a guest room, office, or dining space.

The sleek, modern kitchen is a chef’s dream, featuring abundant custom cabinetry, granite countertops, and full-sized stainless steel appliances, including a gas stove and drawer dishwasher. The primary suite boasts an oversized walk-in closet, dedicated shoe storage, and an additional custom-outfitted closet, along with a private en-suite bathroom. A second full bathroom with chic tilework and contemporary fixtures completes the layout.

323 West 43rd Street is a well-maintained brick building offering a full-time superintendent, free central laundry, and exceptionally low monthly maintenance.

Income Restrictions Apply (165% of NYC AMI):
- 1 Person: $187,110
- 2 People: $213,840
- 3 People: $240,570
- 4 People: $267,300

Perfectly located at the crossroads of Hell’s Kitchen and Midtown, this home is surrounded by world-class dining, Broadway theaters, and just moments from Hudson Yards and Manhattan West. With nearly every subway line within blocks — A/C/E, 1/2/3, N/Q/R/W, 7, and the S — transportation couldn’t be easier. Sorry, no dogs.

17.6 Million Fewer Vehicles Entered Manhattan Since Congestion Pricing Launched This Year

Congestion pricing is (still) working. According to Gov. Kathy Hochul and MTA officials, 2.7 million fewer vehicles entered Manhattan below 61st Street in August, a 14 percent drop that matched June for the largest reduction recorded so far in 2025. The positive data comes about a month before a scheduled federal court hearing in October, where the Trump administration’s attempt to end the tolling system will be decided. Since the program began in January, the number of vehicles entering the zone is down 12 percent, with 87,000 fewer trips each day and 17.6 million fewer vehicles compared to last year.

According to the MTA, congestion pricing has reduced traffic, improved vehicle flow, and cut delays in Manhattan’s central business district and even in surrounding areas.

The program has also noticeably reduced gridlock on bridges and tunnels crossing the East and Hudson Rivers, speeding up commutes. Every crossing entering the congestion relief zone has seen morning peak travel times reduced in 2025 compared to 2024:

• Brooklyn Bridge: 13 percent faster

• Holland Tunnel: 36 percent faster

• Hugh L. Carey Tunnel: 16 percent faster

• Lincoln Tunnel: 5 percent faster

• Queens-Midtown Tunnel: 4 percent faster

• Queensboro Bridge: 21 percent faster

• Williamsburg Bridge: 23 percent faster

Crashes in the CBD are down 14 percent, and traffic injuries are down 15 percent. Earlier this summer, the Department of Transportation reported that pedestrian fatalities on city streets had hit historic lows, matching levels last recorded in 2018.

The benefits are being felt on public transit as well, with ridership increasing across all modes from January to August 2025 compared to the same period last year:

• Subway: 9 percent

• Bus: 13 percent

• Long Island Rail Road: 10 percent

• Metro-North: 7 percent

• Access-A-Ride: 22 percent

In its first four months, the program generated $215.7 million in revenue, keeping pace to net $500 million in 2025 after expenses, according to Bloomberg. That funding is essential for ongoing and planned transit projects, serving as a financial lifeline for the MTA’s five-year capital plan.

“With summer coming to an end, the benefits of congestion pricing are clearer than ever,” Hochul said. “This program has been nothing short of transformational, making streets safer, reducing gridlock across the region, and unlocking generational upgrades to mass transit, benefitting millions. Congestion pricing is working, it is legal, and the cameras are staying on.”

Despite its documented benefits, congestion pricing has been a political target of President Donald Trump, who vowed to eliminate the program during his first week in office.

In February, after retaking office, the Trump administration ordered Hochul to end the program by March 21. In response, the MTA filed a lawsuit to keep the program in place, and the U.S. Department of Transportation extended the deadline to April 20.

In April, U.S. Transportation Secretary Sean Duffy gave the governor until May 21 to either shut down the program or explain why the Federal Highway Authority should not impose penalties, which would begin on May 28. If the state failed to comply, Duffy threatened to withhold federal funding for NY’s transportation projects, as 6sqft previously reported.

Later that month, the Trump administration and NY transit officials reached an agreement to allow congestion pricing to continue through the fall, according to court filings. As part of the MTA’s lawsuit, the two parties will now present their arguments under a predetermined timeline expected to run until at least October.

