Did you know that New York City rent-stabilized apartments are advertised all over the web and not a mythical urban legend? If you're looking for an affordable and secure place to live in the Big Apple, you might want to consider renting a rent-stabilized apartment. But how do you find them? In this post, we'll show you four websites where you can easily find NYC rent-stabilized apartments without paying any broker fees.

First, Let's Recap What Rent Stabilization Is And Why It's Beneficial For Renters

What is rent stabilization in NYC?  When the lease for a NYC rent stabilized apartment is up, the rental increase is regulated and you are guaranteed to get a renewal lease.  After the initial approval of the application, the landlord of the apartment is basically stuck with you forever because they have no recourse in getting you out of the apartment barring some illegal activity or lack of payment that would void the lease.  The leases are almost as binding as a marriage.  As a renter tenant, you would have to opt-out, decide not to renew, and leave on your own.  This is a hugely comforting factor when it comes to renting an apartment to know that you are guaranteed a home.  This is vastly different than market-rate apartments where the landlord can jack up the rent on you and even decide not to renew your lease at their discretion.  

Debunking Some NYC Rent-Stabilized Apartment Myths

A NYC rent-stabilized apartment does NOT equate to cheaper rent.  Many people assume that because an apartment is rent stabilized, it means it will be lower in price or 'cheap' relative to the market. When in fact, the starting rent for NYC rent-stabilized apartments is often quite close to market-rate apartments in the neighborhood and not necessarily cheaper at all.  The benefits and the value add of the rent-stabilized apartment are mainly the limitations in price increases as well as lease renewals which over a long period of time, say 5-10 years in the same apartment, cumulatively may add up to tens of thousands of dollars in rent money savings.  

Why do people assume rent-stabilized apartments are cheap?  It's probably because the term is similar to 'Rent Controlled' apartments where the monthly rent is insanely low.  Today, it is safe to say that rent-controlled apartments are an urban legend and don't exist.  Don't bother looking for one because it'll take too long.  The terminology of 'Rent Stabilized' and 'Rent Controlled' sound similar and both are combined together on the same NYC government official documented Factsheet.  

What Proof Is There That Apartments Are Rent Stabilized?

We have compiled an active list of Rent Stabilized Apartments In NYC For Rent at any given point in time. 

Property managers/management companies who control a lot of rental buildings do advertise whether an apartment is rent stabilized directly on their websites.  It is not a frequent occurrence but it happens enough to warrant keeping an eye out for them. Even though the initiative at Transparentcity is to connect renters directly to management companies to save on the broker fee, we will track highly sought-after tidbits such as rent stabilization to benefit the renter further.   

We list a few example property managers who place notes on their websites advertising rent-stabilized apartments which we use as proof before tracking them as rent-stabilized on Transparentcity.  Not only are these apartments rent stabilized but they are also no broker fee apartment buildings meaning if you go directly to the property manager, you are able to score a rent-stabilized apartment AND pay no broker fees!  Save yourself a few thousand dollars in fees AND lock in very minimal rent increases year over year!  What stands out is the fact that the rent for each of these apartments is in fact at market rates.  As mentioned before, rent-stabilized apartments are by no means "cheap".  

• IBEC Living - has many rent-stabilized apartments in both Harlem and the Crown Heights area of Brooklyn.  

• The Vanguard Chelsea in Flatiron/Chelsea and The Verdesian in Battery Park - are two LEED-certified, green, sustainable luxury doorman elevator buildings with great amenities managed by The Albanese Organization where the ENTIRE building is rent stabilized.  

• K&R Realty - Go No Fee - is known to have many rent stabilized apartments under management in the Harlem area and frequently advertises them on their website.     

• Glenwood Management - is known to have a few scattered rent-stabilized apartments here and there within their luxury buildings.  

• City and Suburban Leasing - is also known to have many rent-stabilized apartments within its portfolio of Upper East Side walk-up buildings.  This property manager prices their apartments at the lower end of the market making them highly desirable.  For example, Studios and 1 Bedroom are priced in the $1500 - $1800 per month range.  

• 535 Carlton Avenue and 38 Sixth Avenue - are two newly constructed elevator buildings with great amenities in Prospect Heights, Brooklyn managed by Pinnacle Living where the ENTIRE building is rent stabilized. Income limits do apply so be sure to read into the qualifying ranges.  

• 66 Rockwell - is a building in Fort Greene Brooklyn managed by Dermot where the entire building is also rent stabilized.  

• 300 Ashland - is another building in Fort Greene Brooklyn managed by Two Trees where many of the units, not all, within the building, are rent stabilized.  If the unit is rent-stabilized, there will be a subtle description on the listing. 

•  Queenswood Apartments - is a community in Corona Queens managed by Brookfield where the ENTIRE community is rent-stabilized.  

Another Website Where You Can Find NYC Rent-Stabilized Apartments Is

• 1. On Transparentcity, there is a filter for 'Rent Stabilized' that will filter out the no broker fee buildings that have available rent-stabilized apartments for rent at any given time.  

In the 'Listings' section there is a column for 'Rent Stabilize'.  If there is any proof of a listing being Rent Stabilized, the column for that listing will be marked with a 'Y' for Yes.  Here is an example. 

Fortunately, a handful of the popular NYC rental apartment aggregates websites such as Transparentcity, Streeteasy, Renthop, and Zumper all have a nice feature function that allows renters to filter through the descriptions of their listings where posters are writing in the description if the apartment is rent stabilized.  All you need to do is a filter based on 'No Fee' AND enter a description of 'Stabilize' which will give you some results to browse through.  However, when browsing through the results, make sure to try and differentiate whether the poster is the property manager or a broker.  The 'No Fee' filter isn't necessarily accurate if a broker is behind the post because there may be extra incentives the property manager would offer to renters who go directly to them instead of through a broker. 

