Valuation Report | 215 W 75th St

10-13-2025

VALUATION REPORT 215 W 75th St, #11D

CAROLE MORALES

Enclosed FAIR VALUE LETTER

COMPARABLE SALES DATA (NEIGHBORHOOD: UWS) ON THE MARKET WHO WE ARE MARKET REPORT FOR OCTOBER 2025

The Meier Team at Berkshire Hathaway Home Services 590 Madison Avenue, New York, NY 10022

10-13-2025 Dear Carole, Following a comprehensive review of recent comparable sales, market conditions, and the property’s unique features, our analysis indicates an estimated fair market value range of $625,000 to $655,000.

While the market data supports this range, it’s worth noting that the property’s design, layout, views, and overall appeal may create an emotional premium in the eyes of prospective buyers. For this reason, a price closer to $680,000 could be justifiable if the property resonates strongly on a lifestyle or aesthetic level.

Market Analytics: UWS

Quarter

Sales

Avg Price

Mdn Price

DOM

1Q25

21

$591,964

$545,000

69

2Q25

14

$561,786

$557,500

56

3Q25

17

$566,500

$550,000

39

4Q25

1

$530,000

$530,000

0

Insights For Sellers: Studios on the Upper West Side have maintained consistent pricing through 2025, with median sale prices near $560K and modest average discounts of 3–5%, indicating steady demand and a favorable environment for accurately priced listings to move efficiently.

For Buyers: Recent sales indicate a balanced market where well-priced studios typically trade between $550K and $625K. Buyers recognize that recent sales cluster between $550K–$625K and are unlikely to overpay. Positioning your unit competitively and emphasizing value or readiness to close can attract serious buyers in a steady market.

Subject Property: Unit: 11D Studio | 1 Bath South-West Exposures; Unobstructed views Maintenance: $1,394 2% flip tax

Apple Christie-Wallace It’s important to note that real estate valuations are subject to market fluctuations and other external factors. Therefore, this valuation serves as a snapshot based on the current market conditions and available data. * A visual assessment of the unit would provide the most precise valuation. Let us know if you’d like to schedule a time for us to visit.

COMPARABLE SALES CO-OPS Studios RECENTLY SOLD UWS

Comparative Market Analysis created October 13, 2025

Closed Sales

Address

Unit

Closing Price

Original Price

Percent Red.

Type

DOM

Beds

Baths

201 W 70th Street

16H

$680,000

$689,500

1.4%

Co-op

37

Stu.

15 W 72nd Street

4-U

$635,000

$635,000

-

Co-op

60

225 Central Park West

1514

$550,000

$569,000

3.3%

Co-op

225 Central Park West

1014

$525,000

$530,000

0.9%

225 Central Park W

117

$500,000

$500,000

400 W End Avenue

2A

$495,000

170 W 74TH Street

505

-

Closed Sales Averages (7)

Total Monthlies

Outdoor Space

Full: 1| Half: 0

$1,632

Yes

Stu.

Full: 1| Half: 0

$1,583

No

177

Stu.

Full: 1| Half: 0

$1,157

Yes

Co-op

23

Stu.

Full: 1| Half: 0

$1,041

Yes

-

Co-op

137

Stu.

Full: 1| Half: 0

$836

No

$495,000

-

Co-op

164

Stu.

Full: 1| Half: 0

$1,582

No

$465,500

$475,000

2%

Co-op

30

Stu.

Full: 1| Half: 0

$1,383

Yes

$550,071

$556,214

1.9%

-

89

Stu.

Full: 1| Half: 0

$1,316

-

Summary

Status

Count

Price

Original Price

Percent Red.

DOM

Total Monthlies

Closed Sales Listings Averages

7

$550,071

$556,214

1.9%

89

$1,316

Summary Average

7

$550,071

$556,214

1.9%

89

$1,316

Apple Christie-Wallace (347) 443-4798 | achristiewallace@bhhsnyp.com

1 of 1

RECENTLY SOLD CO-OPS Studios YEAR-TO-DATE MARKET ANALYTICS UWS

Market Analytics-Apartments Apple Christie-Wallace achristiewallace@bhhsnyp.com M: (347) 443-4798 Created: 10/13/2025 Number of Listings: 53

Monthly Sold Listings - Average and Median Price (Lincoln Square, Upper West Side (UWS), Coops, Studio-Studio Bedrooms, Minimum Price $500,000, 01/01/2025 to 10/13/2025)

Reports are prepared by Broker only for Broker or the intended client and may not be relied upon or distributed to any other person. All information is from sources deemed reliable but is subject to errors, omissions, change of price, prior sale or withdrawal without notice. No representation is made as to accuracy of any description or information. All measurements and square footage are approximate. All information, particularly building details, amenities, and requirements, is subject to change and should be confirmed by client. All rights to content, photographs and graphics reserved to Broker or content source. Broker supports equal housing opportunity. If report includes a listing that is RLS: Participant Only, retransmission, redistribution or copying of this listing information is strictly prohibited.

Market Analytics-Apartments Apple Christie-Wallace achristiewallace@bhhsnyp.com M: (347) 443-4798 Created: 10/13/2025 Number of Listings: 53 MONTHS SALES