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17.6 million fewer vehicles have entered Manhattan since congestion pricing launched this year

By Aaron Ginsburg

September 10, 2025

Cover Photo by Koon Chakhatrakan on Unsplash

251 East 32nd Street, Unit 19E

251 East 32nd Street, Unit 19E

kips bay, manhattan

Asking $585,000

1 bed  |  1 Bath | Co-op

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The city unfolds in front of you in this sun-kissed one-bedroom, one-bathroom co-op featuring wide-open views, excellent closet space, and a sprawling open layout in a full-service Kips Bay building.

The moment you arrive in this spacious home, you'll be swept away by the bright and airy ambiance underscored by tall ceilings, pale hardwood floors, and large windows facing east and south. A foyer flanked by four large closets, including two huge walk-ins, makes a wonderful first impression. Ahead, the huge living room and dining alcove set the stage for relaxing and entertaining, surrounded by open-sky views that stretch all the way to One World Trade Center. The open kitchen impresses with contemporary cabinetry, granite countertops, tile backsplashes and a fleet of upscale stainless steel appliances, including a gas range, bottom-freezer refrigerator and dishwasher.

Sleep soundly in the king-size bedroom featuring a roomy closet and plenty of room for additional furnishings and a seating area. An adjacent full bathroom with a large tub/shower, vanity, and wide medicine cabinet completes this turnkey Kips Bay beauty.
Currently configured as a one-bedroom, this expansive floor plan could easily accommodate the addition of a second bedroom.

Riverview East is a pet-friendly postwar elevator cooperative where residents enjoy 24-hour doorman and live-in superintendent service, an accessible lobby, a state-of-the-art laundry room, a bike room and an on-site parking garage.

This outstanding Kips Bay location is surrounded by convenient shops, services, dining and entertainment in every direction, including Target, the AMC Kips Bay theater, Trader Joe's and Fairway, plus a half-dozen Michelin-starred restaurants within blocks. Transportation is effortless thanks to the 6 train three blocks away, plus 4/5, B/D/F/M, N/Q/R/W, 7, S, and PATH trains, excellent bus service with the M15, M34 and M34A, the 34th Street Ferry Landing, Midtown Tunnel and CitiBikes all nearby.

The Monthly Update - September 2025

The Luxury Market Vs. The “Non” Luxury Market:

A Market Split in Two

In Manhattan (and Brooklyn), the real estate market is showing cautious signs of improvement. Contract activity is up modestly, and buyers appear to be slowly returning. However, beneath those headlines lies a much more interesting picture. The dividing line isn’t about neighborhood or property type—it’s about price.

In Manhattan, the luxury market is generally defined as $4 million and above, while in Brooklyn it is $2 million and above. This year, Manhattan has seen several weeks and even months come close to breaking luxury market records—or surpassing them altogether. Just a few weeks ago, Downtown Manhattan recorded its highest-priced sale in its history, when the No. 1 contract featured the most expensive apartment or townhouse ever sold in the area. It surpassed the $80 million spent by Amazon founder Jeff Bezos in 2019 on a townhouse and two adjacent apartments, as well as the $72.5 million sale of a townhouse at 138 W. 11th Street in January 2024. The record-setting deal was for PH8 at 140 Jane Street, listed at $87.5 million.

The luxury market also came close to breaking additional records. During the week of May 19, 55 contracts were signed for properties priced at $4 million and above—marking the busiest single week in this segment since November 15, 2021. July also saw strength, with 29 contracts signed in a single week, making it the strongest third week of July since 2021, when 39 contracts were signed. For the month of June, 153 contracts were signed at $4 million and above—making it the third-strongest June since record-keeping began in 2006.

While the luxury market is breaking records, the rest of the market is having a much more subdued year. The main factor driving the division between the two markets is interest rates. In mid-2021, nearly 60% of Manhattan purchases were financed; today, 69% are all-cash. Since the Federal Reserve began raising rates in 2022, mortgage costs have risen sharply, adding hundreds of dollars per month to payments on apartment loans. This has cooled demand among financed buyers, while cash-rich luxury buyers remain largely unaffected and are capitalizing on developers and sellers eager to offload their properties.

