Washington Heights Real Estate Guide 2026

Executive Summary

Washington Heights, located in Upper Manhattan between 155th and 190th Streets, is currently a buyer's market with supply exceeding demand. The neighborhood offers residential properties at prices 60-65% below Manhattan's median, with direct A express train access (25 minutes to Midtown), Fort Tryon Park (67 acres including The Cloisters museum), and a housing stock dominated by pre-war buildings and brownstones.

Current Market Conditions (January 2026)

Residential Sales Data

Multi-Family Investment Properties

Neighborhood Geography

Key Sub-Areas

Hudson Heights (181st–190th Streets, west of Broadway)

• Proximity: Fort Tryon Park (0.1–0.5 miles), The Cloisters museum
• Building Types: Pre-war co-ops, Castle Village complex
• Character: Tree-lined streets, Hudson River views possible
• Price Premium: 10–15% above neighborhood median

Fort George (181st–190th Streets, east of Broadway)

• Density: Higher density residential and commercial mix
• Building Stock: Mix of pre-war and post-war buildings
• Transit: Near George Washington Bridge Bus Station
• Value: Generally 5–10% below Hudson Heights

Washington Heights Core (155th–181st Streets)

• Character: Commercial corridors along Broadway, 181st Street, St. Nicholas
• Building Types: Pre-war co-ops, rental buildings, brownstones
• Transit: Multiple subway options (A, C, 1 trains)
• Investment: Strong multi-family opportunities

Transportation Infrastructure

Subway Access

• A Train (Express): 20–25 minutes to Columbus Circle (59th St), 30 minutes to Penn Station
• A Train Stops: 168th Street, 175th Street, 181st Street, 190th Street/Dyckman
• 1 Train (Local): 157th Street, 168th Street, 181st Street, 191st Street
• C Train: Local service, 163rd/Amsterdam, 168th, 175th, 181st stations

Bus Routes

• M4: Fort Tryon Park to Penn Station
• M5: Fort Tryon Park to South Ferry
• M100, M101: Broadway routes to Midtown
• Bx6, Bx7, Bx12, Bx20: Cross-Bronx connections

Average Commute Times

• To Midtown (50th/Broadway): 20–25 minutes (A express)
• To Financial District: 45–50 minutes (A to Fulton Street)
• To Brooklyn (Downtown): 55–60 minutes (A to Jay Street)

Recent & Planned Infrastructure

• MTA Elevator Modernization: Recent projects have prioritized elevator upgrades at 168th Street, 181st Street, 190th Street, and 191st Street stations—improving accessibility for residents
• Second Avenue Subway Extension: Governor Hochul announced funding for a westward extension of the Q train along 125th Street to Broadway. This multi-billion dollar project is viewed by analysts as a long-term "floor" for property values, promising to increase connectivity to the Upper East Side

Educational Institutions

Washington Heights is served by NYC Department of Education District 6, offering a variety of public, charter, and private school options at all grade levels.

Area Schools (Partial List)

Note: School performance data, enrollment information, and ratings are available through the NYC Department of Education at schools.nyc.gov. Prospective residents should research individual institutions based on their specific educational priorities and visit schools directly when possible.

Parks and Recreation

Fort Tryon Park (67 Acres)

• Features: Gardens, wooded trails, The Cloisters museum
• Amenities: Dog run, playgrounds, picnic areas
• Views: Hudson River and Palisades vistas
• Access: A train to 190th Street

Highbridge Park (119 Acres)

• Features: Recreation center, pool, mountain bike trails
• Sports: Basketball, tennis, baseball fields
• Historic: High Bridge (NYC's oldest standing bridge)

Riverside Park (North Extension)

• Features: Waterfront access, bike path, playgrounds
• Location: Along Hudson River from 155th Street north

Real Estate Considerations

Market Composition

The Washington Heights market is overwhelmingly dominated by co-operative units. In December 2025, 100% of recorded transactions were co-ops (23 units), with zero condos or houses sold that month. This co-op concentration drives the lower median price point compared to townhouses or the rare condominium.

Building Types and Characteristics

Pre-War Co-ops (1920s–1940s)

• Architectural Styles: Renaissance Revival, Neo-Colonial, Art Deco, Tudor Revival
• Construction: Brick and stone, typically 5–6 stories
• Typical Maintenance: $700–$1,200/month (1BR)
• Features: Hardwood floors, high ceilings, crown molding, some with elevators
• Pet Policy: Varies by building (verify with managing agent)

Post-War Co-ops (1950s–1970s)

• Construction: Concrete and brick, 8–15 stories
• Typical Maintenance: $600–$1,000/month (1BR)
• Features: Select buildings with doorman, larger windows, on-site parking (limited)

Active Building Concentrations

Based on recent listing activity, several addresses show consistent inventory:

• Bennett Avenue: 69, 105, 143, 245 Bennett Ave
• Cabrini Boulevard: 120, 140, 160, 250 Cabrini Blvd
• Pinehurst Avenue: 116 Pinehurst Ave
• Riverside Drive: 790, 807, 835 Riverside Dr

Co-op Board Requirements

• Debt-to-Income Ratio: Typically 28–33% maximum
• Post-Purchase Liquidity: 1–2 years reserves (maintenance + mortgage)
• Down Payment: 10–20% minimum (varies by building)
• Flip Tax: 0–3% of sale price (check building bylaws)

Affordable Housing (HDFC)

Washington Heights has HDFC (Housing Development Fund Corporation) co-ops that provide affordable homeownership for income-qualified buyers. HDFC units have income restrictions based on Area Median Income (AMI) thresholds and resale price limitations. The neighborhood's low median sales price (under $450,000) is largely attributed to co-op trades, which serve as the traditional stock for affordable entry points. Contact NYC HPD or a knowledgeable agent for current HDFC availability and income requirements.