AVG PRICE

MDN PRICE

AVG $/SQFT

MDN $/SQFT

AVG $/ROOM

DOM

AVG DISC. FROM OA

MDN DISC. FROM OA

AVG DISC. FROM LA

MDN DISC. FROM LA

ABSORPTION RATE

MONTH'S OF SUPPLY

Jan 25

10

$626,025

$570,000

$1,060

$1,082

$360,723

68

3.92%

4.49%

3.79%

2.54%

142.86%

0.70

Feb 25

4

$573,750

$502,500

$0

$0

$286,875

44

-1.65%

6.05%

4.10%

4.21%

66.67%

1.50

Mar 25

7

$553,714

$535,000

$0

$0

$371,871

82

2.28%

3.84%

-1.01%

1.60%

87.50%

1.14

Apr 25

7

$552,143

$550,000

$976

$991

$251,071

61

3.01%

3.34%

1.70%

2.94%

87.50%

1.14

May 25

3

$602,667

$590,000

$869

$869

$334,190

41

-7.88%

3.74%

4.05%

4.68%

100.00%

1.00

Jun 25

4

$548,000

$543,500

$1,042

$1,042

$237,825

58

3.15%

6.16%

0.43%

2.07%

100.00%

1.00

Jul 25

6

$549,667

$545,000

$920

$920

$276,306

34

-8.41%

4.33%

0.09%

4.33%

600.00%

0.17

Aug 25

7

$570,357

$565,000

$1,006

$1,006

$234,310

34

4.46%

6.11%

3.45%

4.36%

700.00%

0.14

Sep 25

4

$585,000

$555,000

$1,126

$1,126

$327,125

56

0.51%

5.68%

2.90%

2.55%

N/A

N/A

Oct 25

1

$530,000

$530,000

$1,060

$1,060

$530,000

0

-10.42%

N/A

N/A

N/A

N/A

N/A

Reports are prepared by Broker only for Broker or the intended client and may not be relied upon or distributed to any other person. All information is from sources deemed reliable but is subject to errors, omissions, change of price, prior sale or withdrawal without notice. No representation is made as to accuracy of any description or information. All measurements and square footage are approximate. All information, particularly building details, amenities, and requirements, is subject to change and should be confirmed by client. All rights to content, photographs and graphics reserved to Broker or content source. Broker supports equal housing opportunity. If report includes a listing that is RLS: Participant Only, retransmission, redistribution or copying of this listing information is strictly prohibited.

ON THE MARKET CO-OPS Studios ACTIVE AND IN-CONTRACT UWS

Market Activity Report [8_14_2025-10_13_2025] New Listings Address

Price

165 WEST END AVENUE, 27A

$790,000.00

$1,496.82

$0.00

3

170 WEST END AVENUE, 23E

$975,000.00

$2,394.00

$0.00

11 RIVERSIDE DRIVE, 13GE

$612,000.00

$1,543.80

160 WEST END AVENUE, 14G

$545,000.00

$1,356.73

10 WEST 66TH STREET, 21E

$650,000.00

170 WEST END AVENUE, 26T

140 WEST END AVENUE, 6D

Maint/CC

RE Tax

Rooms

Beds

Outdoor Space DOM

Type

Neighborhood

Date

URL

0 No

0 Coop

Lincoln Square

10/13/2025

https://berkshire.myplacenyc.com/shared-listing/OA-BTBs3VpDcAizhzCTYuh0U8mxquOWRpqLQ3e9GsQJ9BMIygQ9PS5OS0IftwrSxB5YtkPa5TBIpNJ0E1QJU1OSTmHmvxj6JXt8xkFVDQmGc OkLRp4Eurt09WoJP8QNRlAdbpb_zxr_wK3iexwS4P7udBnc7lxPt-4_JIBIyV8uc0uYzNQLrOeJXRgMhg02Gl88luty6a8lpqfBdKrmfPP DHW7XQkj7Dg1E1dlqghVKLcCZ7LJZeZQ89NJ91j-h

3

0 No

7 Coop

Lincoln Square

10/06/2025

https://berkshire.myplacenyc.com/shared-listing/ghtltX0MxKxeEadV7zCCd3oo2T4MxziiZqTdFTkxIN54NUM8bizIZa8rEQgNfBOQHAwA7TJPT4ohZUhMu5X8QNsCuEDzje_cq_OHSEAzAbjMcRbkhG7SmsH3k9x9G_Tg6gUFZyVGLWubQbxIZAiWOpELPUFwheEC5GwUIXwDZ1PY5eFJmwn9Lv5c3sE_iNL1rh3pQHGmpW_dA-R5O1CR06qc_39oJJrRzW8UMraL_64cg0x4e0ikgq5zqXS2F

$0.00

2

0 No

10 Coop

Upper West Side (UWS) 10/03/2025

https://berkshire.myplacenyc.com/shared-listing/qtWOJnNJotGloOMDIvt1ylpa6KL99wFabAmwaRjpdcQPlHK4VHs7SxpOobdlsMhlP8JOP4oGP874XMwsF0KwVmb1jQ6tXXAcXaE8rmdRt_hVgOIoiMDdZRbxrYoFJz4c2V2xFL-6DCAoZo6ZyyJHM9UbsLs0Zak0eQfPvc6jFA2vT j5sQqARfJe-iz7KljDCXcorcVdH_AAsVe7--M7eFtlzQk1hSmlV08SfgqRLcDJDDoGhdheqyJ5krRwnCJ

$0.00

2

0 No

20 Coop

Lincoln Square

09/23/2025

https://berkshire.myplacenyc.com/shared-listing/Y2gD588ZEjjR41VxNMVQy0ChIt0L478JgCywgT2vUdlPAHpASfcYCA9IDdJCQUp8ZwKDwb8I5eGMN4GGnhCS9dX63-XPr8Dj3o5Rlcauj3g524KZ1cvOtYOMmAUhybMptCmVHV8cIi6Sla8LZLOCa4kWb525N6EWMtO9rOEHK0E7868CHimAqr4XF1iHAPEwyZY_P3xP3Gfcoh7nn_DUOCH oU68679CfYOMnor9HX2G9j-CrbVD29gJGZtsKPL

$1,643.00

$0.00

2

0 No

24 Coop

Lincoln Square

09/19/2025

https://berkshire.myplacenyc.com/shared-listing/uCJk4ms9AJY2RN8SYyUD7X_x30-vpLLFFlDXkRRTBfp36aal8rcR2jTstfDa8UjJEEomorHv-5JLx-tK2V6Hfyy-e45YgUj-HCMxpMrBvmqDEE7GXSMgXkssjIUtRrvF3gMAGn4QUNRFzofCqfz3Sd6pFXDCO3kBMwVxb-xj3D4MszM-60yF9p5OySCNNleIIIn9mke5Hgfqf66LyamJYhi3JgEr8SGGs9u35VmS1BMlT1VMalOLwBG4yu_63