One can see the divergence in contracts signed activity: In Manhattan, deals under $4 million have slowed, while transactions over $4 million have remained steady and in some months, (aforementioned) broke records. Looking at the division from a listing-supply perspective, Manhattan property over $4 million is down 16% year-over-year, while “non”-luxury inventory has grown 4%.

Pricing and price reductions also highlight the split: In Manhattan, listings under $4 million are seeing 11% more price cuts than a year ago, while luxury listings have seen 9% fewer. This suggests that sellers in the “non”-luxury market are feeling more pressure to adjust to buyers’ tighter budgets, while luxury sellers retain a bit more negotiating power—depending on other factors.

Price per square foot data offers perhaps the clearest view of this dynamic. In June’s resale condo market, Manhattan homes over $4 million saw a 3% year-over-year increase in PPSF, while those under $4 million were unchanged. Luxury properties are not only holding their value despite higher interest rates—they’re appreciating—while non-luxury homes are struggling to keep pace.

For buyers under the luxury threshold, this may present an opportunity. The somewhat softer demand and more price reductions could result in more motivated sellers and offer attractive value for buyers willing to accept today’s higher interest rate costs. There is also talk of future rate cuts that could help the “non”-luxury market rebound this fall and into spring. But for now, the luxury market is enjoying one of the strongest years on record.

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Local Happenings

NYC Broadway Week

SEPTEMBER 4-17, 2025

Enjoy a special 2-for-1 ticket offer across nearly two dozen shows, making theater more accessible to audiences. The biannual event, held each winter and fall, gives theater lovers the chance to enjoy Broadway at a fraction of the cost. Click HERE to learn more!

The Feast of San Gennaro

September 11-21, 2025

The Feast of San Gennaro returns to Mulberry Street, filling Little Italy with festive lights, live music, parades, and Italian specialties. This 11-day celebration honors the patron saint of Naples while showcasing the heart and flavor of NYC’s Italian-American heritage. Click HERE to learn more!

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Team News

Supporting Our Teammate Selene After a Devastating Loss

Our dear colleague and friend, Selene Varnel, and her family have suffered an unimaginable loss—their apartment was destroyed in a fire on August 15th. While we are deeply grateful that Selene and her young son are safe, the fire took nearly everything they owned.

A GoFundMe page has been established to support Selene and her son as they begin the process of rebuilding their lives. Any contribution—big or small—will make a meaningful difference as they replace essential items, find stability, and work toward recovery.

Thank you for your support.

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Featured Listings

Second Avenue Subway Extension Moves Ahead In Harlem With $2B Contract

106th Street. Rendering courtesy of the MTA

East Harlem is one major step closer to having better subway access for the first time since the 1940s. The board of the Metropolitan Transportation Authority on Monday approved a nearly $2 billion tunnel-boring contract for the second phase of the Second Avenue Subway, which extends the Q train from 96th Street to 125th Street. The tunneling contract marks the largest awarded in agency history.

“This is a meaningful step forward not only for the project but for everyone in East Harlem and Central Harlem,” MTA Chair and CEO Janno Lieber said.

“Locals have waited almost 100 long years for their promised subway extension. Thanks to investments from Governor Hochul and our partners in Washington, today the new MTA is moving forward with the largest tunneling contract in agency history, but – more importantly – with a project that pencils at the lowest cost per rider of any heavy rail project in America.”

The $7.7 billion extension brings the subway to a neighborhood that has lacked adequate transit access since the Second Avenue El discontinued service in the 1940s. The first phase of the Second Avenue Subway, which added three stations on the Upper East Side, opened in 2017.

The extension creates three new accessible stations in East Harlem, where 70 percent of residents rely on transit. The new Q train stations will be built at 106th Street, 116th Street, and 125th Street, offering a one-seat ride from East Harlem to the Upper East Side, Midtown, and Coney Island.

Rendering courtesy of the MTA

The project includes a direct passenger connection at the existing 125th Street subway station at Lexington Avenue and a new entrance at Park Avenue to allow for transfers to the Metro-North Railroad station.

The MTA estimates the expansion will serve an additional 110,000 daily riders.

Gov. Kathy Hochul joined the board meeting during a special meeting held in Harlem to approve the contract.

