East Village.
Entry-level FAANG + post-MBA, prizes nightlife + park walk, mostly 1BR co-ops + small condos
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.
East Village posted 93 active listings at a median ask of $1,335,000 and $1,626 per square foot, with a median days-on-market of 74. That DOM figure sits meaningfully above the sub-60-day pace typical of Nolita and the Lower East Side proper, signaling that sellers are absorbing real time-on-market friction before transacting. The active pool includes six loft listings and six new-construction units — together roughly 13% of current supply — which tend to anchor the upper end of the asking range and skew aggregate PSF upward. The spread between that $1,335,000 median ask and the closed-side figure is the more consequential data point: ACRIS records 94 deeds in the trailing 12 months at a $1,862,500 median closed price, a gap of roughly $527,000 above the current active median. That divergence reflects composition more than negotiating dynamics — the active inventory at any snapshot moment captures units that have not yet cleared, while ACRIS closings capture what buyers actually paid for units that did, a cohort that skews toward larger and better-positioned product.
Within that closed universe, ACRIS records show meaningful stratification by building. 425 East 13th Street logged three closings at a $2,970,000 median, the highest in the dataset, while 242 Broome Street recorded three closings at $2,250,000. Both sit well above the neighborhood's closed median, consistent with the premium attached to larger floorplates or gut-renovated product in this submarket. At the opposite end, 199 Bowery and 143 Avenue B posted medians of $917,500 and $860,000 respectively across a combined ten ACRIS-verified closings, illustrating the roughly 3.5-to-1 price range that exists within a single ZIP code. Compared to the West Village, where active PSF regularly clears $2,000 and median closed prices exceed $2.5 million across a broader transaction base, East Village represents a lower absolute entry point with wider internal dispersion. Relative to Alphabet City immediately to the east, the active inventory here is deeper and more liquid on a per-listing basis, though the 74-day DOM confirms that pricing discipline remains the primary determinant of execution speed.
The two cohorts you actually came for.
Pre-1930 envelope · ≥1,200 sqft · condo or condop
- 209 E 2ND Street · 62BR · 1,238 sqft · 1906 · PSF $1,494$1.9M
- 115 4th Avenue · 4E1BR · 1,236 sqft · 1905 · PSF $1,416$1.8M
Built 2020+ or sponsor sale
- 533 E 12th Street · 7B1BR · 602 sqft · 2021 · PSF $1,993$1.2M
- 75 1ST Avenue · 6C1BR · 609 sqft · 2021 · PSF $2,118$1.3M
- 256 E 4th Street · GARDEN3BR · 1,813 sqft · 2026 · PSF $1,848$3.4M
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 |
|---|---|---|---|---|---|
01 330 Grand Street | — | — | 9 | $1.0M·$1.1M·$1.7M | No current inventory |
02 199 Bowery | — | — | 6 | $670K·$918K·$1.5M | No current inventory |
03 143 Avenue B | — | — | 4 | $634K·$860K·$1.1M | No current inventory |
04 328 Grand Street | — | — | 3 | $1.3M·$1.4M·$1.4M | Insufficient data |
05 242 Broome Street | — | — | 3 | $2.2M·$2.3M·$2.5M | Insufficient data |
06 425 East 13Th Street | — | — | 3 | $1.6M·$3.0M·$3.0M | Insufficient data |
07 199 Chrystie Street | — | — | 2 | $2.3M·$2.3M·$2.3M | Insufficient data |
08 250 East Houston Street | — | — | 2 | $112.3M·$112.3M·$112.3M | Insufficient data |
09 215 Avenue B | — | — | 2 | $625K·$963K·$1.3M | Insufficient data |
10 75 First Avenue | — | — | 2 | $1.2M·$1.6M·$2.0M | Insufficient data |
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.
East Village — Buyer Tactical Memo
East Village is a 93-unit active market with median ask at $1,335,000 ($1,626/PSF) and inventory aging to 74 days — meaningful softness on the ask side that creates room to work.
1. Stale inventory targets: No single building dominates current active listings, but with median DOM at 74 days, press your search for anything listed 90d+ on East 13th Street corridor, Avenue B, and the Grand Street pocket — those sellers have already absorbed carrying cost and market noise.
2. New-construction/sponsor tours: Six active new-construction listings are live now — prioritize touring those immediately; sponsor deals move on pace, not on negotiation, and early positioning matters.
3. Off-market angle — 330 Grand Street: Nine ACRIS-verified closings at median $1,150,000 with zero current active inventory; a cold approach to owners here targets a liquid cohort with demonstrated willingness to transact.
ACRIS shows a 12-month sold median of $1,862,500 against a $1,335,000 ask median — negotiate from the ask side hard; aging days are your leverage.
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 East Village?→
Across 93 active listings, East Village's median list price is $1.3M at $1,626 per square foot. Median days on market is 74.
What kinds of buildings dominate East Village?→
2 active loft listings (pre-1930 envelope, ≥1,200 sqft, condo or condop). 3 new-construction or sponsor-sale listings active. Top building by transaction volume in the past 12 months: 330 Grand Street.
How does East Village compare to neighboring areas?→
Our research memo compares the East Village 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 East Village?→
Yes. Conquest 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 East Village.
Tell our AI a budget, a beds count, and a commute. Three buildings and a comp grid in 90 seconds. Same data that powered this memo.