$685,000.00

$1,644.00

$0.00

2

0 No

24 Coop

Lincoln Square

09/19/2025

https://berkshire.myplacenyc.com/shared-listing/JaHEFwi1C_r_le8rWS5cBMfM7xOJzXp2_STK6caj4Nl0n766ZGgloHh7Bd2TXoo7L7WlOyV9McUGXE-NXgX_a3lt1Rvmh4DiCrdeNwk9rdTVdxEhvSJ5iaxV9ykEScG-VyS_BTTbdFt17X3iXmXysGv1UHr2OWDv2OcuRAKuIoOQH3omYEfybEP3_2QIsgmsgcsn9zh1uQC5t8z6Yqti0RXOMrv48HH4FhLHcqicE _REFFMtXtLngo3XCATpmR

$570,000.00

$1,339.00

$0.00

2

0 No

31 Coop

Lincoln Square

09/12/2025

https://berkshire.myplacenyc.com/shared-listing/ uTABpfUuI6jtwtsYbuGnM35ldeToMXihBcOJ5nWadzAj0pEgfBEJ_bxgHBrUw8Ju7JkKTIZvu6VdqIo_grrMWJ_RYZxDi0IgyOgUoZWx1qJRdWRWty_85Ml1D5Y3vMyingBgA_mfzgBrzTGo5Frffom3Ai_PHqZo9m7stfesjI77W9PUZnX2PJ92vhNrdA2yPsEK-9mYdmYqwt3R4M06pQCsfxYnxB4qas7LxnJMTXv9Q_VE943dE5UQC9Dv58

215 WEST 75TH STREET, 9E

$610,000.00

$1,303.00

$0.00

2

0 No

32 Coop

Upper West Side (UWS) 09/11/2025

https://berkshire.myplacenyc.com/shared-listing/ GmWQ1CXFIetMscuqYRka1Fz_slFT90K4Pj3RLcj2cq70uAGKjlMk0bdK2NUMMWgcg1-ujoORkN2I1Wuozx6xgSDj5GFGF2RYViNqRQshzL8v5ATMf7a8KjCH-PFLq8YLbSm7z7suhz12BSS3ge3AVptuFJqo8xRINk_pjTgUH1kdQbdCQeBtvOXDeg60H1wqQ0cIHtjkSGfWRxj8WwOfblSdPCIhjHU0tkeWQKo61KGBLAUxJzR16hJ7mSp1Y

160 WEST END AVENUE, 24R

$550,000.00

$1,502.92

$0.00

2

0 No

32 Coop

Lincoln Square

https://berkshire.myplacenyc.com/shared-listing/cnz7zS92MQPZ8KQoVf8CBvHQDpoRjJmC-2JJwF6m1ELkPCfUq5QrIFRWILYpngyQieGaqgthLLAIyOLT1QYonSgS5VdhlXbvT4YhUf4n45jgPckcUR5JXDwUhotuplUmTB3gsxVOFKu4gimMRgliq17Gma4QAx5XHHKTaQDeCNdU3tNIGJoIxAFudo VveK9Tdkm5KwG20qDIzK3keANxEGds9uo57eaJmGSnOpOPhTvxeJsdZvWtbHbkkXHyAQ

215 WEST 75TH STREET, 9

$610,000.00

$1,303.00

$0.00

3

0 No

34 Coop

Upper West Side (UWS) 09/09/2025

https://berkshire.myplacenyc.com/shared-listing/VWjWQeBNDQOcrsrHZ4Uhe6u-U4EusJJysB2AslbWgKL2AmiVGsWiSUhDLS_vw2UAIMgtIuyB8sfg_DF4jYn8xrNweTtE00LO241BMUVGXwBFTKDzgZM8AOfwJ2cwcvv0rv2x3-G3ovGHKpPBX01BkbnqmhJp3fX6eY_QpD-hHimuE390WzU-td7MdtcSgQTx7mOTgfmU0_mdIY9vpkK1u3umy42ZrlH4Pax_uXohKxxaGm59fo3DryJNgSQ2Q

150 WEST END AVENUE, 5J

$549,000.00

$1,162.54

$0.00

3

0 No

31 Coop

Lincoln Square

09/08/2025

https://berkshire.myplacenyc.com/shared-listing/cW7hjzv28JXfQe-DyzwMTXyaZfMtJ7ULcKFsAomypKw_sKM4eXsbKxiumZuPw5kjsErPimpqFUb1C37xWPmo_fuh07V67_lefsW58iQqwYqK0ZAMDQRSD_VMjM6fhDV5oT16bzb Rojo0LcrjssLXxWHzXE9CL3ev5oYvygVwPgOuy7qwVoeF5MzdddjNcyBUV2dXFJdgKTbeiKKt475ChjqmhxGGyykghLSmlPkdxKPD Uazi9R7b02sBH3_nFt0

30 WEST 60TH STREET, 8L

$549,000.00

$1,080.00

$0.00

1

0 No

38 Coop

Lincoln Square

09/05/2025

https://berkshire.myplacenyc.com/shared-listing/ dVp8GtsBnL1Vmo7ymoyQukZGNg3lgFLPOC4U9Ttbes24xodPzBDPPAMRo9jbbC_7oMQKo80ZTvNOjGUIWiNUhp0KvY-2Pk7gLMQKBftTX4ln9jDvXWPxRCbpyu79fFMdIVSdh30UAFVdqQ486zWIFuM0f5lr1HLF8FHzlDRDZyeHsYsGxNU8Ocma8TQXJYobP8Cex6HSBFTZ 3Sl-qQBANU6sOvuUk9LmzyTiOcE8rG7F1ViWO5lmZ0LlWZonpb

