Park Slope.
School-district-driven family stage, brownstones over condos, Prospect Park walking distance
Where this memo's data comes from.
We cross-check every claim against multiple authoritative sources before generating the essay. If a source disagrees or is missing, we say so.
- • Only one closed-sale source (acris) is available. Cite the source by name when referencing sold-side numbers.
The cohort, in plain terms.
Park Slope's active market currently sits at 34 listings with a median ask of $1,837,500 and a median asking PSF of $1,413.07. That per-foot figure positions the neighborhood at a meaningful premium to comparable Brooklyn markets such as Carroll Gardens, where active inventory typically clears in the $1,100–$1,200 PSF range, and approaches the lower end of what buyers encounter in prime Cobble Hill product. The 34-unit active count is lean by historical standards for a neighborhood of Park Slope's residential depth, which concentrates pricing power on the sell side of the ask ledger. Six of the 34 active units are loft configurations and two are new construction, indicating that the bulk of available supply remains resale co-ops and condos in the neighborhood's established pre-war and postwar stock.
On the closed side, ACRIS records 440 deeds in the trailing 12 months at a median of $1,975,000—a figure that sits $137,500 above the current active median, a spread that reflects either compositional differences between what sold and what is presently listed, or the recency of the active cohort skewing toward smaller or less-finished units. Within specific addresses, the two buildings with current active inventory tell different stories: 575 4th Avenue (2019 construction) shows one active ask at $1,295,000 against a ACRIS-recorded median closing of $1,272,500, a gap of just 1.7%, suggesting that pricing discipline at that address is tight. By contrast, 136 14th Street (2023 construction) carries one active ask at $1,375,000 against an ACRIS median closing of $1,021,222—a 25.7% premium over where the building has actually traded, a divergence that warrants attention when underwriting acquisition cost at that address. Among buildings without current inventory, 1 Prospect Park West recorded five ACRIS closings at a median of $4,150,000, anchoring the neighborhood's high-water mark, while 4016 7th Avenue's eight closings at a median of $664,407 reflect the co-op and smaller-unit segment that continues to provide relative entry points into the submarket.
The two cohorts you actually came for.
Pre-1930 envelope · ≥1,200 sqft · condo or condop
- 577 4th Street5BR · 3,712 sqft · 1899 · PSF $1,212$4.5M
- 531 1st Street7BR · 4,660 sqft · 1901 · PSF $1,609$7.5M
- 247 18th Street · 13BR · 1,275 sqft · 1920 · PSF $1,647$2.1M
- 598 PACIFIC Street2BR · 2,400 sqft · 1899 · PSF $1,125$2.7M
Built 2020+ or sponsor sale
- 8 WINDSOR Place · 33BR · — sqft · 2023 · PSF —$1.9M
- 136 14th Street · GARDEN2BR · 1,371 sqft · 2023 · PSF $945$1.3M
Per-building liquidity, side-by-side.
Asking-side data from the active Cotality (REBNY RLS) feed. Closing-side data from ACRIS deeds (NYC.gov), last 12 months, ≥ $50,000 consideration only — gifts and intra-family transfers excluded. Median throughout; the high/low pair is the actual range across all units in that building.
| Building | Active asks | Asking range (low · median · high) | Closings · 12mo | Closing range (low · median · high) | Liquidity |
|---|---|---|---|---|---|
01 228 13Th Street | — | — | 68 | $75K·$1.6M·$2.5M | No current inventory |
02 445 5Th Avenue | — | — | 31 | $1000K·$1.7M·$2.6M | No current inventory |
03 575 4th Avenue Built 2019 | 1 | $1.3M·$1.3M·$1.3M ≈ $1,082 PSF (median) | 8 | $868K·$1.3M·$1.7M sale -1.7% vs ask | Liquid ratio 8× |
04 4016 7Th Avenue | — | — | 8 | $609K·$664K·$1.3M | No current inventory |
05 1 Prospect Park West | — | — | 5 | $3.0M·$4.2M·$5.2M | No current inventory |
06 136 14th Street Built 2023 | 1 | $1.4M·$1.4M·$1.4M ≈ $1,003 PSF (median) | 4 | $950K·$1.0M·$1.1M sale -25.7% vs ask | Liquid ratio 4× |
07 251 7 Street | — | — | 4 | $850K·$1.1M·$1.4M | No current inventory |
08 229 9Th Street | — | — | 4 | $955K·$1.1M·$1.1M | No current inventory |
09 350 6Th Avenue | — | — | 4 | $1.9M·$2.0M·$2.7M | No current inventory |
10 643 Baltic Street | — | — | 4 | $1.6M·$1.9M·$2.3M | No current inventory |
list_price across all currently-active listings in the building (Cotality REBNY RLS). Median, never average — resistant to a single high-end outlier.document_amt from ACRIS recorded deeds at this building’s tax block + lot, last 365 days. Excludes deeds < $50,000 — gifts, intra-family transfers, nominal $1 deeds.If I were representing a buyer here today.
Senior-broker memo, not investment advice. Compliance: we are a brokerage; this is tactical posture, not a recommendation.
Park Slope Buyer Memo — Private
Park Slope's ask-side is thin at 34 active units with a $1,837,500 median ask, while ACRIS shows 440 closings over 12 months at a $1,975,000 median — meaning the active cohort is priced *below* where deals have actually cleared.
1. Stale inventory targets: 136 14th Street (built 2023) is the loudest tell — ACRIS median closing sits 25.7% below the current ask; that spread is an opening. 575 4th Avenue shows a tighter -1.7% gap but has been absorbing slowly. Both deserve lowball conversations now.
2. New construction tours: With only two new-construction actives in the RLS feed, prioritize walking both immediately — scarcity at that tier means sponsor flexibility is limited but real before Q4 budget pressure.
3. Off-market angle: 445 5th Avenue — 31 ACRIS closings signals a high-turnover owner base; a cold canvass letter to the building has a credible hit rate.
Every offer in this cohort should open at or below ACRIS median — the ask-side has not caught up to where money is actually trading.
Time-on-the-clock, not distance-on-a-map.
Who actually buys here.
Cohort indicators sourced from public US Census ACS 5-year + Denza first-party transaction data. Refreshed quarterly.
Direct answers, in advance.
What's the median price in Park Slope?→
Across 34 active listings, Park Slope's median list price is $1.8M at $1,413 per square foot. Days-on-market data is sparse for this cohort.
What kinds of buildings dominate Park Slope?→
6 active loft listings (pre-1930 envelope, ≥1,200 sqft, condo or condop). 2 new-construction or sponsor-sale listings active. Top building by transaction volume in the past 12 months: 228 13Th Street.
How does Park Slope compare to neighboring areas?→
Our research memo compares the Park Slope cohort to peer neighborhoods on PSF, building age, and active inventory. Read the §2 essay for the side-by-side. Tap any of the comparable-neighborhoods cards below to read the corresponding memo.
Can I work with a Denza broker for Park Slope?→
Yes. Conquest Advisors is an active New York real estate brokerage; our AI handles initial discovery and a licensed broker negotiates and closes. AI-only path rebates up to 1.5% of the buyer-side commission at close. Full concierge with broker representation rebates up to 0.75%.
Where does the data come from?→
Active listings: REBNY-licensed Cotality (CoreLogic) Trestle MLS feed, refreshed every 6 hours. Cohort indicators: US Census ACS 5-year. Citation-only headlines: Miller Samuel public Elliman reports. None of this redistributes raw MLS rows; we publish only neighborhood-level aggregates and per-listing pages with full attribution to the listing brokerage of record.
If this cohort is too tight, look here next.
Ask Denza about Park Slope.
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