Introduction: A quick rewind—and a sharper lens today
Back in February, our site broke down the Bronx–Brooklyn–Queens picture and called a **transitional** market—prices inching up while sales activity cooled. That early‑year take aged well. Today, with **fresh August 2025** OneKey® MLS data in hand, we can tell you *exactly* where momentum is building, where buyers have leverage, and how investors can position for ROI instead of FOMO. ([Google Docs][1])
“New York, New York, a **helluva** town.”
> —On the Town (1944). A *short* line for a big market. ([Wikipedia][2])*Upgrading the building’s lumens—tenant amenity, no surcharge.*
>
*I’m on loan from a tropical frequency—your lease on my vibe is rent‑stabilized.*
>
—(A couple GPT‑03 jokes to keep the lights bright and the mood Barbados‑breezy.)
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Who this is for (and the transformation)
**Any NYC buyer** can **reduce uncertainty and win better terms** by **targeting borough‑level micro‑trends (DOM, list‑to‑sale, inventory)**, because **these signals reveal where pricing power is shifting week by week**.
**Any renter** can **negotiate renewals or time a move‑up purchase** by **tracking days‑on‑market and price momentum**—because **softer segments translate into concessions and lower entry costs**.
**Any investor** can **improve cash‑on‑cash returns** by **buying into rising‑price/short‑DOM pockets and avoiding slowing asset classes**—because **OneKey® stats expose liquidity and pricing stickiness before headlines do**.
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Purpose & how to use this guide
* **Purpose:** Deliver a *clear, data‑rich snapshot* of **Bronx, Brooklyn, and Queens** *today* using **OneKey® MLS** so you can act with *clarity, brilliance, and verve*.
* **Use it to:**
1. **Pick a strategy** (buy/hold/renovate/refi/rent‑then‑buy).
2. **Aim your search** at micro‑segments with your *highest and best* odds.
3. **Time negotiations** where DOM is stretching and list‑to‑sale is easing.
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At‑a‑Glance: **August 2025** OneKey® MLS borough snapshot
*(Single‑family = SFH; all numbers August 2025 vs August 2024 unless noted)*
**Bronx**
* **SFH:** Median **\$685,000** (**+5.4% YoY**), **DOM 61**, **inventory 233**, **95.5%** of original list received.
* **Condos:** Median **\$347,500** (**+32.6% YoY**), **DOM 53**, **inventory 73**, **98.1%** of list received.
* **Co‑ops:** Median **\$210,000** (**–18.3% YoY**), **DOM 97**, **inventory 525**, **96.5%** of list received. ([IRP CDN Website][3])
**Brooklyn (Kings)**
* **SFH:** Median **\$825,000** (**+26.0% YoY**), **DOM 61**, **inventory 202**, **96.7%** of list received.
* **Condos:** Median **\$555,000** (**+0.9% YoY**), **DOM 65**, **inventory 116**, **93.0%** of list received.
* **Co‑ops:** Median **\$307,500** (**–17.4% YoY**), **DOM 132**, **inventory 138**, **92.5%** of list received. ([IRP CDN Website][4])
**Queens**
* **SFH:** Median **\$898,000** (**+8.2% YoY**), **DOM 52**, **inventory 1,240**, **96.2%** of list received.
* **Condos:** Median **\$650,000** (**+15.9% YoY**), **DOM 75**, **inventory 924**, **95.4%** of list received.
* **Co‑ops:** Median **\$333,000** (**+4.1% YoY**), **DOM 87**, **inventory 1,448**, **97.2%** of list received. ([IRP CDN Website][5])
> **Context, region‑wide:** July’s OneKey® MLS report showed **prices up while overall closings eased**—classic late‑cycle balance: SFH median **\$775K** (**+7.3% YoY**), condos **\$525K** (**+7.1%**), co‑ops **\$300K** (**+7.1%**), with **closed sales down 2.2%** YoY. Translation: sellers still have pricing power in many niches, but buyers can find daylight in the pace. ([OneKey MLS][6])
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**Compelling visualizations** (save/share with your team)
**Median Price by Property Type — Aug 2025 (OneKey® MLS)**
[Download PNG](sandbox:/mnt/data/onekey_aug2025_median_price.png)
**Days on Market by Property Type — Aug 2025 (OneKey® MLS)**
[Download PNG](sandbox:/mnt/data/onekey_aug2025_dom.png)
**Inventory by Property Type — Aug 2025 (OneKey® MLS)**
[Download PNG](sandbox:/mnt/data/onekey_aug2025_inventory.png)
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Deep‑Dive Insights & Micro‑Trends
**Bronx: affordability + optionality (condos heating, co‑ops re‑pricing)**
* **Why it matters:** For first‑time buyers and value investors, Bronx remains a *gorgeous* entry point with **SFH up 5.4%** and **condos up 32.6%**, yet **co‑ops are re‑pricing** (–18.3%) with **longer DOM (97)**—a *will‑not‑last* moment for bargain hunters who can underwrite HOA/maintenance carefully. ([IRP CDN Website][3])
* **Tactical read:**
* **Buyers:** Anchor offers to **% of list (\~95.5%)** and **DOM**; use inspection/credit asks to bridge gaps.