225 CENTRAL PARK WEST, 516

$525,000.00

$934.65

$0.00

2

0 No

40 Coop

Upper West Side (UWS) 09/03/2025

https://berkshire.myplacenyc.com/shared-listing/qo_h1GGA0AhqAZBMAykiIuBm6rZfVw6INQp69LlrVj7fWfpCb2IED22qavqHdG2q0WSP4z_6I8cLtzUXBa6rSNw_52Fe9ik5Izln4jyuNj04n8U56dNE8Xsuf8Otsh_kKuvODelSsQUMONWRAIf1l6cfXWSAj2KKM5PvTe9vSFCGnlQtGduZvP2GlUKacx_g1xs_FdZKvTcjv j58R-KQ81hNp5S1sAWsayZVO08QPvFvcDYjBFs7ydiDrCVFrd

215 WEST 75TH STREET, 11D

$699,000.00

$1,394.00

$0.00

3

0 Yes

41 Coop

Upper West Side (UWS) 09/02/2025

https://berkshire.myplacenyc.com/shared-listing/Ba6iL-0TQey7csRlangsB85qrXCUuHxZGnAk2B8nHkM8F0iOpgKaRNHN7pUzbeksFn809xVt4tYNzp4gZtAR0NJkVJQQjbjRCzaWYscBfLD94gk5HkBMeAGI4W_NhsCtHHR7aSB4NGTjqvWepZeWZGb1Xr_0Z3esBcmHF0ZjluXCSfBHt1d9jnwc8zDJTdGAx1jAWTD8qiDv2OZFLx7ANUr TErVlKf2XKIGmUi-P4PXHLn84w0mg3MgJTGFET

140 WEST 69TH STREET, 36A

$589,000.00

$0.00

$0.00

2

0 Yes

41 Coop

Lincoln Square

09/02/2025

https://berkshire.myplacenyc.com/shared-listing/dV10YIdk38Zi7L0xtlYRVUAx0vwCvEOuqf5tub9gkW4juLGrvGr3mMlwOAID4Z2usM-Pxi4QIYRpb3NAlNxHbZtG9G-RyWaw_RdHRYuQVJ0_Ym1BiPJH9fOlpuRgQ85_q0B1FP9LXHxu7MPPXa-IVhs5zDSniXUk09SIPLNOfBpPf0UTy1ACioN_HvQqrW3m89M0yn8oUjLj14KWzD80vx-egS5tsSVGESBMxEFdSyhg8gmJCAqokCpDKiYdw

80 CENTRAL PARK WEST, 2H

$595,000.00

$1,734.18

$0.00

2

0 No

24 Coop

Lincoln Square

08/18/2025

https://berkshire.myplacenyc.com/shared-listing/GtNadCUpUfR22w685ssF_XGQh0IVf_oUJ3el1IUut2prk4AQEBF3mWYE7UReucaX3NsL3lg-5AdsqpKHM6bgXtWzcc2bP_ExJjWJ3pqyVOewDXTHwbaaY5KYBQhDh4j zyaL6_9NywOWQPR1Jlec51Tl7VRA-f_oHlRQ3H-is4cvuuOhi0UDGfhyJQbc9WuWMKKjI5X6BFgWV65FQh5kjBa8N1vb_LtDX7CRXGidvqrJTobikisLDhXZACo4Pnl

Median

$602,500.00

$1,394.00

Average

$631,438.00

$1,455.00

09/11/2025

Price Drops Address

Price

140 WEST END AVENUE, 6D

$570,000.00

$585,000.00

$1,339.00

$0.00

0 No

160 WEST END AVENUE, 24R

$550,000.00

$575,000.00

$1,502.92

$0.00

150 WEST END AVENUE, 29N

$650,000.00

$675,000.00

$1,405.18

$0.00

205 WEST END AVENUE, 27E

$665,000.00

$695,000.00

$1,424.23

$0.00

Median

$610,000.00

$1,415.00

Average

$608,750.00

$1,418.00

Previous Price Maint/CC

RE Tax

Beds

Outdoor Space DOM

Type

Neighborhood

Date

URL

31 Coop

Lincoln Square

10/12/2025

https://berkshire.myplacenyc.com/shared-listing/ uTABpfUuI6jtwtsYbuGnM35ldeToMXihBcOJ5nWadzAj0pEgfBEJ_bxgHBrUw8Ju7JkKTIZvu6VdqIo_grrMWJ_RYZxDi0IgyOgUoZWx1qJRdWRWty_85Ml1D5Y3vMyingBgA_mfzgBrzTGo5Frffom3Ai_PHqZo9m7stfesjI77W9PUZnX2PJ92vhNrdA2yPsEK-9mYdmYqwt3R4M06pQCsfxYnxB4qas7LxnJMTXv9Q_VE943dE5UQC9Dv58

0 No

32 Coop

Lincoln Square

09/26/2025

https://berkshire.myplacenyc.com/shared-listing/cnz7zS92MQPZ8KQoVf8CBvHQDpoRjJmC-2JJwF6m1ELkPCfUq5QrIFRWILYpngyQieGaqgthLLAIyOLT1QYonSgS5VdhlXbvT4YhUf4n45jgPckcUR5JXDwUhotuplUmTB3gsxVOFKu4gimMRgliq17Gma4QAx5XHHKTaQDeCNdU3tNIGJoIxAFudo VveK9Tdkm5KwG20qDIzK3keANxEGds9uo57eaJmGSnOpOPhTvxeJsdZvWtbHbkkXHyAQ

