Over the four quarters to Q2 2026, development land in the five boroughs sold for a median of $86 per square foot of floor area zoning allows, across 1,478 sales. Every qualifying land sale, divided by what Envelope’s zoning engine says that lot can build as of right.
Median land price per buildable SF, Q3 2025 to Q2 2026. The single-quarter figure for Q2 2026 is underneath; a quarter on its own moves on a handful of sales.
Manhattan
$223
PER BUILDABLE SF · n=73
Middle half $101 to $348. +9% on the prior four quarters.
Q2 2026: $300 · n=19
Bronx
$67
PER BUILDABLE SF · n=364
Middle half $53 to $83. +11% on the prior four quarters.
Q2 2026: $74 · n=92
Brooklyn
$97
PER BUILDABLE SF · n=421
Middle half $71 to $159. +7% on the prior four quarters.
Q2 2026: $101 · n=111
Queens
$104
PER BUILDABLE SF · n=338
Middle half $69 to $147. +5% on the prior four quarters.
Q2 2026: $103 · n=86
Staten Island
$83
PER BUILDABLE SF · n=282
Middle half $56 to $112. +5% on the prior four quarters.
Q2 2026: $85 · n=82
Black line: quarterly median. Yellow band: the middle half of sales (25th to 75th percentile). Gaps are quarters with fewer than 5 sales. The dashed line marks City of Yes for Housing Opportunity, adopted December 5, 2024; read the method before comparing either side of it.
New York City
Manhattan
Bronx
Brooklyn
Queens
Staten Island
| Quarter | New York City | Manhattan | Bronx | Brooklyn | Queens | Staten Island |
|---|---|---|---|---|---|---|
| Q1 2022 | $73 (398) | $177 (7) | $53 (110) | $88 (120) | $108 (99) | $68 (62) |
| Q2 2022 | $73 (379) | $238 (6) | $54 (123) | $93 (103) | $101 (80) | $72 (67) |
| Q3 2022 | $78 (371) | $253 (9) | $62 (86) | $87 (99) | $95 (102) | $69 (75) |
| Q4 2022 | $78 (337) | $149 (12) | $60 (87) | $93 (92) | $107 (75) | $77 (71) |
| Q1 2023 | $75 (295) | $157 (9) | $56 (61) | $90 (88) | $83 (74) | $67 (63) |
| Q2 2023 | $78 (321) | $153 (16) | $59 (75) | $82 (93) | $89 (80) | $80 (57) |
| Q3 2023 | $83 (301) | $242 (8) | $57 (78) | $110 (88) | $95 (69) | $72 (58) |
| Q4 2023 | $82 (311) | $281 (11) | $62 (82) | $97 (84) | $111 (79) | $60 (55) |
| Q1 2024 | $79 (291) | $198 (5) | $57 (67) | $90 (65) | $94 (89) | $76 (65) |
| Q2 2024 | $77 (360) | $155 (13) | $55 (92) | $95 (96) | $111 (81) | $64 (78) |
| Q3 2024 | $85 (312) | $130 (11) | $57 (69) | $90 (99) | $97 (71) | $90 (62) |
| Q4 2024 | $80 (317) | $249 (9) | $63 (82) | $97 (95) | $92 (84) | $74 (47) |
| Q1 2025 | $75 (361) | $311 (17) | $61 (93) | $86 (97) | $95 (77) | $70 (77) |
| Q2 2025 | $78 (339) | $325 (11) | $63 (87) | $87 (106) | $101 (84) | $71 (51) |
| Q3 2025 | $88 (354) | $158 (23) | $67 (83) | $96 (103) | $106 (77) | $83 (68) |
| Q4 2025 | $83 (374) | $115 (15) | $67 (97) | $97 (103) | $104 (91) | $80 (68) |
| Q1 2026 | $83 (360) | $252 (16) | $63 (92) | $91 (104) | $102 (84) | $82 (64) |
| Q2 2026 | $89 (390) | $300 (19) | $74 (92) | $101 (111) | $103 (86) | $85 (82) |
Q3 2025 to Q2 2026. Districts are the city’s 59 community districts; the neighborhood names are the ones each is commonly known by, not boundaries. Districts with fewer than 5 qualifying sales are listed with their count and no price.