• 2. Streeteasy

• 3. Renthop

• 4. Zumper

Now that you know where to find NYC rent-stabilized apartments, why not give it a try? Visit one of these websites today and start your search for your dream home in New York City. And if you have any questions or feedback, feel free to email us at hello@transparentcity.co. We'd love to hear from you.

Imagine relaxing in a rooftop pool with stunning views of the city skyline, without paying any broker fees. Sounds too good to be true, right? Well, it's not. In this post, we'll show you the nicest NYC rooftop pools in no fee buildings, and how you can find them with Transparentcity.

If you are considering kicking your apartment search into high gear, it may be time to consider looking for an apartment building with a pool in NYC because you either want a place to cool off or want to get in some much-needed therapeutic exercise during these uncertain times.

So you haven't moved out to the suburbs?  No worries.  Your building pool can provide the perfect oasis, and with everyone in the city gone, it'll practically be your own.

We've scoured every no-fee apartment building with a pool in NYC, in every neighborhood to provide you with the most comprehensive list of NYC Apartments With Pools in No-Fee Buildings only... because now it may be easier to stomach rent when every property manager has dropped their prices! 

List Of No Fee Rental Apartment Buildings With Pools By Neighborhood

• Downtown Manhattan - No Fee Apartments With Pools For Rent
• Midtown Manhattan - No Fee Apartments With Pools For Rent
• Upper East Side - No Fee Apartments With Pools For Rent
• Upper West Side - No Fee Apartments With Pools For Rent
• Brooklyn - No Fee Apartments With Pools For Rent
• Queens - No Fee Apartments With Pools For Rent

First, Let's Take A Look At The Best Rooftop Pools In The Upper East Side Of Manhattan

The Stratford - 1385 York Avenue, New York, NY 10021

While a lot of Glenwood Management properties do have pools (which is amazing), The Stratford is one of the only ones to host it outdoors!  We know, a game-changer.

Price Range:

Adams Tower - 351 East 84th Street, New York, NY, 10028

If the stability and charm of the Upper East Side what you are seeking, look no further than Adam's tower.  The property's great and spacious designs are ideal for young professionals or families.  And look at that floaty, it's practically inviting you in.

Price Range:

And Then The Best Rooftop Pools In Midtown West Of Manhattan

Mercedes House - 550 West 54th Street, New York, NY, 10019

The Mercedes club describes itself as "the feel of a full-service resort within the comforts of your home.  Make it your destination of choice with a book and a drink once temperatures rise".... we're in!  P.S. If you prefer to do your swimming indoors, they have one of those too...because one is obviously not enough.   Their indoor pool is 25-meters and is heated to a temperature that "optimizes performance and comfort".  Cool!

Price Range:

And Then The Best Rooftop Pools In Kips Bay/Murray Hill Of Manhattan

300 East 34th Street, New York, NY, 10016

This neighborhood might not have the most glamorous reputation, but this plush residence does provide sophisticated interiors with a host of rewarding lifestyle amenities, including this pool and sundeck!

Price Range:

And Then The Best Rooftop Pools In Greenwich Village Of Manhattan

Hilary Gardens - 300 Mercer Street, New York, NY, 10003

This building is great for many reasons, one of them being that you are a 5-minute walk from at least 4 different neighborhoods at any given time.... but to be honest, look at the pool, do you really need to leave?  Also, side note, the views from the pool are spectacular, you can see both the Freedom Tower AND the Empire State Building.  How about that for a little slice of paradise? 

Price Range:

And Then The Best Rooftop Pools In Battery Park City Of Manhattan

Gateway Plaza - 345 South End Avenue, New York, NY, 10280

So let's be clear here about two important distinctions, 1) Gateway is not just a building but an entire complex... this isn't a problem we just thought you should know.  2) The pool is not technically on the roof, but when it is 100 degrees out and you need to cool down, do you really care?  Plus, the pool is RIGHT on the water, can't beat that.

Price Range:

And Then The Best Rooftop Pools In The Financial District/Seaport Of Manhattan

180 Water Street, New York, NY, 10038

I gotta give it to them, the marketing on this is spectacular.  1) Let's all agree that's a sick picture.  2) Check this out from their website: "The saying 'Do a 180' suggests rethinking the way things have previously been done - and 180 Water does just that, with attention to every possible detail"... and honestly, we believe every word.

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Next, Let's Take A Look At The Best Rooftop Pools In Williamsburg - Brooklyn

1N4th - 1 North 4th Place, Brooklyn, NY, 11249

So obviously the first thing we noticed here is that it's right on the water... are you noticing a theme here?  Well, this was obviously done by design (on their part) because after a quick look at their website we found that they are built farther out over the east river than surrounding buildings.  In case that isn't enough, they also have an outdoor movie screen right on their sundeck.

Price Range:

568 Union Avenue, Brooklyn, NY, 11211

Ok, well give it to you, this might not seem as glamorous as the rest of the guests on this page, and frankly, it does resemble the community pool at our grandparent's retirement community in Boca, BUT after all, this is Williamsburg people, where a pool is mostly unheard of, so let's not get greedy! A pool, is still a pool, is still a pool, and we will take what we can get!