* **Investors:** **Condos** offer better liquidity (DOM 53) than **co‑ops**; target units with *sun‑fill*, light‑value adds (paint, floors, kitchen refresh) to hit rent‑ready quickly.
* **Signal to watch:** Inventory **up** for SFH (**+23.3% YoY**). If it persists into fall, leverage improves in negotiations. ([IRP CDN Website][3])
* **Bonus context:** HGAR’s July pulse pegged **Bronx inventory near 7.6 months**, hinting at emerging balance—translation: more room for contingencies and credits in select segments. ([hgar.com][7])
**Brooklyn (Kings): barbell market—SFH sprinting, co‑ops catching breath**
* **Why it matters:** **SFH median up 26.0%** YoY—*strikingly* strong. But **co‑ops** show **price softness (–17.4%)** and **DOM 132**. **Condos** look **flat YoY (+0.9%)** with moderate DOM (65). This is a **barbell**: higher‑end SFH momentum vs. value‑oriented co‑op opportunity. ([IRP CDN Website][4])
* **Tactical read:**
* **Buyers:** In SFH, prep to compete (proof of funds, fast attorney, clean appraisal strategy). In **co‑ops**, ask for **seller credits** and **timing flexibility**.
* **Investors:** Explore **co‑op to condo substitution** where bylaws allow subletting—**cash yield may trump appreciation** in near‑term.
* **Signal to watch:** **% of list** on condos at **93.0%**—pricing power is shared; negotiate. ([IRP CDN Website][4])
**Queens: the liquidity king—broad, diverse, *active***
* **Why it matters:** Queens offers **expansive** inventory and **shorter DOM (SFH 52)**, with **SFH median \$898K (+8.2%)** and **condos +15.9%** YoY. Co‑ops are **steady** (+4.1%) with **high list‑to‑sale (97.2%)**—seller confidence remains **awesome** in the right neighborhoods. ([IRP CDN Website][5])
* **Tactical read:**
* **Buyers:** Focus on **submarkets with DOM > 60** (condos) for concessions; SFH requires “**on the ball**” readiness.
* **Investors:** **Condos** show both **price growth** and **mid‑range DOM**—a sweet spot for *rent‑ready* acquisitions near **media, fashion, and finance** job nodes.
* **Signal to watch:** **SFH list‑to‑sale at 96.2%**—*offers need to be tight* when homes are **prime**. ([IRP CDN Website][5])
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What’s changed since our **February** article?
* **Then:** We highlighted a cooling in sales and a buyer‑leaning tilt, especially outside headline neighborhoods.
* **Now:** **Prices climbed** in many niches (notably SFH in **Brooklyn** and condos in **Queens**/**Bronx**), *but* **DOM and % of list** show where negotiating room still lives—particularly **co‑ops** and **condos** in Brooklyn. That’s your **edge**. ([Google Docs][1])
* **Region‑wide:** OneKey®’s mid‑summer update confirmed the **“prices up, sales easing”** theme—your cue to **be perceptive** and **tech‑savvy** in targeting segments with slack. ([OneKey MLS][6])
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Emerging trends to watch (Q4 setup)
* **Segment bifurcation:** **SFH outperformance** (Brooklyn) vs. **value plays** (co‑ops in Bronx/Brooklyn). Expect the **Twist**—*Chubby Checker style*: **expect the unexpected** as rates, inventory, and seasonality dance.
* **List‑to‑sale gravity:** Where **% of list** dips (Brooklyn condos/co‑ops), buyers gain **negotiating altitude**.
* **DOM as the tell:** **DOM ≥ 90** signals leverage for credits, repairs, and timing—**maximum** flexibility.
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Pros & Cons (clear‑eyed view)
**Pros**
* **Queens breadth** = selection galore and faster SFH turns.
* **Bronx condos** show **soaring** YoY pricing with quick DOM—momentum + liquidity.
* **Brooklyn co‑ops** offer **price re‑sets**—a *cool* entry for equity‑builders.
**Cons**
* **Brooklyn SFH** momentum = **less** room for discounting.
* **Longer DOM** in some co‑op corridors implies **lender & board** complexities—plan ahead.
