A Christopher Howard Team · Compass
Bedford-Stuyvesant
Real Estate Review
Co-ops · Condos · Single Family · Multi-Family & Townhouses · 984 listings analyzed · Brooklyn, New York
A year of real estate data from Bed-Stuy tells a story that surprises most people: this market is not just active — it’s remarkably consistent. Through interest rate pressures, seasonal swings, and a shifting national mood about housing, Bed-Stuy kept transacting. Nearly 690 properties changed hands in the twelve months covered by this report. Here’s what the numbers actually say.
Bedford-Stuyvesant is no longer a “hidden gem” — that conversation ended years ago. What this market is, right now, is a full-price, high-demand Brooklyn neighborhood with a price range that genuinely surprises people. A co-op can close at $347K. A townhouse can close at $4.8M. Both happened in the last twelve months, in the same zip code. The range isn’t a flaw in the market. It’s the market.
Twelve months of closed data reveals the rhythm of the market — when buyers moved, when they hesitated, and how prices tracked against volume. The pattern here is more nuanced than a simple “busy vs. slow” split.
The October surprise: October 2025 had the second-highest closing volume of the year (60 transactions) — yet the median price dropped sharply to $922,500. That’s not a price correction. It’s a composition shift: a cluster of co-ops and smaller condos cleared the market that month, pulling the blended median down while multi-family deals slowed. By January, those larger townhouse and multi-family closings came surging back and pushed the median to a 12-month high of $1.45M.
Here’s something most people don’t know about Bed-Stuy: co-ops are a small, specialized slice of this market — only 27 listings total, with 21 closed sales over twelve months. That’s not a lot. But what they offer is something increasingly rare in Brooklyn: below-market entry prices with real upside potential, if you can navigate the board process.
Co-op boards in Bed-Stuy tend to be less restrictive than their Upper East Side counterparts — sublet policies are often more flexible, and some buildings accept financing that Manhattan co-ops would never allow. That makes this a sleeper category for buyers who’ve been scared off by co-op horror stories from other markets.
| Unit Type | Units Sold | Median Price | Avg Monthly Fee | Avg PPSF |
|---|---|---|---|---|
| Studio | 1 | $1,400,000 | — | — |
| 1 Bedroom | 1 | $93,000 | — | — |
| 2 Bedroom | 2 | $665,000 | — | — |
| All Co-ops (incl. unreported bed type) | 21 | $347,715 | $833 | $547 |
A note on the data: Co-op bedroom data is sparsely reported across the dataset — most closed units don’t have bedroom type filed consistently. The pricing range ($40K to $1.4M) reflects both distressed sales and premium units. The median of $347K is the most reliable anchor for what a typical Bed-Stuy co-op clears for.
With 230 closed sales, the condo market is the busiest, most data-rich segment of Bed-Stuy real estate. It’s also where the most interesting patterns live: fast sellers command a significant premium over slow movers, pre-war buildings beat new development on price, and the amenities that matter most aren’t the ones you’d expect.
Here’s the correlation that actually matters: condos that sold in under 30 days had a median price of $980,000 and a PPSF of $1,126. Condos that took more than 90 days had a median price of $824,500 and a PPSF of $1,036. The faster units weren’t cheaper — they were better positioned. Right price, right condition, right timing. The market punishes hesitation, not ambition.
| Unit Type | Units Sold | Median Price | Avg Price | Median PPSF |
|---|---|---|---|---|
| Studio | 8 | $672,500 | $660,031 | — |
| 1 Bedroom | 55 | $725,000 | $734,568 | ~$1,050 |
| 2 Bedroom | 85 | $999,000 | $1,024,459 | ~$1,046 |
| 3 Bedroom | 24 | $1,311,354 | $1,287,708 | — |
Among condos that sold in under 30 days, the most common features weren’t pools or doormen — they were: in-unit washer/dryer (41 of 47 fast sellers), dishwasher (41), high ceilings (28), oversized windows (26), and common roof deck (22). The practical wins beat the luxury wins every time. A washer/dryer and natural light sell faster than a gym.
Single family homes are the unicorns of Bed-Stuy real estate. In twelve months of market data, only 3 sold — and 5 are currently listed or under contract. This is a genuine scarcity play. When they come up, serious buyers move fast. When they linger, there’s usually a condition or pricing issue that the market spotted before the seller did.
The single family reality check: One of the three sales closed in zero days — a $1.4M pre-war home that was effectively pre-sold. Another took 67 days and sold for $3.15M. A third sat 195 days before closing at $980K. The range tells you everything: buyers for true single-family homes are specific, patient, and unforgiving about price. The one that sold in zero days had private yard, exposed brick, washer/dryer in unit, and central AC. The one that took 195 days had none of those things.
| Address | Sold Price | DOM | Beds | Key Features |
|---|---|---|---|---|
| 110 Putnam Ave | $1,400,000 | 0 days | 2 | Private yard · Exp. brick · W/D · Central AC · Brownstone |
| 11 Arlington Pl | $3,150,000 | 67 days | 6 | Private roof deck · Skylights · Chef’s kitchen · W/D |
| 924 Lafayette Ave | $980,000 | 195 days | 2 | Jacuzzi · Wine storage · Garage · No central AC |
This is the category that defines the neighborhood. With 436 closed sales and a median price of $1.71M, multi-family and townhouse properties account for the lion’s share of Bed-Stuy real estate activity. These are the iconic brownstones, two-families, and three-families that give the neighborhood its character — and in many cases, its investment logic.
The ask-to-sold gap in multi-family is telling: active listings are currently priced at a $2.2M median, while the trailing twelve-month sold median is $1.71M. That’s a $490,000 gap between seller ambition and market reality. Sellers are reaching — and in about 28% of cases, the market meets them there. In the other 72%, negotiation brings the number back to earth.
| DOM Bucket | Count | % of Sales | What It Means |
|---|---|---|---|
| 0–30 Days | 59 | 25.1% | Sharply priced, strong demand — often off-market or pre-sold |
| 31–60 Days | 57 | 24.3% | Normal market pace — good exposure, reasonable negotiation |
| 61–90 Days | 38 | 16.2% | Light softening — minor price adjustment typically needed |
| 91–180 Days | 48 | 20.4% | Meaningful overprice — market feedback is being ignored |
| 180+ Days | 33 | 14.0% | Structural pricing problem — or condition issue stopping buyers |
Pull back from any single property type and the market sends a clear signal: Bedford-Stuyvesant is a neighborhood with real, sustained demand across every price point. The $347K co-op buyer and the $3.15M townhouse buyer are both finding what they came for. That breadth is rare in New York real estate — and it’s what makes Bed-Stuy one of the most dynamic markets in Brooklyn.
The number that puts everything in context: Across all 690 closed sales, the overall median price was approximately $1.25M. Five years ago that number would have seemed aspirational for Bed-Stuy. Today it’s the baseline — and the demand that keeps it there is not going away. Buyers who hesitate waiting for a pullback have been disappointed, repeatedly, for a decade.
Bedford-Stuyvesant is not a market that rewards waiting. It rewards understanding. Know the property type. Know the building. Know what the data says about how fast things are moving — and what condition means for both price and timing. The buyers who do that work are the ones writing purchase agreements. The ones who don’t are still looking.