Price Range:

And Then The Best Rooftop Pools In Sheepshead Bay - Brooklyn

Avalon Brooklyn Bay - 1501 Voorhies Avenue, Brooklyn, NY, 11235

Not only does this picture transport us to Miami without the anxiety of having to go to La Guardia (otherwise known as Hell On Earth), but the price point for this luxury building is reasonable, and the amenities included make it so you never have to leave... and you probably won't want too either.

Price Range:

Next, Let's Take A Look At The Best Rooftop Pools In Long Island City - Queens

QLIC - 41-42 24th Street, Long Island City, NY, 11101

I mean do we really even need to mention those views overlooking the Manhattan Skyline!  But it doesn't stop there, this rooftop pool comes complete with cabanas, an open-air theater, and an outdoor barbecue.

Price Range:

ARC - 30-02 39th Avenue, Long Island City, NY, 11101

I mean, WOAH!  ARC boasts the largest lifestyle-driven amenity program in New York City,  offering a culture of amenities that can be integrated into any lifestyle.  Additionally, they have robust amenity programming – from fitness classes to wine tastings – and services and events, the ARC community has got its residents covered.  Brb, we're moving.

Price Range:

Next, Let's Take A Look At The Best Rooftop Pools In Mott Haven - Bronx

Third At Bankside - 2401 Third Avenue, Bronx, NY, 10451

Right on the edge of the Harlem River between the southwest of The Bronx and Northeast Manhattan.  This pool has one of the most beautiful skyline views.  Apartments are reasonably priced for a building with tons of amenities along the edge of the river. 

Price Range:

While there may be more buildings with rooftop pools in NYC, our goal here is to provide you with this list of exclusively no-fee buildings, with rooftop pools... because living in the greatest city in the world is expensive, and you deserve a pool too!

Now that you know where to find the nicest NYC rooftop pools in no fee buildings, why not give it a try? Visit Transparentcity today and start your search for your dream home in New York City. And if you have any questions or feedback, feel free to send us a comment at hello@transparentcity.co. We'd love to hear from you!

Congratulations! You have just been accepted and will soon be paying high tuition for a worthy education at New York University (NYU) in the heart of Midtown/Lower Manhattan.  The main campus of NYU is clustered around Washington Square Park which is slightly south enough of 14th Street to not be classified as Midtown Manhattan but north enough of Houston Street to not be classified as Lower Manhattan.  As if waiting to get accepted didn't already make you nervous and sick to your stomach, you now have to deal with the realities of ACTUALLY attending the university.  At the top of your bucket list is going to be dealing with the fact that you will need to move to NYC into an off-campus housing situation ideally as close to NYU as possible or if possible, apartments near NYU. 

Let's Look At The Areas and Locations That Will Interest You For New York University Off-Campus Housing

One top criterion each student is going to have for off-campus NYU housing is going to be the proximity between where you live and getting to the university campus.  And by proximity, the term is generally around commute times and how quickly you can get from home to campus.  Generally, everyone can agree that an ideal commute time would be right around the 30-minute, maybe 40-minute mark.  No one wants to spend that much time commuting unless they absolutely have to. 

First, Let's Locate Where NYU University Is On The Map

Before getting into the specific NYC neighborhood areas that will be of interest to you, let's take a step back and look at where New York University is located in Mid/Lower Manhattan.  The main area of NYU starts around Bleecker Street through around 12th Street with different NYU buildings scattered across the area but all are smack in the middle of Manhattan. 

NYU in many ways is the epitome of NYC.  It is in the heart and center of Manhattan and is where much of the action takes place.  Restaurants, nightlife, shopping, tall buildings, corporate, education, anything you can think of, is close by.    

Then Let's Figure Out The Various Subway Commuter Stops That Are Around NYU University

Commuting to New York University by subway drastically expands the off-campus NYU housing options.  It allows you to essentially consider every neighborhood throughout Manhattan, as well as the outer boroughs of Brooklyn and Queens because EVERY subway in NYC stops near NYU.  NYC subways are fast and run frequently even during the pandemic.  We're talking about a subway arriving every 5 minutes which means you rarely have to follow a schedule, stare at the time, or rush to a subway because if you miss one, you know another one is arriving shortly after. 

It is amazing how many subway lines stop within walking proximity to the main NYU campus.  The subway line options to choose from are: Red 1 | Blue A, C, E | Orange B, D, F, M | Yellow N, Q, R, W | Green 4,5,6 | Grey L.  

As long as you live near any of these subway lines, your commute time to campus will be within 30 minutes and you will get off at any of the subways right around the corners of campus. 

In Manhattan, you could live in an apartment as far north as 96th Street on either the Upper West Side (take the 1,2,3 or A, B, C) or the Upper East Side (take the 4,5,6, or M, Q, R).  Or you could live all the way down at the southern tip of Manhattan in the Financial District.  You could also live anywhere in between and still be able to make it to the NYU campus in under 30 minutes as long as you are within a few minutes' walking distance of any of those mentioned subway lines.

Here, you can see all the transit lines on a map and how many of them go through the NYU area.  

Then Let's Figure Out A Reasonable Walking Distance Around NYU University

One of the best-case scenarios of course is to find apartments near NYU for rent that are within walking distance to campus.  The running adage is that it conservatively takes 2 minutes to walk one NYC street block and 5 minutes to one NYC avenue.  That puts the off-campus NYU housing range of options in the Greenwich Village, East Village, Chelsea, and Gramercy neighborhoods.  You could walk all the way from the East River, on the east side, all the way west to the Hudson River, on the west side, in under half an hour so anywhere in that radius would still be a breeze in terms of a walking commute.  