* **Inventory shifts** (Bronx SFH +23.3% YoY) can pressure marginal listings—watch appraisal gaps. ([IRP CDN Website][3])
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Strategies that work (expert tips, techniques & best practices)
* **Buyers:**
* **Underwrite the clock:** DOM + **% of list** predicts concession room better than headline medians.
* **Attorney & lender aligned** = deal velocity. Have **fast appraisal** options and TBD‑address approvals ready.
* **Micro‑comp pricing:** Compare to *last 30–60 day* accepted offers, not just 6‑month closed sales.
* **Renters (thinking of buying):**
* **Test the market** with a “*rent & right of first offer*” conversation on stale listings (DOM > 90).
* **Renewal leverage:** Use neighborhood DOM/price softness to request **paint, fixtures, or amenity credits**.
* **Investors:**
* **Target “rent‑ready in 30”** assets in **Queens condos** or **Bronx condos**—speed to income boosts **cash‑on‑cash**.
* **Board rules audit** for **Brooklyn co‑ops**; map sublet policies to your hold horizon.
* **Cap‑rate math with reality checks:** Include HOA/maintenance, flip taxes, and policy changes.
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Conversation starters (use with sellers, buyers, landlords)
* **“Your co‑op has been listed 95 days—shall we price‑position at today’s *list‑to‑sale* for a two‑week sale?”**
* **“In Queens, SFH are closing at \~96% of list—should we craft a *clean* offer with appraisal cushion?”** ([IRP CDN Website][5])
* **“Brooklyn co‑op DOM is stretching—want to explore credits vs. price for a faster close?”** ([IRP CDN Website][4])
* **“Bronx condos are moving—let’s lock a unit with sun‑kissed exposure and **mint** upgrades before Q4.”** ([IRP CDN Website][3])
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Agent takeaway (for pros who want the edge)
* **Lead with OneKey® numbers**; follow with 30‑day pendings.
* **Segment scripts:** Queens SFH = *speed*; Brooklyn co‑ops = *terms*; Bronx condos = *momentum*.
* **Marketing hook:** “**Provide real‑time market insights and personalized updates**” → weekly DOM + %‑of‑list tracker by asset class.
Agent play (do this this week)
1. **Set alerts** for listings crossing **DOM 60/90** in your core ZIPs.
2. **Reverse‑prospect** August price‑reduced condos in Queens for investors.
3. **Offer audits** for Brooklyn co‑ops: staging + strategic price adjustment + buyer credit menu.
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Lifestyle & neighborhood synergy (live/work/play advantages)
New York’s **energy** remains **Unbeatable**—**entertainment, sport, culture, retail** all within reach. Queens connects airports and industry; Brooklyn’s creative **palette** still sets the **tempo of a minuet** in dining and design; the Bronx’s parks and waterfront **vista** offer *roomy and comfortable* living without a Manhattan price tag. **New Yorkers**, this is your **apex** of options.
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Methodology & Sources
* **Primary data:** OneKey® MLS **Local Market Update – August 2025** (Bronx, Kings, Queens). *Current as of Sept 8, 2025; percent changes use rounded figures.* ([IRP CDN Website][3])
* **Regional context:** OneKey® MLS **July 2025** market update (prices up, sales easing). ([OneKey MLS][6])
* **Supplemental context:** HGAR **July 2025** housing pulse (Bronx inventory \~7.6 months). ([hgar.com][7])
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Discreet but dedicated concierge (yes, we said it)
**[NYCExclusiveApts.com]** — *“Your Premier Bridge to Manhattan Living.”*
**Sydney Harewood** — *experienced, knowledgeable, well‑informed;* **Call or Message** **646‑535‑3819** to **plan, develop, and deliver** your move or investment—**toute la journée, toute la nuit** (well… within reason).
*Vision To See – Faith To Believe – Courage To Do.*
>
Let’s get down to **brass tacks** and **score!**
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TL;DR (clear, concise, actionable)
* **Bronx:** Condo momentum, co‑op opportunity, SFH inventory rising—**negotiate**. ([IRP CDN Website][3])
* **Brooklyn:** **SFH hot! Hot! Hot!** Co‑ops soft with long DOM—**terms win**. ([IRP CDN Website][4])
* **Queens:** Broad selection, SFH quick, condos appreciating—**move decisively**. ([IRP CDN Website][5])
*Word!* New York, New York—it’s still a **helluva** market when you’re tuned into the **least common multiple** of **price, pace, and terms**.
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Sydney Harewood is a real estate professional with a passion for NYC’s architectural gems. For inquiries, call or message Syd at 📞646-535-3819. Experience the finest in NYC real estate with Syd’s expert guidance and deep knowledge of the city’s most exquisite properties.
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