| Community district | Median $/BSF | Middle half | Sales |
|---|---|---|---|
| Manhattan CD 1 · Financial District, Tribeca, Battery Park City | $348 | $337–$401 | 7 |
| Manhattan CD 2 · Greenwich Village, SoHo, West Village | $457 | $239–$521 | 8 |
| Manhattan CD 3 · Lower East Side, East Village, Chinatown | — | fewer than 5 | 2 |
| Manhattan CD 4 · Chelsea, Hell's Kitchen | $258 | $157–$360 | 6 |
| Manhattan CD 5 · Midtown, Flatiron, Union Square | $300 | $210–$326 | 13 |
| Manhattan CD 6 · Murray Hill, Gramercy, Stuyvesant Town | — | fewer than 5 | 3 |
| Manhattan CD 7 · Upper West Side | — | fewer than 5 | 2 |
| Manhattan CD 8 · Upper East Side, Roosevelt Island | $310 | $233–$347 | 8 |
| Manhattan CD 10 · Central Harlem | $76 | $64–$92 | 8 |
| Manhattan CD 11 · East Harlem | $92 | $84–$101 | 9 |
| Manhattan CD 12 · Washington Heights, Inwood | $108 | $88–$117 | 7 |
| Bronx CD 1 · Mott Haven, Melrose, Port Morris | $71 | $56–$81 | 25 |
| Bronx CD 2 · Hunts Point, Longwood | $62 | $51–$77 | 23 |
| Bronx CD 3 · Morrisania, Claremont, Crotona Park East | $63 | $48–$71 | 30 |
| Bronx CD 4 · Highbridge, Concourse | $58 | $43–$78 | 24 |
| Bronx CD 5 · Fordham, University Heights, Morris Heights | $63 | $55–$84 | 25 |
| Bronx CD 6 · Belmont, East Tremont, Bathgate | $67 | $57–$76 | 39 |
| Bronx CD 7 · Bedford Park, Norwood, Kingsbridge Heights | $73 | $58–$84 | 40 |
| Bronx CD 8 · Riverdale, Kingsbridge, Marble Hill | $73 | $61–$83 | 31 |
| Bronx CD 9 · Parkchester, Soundview, Castle Hill | $62 | $54–$79 | 20 |
| Bronx CD 10 · Throgs Neck, Co-op City, Pelham Bay | $77 | $56–$97 | 34 |
| Bronx CD 11 · Morris Park, Pelham Parkway, Allerton | $74 | $45–$88 | 26 |
| Bronx CD 12 · Williamsbridge, Wakefield, Eastchester | $65 | $54–$83 | 47 |
| Brooklyn CD 1 · Williamsburg, Greenpoint | $222 | $171–$303 | 17 |
| Brooklyn CD 2 · Downtown Brooklyn, Fort Greene, Brooklyn Heights | $317 | $101–$352 | 7 |
| Brooklyn CD 3 · Bedford-Stuyvesant | $141 | $106–$190 | 25 |
| Brooklyn CD 4 · Bushwick | $120 | $105–$145 | 15 |
| Brooklyn CD 5 · East New York, Cypress Hills | $70 | $57–$89 | 60 |
| Brooklyn CD 6 · Park Slope, Carroll Gardens, Gowanus, Red Hook | $211 | $170–$270 | 23 |
| Brooklyn CD 7 · Sunset Park, Windsor Terrace | $159 | $91–$204 | 15 |
| Brooklyn CD 8 · Crown Heights North, Prospect Heights | $117 | $91–$231 | 20 |
| Brooklyn CD 9 · Crown Heights South, Prospect Lefferts Gardens | $112 | $86–$146 | 30 |
| Brooklyn CD 10 · Bay Ridge, Dyker Heights | $194 | $186–$202 | 6 |
| Brooklyn CD 11 · Bensonhurst, Bath Beach | $124 | $95–$163 | 7 |
| Brooklyn CD 12 · Borough Park, Kensington | $225 | $137–$290 | 25 |
| Brooklyn CD 13 · Coney Island, Brighton Beach | $74 | $55–$102 | 24 |
| Brooklyn CD 14 · Flatbush, Midwood | $105 | $83–$137 | 10 |
| Brooklyn CD 15 · Sheepshead Bay, Gravesend, Manhattan Beach | $120 | $89–$194 | 18 |
| Brooklyn CD 16 · Brownsville, Ocean Hill | $77 | $51–$92 | 59 |
| Brooklyn CD 17 · East Flatbush | $83 | $68–$97 | 45 |
| Brooklyn CD 18 · Canarsie, Flatlands, Marine Park | $100 | $68–$129 | 15 |
| Queens CD 1 · Astoria, Long Island City | $133 | $107–$169 | 31 |
| Queens CD 2 · Long Island City, Sunnyside, Woodside | $133 | $74–$166 | 28 |
| Queens CD 3 · Jackson Heights, East Elmhurst | $143 | $109–$174 | 14 |
| Queens CD 4 · Elmhurst, Corona | $150 | $115–$190 | 9 |