Finally, Let's Review What The Actual NYU Off-Campus Housing Options Are

Realistically, off-campus NYU housing for university in NYC comes down to a few solutions:

• You Can Rent An Entire Apartment

You get your name signed onto the main lease agreement with the landlord/property owner.  Whether you are renting alone, with a significant other, or have found a few prospective roommates to live with, the idea here is to have the apartment be your own by getting your name(s) on that lease. The vast majority of people go this route because the assurances of long-term housing are more guaranteed considering most lease agreements are a minimum of 1 year.  This time frame rightfully aligns with university programs that range between 1-5 years.  How do you find these off-campus apartments?  This is also narrowed down to two solutions:

1. Get help.  NYC rentals are tricky.  Many students opt for assistance in the form of a local real estate broker for guidance.  However, it will cost money in the form of a broker fee which will run any renter a few thousand dollars.   It is very well known that it is a costly but perhaps worthwhile option.  There are hundreds of brokerage firms and thousands of brokers.    
2. Otherwise, if you are cost-conscious and are willing to do the work yourself, do the online research and the groundwork, such as viewing the place yourself, gathering all your documentation together, and getting that apartment yourself.  There are many no-broker fee buildings in NYC where you can rent directly from property managers to bypass the broker fee.  Transparentcity is a key source for no broker fee buildings.  There are many apartments near NYU for rent where you can go directly from property managers without having to pay the broker fee.         

• You Can Rent Rooms Within An Apartment

Living with people you do not know.  There has been an explosion in NYC co-living over the last 5 years with the success of the co-working space WeWork.  Startups have taken the same concept and have applied it to residential renting.  The options range from renting an empty room to roommate matching to subleasing a room from an outgoing tenant.  The application process is also entirely done online.  There is no need for brokers to assist with this process because all of these companies have internal leasing teams.        

• List of CoLiving In NYC

• You Can Rent By Taking Over Someone Else's Apartment Entirely

Mainly as a sublease.  This means looking for an apartment with an existing renter who is looking to get out of his/her apartment for whatever reason and take over the place.  This is almost entirely done online and can be researched through different platforms.  

• Leasebreak

What About NYU Off-Campus Housing Options For Graduate Schools And Students?

Where Can I Find Apartments Near NYU Medical School?

NYU Medical School is located all the way on the east side of Manhattan on 1st Avenue in the area of Kips Bay and the borderline of Murray Hill.  The institution blocks off and extends over multiple streets on a large plot next to the East River.  Fortunately for NYU medical school students, off-campus apartments near NYU Langone Medical Center are prevalent.  There are many luxury high-rise doorman apartment buildings densely covering that area.  

Where Can I Find Apartments Near NYU Dental School?

NYU Dental School is located all the way on the east side of Manhattan on 1st Avenue in the area of Kips Bay.  Fortunately for NYU dental school students, the Kips Bay area is a densely residential area that provides plenty of off-campus apartments near NYU Dental School.  Everything is within walking distance.  Taking into account pandemic prices, apartments may go for as low as $1800 but will generally hover in the $2300 per month range due to the prevalence of the luxury high-rise buildings in the area.        

Where Can I Find Apartments Near NYU Law School?

NYU Law School is located within the general graduate campus.  For NYU Law School students, searches for off-campus apartments near NYU Law would be the same as for an undergraduate student due to the location.  Because the location of the school is centralized in the middle of Manhattan, options for apartments near NYU Law are more prevalent.  You can go north, south, east, or west of campus.  

What Are The General Requirements To Rent Off-Campus Housing For Students?

There is no doubt, there is a large demand for off-campus housing for NYU students.  Considering the 2018 statistics where there are 60,000+ students crammed into 'on campus' housing that is allotted for 11,000 people, it is a surprise there aren't more students stowing away in the student library full time.  

What Are The Requirements For Foreign Students To Rent An Apartment In NYC?

What type of documentation do you need in order to get off-campus housing?

• Proof of savings (2 months to 1 year of bank statements)
• Approved loans
• Fellowships
• Scholarships
• Guarantors - Varies between landlords on whether they accept out-of-country guarantors
• Even though there are new rent laws stating landlords can only take 1 month upfront, it isn't being fully enforced yet and the rules are still vague.  

What Are The Requirements For Out Of State Students To Rent An Apartment In NYC

Almost exactly the same as foreign students but with a handful of exceptions

• Your U.S. Credit Score will be checked
• U.S. guarantors are basically guaranteed to be accepted by all property managers

Now that you know where to find the best NYU off-campus housing options under 30 30-minute commute, why not give it a try? Visit Transparentcity today and start your search for your ideal home near NYU. And if you have any questions or feedback, feel free to send us comments at hello@transparentcity.co. We'd love to hear from you.

Data Updated As Of September 2022

Average NYC Rent Prices Are At All Time Highs

September 2022 commentary:  Average rent throughout all regions of Manhattan for all types of rental apartments have hit all time highs through summer months but has flattened out more recently.  Inventory remains tight as competitively priced aparartments are quickly taken off market.  There has been an uptick in vacancies at luxury buildings which has caused average prices to skew higher.  Expect for prices to come down on the luxury end of the market and to be able to negotiate list prices.   