0 No

266 Coop

Lincoln Square

09/10/2025

https://berkshire.myplacenyc.com/shared-listing/oxTfeHjcI3ddgpZ7ehKzi14AkMjI9GTiHk-LY11dkPDp5qj6yU0x5vLCJ5v7kXrVMnohwcOnIBy2r2vz_kt8aWEBKSLrfKitihqYVQwOMoVw3dq1SBhWTCZGFPp_GF2vJ3lch1H_QbD7xdyfXdR9d-Skkfqq50mF3FFeuNXhsbzEF2LtUDsC6bvBlgqhUYQ04wZuXFLHSj0GUvR4NY2HbirWyZva_RiVp4C3SS7sByBXmwSlhqZsAFrqm72Tw

0 No

97 Coop

Lincoln Square

09/02/2025

https://berkshire.myplacenyc.com/shared-listing/9A36C9Es1Xebtq7cokajN5prLHBOBO7LBRyKuhhdKfJmOOs0fmimAld-02Cp2AfQPPftGjJ10M5FXGTpqItwDtHQTlSPWpnYrIwYikLRYRewn0rxaPz6S9nJvN4hMppTxVU4Fv6KnCOT3nHIuApPtq9ZQvuYYYLWdrQGrNbPWOJwHHt3iIJHBc pqxFDFjCKIqTBbjzprc_jy8xyF7cigEs9_3Ycj95kkFDyYzHM_Cn3TSFO3kpoDm9mtVW8Sqy

Outdoor Space

Sold Address

Price

170 WEST END AVENUE, 6L

$575,000.00 V

$635,000.00 09/30/2025 $1,308.00

0

1.0

30 WEST 60TH STREET, 6L

$535,000.00 V

$549,000.00 09/30/2025 $1,071.00

0

1.0 ---

80 CENTRAL PARK WEST, 22H

$715,000.00 V

$699,000.00 09/30/2025 $1,949.67

0

300 WEST 72ND STREET, 6E

$515,000.00 V

$525,000.00 09/22/2025 $1,500.00

11 RIVERSIDE DRIVE, 2HE

$515,000.00 V

170 WEST END AVENUE, 29G

$527,500.00 V

142 WEST END AVENUE, 12S

V/E

Type

Neighborhood

URL

68 No

Coop

Lincoln Square

https://berkshire.myplacenyc.com/shared-listing/ fb74RD9671Sp0zu3tTmvHwjwL21UXhK8L4EA4056qIqlf_m53wXYZHT7c4j_r44xkgAiy9Fhk8Z7Nvn OP2yY1vuODPK09f6faupdARm5OpmxG9kNl591ac9wDbtxSBPTtOvOiuNvets8r0wUyn8TWHT9ysxoO4ZuX2KeslrxNPxZUQXOm3BR2kcJm4Bq4XhAPLGZaMmtN1rPVOOGoH3VhxVQBLYZpFx9Dc2Q BtrARITV4O4xtLIAByiX-wcgMs

No

Coop

Lincoln Square

https://berkshire.myplacenyc.com/shared-listing/ vDdqX8VO3TkHDDOudMhKcudfhfnEbtGQER9n8n8Hxu5KJmoMc1CIhQDMdb_0Zm97r784C9zpvT EH2MEGSzFG_vFn0ydm0YctYFYFW8RB62bj7Uq20NeF2_yhtoUc4ui0Pyw9rm2dQA2QHwcMRVXeIfKHoMaNALzSIUvhB3nTzH19CZE0Qtl1BKfSNYmYynK_GGBCuLan DoYHs1W7uUpWFVI31Qpe-oQNpsqk1NpF55BUKhIs9pmiJh9iK7KbuI_

1.0

35 No

Coop

Lincoln Square

https://berkshire.myplacenyc.com/shared-listing/RaYO9B2dcgpxNjETjjQyAShyaDu_927gDPJJryzGAnoaWc_sGRQxlz0veOlPbFrIuUJcprq0Gzy_qNdp2p7Uurc3TpcsHjHSU_DVk4L 55CVijMglN47-z6HZ9IO4v9QQqRAizTBF-ZayZxhrPHrg1dZsSAcBKftCZYbHvSvKbYMopabh_wF0i891k1uSaADMU5xMyOZzaTckpLQ8P6UaV4etCwvkFUvon9IimZgTPG5W7U7AuFdvouY4qLKTK

0

1.0

42 No

Coop

Lincoln Square

https://berkshire.myplacenyc.com/shared-listing/eLHCTqQZY8G73MPenNwc9ZzJyv89avQCkppRuKTufkpdF1sB99eoiAkIuJBTcfhTghbza5F221JvQ5o_PPFORpXPlNx5kEL19jgqvwUeHdq0vev264eEs4bJb3hCt8GZbOEfZEJBNIyoj8FPOJODZ75CGB1qo5wecYbPZf5-wpE_4lDIM1paveMt4aY0lrWW6mKJdIjkoc1cVUjrpKMPL_TdyYvuBwHsbxHgYRYTDtekjr8irZELKAig tjK7h

$525,000.00 09/17/2025 $1,419.00

0

1.0

66 No

Coop

Upper West Side (UWS)

https://berkshire.myplacenyc.com/shared-listing/GZ9g9a8oLHKmsjI8uvXc_4g-oB5IlHiHymfs7rhKf2VqgLfEOyk9FVSygX3p5rCQbEuk5YeUHnlAeE8VfFnPpLWej7yIPTNvj_iEaSgyAzA3hCA0qDo cY_4KGC5ajPA2C5lPfMf70NgEV7N1qqRtIYFxFNPgv9q-9aPmn_NfVtEbad6Z0cIovVneea0q2lAxQc ZH4BDCMmWOd78vNcxzPSfTpchtBEIrKofagq78ZYS8N9b03Dis_LhhFfbPjYh

