On the Boulevard- Q2 Newsletter

Teresa Alessandro, Your Riverside Boulevard Resident Expert

The Boulevard Broker I'm Teresa, a real estate broker who actually lives on Riverside Boulevard, and every quarter I send out a newsletter covering property values, pier and park happenings, and what's going on across our buildings from 240 down to Waterline Square. If you have a business, hobby, or story worth sharing, or you're thinking about renting, buying, or selling on the Boulevard, reach out and I'd love to be your resource. Riverside Boulevard just had its fastest opening quarter in at least seven years. I don’t think that’s a coincidence. The combination of a Manhattan-wide luxury surge and a tax-policy clock in Albany is pulling deals forward. Thirteen units closed on Riverside Boulevard in Q1 at a median of 69 days on market and a median price of $1.9M, just below the 2023 peak of $1.95M. The same momentum is showing across Manhattan luxury.  Brown Harris Stevens Development Marketing logged 56 new-development contracts at $10M+ in Q1, the most of any quarter this decade and an 87% year-over-year surge. The Upper West Side specifically accounted for 12 of 38 luxury contracts signed at $4M+ in the single week of April 6 through 12. The boulevard is sitting at the front of that wave. Then there’s Albany. A proposed mansion tax expansion with a June 1 effective date would add anywhere from $40,000 to over $100,000 to closing costs on a typical Riverside Boulevard purchase. On the other hand, a new pied-à-terre surcharge targeting $5M+ second homes was announced jointly by Governor Hochul and Mayor Mamdani on April 15. The state budget hasn’t been finalized yet, but the directional pressure is clear.  If you’ve been considering a move, the next thirty days could be decisive. ​220 Riverside Blvd led the corridor in Q1 at $1,877 per square foot. That’s a sharp recovery from $1,309 in 2024 and the building’s highest reading since 2023. 100 Riverside Blvd came in at $1,708, the corridor’s amenity-tier option behaving as expected. 200 Riverside Blvd at $1,373 and 80 Riverside Blvd at $1,253 stayed in their familiar roles as the corridor’s value entry points. Corridor-wide PPSF has been stable, ranging from $1,340 to $1,506 from 2020 through 2025, with Q1 2026’s $1,449 right in the middle. Carrying costs are rising and policy is uncertain, but per-foot pricing on this corridor doesn’t swing with short-term noise. 200 Riverside Blvd paced the corridor with 4 closings in Q1, continuing the leadership run that made it the strip’s highest-volume building in 2025 (14 units). 100 Riverside Blvd followed with 3, then 80 Riverside Blvd and 220 Riverside Blvd at 2 each, and 60 and 120 Riverside Blvd at 1 apiece. 240 Riverside Blvd and 50 Riverside Blvd recorded no closings in Q1, but both addresses have active high-end listings on the market right now. Demand is there; the closings haven’t hit yet. Q1 is historically the corridor’s quietest quarter. 2024 Q1 logged the same 13 units as 2026, and 2025 Q1 produced 19. The full-year trend is the more useful number. 2025 closed 79 units at $201.6M, up from 2024’s $165.7M. I expect a strong spring and summer. The fastest movement in Q1 happened at 220 Riverside Blvd, where units traded in a median of just 34 days. That’s the fastest reading 220 Riverside Blvd has posted in at least seven years, which tells me buyers want this building. 60 Riverside Blvd posted 63 days on a single closing, and 100 Riverside Blvd posted 99 days across three. The slower readings at 200 Riverside Blvd (160 days) and 120 Riverside Blvd (172 days) come from specific units that carried extended market time before finding buyers. Stepping back, median days on market across the corridor has come down from 127 days in 2019 to 87 days in 2025, a more than 30 percent improvement. That’s tighter inventory and more decisive buyers. Q1 2026’s 69-day reading keeps that trend going. Want the full picture? ​ Reply “Data” and I’ll send the full performance dashboard covering every building, unit type, and metric on the boulevard. UPPER WEST SIDE 200 Riverside Boulevard #15I 3 BD  2 BA  $2,250,000 Residence 15I at 200 Riverside Boulevard is a corner three-bedroom, two-bath asking $2.25M, with light from east, north, and south exposures flooding 1,331 square feet on the Upper West Side. The kitchen steals the show with American-made Great Northern hardwood cabinetry, Cambria stone countertops, a sapphire art glass and Calacatta backsplash, and a full Viking, Liebherr, and XO appliance package. The layout gives you a true two-bedroom plus a dedicated office (or third bedroom) dressed as a modern vintage retreat, with classic paneling running through the public rooms for architectural weight. The building delivers the full white-glove setup with a 24-hour doorman, pool, sauna, fitness club, and Riverside Park immediately outside the door. ​ Governor Hochul Announces Pied-à-Terre Tax Proposal on Luxury Second Homes A proposed annual surcharge on $5M+ second homes owned by non-NYC primary residents would add $70,000 to $300,000 per year in recurring tax to the corridor’s most coveted units.  Learn More New York State Senate Advances Mansion Tax Expansion A proposed 1.4 percentage-point increase across every mansion tax bracket, with a June 1 effective date in the Senate proposal, would raise closing costs by $40,000 to over $100,000 on a typical Riverside Boulevard transaction.  ​Learn More Apartments Priced at $10M and Up Dominate Manhattan New Development Sales in Q1 Brown Harris Stevens logged 56 new-development contracts at $10M+ in Q1, the most of any quarter this decade and an 87% year-over-year surge.  Learn More New 86-Story Supertall Proposed Two Blocks East of Riverside Boulevard Boulevard owners should track two effects. Morning shadows over Riverside South in the near term, and a moving comp ceiling for view units at 200, 220, and 240 Riverside Blvd in the long term.  Learn More Meet Lily, the Boulevard Resident Dressing the Neighborhood's Dogs Lily is a Riverside Boulevard resident who turned her love for dogs into Wag n Wishes, a line of handcrafted collars, leashes, harnesses, and hand-knit sweaters made for dogs with personality. From polka dots to vegan leather, every piece is made with the kind of care that shows on a walk down to Pier I. Shop her collection here: Learn More Summer for the City Opening Night at Lincoln Center Lincoln Center’s beloved free summer series launches June 10 with dance, live music, and a swing party on Josie Robertson Plaza, the unofficial start of the neighborhood’s outdoor season.  ​Learn More NY Philharmonic Spring Gala: Dudamel & Kissin The Philharmonic’s black-tie spring gala pairs Music Director Gustavo Dudamel with piano legend Evgeny Kissin on April 28, one of the Lincoln Center calendar’s signature evenings and minutes from your front door.  Learn More NYCB Spring Gala: Set in Stone, Creation & Preservation New York City Ballet’s May 7 spring gala features the world premiere of a new Tiler Peck work alongside violin virtuoso Hilary Hahn, drawing the city’s arts philanthropists to David H. Koch Theater for one of the season’s most anticipated evenings.  Learn More Teresa Alessandro Lic. Assoc. R.E. Broker talessandro@bhsusa.com M: 914-980-4262 Licensed in Both NYC and Westchester County Ask Me Anything Cell: 914-980-4262 Brown Harris Stevens is a licensed real estate broker. All material is intended for informational purposes only and is compiled from sources deemed reliable but is subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. No statement is made as to the accuracy of any description or measurements (including square footage). This is not intended to solicit property already listed. No financial or legal advice provided. Equal Housing Opportunity. All Coming Soon listings in NYC are simultaneously syndicated to the REBNY RLS. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions.  Want to change how you receive these emails  ​You can update your preferences or unsubscribe