Downtown Manhattan Average Rent In NYC

(South of 14th Street)

• The average rent in NYC for a Studio apartment in Downtown Manhattan is $3,972
• The average rent in NYC for a 1 Bedroom apartment in Downtown Manhattan is $5,299
• The average rent in NYC for a 2 Bedroom apartment in Downtown Manhattan is $6,440

• The average rent in NYC for a 1 Bedroom apartment in a Luxury Elevator Doorman building in Downtown Manhattan is $5,519
• The average rent in NYC for a 1 Bedroom apartment in an Elevator building in Downtown Manhattan is $4,898
• The average rent in NYC for a 1 Bedroom apartment in a Walk Up building in Downtown Manhattan is $3,859

• List Of All No-Fee, Direct To Management Downtown Manhattan Apartments For Rent

Midtown Manhattan Average Rent In NYC

(14th Street to 59th Street)

• The average rent in NYC for a Studio apartment in Midtown Manhattan is $3,756
• The average rent in NYC for a 1 Bedroom apartment in Midtown Manhattan is $4,792
• The average rent in NYC for a 2 Bedroom apartment in Midtown Manhattan is $7,353

• The average rent in NYC for a 1 Bedroom apartment in a Luxury Elevator Doorman building in the neighborhood of Midtown Manhattan is $4,978
• The average rent in NYC for a 1 Bedroom apartment in an Elevator building in Midtown Manhattan is $4,270
• The average rent in NYC for a 1 Bedroom apartment in a Walk Up building in Midtown Manhattan is $3,591

• List Of All No-Fee, Direct To Management Midtown Manhattan Apartments For Rent

Upper East Side Average Rent In NYC

(East 60th Street to East 96th Street)

• The average rent in NYC for a Studio apartment in the Upper East Side is $3,182
• The average rent in NYC for a 1 Bedroom apartment in the Upper East Side is $4,637
• The average rent in NYC for a 2 Bedroom apartment in the Upper East Side is $6,945

• The average rent in NYC for a 1 Bedroom apartment in a Luxury Elevator Doorman building in the Upper East Side is $5,308
• The average rent in NYC for a 1 Bedroom apartment in an Elevator building in the Upper East Side is $3,762
• The average rent in NYC for a 1 Bedroom apartment in a Walk Up building in the Upper East Side is $3,290

• List Of All No-Fee, Direct To Management Upper East Side Apartments For Rent

Upper West Side Average Rent In NYC

(West 60th Street to West 110th Street)

• The average rent in NYC for a Studio apartment in the Upper West Side is $3,415
• The average rent in NYC for a 1 Bedroom apartment in the Upper West Side is $4,862
• The average rent in NYC for a 2 Bedroom apartment in the Upper West Side is $7,408

• The average rent in NYC for a 1 Bedroom apartment in a Luxury Elevator Doorman building in the Upper West Side is $4,978
• The average rent in NYC for a 1 Bedroom apartment in an Elevator building in the Upper West Side is $3,650
• The average rent in NYC or a 1 Bedroom apartment in a Walk Up building in the Upper West Side is $3,233

• List Of All No-Fee, Direct To Management Upper West Side Apartments For Rent

Upper Manhattan Average Rent In NYC

(North of East 96th and North of West 110th Street)

• The average rent in NYC for a Studio apartment in Upper Manhattan is $2,791
• The average rent in NYC for a 1 Bedroom apartment in Upper Manhattan is $3,206
• The average rent in NYC for a 2 Bedroom apartment in Upper Manhattan is $3,498

• The average rent in NYC for a 1 Bedroom apartment in a Luxury Elevator Elevator building in Upper Manhattan is $3,346
• The average rent in NYC for a 1 Bedroom apartment in an Elevator building in Upper Manhattan is $2,592
• The average rent in NYC for a 1 Bedroom apartment in a Walk Up building in Upper Manhattan is $2,178

• List Of All No-Fee, Direct To Management Upper Manhattan Apartments For Rent

How Transparentcity Collects Average Rent in NYC Data

A frequently asked question is how much does an apartment cost in NYC? The apartment cost in NYC is highly dependent on the neighborhood and size.  Our figures are calculated based on aggregated listings data acquired directly from NYC management company websites.  Listings data only includes management company market-rate apartment availabilities and does not include broker listings.  If you are in the market to rent an apartment in NYC and want to rent directly from management companies to save on fees, go to Transparentcity for a full list of no-fee apartment buildings.  

Average Rent In NYC Grouped By Neighborhood

1. Downtown Manhattan (South of 14th Street)
2. Midtown Manhattan (14th Street to 59th Street)
3. Upper East Side (East 60th Street to East 96th Street)
4. Upper West Side (West 60th Street to West 110th Street)
5. Upper Manhattan (North of East 96th Street and North of West 110th Street) 

Average Rent In NYC Grouped By Bedroom Size And Building Type

Within each Neighborhood, the Average Rent in NYC is further divided by Building Types, which fit into 3 categories:

1. 'Luxury' Elevator Doorman
2. Elevator
3. Walk Up

Notable Average Rent In NYC Statistics

Common questions related to NYC rent include: how much is an apartment in New York City? How much does an apartment cost in NYC? The average rent price in NYC for a market-rate walk-up apartment is well below the overall city average, which effectively paints a different picture of NYC rent affordability.  However, the supply of walk-up apartments is very low relative to luxury apartments.  There is roughly a 7:1 listings ratio of Elevator Doorman apartments to Walk Up apartments at any given time.  Days on market for walk-up apartments move quicker which shows how high in demand they are and how quickly apartments move at lower price points even in times of Covid.  Looking for one of these hidden gems?  Here is an active list of Walk-Up Apartments for rent.  

The vast majority of apartment availabilities in NYC are in Luxury Elevator Doorman buildings which is why overall average rent prices in NYC are skewed much higher.  Do you have the budget and want to live in one of these luxury apartment buildings?  Here is an active list of Luxury Doorman Elevator buildings for rent.  There are plenty of options to choose from.