$550,000.00 08/28/2025 $1,572.58

0

1.0

18 No

Coop

Lincoln Square

https://berkshire.myplacenyc.com/shared-listing/ BKTnw6ZmhE3xVNDkYbP4Ywmm5ilTUsCq2ai7LeHl0xQJxJWgKeZQO3MkYvfdUnV_Sz8awIA7aG8 tYUHFyq6JiHzZmVJAMck0cefrhQqJq5NkG0F2e3pmosKSHggbxVTOBk0wmvy5xAmTTWXpiZVKXi pcAFkoBBIeER5yRJnxhAlN6fTXRUvWaD2QEDzPY8oXXJ-OP8UrBZxyOsuxuZIgJERRsW5UUzFwQTOy0Hq9MimDbsaEsFW9kwnUCaVqbZe

$565,000.00 V

$549,000.00 08/20/2025 $1,326.00

0

1.0

30 No

Coop

Lincoln Square

https://berkshire.myplacenyc.com/shared-listing/-CYx346AsINe3SSrSvbYUfIJRn7wyz3YgJxtsFVaBrf_KMpnsxcGOEQNzD51hyCS8TAwn8CNKMJmRGA_hDu1vK6A0Gz9KSq c7MhHFGcuWLNOPuMFmRnnmmubBiViLwWaLGp8_XaKQtZ5pSufITxdi60p0mS0cdW6JFcbX_LnT vk8ZTqYNE3VCOZCzKMSevfRdt192hmZ0sU0VF4v9aYNihejJ_J2ueetfbzCYYVQcvp_2CzbjmGKnKn0EUIe0

170 WEST END AVENUE, 25F

$620,000.00 V

$650,000.00 08/18/2025 $1,525.00

0

1.0

23 No

Coop

Lincoln Square

https://berkshire.myplacenyc.com/shared-listing/ Z1WhdX_ysd9BE5YxKCuB_BSqKkQ_h2FIAWPl28q79GaHwVaLP3jNVUejt-vfYsI5R4EiI8UzlGq_Fof_VS6uI_hgzL20rDHOj8EsgbZR4JVL3iDIqw_ZiCv1jWqk2EkJPgbtCn__BNVK0UNV73ML8TD6D4k EltL8Y7241gX5RIVSKEC64TDFhJK_cE7YIyKuTleLblb1YvPxeOtGJHRZxEFc0gSgvDsdTS0Rb9adXlNz8AaeHQDhQTXWrhTxci

345 WEST 58TH STREET, 2Y

$530,000.00 V

$530,000.00 10/02/2025 $1,200.00

0

1.0 ---

No

Coop

Lincoln Square

https://berkshire.myplacenyc.com/shared-listing/6mpd7K8E7Is61k-4Cfe2ypp6BTq9G_sbIBi79W21LqRH_x6W8F26VpAnbh8NZtaCpceerfS4Xv2x6Dhy2BEqvEBaqMf8mTCp ZJMKOhW7bJWITVpZaYSGeWhsoi__KQ1PD9hPKK9tDraz5AaDNhvyutw3FZJ408rijvuhRfVgWJh2b bkd_aAOJ_qKR4WI97ebClZZOqiPoBQFoMsluwZVsXKG9-fQXkaZAnAvzWofvk9h7v5P4MJbFIDVCmOMhT

205 WEST END AVENUE, 15E

$615,000.00 V

$675,000.00 08/11/2025 $1,271.03

0

1.0

49 No

Coop

Lincoln Square

https://berkshire.myplacenyc.com/shared-listing/LN8oPcDZFovfyxPQ-4aQcG1jFwHv6aVREvy1VnqCDKtFl-KRw3xoQPqLpMmxDG30hjtY7t0umACLvSA3FFPG9DSvbizGqvnO0tta2qvPebBjGVf4ORVrPBNKKJNeLlHHz6rxFq9xcm5cRu6R4kt638_waYLrNihj9_JSlg6wr1rT g9N9K_2iiRYJN-esI4LQnitj8V-qhw-2uHurPXgERTQZiz0N5VdhxX8ee1njfSHCqk4vN-uUrgI_XIs6d

Median

$550,000.00

$1,373.00

Average

$571,250.00

$1,414.00

% Price Below Ask

70.00%

% Price Above Ask

20.00%

Absorption Rate (Now)

26.32%

Month's Of Supply (Now)

Last Ask Price Sold Date

Maint/CC

Beds

Baths

DOM

3.80

Contract Signed Address

Price

150 WEST END AVENUE, 5J

$549,000.00

$1,162.54

$0.00

3

0 No

80 CENTRAL PARK WEST, 2H

$595,000.00

$1,734.18

$0.00

2

205 WEST END AVENUE, 8R

$520,000.00

$1,209.54

$0.00

2

160 WEST END AVENUE, 25C

$539,000.00

$1,532.00

$0.00

180 WEST END AVENUE, 9P

$550,000.00

$1,284.00

165 WEST END AVENUE, 6G

$549,000.00

$1,085.81

170 WEST END AVENUE, 4C

$540,000.00

$1,332.49

Median

$549,000.00

$1,284.00

Average

$548,857.00

$1,334.00

Maint/CC

% Price Below Ask

0.00%

% Price Above Ask

0.00%

Sales Velocity (Now)

3.17

RE Tax

Rooms

Beds

Outdoor Space DOM

Type

Neighborhood

Date

URL

31 Coop

Lincoln Square

10/09/2025

https://berkshire.myplacenyc.com/shared-listing/cW7hjzv28JXfQe-DyzwMTXyaZfMtJ7ULcKFsAomypKw_sKM4eXsbKxiumZuPw5kjsErPimpqFUb1C37xWPmo_fuh07V67_lefsW58iQqwYqK0ZAMDQRSD_VMjM6fhDV5oT16bzb Rojo0LcrjssLXxWHzXE9CL3ev5oYvygVwPgOuy7qwVoeF5MzdddjNcyBUV2dXFJdgKTbeiKKt475ChjqmhxGGyykghLSmlPkdxKPD Uazi9R7b02sBH3_nFt0