“East Harlem is one of the most transit-reliant neighborhoods in New York, but every day, tens of thousands of commuters lack subway access,” Hochul said.

“The Second Avenue Subway will change everything; it will shorten commutes for over 100,000 daily riders and make East Harlem more vibrant than ever. Awarding this contract means that the time for promises to this community is over and the time for building is here — next stop 125 Street!”

The construction contract, the second of four for the Q train extension, was awarded to Connect Plus Partners, a joint venture between Halmar International and FCC Construction. According to the MTA, work to bore the new tunnel, to be between 35 and 120 feet below Second Avenue, involves 750-ton machines equipped with 22-foot-diamond-studded drill heads. Work will commence later this year, with heavy civil construction starting in early 2026 and the tunnel boring in 2027.

As amNY reported, the machine for this phase can excavate and install the pre-cast lining in a single process, reducing the tunnel crew size by 40 percent and saving an estimated $100 million in labor costs. That, in addition to several other cost-saving measures, will save $1.3 billion, making it 10 percent cheaper than the first phase, according to the agency.

Connect Plus Partners will retrofit part of an existing 1970s-era tunnel that runs under Second Avenue from 110th to 120th Streets.

The first contract was awarded in January 2024 and was for utility relocation work, which includes moving utilities from the 19th century to facilitate the construction of the new station. The third contract will build the underground space for the stations, and the fourth and last contract covers the fit-out of the three new stations and the systems needed.

As the Second Avenue Subway moves into East Harlem, residents of the neighborhood are preparing for major changes. As Gothamist reported, the MTA has started issuing eviction notices to residents; the agency plans to seize at least 19 buildings by eminent domain to build the new stations. The MTA is offering some help to those residents, including providing a real estate agent and financial assistance to cover moving costs, according to Gothamist.

So far, the agency has filed plans to rezone the south side of East 125th Street between Third and Lexington Avenues, the terminus of the Second Avenue Subway. The 684-unit apartment building would generate revenue for the agency through a ground lease and payments in lieu of taxes (PILOTs). The process to select a developer is still years away, as 6sqft previously reported.

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Second Avenue Subway extension moves ahead in Harlem with $2B contract

By Devin Gannon

August 18, 2025

Cover photo courtesy of the MTA

Supporting Our Teammate Selene Varnel

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It is with heavy hearts that we share some difficult news about our dear colleague and friend, Selene Varnel. Recently, Selene and her family endured an unimaginable tragedy when their apartment was destroyed in a fire on Friday, August 15th. While we are deeply grateful that Selene and her young son are safe, the fire took nearly everything they owned.

Selene is not only a valued member of our team but also someone who brings kindness, warmth, and dedication to all she does. Now, it’s our turn to come together and support her during this incredibly challenging time.

A GoFundMe page has been created to help Selene and her son begin the process of rebuilding their lives. Any contribution—big or small—will make a meaningful difference as they replace essential items, find stability, and work toward recovery.

💙 You can donate here: https://gofund.me/7e0ce16c

We are so grateful for the outpouring of kindness, generosity, and compassion from our community. By standing together, we can help Selene and her son move forward with hope and strength.

Thank you for your support,

The Hoffman Team

251 7th Street, Unit 10C

251 7th Street, Unit 10C

Gowanus, brooklyn

Asking $795,000

1 bed  |  1 Bath | Condo

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-Condo
-Washer/dryer in-unit
-Private outdoor space
-Private storage included

Welcome to residence 10C at The Argyle—a bright, modern, and thoughtfully designed one-bedroom home with a private balcony and sweeping eastern views reaching all the way to Prospect Park. Perched on the 10th floor, this sun-flooded apartment boasts soaring 9-foot ceilings, hardwood floors, and oversized, noise-reducing windows that span the length of the home, offering peaceful ambiance and energizing morning light.

The open kitchen features bamboo cabinetry, Caesarstone countertops, beautiful pendant lighting, and premium stainless-steel appliances—including a Bosch dishwasher. Just across the hall, a Bosch washer/dryer is conveniently tucked into a vented laundry closet. The spacious bedroom easily accommodates a king-sized bed and includes a custom walk-in closet, while the bathroom offers a deep soaking tub and ample storage throughout.