Past Commentary

March 2022 commentary: Average rent throughout all regions of Manhattan for all types of rental apartments has now surpassed pre-pandemic levels as the inventory of the number of available apartments continues to decrease.   However, there are signals of slowing as we are now seeing single-digit increases compared to double-digit percentage increases prior.

July 2021 commentary: Average rent in Manhattan showed the highest acceleration in price increases during the early summer months since the December bottom.  Rent prices showed quarter-over-quarter percentage increases across all regions.  

May 2021 commentary: Average rent in Manhattan continues to increase gradually even though the last couple of months have shown signs of the increase slightly leveling out.  Summer months when the rental market is generally hot may continue to push rent prices upwards.  There are no signs of the rental market falling back to December lows.   

March 2021 commentary:  Based on the data, the Manhattan rental market seems to have bottomed out.  There are signs of price increases for both walk-ups and luxury apartments across all neighborhoods.  Even Midtown Manhattan, which was the hardest hit, showed an increase in prices.  For anyone who has been thinking about moving into a new apartment and wanted to wait until signs of a bottom before making the decision, these next few months would be the time to take advantage of any concessions that are still being offered as the market may not move much lower. 

January 2021 commentary:  Based on the data, the Upper West Side is showing the most strength where prices are starting to edge higher.  Rent prices in Downtown Manhattan, Upper Manhattan, and the Upper East Side are showing signs of bottoming out.  Rent prices in Midtown Manhattan however continue to fall.  

November 2020 commentary:  The fall months have picked up right where the summer left off with Property Managers continuing to drop listing prices while also offering renter incentives.  While the month's free rent continues to stay relatively flat, offers continue to be in the 2-4 months range, and listing prices throughout the fall season are lower than they were in the summer months.  

Based on the data, out of the different Manhattan neighborhoods, average rent prices for Lower Manhattan look as if it is still on a downward trajectory with more room to move lower.  Meanwhile, the Upper West Side looks like it could potentially be the first one to bottom out as the month-over-month percentages are showing signs of stabilization relative to the other areas.  

August 2020 commentary: Summer months traditionally are considered the busy season for NYC rental apartments where both prices and turnover are normally at their highest.  However, the data is showing that the 2020 summer brought the steepest drop in rent prices since the pandemic started showing another 10% drop in June.  Property managers have either slashed listing prices, increased renter incentives such as months free or done both in order to adjust to the weaker demand. 

There is one sign of the rental market leveling out and that is based on the number of property manager rental listings that are available.  The number of available listings for the months of July and August seems to have leveled out at 8,000 a month which potentially is a sign of the supply bottoming out based on current prices.  This is compared to previous months when there was a drastic spike in the number of listings available month over month since the pandemic began.  Should the number of available listings continue to cycle through over the next couple of months at the current prices without another influx of rental inventory, we may be seeing a bottom in prices as well.     

June 2020 commentary: Based on May and June's rental listings data, the data is definitively showing that rental prices have gone down due to Covid-19 by a range of 5% - 15% depending on the neighborhood.  In our previous analysis of March and April data where data showed relatively flat price fluctuations but increased inventory levels, that increase in rental inventory is starting to see price drops where property managers have started lowering listing prices each week a rental unit stays on the market.  Those price drops are also coinciding with new inventory coming in making it a renters market for those who can afford it and are in the market.  It is especially a renters market for those fortunate to be looking at the higher-end luxury doorman elevator buildings where both inventory levels and price drops continue to increase.                        

April 2020 commentary: The number one question on every NYC renter's mind during this time is 'will rental prices go down in NYC due to the Coronavirus'?  Renters who are looking to move to a new place or negotiating their lease renewals are scouring the web for any signs of a 'good deal' for their next apartment.  We hate to be the bearer of bad news for those renters waiting for the signs but unfortunately, based on rental data for March 2020 and April 2020, rental prices have not meaningfully gone down as hoped due to Covid-19.  There was a dip in rental prices in March but then a slight uptick in April bringing prices back to pre Coronavirus levels.  Prices have stayed relatively flat.  However, the data is showing an increased inventory level in the luxury rental market which means there is a higher possibility of price drops or rental concessions in the coming months if those inventory levels continue to increase over the next few months. 

The General Benefits Of Renting Directly From A No Fee Management Companies NYC Are Well Documented.  

Here Are Some Examples Of The Benefits:

• No Broker Fees - By going to the source and renting directly from a property management company in NYC, you can bypass the middlemen (brokers) and save thousands of dollars in fees.  With monthly rents averaging anywhere between $1,600 - $8,000, the broker fees can be quite high as we previously documented.  
• Incentives - NYC property management companies are pros and understand what needs to be done to increase occupancy.  What we have seen across many NYC property management company websites' is that a good chunk of them provides some form of incentives you may not get renting from individual private owners.  For example, they may provide 1 or 2 months free rent when you sign a long-term 1-2 year lease.
• Inventory - At Transparentcity, we have databased 2000+ buildings that are all no broker fee AND controlled by NYC property management companies, AND have a website you can rent directly from.  This translates to A LOT of inventory that is all 100% guaranteed to not have a broker fee.  There is always going to be something available at market prices.
• Bait and Switch - The only "bait and switch" that ever occurs when dealing with a property management company in NYC is that an apartment within the building you are interested in is no longer available.  You then get shown another apartment within the building that is available.  You will not get taken across the city to a different neighborhood and shown something completely different where all of a sudden the apartment comes with a broker fee. This instance occurs often enough when dealing with intermediaries.