0 No

24 Coop

Lincoln Square

09/11/2025

https://berkshire.myplacenyc.com/shared-listing/GtNadCUpUfR22w685ssF_XGQh0IVf_oUJ3el1IUut2prk4AQEBF3mWYE7UReucaX3NsL3lg-5AdsqpKHM6bgXtWzcc2bP_ExJjWJ3pqyVOewDXTHwbaaY5KYBQhDh4j zyaL6_9NywOWQPR1Jlec51Tl7VRA-f_oHlRQ3H-is4cvuuOhi0UDGfhyJQbc9WuWMKKjI5X6BFgWV65FQh5kjBa8N1vb_LtDX7CRXGidvqrJTobikisLDhXZACo4Pnl

0 No

159 Coop

Lincoln Square

09/08/2025

https://berkshire.myplacenyc.com/shared-listing/ vq9f4ykJsCtf-9CB17UIidRpiSY8gcaZaGBAs9dR5nQEMIIEqShTBfmyXK82iEcllRpE72MQb8JN6TjBDrZMxlfzSr4kilxFtSJ8IA6Nm8tq J7t1gXBY6x7pHCvnEYpri1C0iYEgOtpuySQ7IcQsYbegetMdurDL1UtjsHHyZT8H24FbzwldwJ7EEfXciN0vakpI7CM6R2sND65H0ZbIY0sphBPy2jR6sg-UBaMuyrQenrC-QT4mci7tZ672HNo

2

0 No

181 Coop

Lincoln Square

09/03/2025

https://berkshire.myplacenyc.com/shared-listing/ynHGFj44RdPiduiVpukf4rq_CZtR0EViNdM0U4VGwC0y8_0Zg2iCEIdtZNQ7lehzIKk_OLJENVxfZUaGhS43c5U8S8VL8QLqqyCK90GLt1p9Ry7WMW09ZxxSOTC74wAyWeWdXqI775BfEPEsQ6VIwRJjkI6gGeSidcGc8aa2ka06vsm7vBlfVV3Z TyEiHY5c8RzYjee-BdlsSQVh8lQ7-7fGywaS1iUDRqnBjPybKmoXtb025Esp5rbT8MJF3o

$0.00

2

0 No

50 Coop

Lincoln Square

09/02/2025

https://berkshire.myplacenyc.com/shared-listing/3PPNCbQu10Xw6lmLby9O5a4xozznngiwSYvpphPdQob5VvOr4MKGLSv2T7FGKXoJmCXMII3rOSrYSoQWQPB7Me91cjCzxMavC98ECWWZpHat3nu2srh3bER9414e1Ek5ctMkU43FEpAt_qQoqyaEN-t1P-zzMGRGxnlkepSQPNtngMVcwQmc7HbT4I_390PtpAuwzb30-eBvuLJDokaz2zUgT6sWoBc_w2J902ci5icNtqlGlsx_LLfvj0CJS

$0.00

2

0 No

46 Coop

Lincoln Square

09/02/2025

https://berkshire.myplacenyc.com/shared-listing/BSZGK9XYlyiPQOLEhAVektLbYKZLysUOraViFJfr6T7sINiizFclA7kG_VLC6GecUvcrcXInycNo2SJhD6GMI3OtmgpSFMJkHyXm3OCPMYwl3QxEjz1FU7hncfZ3cNZE3qyXmKl9DAyWKIsmjhj7Kjx9Ue5Ib VgtRP8GJW-SCABUp79DlsvgagLVeAkResKK-apNvxgZeE5YzkWcEKS4I-1wkSOivYYPspL55ZAfNZpZHATv6lKjWwED1EN13AM

$0.00

2

0 No

15 Coop

Lincoln Square

08/26/2025

https://berkshire.myplacenyc.com/shared-listing/ 3LzeC9f4XDYCZpIF9raSctWmsCi4xpBkOseHUjPMjo_b4lMuYC8nUdpzW1D8YsgB8K685MYbPZ4y1Ia4OAGPrnaYAGFZ14xlyyc3y TBoEe_ELleITvKLBu-fqn3-xANMVN7Mj797iVKwtDLpHakqeWK7louoTmAi1R_nToKmw4ojCRMxdphHvvFhGppEzPiprdnQbJ9ZYmvMv8fO0LWyWm4HO0y7VGORyfxAbS_ccTge6956Mu_irgyA1yFb1bh

WHO WE ARE APPLE CHRISTIE-WALLACE BRIAN K. MEIER

FOUNDERS Our reports are given freely to empower homeowners. Too often, we've seen agents prioritize personal gain over integrity, inflating sales numbers. This often results in properties sitting for an extended time on the market with bare minimum marketing efforts.

Despite being agents ourselves, we are committed to ensuring homeowners are not merely being 'sold' to. Instead, we prioritize transparency and trust.

Through our accurate, comprehensive valuation reports provided at no cost or obligation, we empower homeowners with the knowledge and peace of mind they deserve.

“Our mission is to ensure that every homeowner has access to the information they need to make informed decisions about their property, free from pressure or hidden agendas.” - Brian Meier

“We're on a mission to redefine the real estate experience, one that is built on trust and an unwavering commitment to quality service.” - Apple Christie-Wallace

Sincerely,

Apple and Brian

MEIER MARKET REPORT October 2025

OCTOBER 2025

T H I S S P A C I O U S T H R E E - B E D R O O M , T W O - B AT H R O O M R E S I D E N C E I S P E R F E C T LY L O C AT E D I N T H E H E A R T O F C A R N E G I E H I L L

The

Meier Report

Consolidation is Killing the U.S. Real Estate Industry

OCTOBER 2025

If you’ve been paying attention to New York City real estate over the past few months, you know the game is changing—and not in favor of the little guy. The consolidation of the industry is accelerating at a pace that should make every independent broker, agent, and owner sit up and take notice.