Additional highlights include built-in surround sound wiring in both the living room and bedroom, generous closet space, and a private, climate-controlled storage unit in the basement.

The Argyle is a full-service, pet-friendly condominium offering residents a virtual doorman, elegant lobby, fitness center, bike storage, laundry room, cold storage for grocery deliveries, and a large package room. The building also features a beautifully furnished roof deck with panoramic 360-degree views of Manhattan, Brooklyn, and the Statue of Liberty—perfect for sunset lounging.

Ideally located at the crossroads of Park Slope and Gowanus, 251 7th Street is moments from Prospect Park, Whole Foods, the Washington Park Dog Run, and all the beloved restaurants and shops along 5th Avenue. With the F, G, and R trains less than two blocks away, commuting to Manhattan or elsewhere in Brooklyn couldn’t be easier.

Flatiron Building Will Be Illuminated At Night For The First Time

After over 120 years as a commercial building, the Flatiron Building will shine brightly as a new condo development. Literally. The distinct triangular building at 175 Fifth Avenue will be illuminated for the first time in its history when it reopens as luxury apartments. As first reported by the New York Post, the LED lighting scheme, designed by L’Observatoire International and approved by the city’s Landmarks Preservation Commission, will be most prominent on the top five floors beneath the building’s signature cornice, then cascade downward to emphasize its architectural details, which have been restored as part of a multi-year renovation.

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Credit: The Flatiron Building

“For a real estate family with over 80 years of experience in New York City, there’s no greater thrill, or responsibility, than stewarding a landmark as essential to the city’s fabric as the Flatiron Building,” Daniel Brodsky, owner of the Brodsky Organization, which is overseeing the building’s restoration and conversion, told the Post.

“We’re honored that the Landmarks Preservation Commission has approved the building’s first-ever exterior lighting plan, allowing this icon to shine nightly for the first time in its 123-year history.”

Originally designed by architect Daniel Burnham and completed in 1902 as the Fuller Building, the Flatiron has become one of New York City’s most recognizable landmarks. Known for its unique triangular shape, Beaux-Arts facade, and steel-frame construction, it was one of the world’s first skyscrapers.

Over the years, the building has hosted a diverse array of tenants, including two basement restaurants, clothing and toy companies, magazine and publishing houses—but it has always been used exclusively for offices and commercial purposes.

In 2021, the building became the center of a contentious legal battle among its former owners—GFP Real Estate, Newmark, Sorgente Group, ABS Real Estate Partners, and Nathan Silverstein. The four partners sued Silverstein, who held a 25 percent stake, seeking a partition sale. They claimed he made poor business decisions after the building’s sole tenant, Macmillan Publishers, moved out in 2019 after 60 years, as 6sqft previously reported.

That March, the building went to auction to resolve the dispute, receiving a winning bid of $190 million from Jacob Garlick of Abraham Trust. However, after Garlick missed the down payment deadline, the property returned to auction and was ultimately sold to Jeff Gural of GFP Real Estate for $165.1 million, who effectively acquired Silverstein’s 25 percent stake.

Sorgente Group and the Brodsky Organization are now redeveloping the building, converting its former office and commercial space into 38 luxury condos, with 40 storage units, and two commercial units. Earlier reports detailed a plan for 60 residences.

The redevelopment included a comprehensive, multi-year restoration, which has replaced all of the building’s windows—more than 1,000—and meticulously restored thousands of terra-cotta fixtures, each hand-replicated by a California manufacturer. A detailed restoration of the building’s six-foot-tall cornice was also completed.

For the new apartments, the development team enlisted AD100 designer William Sofield’s Studio Sofield to reimagine the building’s interior for modern living. Sofield is designing both the residences and the amenity spaces.

According to a project representative, the interiors will honor the building’s legacy while incorporating contemporary touches inspired by original materials, such as historic railings, original ironwork, and marble mosaics.

Approved by the Landmarks Preservation Commission, the new lighting design is the latest addition to the restoration project.

Other planned upgrades include an updated lobby, new elevators, upgraded retail frontage and storefront louvers, and facade changes to the 21st floor behind the roof parapet, according to Yimby.

The restoration is expected to be completed in 2027. Corcoran Sunshine Marketing Group is the exclusive sales and marketing firm for the Flatiron Building.