Investment Analysis (Q4 2025)

2-Family Properties

• Median Price: $1,650,000
• Gross Rental Income: $108,000–$144,000/year
• Operating Expenses: 35–40% of gross income
• Net Operating Income: $67,000–$86,000/year
• Cap Rate: 4.5–5.5%

3-Family Properties

• Median Price: $2,300,000
• Gross Rental Income: $151,200–$198,000/year
• Operating Expenses: 35–40% of gross income
• Net Operating Income: $94,000–$119,000/year
• Cap Rate: 5.0–6.0%

Investment Considerations

• Rent Stabilization: Check DHCR records for individual units
• Property Taxes: Verify current assessment and tax abatement status
• Building Violations: Review DOB records before purchase
• Operating Expense Ratio: Budget 35–40% of gross rental income

Future Outlook & Risk Factors

Transit Investment & Long-Term Value Drivers

Long-term property values in Washington Heights are supported by major transit investments:

• Second Avenue Subway Extension (Funded): Governor Hochul announced funding for the westward extension of the Q train along 125th Street to Broadway. This multi-billion dollar project is viewed by analysts as a long-term "floor" for property values, promising to dramatically increase connectivity to the Upper East Side
• Station Accessibility: MTA elevator modernization completed at 168th, 181st, 190th, and 191st Street stations
• Infrastructure Upgrades: Continued NYC DOT investments in pedestrian safety and streetscape improvements

New Development Pipeline

Modern inventory is being added to the neighborhood through several projects:

Note: 473 West 165th Street will likely be the tallest building north of 125th Street upon completion.

Market Resilience Factors

• Flight to Quality: Renovated pre-war units and doorman buildings maintain value even when the broader market cools
• Healthcare Anchor: New York-Presbyterian/Columbia University Medical Center provides stable employment base
• Affordability Gap: As one of the last affordable Manhattan neighborhoods, demand from professional renters remains strong

Practical Buying Guide

Typical Co-op Income Requirements

Most Washington Heights co-op boards evaluate buyers based on these criteria:

HDFC Co-ops in Washington Heights

Washington Heights has a significant inventory of HDFC (Housing Development Fund Corporation) co-ops that provide affordable homeownership:

• Income Limits: Typically 80-165% of Area Median Income (AMI), varying by building
• Financing: Many HDFC buildings allow up to 90% financing for qualified buyers
• Resale Restrictions: Flip taxes and resale price caps may apply
• 2025 AMI Reference: 100% AMI for a family of 4 in NYC is approximately $162,000

→ Read our complete HDFC FAQ

Common Closing Costs & Fees

School District Information

Washington Heights is served by NYC School District 6. Key considerations for families:

• Elementary Zoning: Most buildings are zoned for specific elementary schools—verify zoning before purchase
• Middle School: District 6 uses a choice-based system for middle schools
• High School: NYC high schools are citywide choice; several specialized options nearby
• Dual-Language Programs: Multiple schools offer English-Spanish dual-language programs

Research individual schools at schoolsearch.schools.nyc

Frequently Asked Questions

Is Washington Heights a buyer's or seller's market in 2026?

As of Q1 2026, Washington Heights is a buyer's market—supply exceeds demand. Properties are staying on the market for a median of 118 days (up from 75 days in 2024), and the sale-to-list ratio of 98-99% indicates roughly 2% negotiation leverage for buyers. This is an advantageous time for buyers, particularly those targeting co-ops.

How long is the commute to Midtown Manhattan?

The A express train provides 20–25 minute service from 168th/175th/181st Streets to Columbus Circle (59th St). The neighborhood is well-connected via the A, C, and 1 subway lines. The A train runs 24 hours.

What financing options are available for co-ops?

Co-op financing: Most buildings accept up to 80% LTV. Condo financing: Up to 90% LTV with PMI. FHA/VA Loans: Limited co-op acceptance (verify building approval). Some HDFC buildings offer up to 90% financing for qualified buyers.

What is the property tax situation?

Residential properties receive Class 1 (1–3 family) or Class 2 (co-op/condo) tax assessments. Co-op shareholders pay property taxes indirectly through monthly maintenance fees. The NYC property tax rate for Class 2 properties is approximately 12.8% of assessed value. Some buildings may have tax abatements (421-a, J-51). Verify abatement status before purchase.

Are there environmental risks to consider?

Yes. According to First Street Foundation data, approximately 15% of properties face pluvial (rain) flooding risk over 30 years, and 100% are at major risk for severe wind events due to the neighborhood's high elevation and river exposure. Buyers should verify flood zone status and consider appropriate insurance coverage.

What public safety information is available?

Washington Heights is served by the NYPD 34th Precinct. Current crime statistics are available at nyc.gov/nypd CompStat and are updated regularly. Prospective residents should review current data and visit the neighborhood at different times.

What major developments are planned?

Governor Hochul announced funding for the Second Avenue Subway (Q train) westward extension along 125th Street to Broadway—a multi-billion dollar project that analysts view as a long-term value driver. Additionally, 473 West 165th Street (28 stories, 276 units) was permitted in October 2025 and will be the tallest building north of 125th Street upon completion.