| Queens CD 5 · Ridgewood, Maspeth, Middle Village | $122 | $89–$140 | 14 |
| Queens CD 6 · Forest Hills, Rego Park | $129 | $112–$147 | 6 |
| Queens CD 7 · Flushing, College Point, Whitestone | $129 | $104–$172 | 41 |
| Queens CD 8 · Fresh Meadows, Jamaica Estates, Briarwood | $132 | $101–$147 | 22 |
| Queens CD 9 · Kew Gardens, Richmond Hill, Woodhaven | $96 | $74–$108 | 13 |
| Queens CD 10 · Ozone Park, Howard Beach | $98 | $66–$137 | 11 |
| Queens CD 11 · Bayside, Douglaston, Little Neck | $174 | $156–$216 | 10 |
| Queens CD 12 · Jamaica, Hollis, St. Albans | $74 | $56–$93 | 60 |
| Queens CD 13 · Queens Village, Cambria Heights, Rosedale | $91 | $64–$119 | 28 |
| Queens CD 14 · The Rockaways, Broad Channel | $63 | $49–$82 | 51 |
| Staten Island CD 1 · North Shore | $77 | $46–$104 | 123 |
| Staten Island CD 2 · Mid-Island | $97 | $73–$139 | 65 |
| Staten Island CD 3 · South Shore | $80 | $61–$109 | 94 |
The ratio. Sale price divided by buildable SF: the largest zoning floor area any as-of-right scenario reaches on the lot, from the same engine that writes Envelope’s zoning reports (district rules, special districts, City of Yes programs, lot shape). It is not FAR times lot area. Where one deed bought several lots, the lots’ buildable SF is summed.
The sales. NYC Department of Finance annualized and rolling sales, January 2022 to August 31, 2026, matched to the recorded deed in ACRIS. Of 108,767 non-unit transactions over $100k, 7,945 were land or development-site sales and 6,354 passed every rule below (1285 vacant lots, 249 parking lots, 4,820 underbuilt sites).
A sale counts when it is one of these:
And it is left out when:
Candidate sales excluded: 1,591
| Under 1,000 buildable SF | 9 |
| More than 10x from the borough median | 324 |
| Related parties (same entity, or family) | 140 |
| A government agency on either side | 22 |
| Lot merged or subdivided since the sale | 291 |
| Lot area changed by more than 25% since the sale | 190 |
| No engine answer for the lot yet | 22 |
| Less than 100% of the property conveyed | 25 |
| Floor area standing at the sale unknown | 201 |
| Several lots on one price that could not be summed | 245 |
| Foreclosure or referee's deed | 122 |
Zoning changes since the sale. Buildable SF is the engine’s answer for the lot today. Where zoning has changed since a sale (City of Yes, adopted December 5, 2024, raised the as-of-right envelope on many lots, and neighborhood rezonings land throughout the window), an earlier sale is divided by later rights, which understates what the buyer paid per foot buildable at the time. 3,885 of the qualifying sales predate City of Yes and 2,469 follow it. Compare quarters on either side of that line with care.
Caveats. Staten Island deeds are recorded by the Richmond County Clerk, not ACRIS, so Staten Island sales are not screened for related parties. An underbuilt site sold with a building on it carries some value for that building, so the underbuilt segment reads a little higher than vacant land; both are in the CSV separately. A median of a few dozen sales is a range, not a price: use the middle half.
Updates. Rebuilt monthly. DOF adds late-recorded sales and the engine improves, so recent quarters can move a little between releases; every CSV names its run and data-through date. Cite as “Envelope Land Index, Q2 2026, runenvelope.com/land-index”.
Press and data questions: [email protected]