33 Riverside Drive, Unit 4D

33 Riverside Drive, Unit 4D

Upper West Side, manhattan

Asking $395,000

Studio  |  1 Bath | Co-op

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Welcome to Residence 4D at 33 Riverside Drive — a beautifully renovated, serene studio in one of the Upper West Side’s most iconic and historic full-service cooperatives.

Perched on the fourth floor, this pristine home offers the perfect retreat from the city’s hustle, blending old-world elegance with modern upgrades. A gracious entry foyer with custom floor-to-ceiling closets sets the tone, leading to a generously proportioned living space with high beamed ceilings, rich herringbone hardwood floors, and recessed lighting that adds a soft, contemporary touch.

The windowed eat-in kitchen is both stylish and functional, featuring Caesarstone countertops, custom cabinetry, and a full suite of stainless steel appliances including a dishwasher.

33 Riverside Drive, situated at the corner of 75th Street directly across from Riverside Park, is a 17-story Art Deco gem designed by renowned architect George F. Pelham in 1927. Once home to George and Ira Gershwin—as well as composer Sergei Rachmaninoff—this distinguished building continues to attract discerning residents with its timeless architecture and impeccable service.

Amenities include a full-time doorman, live-in resident manager, laundry room, bike storage, and private storage (waiting list). The cooperative is pet-friendly and permits pied-à-terres, in-unit washer/dryers, co-purchasing, gifting, and guarantors on a case-by-case basis with board approval.

All this in one of Manhattan’s most vibrant and storied neighborhoods—steps from Fairway, Citarella, Zabar’s, Trader Joe’s, the 70th Street Pier and Café, Lincoln Center, and multiple transportation options.

This is a rare opportunity to own a piece of Riverside Drive history—don’t miss it.

The Monthly Update - August 2025

Preparing Your Property for the Fall Market

It’s not riveting, but it’s necessary. As the Manhattan and Brooklyn summer real estate markets scale back—true to historical patterns—we’re seeing fewer new listings, fewer properties going into contract, and more sellers pulling their homes off the market. Buyers and sellers alike are taking their final vacations of the season, which makes this the ideal time for sellers to reflect if their property didn’t sell during the spring market.

Now is the moment to make interior adjustments, consider price updates, and prepare to recalibrate, reload, and re-launch for the fall market.

As of this newsletter, there are roughly 6,500 listings available for sale in Manhattan. Expect that number to dip just below 5,500 by Labor Day weekend. August isn’t known for listing activity—but it can be a brief window for buyers to find opportunities. Sellers who stay on the market in August are often viewed as more serious—or more motivated—which can present an opening for savvy buyers to strike a deal before fall inventory floods the market.

Contrary to popular belief, September is one of the slowest months for properties to go into contract, but it’s one of the busiest for new listings. It’s important to remember: listings come on the market first, then they typically go into contract about 30 days later. More listings bring more buyers, but the surge in fall supply tends to hit right after Labor Day.

So, how do you get your property ready for fall?

It starts by shifting your mindset: think of your property as a product, not your home. Get the “product” ready for market with a fresh coat of paint, decluttering, and updated staging. Use furniture that appeals to the widest range of buyers—think WestElm, CB2, or even IKEA. You may not love it personally, but that’s not the goal. You want clean, tidy, neutral, and relatable. Buyers need to walk in and imagine themselves living there.

Once the property looks the part, the next (and arguably bigger) piece is pricing.
Pricing a new or relaunched listing right from day one can be the difference between 3 weeks or 3 months on the market. After analyzing thousands of Manhattan sales over several years, the results are clear — listings priced correctly from the start spent a median of just 31 days on the market and sold with only a 1.9% median discount from the original asking price. Overpriced properties lingered, often for months, and closed with far deeper discounts.

There’s a reason your property didn’t sell in the spring—and in markets like Manhattan and Brooklyn, pricing is everything. These markets are incredibly efficient, and if you’re overpriced, the market will tell you in 30 to 40 days. Be honest with yourself, and make sure your broker is honest with you. Consider pricing your property just below competing listings to create a sense of urgency among buyers.

If you’d like more information on how to prepare your home for the fall market—or if you know someone who’s looking for a new direction this season—please don’t hesitate to reach out. The Hoffman Team is always here to help you maximize the value of your most important asset.