As prospective renters, we want to know the NYC property management companies we are dealing with and one of the ways of understanding who they are is through their website.  How much thought and care have they put into their website?  Can I find out everything I need to know about the building, the availabilities, price, amenities, and so forth?  We aren't talking about the ones who pay the most money for the best pictures but rather we are focused on the function, navigation, and aesthetics of the website itself.  In a sense, it may give you an idea of which NYC property management company has the best no-fee apartments in NYC.  A simple question is: Does the website of the NYC property management company make it easy for me to find the apartment I am looking for?

We have compiled a list of those NYC property management companies here as examples.  This is not a ranking list but rather just examples of 10 websites run by No Fee Management Companies NYC that we found to be easy to use.  Here is the list in alphabetical order:

Abington Properties

Abington Properties on Transparentcity

Abington Properties' Website

Algin Management

Algin Management on Transparentcity

Algin Management's Website

Brodsky

Brodsky on Transparentcity

Brodsky Website

Metronest aka Jakobson Properties

MetroNest (Jakobson) on Transparentcity

Metronest Website

K&R Management

K&R Realty on Transparentcity

K&R Website

Kings and Queens

Kings and Queens on Transparentcity

Kings and Queens Website

Manhattan Skyline

Manhattan Skyline on Transparentcity

Manhattan Skyline Website

Rezi

Rezi on Transparentcity

Rezi Website

Stellar Management

Stellar Management on Transparentcity

Stellar Management Website

Stonehenge

Stonehenge on Transparentcity

Stonehenge Website

Whether you're from the midwest, down south, or any suburban area, moving to New York City alone is a lifelong dream that MANY people have - and probably will always have even with so much uncertainty surrounding Covid-19.  And why not? With the glitz and glamor of the city, paired with the ability to become whoever you want to be, moving to NYC alone gives people the chance to start over and grow. For many, it will be the boldest thing that they've ever done - even if they do not realize it at the time. 

Of course, there are some downsides to moving to NYC alone, but most people who do it admit to it being one of the best decisions of their lives. Before you make the move, you will probably have to shed some of your idyllic views of the city and come down to reality very quickly though. That is why we've sought to take down some of the moving to NYC alone myths and tell you the realities of it all even during these bizarre uncertain times.  

Finding An Apartment In NYC Will Be A Simple Process Like An Episode Of House Hunters

Myth: You know that you have to find your apartment in the city and you think your dream apartment is going to be lined up and waiting for you with bows and ribbons.  You'll have your pick of the rental apartment litter because you are the most important thing to happen to NYC. And every person you speak to during your apartment hunt is going to have your best interests at heart because after all, people inherently want to help each other right?

Truth: If you aren't careful, you will get scammed when you are looking for a place to live - so make sure you are careful before handing money over to anyone.  Prior to the Covid-19 taking full effect, the old adage was 'absolutely NEVER EVER rent an apartment without physically seeing it.  The 'physically' seeing the apartment in person has somewhat changed.  Much of the apartment viewings have gone online whether it's a live video tour or preset 3D tours.  If you are hell-bent on physically seeing an apartment, you may never be able to schedule an appointment to do so because the number of apartments that are allowing you to be physically present in the apartment is going to be so few.  Other than the physical presence of being in the apartment, not much else has changed.  You will have to do a ton of online searching to find a place to live that is in your price range. You will have to make concessions about what it is that you want out of your rental apartment.  Be prepared to live in an apartment that is smaller than your college dorm even though it might cost more than your parent's mortgage.   A surefire way to avoid getting scammed is to deal with professional property managers who manage multiple apartment buildings.  Property managers who have websites, phone numbers, and support teams.  They all may not have the best customer service nor be the nicest of people to deal with sometimes but at the very least, you can rest assured your money won't just be stolen by some random person on craigslist. Beware of thousand-dollar NYC rental broker fees and know the way to bypass them is to rent directly from property managers through sites like Transparentcity.  

You might also have to come to terms with living with a random roommate because rent is just that expensive.  CoLiving in NYC is a great option because the companies provide turnkey furnished apartments which removes much of the initial move-in headaches.  The cost is more manageable because rooms rent for anywhere between $900 - $1300 a month and they allow for short-term leases which is almost like a trial period.  You'll probably end up with a weird roommate that you don't completely understand - you just hope that they don't do blood sacrifices in the bathroom while you have a friend over for dinner.

You Will Never Get Bored

Myth: In the "City That Never Sleeps" you will always find something to do, whether you head to a Broadway show, go to museums, go shopping, or just walk around Central Park.  It's a 24/7 scene and there is something for everyone!

Truth:  Like everyone else in the country, if you aren't careful, you can easily fall victim to Netflix binges, and YouTube holes, and stay on your couch in your sweats way more than you think you will. When you move to NYC alone, it is always difficult starting over from scratch in making friends and it can be scary.  It is difficult to do activities alone and it may take time to come out of that shell.  The reality of it is, that there is going to be a lot of uncertainty surrounding NYC's indoor activity as well as the extremely crowded tourist areas for a period of time.  Broadway shows, famous museums, and Times Square are all examples of casualties.  However, the outdoor scene continues to thrive and people are ready to mingle.  Know that you aren't alone.  After all, you are in NYC.  Enjoy it as much as you possibly can!  This leads to the next point:

You Will Make Friends Easily

Myth: In a city with so many people, it will take you no time to make friends with similar interests to you. Even though you are moving into New York City by yourself, you will immediately find your Samantha, Miranda, and Charlotte.

Truth: This is probably the most difficult part.  Everyone has a lot of different interests, and it can be difficult to make friends. The good news is that there are plenty of ways to do it - every community has groups that will help you to meet your neighbors, create connections, and maybe even find love.