Compass vs. Anywhere & The Acquisition Frenzy—Compass isn’t slowing down; they’re gobbling up competitors in a feeding frenzy. Anywhere Real Estate? Absorbed. Multiple boutique brands? Gone.

They’re building a conglomerate that doesn’t just play the game —they write the rules. This isn’t growth; it’s domination. And they’re not alone. Howard Hanna just bought Elgren, another major company. The same story keeps repeating.

We’re now staring down a future where three to five mega-firms will control the bulk of residential real estate brokerage in New York City. These firms can afford to run in the red for years, swallowing smaller companies and outlasting anyone who doesn’t have billion-dollar backing.

What This Means for Independent Firms—Small and mid-sized independent brokerages are already being squeezed. The playing field isn’t fair. We’ve seen this before in farming and pharmaceuticals: independent businesses either got bought out or run out, costs skyrocketed, and quality plummeted. Now the same thing is happening in residential real estate. Independent firms simply cannot compete.

Impact on Real Estate Agents—Ask yourself: where are independent agents supposed to go? Roughly 98% of licensed agents cannot operate independently—they are legally tied to a brokerage. That means if you don’t want to play by the rules of the “big five,” tough luck. Leave, and you’ve got nowhere to go.

These conglomerates will dictate everything: splits, commissions, marketing, exposure.

This isn’t speculation. Look back to Sotheby’s and Christie’s in the 1980s—price fixing, market control.

Now imagine the same tactics in residential real estate, but with the ability to enforce them across every platform. That’s what’s coming.

Brokerage Control & Client Impact—The real issue isn’t just who agents work for—it’s how client relationships are affected. These companies answer to their shareholders, not to individual clients. Independent contractor status is supposed to protect agent autonomy, but when firms dictate exactly how agents must operate, that protection becomes meaningless. Agents lose their freedom to serve clients.

Clients lose personalized service. Firms profit.

Platform, Title, and Banking Consolidation—And it doesn’t stop at brokerage. The big firms are buying up listing platforms, title companies, even banks. Soon, every step of selling a property will pass through their ecosystem. They control exposure. They control the rules. They control the fees. Want to sell a property? You’ll be forced to go through one of the mega-firms.

The Endgame—The ultimate goal? Strip real estate down to algorithms. Clients reduced to a series of 1s and 0s. Lower commissions. Lower exposure. Lower property values. Skilled agents who negotiate and bring real expertise? They’ll be sidelined, restricted, or pushed out altogether.

We are watching the industry consolidate into a handful of firms with near-absolute power. The consequences for independent agents, small firms, and clients are enormous. If you value autonomy, client-first service, and transparency, know this: the landscape is changing fast—and not in your favor.

Bottom line: this isn’t just a trend. It’s a structural shift that will reshape New York City’s residential real estate market. Independent players are being systematically edged out. The only way to stop it is to push back—demand fair regulation and recognize that the “big five” model is designed to extract wealth from consumers while providing the least service possible.

The straightforward account of today’s market. We highlight current market action as well as trends and risk factors that keep you informed. Whether translated into great investments or gaining insight on economic characteristics before you buy, this is the up-to-date news you need for assessing today’s Real Estate Market.

STUDIOS

1 BEDROOMS

-17.2%

-12.1%

120 Units

276 Units

2 BEDROOMS

3+ BEDROOMS

-1.6%

-12.0%

248 Units

117 Units

Contracts Signed/Accepted Offer Over the Past 12 Months 1200 1000 800 600 400 200 0

10 11 12 1 2 3 4 5 6 7 8 9 ‘24 ‘24 ‘24 ‘25 ‘25 ‘25 ‘25 ‘25 ‘25 ‘25 ‘25 ‘25

These numbers are offers that were accepted and contracts that were signed this month. This represents an accurate window into the Manhattan Real Estate Market.

The Market at a Glance

The Team

SU PPLY Current residential co-op, condos, and townhouses currently for sale in Manhattan.

12000

10000

8000

Brian Meier

Corey Mittenthal

Bruce Goveia

Te a m L e a d e r

Senior Sales Agent

Senior Sales Agent

Apple Christie-Wallace

John Guerrero

Krisstopher Valcin

Sales Agent

Sales Agent

Sales Agent

6000

4000

2/4 2023

3/4 2023

4/4 2023

1/4 2024

2/4 2024

3/4 2024

4/4 2024

1/4 2025

2/4 2025

3/4 2025

M ARK ET VOTALIT Y Available sales vs. number of units in contract at a given time. If there are 1,000 active listings and 1,000 listings in contract, the Volatility rate is 1. In a balanced market, the number will be 1-1.5.

3.0 2.5 2.0 1.5 1.0 0.5 0.0

2/4 2023

3/4 2023

4/4 2023

1/4 2024

2/4 2024

3/4 2024

4/4 2024

1/4 2025

2/4 2025

3/4 2025

Doron Berenholtz

Hoda Dodd

Jeffrey Berman

Sales Agent

Sales Agent

A s s o c i a t e B r o ke r, Commercial

A BSOR P T ION R AT E The rate of which available homes are sold in a specific real estate market during a given time period. A balanced market will show a number between 3 and 6.

20 16 12 8

Amanda Barba

Corinne Newton

Junior Partner

Administrative Coordinator

4 0

1/4 2023

2/4 2023

3/4 2023

4/4 2023

1/4 2024

2/4 2024

3/4 2024

1/4 2025

2/4 2025

3/4 2025

MON T HLY CLOSING S The amount of residential closings in Manhattan each month.

2200

To discuss our market analysis and for questions, contact us: O/M: +1 917-656-3230 bmeier@bhhsnyp.com

1760

1320

880

440 0

4Q ‘22

1Q ‘23

2Q ‘23

3Q ‘23

4Q ‘23

1Q ‘24

2Q ‘24

3Q ‘24

4Q ‘24

1Q ‘25

2Q ‘25

3Q ‘25