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Local Happenings

The U.S Open

The U.S. Open runs August 18–September 7 at the USTA Billie Jean King National Tennis Center in Queens. Don’t miss Fan Week (Aug 18–23) with free events and player practices before the main draw begins.

Click here for more details!

Rooftop at Pier 17

This August, The Rooftop at Pier 17 is bringing the energy with shows from The Fray, Cody Jinks, Fitz and The Tantrums, Andy Grammer, and more. With epic views and summer vibes, it’s one of NYC’s top spots for live music.

Click here for more details!

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Listing Spotlight

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650 Park Avenue, Unit 18C

650 Park Avenue, Unit 18C

Upper East Side, manhattan

Asking $3,995,000

3 Bed  |  4.5 Bath | Co-op

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Park Avenue grandeur awaits your personal touch in this rarely available four-bedroom showplace featuring a sprawling Classic Seven layout, spectacular skyline and Central Park views, and an unbeatable Lenox Hill location just two blocks from Central Park.

Inside this high-floor sanctuary, palatial interiors are filled with tall ceilings, hardwood floors, impeccable millwork, and walls of windows capturing open-sky views to the east, west and south. The sizeable foyer makes a gracious welcome with a powder room, walk-in coat closet and wet bar. To the left, the 25-foot-long living room invites you to stretch out and relax alongside floor-to-ceiling custom shelving and paneling, a decorative fireplace and stunning views of the Park Avenue Mall. Across the foyer, the formal dining room sets the stage for lavish dinner parties with carved wainscoting, dentil crown molding, a crystal chandelier and Central Park outlooks. The adjacent windowed kitchen makes entertaining easy with rows of cabinetry, stone countertops and stainless steel appliances, including a gas range, French door refrigerator, dishwasher and built-in microwave.

The home’s luxurious accommodations begin with a corner primary suite, where the king-size bedroom enjoys southern and eastern exposures and three custom walk-in closets. Morning routines are effortless with a windowed en suite full bathroom featuring a soaking tub and shower, plus a separate en suite half bathroom. A generous junior suite boasts three roomy closets, double exposures and an en suite bathroom in this wing, while a third bedroom and bathroom are positioned near the kitchen’s service entrance. A fourth bedroom with east-facing windows is equally ideal as a study or media lounge. Central air and a laundry room with a side-by-side washer-dryer add comfort and convenience.

Currently configured with three bedrooms with a staff room, this layout could easily accommodate a fourth bedroom in the formal dining room, while one of the powder rooms could be converted to a fourth full bathroom. Move right into this beautifully maintained residence, or call your decorator and create the Park Avenue home of your dreams.

Built in 1962, 650 Park is a classic postwar white-brick co-op where residents enjoy full-time doorman/concierge and live-in superintendent service, three elevators, a gym, laundry, storage, a lovely roof deck, and an on-site parking garage with reduced rates for shareholders. Pets and pieds-à-terre are permitted with board approval. Gas, electricity and basic cable are included in the monthly maintenance. A 2% flip tax is paid by the buyer. Showings by appointment Monday-Friday between 9:00 a.m. and 4:00 p.m.

Located in the heart of Lenox Hill, this home is surrounded by fantastic shopping, dining and nightlife venues that make the Upper East Side one of the most famous neighborhoods in the world. Head to Central Park to enjoy hundreds of acres of iconic outdoor space and recreation, enjoy Madison Avenue boutiques and cafés, or amble through the cherished institutions of Museum Mile. Transportation is effortless with F, N/Q/R/W and 4/5/6 trains, excellent bus service, CitiBikes, the Roosevelt Island tram, FDR and 59th Street Bridge all nearby.

There is a $1,000/mo. assessment in place.

MTA Has Installed Platform Barriers At More Than 50 NYC Subway Stations

The Metropolitan Transportation Authority has installed platform barriers at dozens of subway stations in New York City to prevent people from falling onto the tracks. Gov. Kathy Hochul and the MTA announced last week that 56 stations across the five boroughs now have the barriers, with a goal of over 100 stations by the end of the year.

Platform barriers at the Wall Street 2/3 station. Credit: Marc A. Hermann / MTA on Flickr

“New Yorkers’ safety will always be my number one priority, and customers need to both feel and be secure every time they ride the subway,” Hochul said. 

“At my direction, the MTA has ramped up the installation of protective platform barriers, building on their efforts to brighten stations with LED lighting and equip every subway car with security cameras. Transit crime is down in 2025, and these efforts will make the subway system safer for everyone.”

According to recent customer surveys by the MTA, 59 percent of subway riders support platform barriers, including 88 percent of riders over age 65. Most respondents said the barriers make them feel safer and better protected from falling onto the tracks.

The MTA uses in-house NYCT labor and machinery to construct and install the barriers, which reduces costs and speeds up the installation process. When selecting locations, the agency prioritizes feasibility, focusing on those with standard car-stopping positions along segments of the 1, 2, 3, 4, 5, 6, 7, F, M, and L lines. Among these, stations with higher ridership and island platforms receive top priority.

Platform barriers are part of a broader safety plan announced in Hochul’s 2025 State of the State address to protect subway riders and workers. In addition to the barriers, The MTA has already started replacing all 150,000 fluorescent lights in the subway system with LED bulbs, aiming to complete the upgrade by mid-2026. This will brighten every platform and mezzanine while enhancing the visibility of the 15,000 security cameras throughout the system.

While some New Yorkers had called for protective barriers on the platforms for years, a pilot program for the barriers launched in 2022 after a commuter was pushed in front of a train and killed.

Platform barriers at the Broad Street J station. Credit: Marc A. Hermann / MTA on Flickr

So far, platform barriers have already been installed at the following stations:

Brooklyn

• Clark Street – 2, 3

• Morgan Avenue – L

• Grand Street – L

• Dekalb Avenue – L

• Halsey Street – L

• Bushwick Avenue-Aberdeen Street – L

• Myrtle-Wyckoff Avenues – L, M

• Graham Avenue – L

• Jefferson Street – L

• Bedford Avenue – L

• Lorimer Street – L

• Wilson Avenue – L

• Montrose Avenue – L

• Eastern Parkway-Brooklyn Museum – 2, 3

• Grand Army Plaza – 2, 3

• President Street – 2, 3

• Hoyt Street – 2, 3

• Beverly Road – 2, 5

• Sterling Street – 2, 5

• Winthrop Street – 2, 5

• Bergen Street – 2, 3

Manhattan

• 191th Street – 1

• 5th Avenue – 7

• 1st Avenue – L

• 6th Avenue – L

• 125th Street – 4, 5, 6

• Bowery – J, Z

• Fulton Street – J, Z

• Broad Street – J, Z

• Canal Street- J, Z

• Wall Street – 2, 3

• 23rd Street – 6

• 125th Street – 2, 3

• Central Park North-110th Street – 2, 3

• 135th Street – 2, 3

• Astor Place – 6

• 8th Avenue – L

• Bleecker Street – 6

• Fulton Street – 2, 3

• Spring Street – 6

• 103rd Street – 6

• Park Place – 2, 3

• 28th Street – 6

• 68th Street-Hunter College – 6

• 33rd Street – 6

• 96th Street – 6

• 77th Street – 6

• 145th Street – 1

• Grand Central-42nd Street – 7

• Christopher Street-Stonewall – 1

Queens

• Flushing-Main Street – 7

• 46th Street – M, R

• 67th Avenue – M, R

• 75th Avenue – E, F

• Woodhaven Boulevard – M, R

• Jamaica Center-Parsons Boulevard-Archer Avenue – E, J, Z

These safety upgrades follow recent news that the city’s transit system is on pace to reach its best on-time performance on record. Last week, Hochul announced that ridership and on-time service have improved across NYC Transit, the Long Island Rail Road, and Metro-North Railroad during the first half of 2025.

Customer satisfaction has also risen across all three agencies. Meanwhile, major subway crimes have dropped 3.2 percent compared to the same period last year and nearly 10 percent from pre-pandemic levels in 2019.

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MTA has installed platform barriers at more than 50 NYC subway stations

By Aaron Ginsburg

July 21, 2025

Cover Photo: Platform barriers at the Park Place 2/3 station. Credit: Marc A. Hermann / MTA on Flickr