If you're in NYC for work, start with your coworkers.  Chances are that everyone is in a similar position.  Some of the best relationships are formed through work colleagues.  There is also a section on Bumble that seems to be working for a handful of people as of late.  Be patient.  Act cool.  Be open-minded and friendly.    

You, Will, Love Not Having To Drive

Myth: The thought of not having to put gas in your car, not having to drive anywhere, and not having to worry about finding a parking space takes away a lot of stress from your life. 

Truth: 100% truth!  Ditch the car.  You will never need one in NYC.  Subways, buses, yellow cabs, Uber, Lyft, and Vias have you covered 95% of the time.  If you actually need a car to get out for a quick trip for the weekend, there are car rental companies located in the city.  They don't come cheap though, ~$300 a day so road trips are not something that should be done on a weekly basis.  You will absolutely love not having to drive hungover, deal with parking, road rage, or any other downfalls associated with car ownership.  Parking in the city is an absolute nightmare and only the high-end luxury rental buildings in the city come with parking.  Ditch the car.    

In A City Of Millions, You Will Find Your Significant Other

Myth: There are so many people in the city that you are almost guaranteed to find your partner.  

Truth: There are a few hundred thousand singles in NYC at any given point in time.  With so many singles out there, and an abundance of dating apps, the dating scene has become extremely cutthroat.  You can easily go on multiple dates a week for months and still be annoyed at the lack of success you're having.  One odd issue that seems to only happen in NYC is that there might be TOO many people to date.  There is a lot of quantity and perhaps not enough patience for it to become quality.  

Moving into New York City on your own can be difficult, but it can also give you quite a rush. New York City is where so many dreams have come true and taking the leap will be one of the best decisions you make in your life. 

First off, a walk up apartment in NYC is what it says. It is an apartment within a building where there is no elevator and you are more than likely to have to walk up flights of stairs to get to your apartment.  Unless you are on the first floor.  Walk up apartment buildings range from 2 to 6 floors.  Sometimes the entire building is comprised of apartments throughout.  Sometimes they come in the form of a Brownstone. And sometimes the first floor of the apartment building is a retail establishment whether it be a restaurant or dry cleaning.

If You Are Interested In Finding A Walk Up Apartment For Rent, Here Are Lists Of No Fee Walk Up Apartments Throughout Areas Of NYC

• Walk Up Apartments NYC For Rent
• Downtown Manhattan - No Fee Walk Up Apartments For Rent
• Midtown Manhattan - No Fee Walk Up Apartments For Rent
• Upper East Side - No Fee Walk Up Apartments For Rent
• Upper West Side - No Fee Walk Up Apartments For Rent
• Upper Manhattan - No Fee Walk Up Apartments For Rent
• Brooklyn - No Fee Walk Up Apartments For Rent
• Queens - No Fee Walk Up Apartments For Rent

What Do Walk Up Apartments In NYC Look Like?

On the outside, they generally look like this:

And like this on the inside:

Everybody knows renting in NYC is expensive.  A hot topic amongst New Yorker friends/colleagues has always been "What percentage of your net income (after-tax dollars that actually enter your bank account) do you pay in rent?".  Though no scientists have conducted thorough research on this topic, the general consensus through discussions, blog forums, and anywhere else you can read about this topic is that many New Yorkers are allocating over 50% of their earned dollars straight to rent compared to the national rule of thumb 30%. 

Whether you are fresh out of college, moved to NYC on a whim, or trying to save up some extra cash in that nest egg, one alternative method to lowering the biggest expense everyone has, is to rent in no fee walk up apartments NYC.  Walk up apartments in NYC do get a bad rap sometimes and rightfully so under certain circumstances.  Especially now with the coronavirus wreaking havoc throughout the world, some of those gripes are starting to come to light.  However, there are also many positives when renting and living in one of these apartment buildings. 

Here Are Some Pros Of Living In A Walk Up Apartment In NYC:  

1.  Cost 

Living in a walk up apartment cost the least amount of money compared to the other types of buildings in NYC.  Compared to a doorman-elevator building, walk ups cost much less in rent.  We are talking about a few hundred dollars per month difference.  For example, a studio in a walk up building can rent for ~$1,600 versus ~$2,100 in a doorman-elevator building.  Why is there such a drastic price difference?  The main culprit goes to the cost of the doormen.  Most of the doormen on staff are salaried and unionized with benefits.  They are great to have because they come with their own benefits but their presence is the bulk of the price difference.  

Because walk up apartments cost the least amount of money relative to other buildings, most first-time New Yorkers flock to these apartments.  They are great affordable starter apartments for anyone new to the city.  They are also great for those who have an agenda to ramp up their savings account.  If you have lived in an affordable place for many years and have started to save up some serious cash and are happy with the status quo, why change now?

2.  Plenty of No Broker Fee Availabilities

It is a well-known issue that NYC rental broker fees cost a few thousand dollars.  Having to pay that kind of money upfront while purposely trying to save money would be the same as pouring salt into an open wound.  Transparentcity, provides a full list of no broker fee walk up buildings throughout NYC where you can contact and rent directly from the property manager, enabling you to bypass the broker fee and save thousands of dollars.  In Manhattan alone, there are over 1200+ of these no broker fee walk up buildings.  Renters used to assume these apartments were impossible to find and somewhat of an urban legend.  Or people tend to give up and spend the few thousand dollar broker fee because apartment hunting could be such a dehumanizing experience.  Rest assured, these no-fee walk up apartments do exist and they do in fact cost much less than a doorman building.  It doesn't take too much research to find these apartments nor is it hard to get one.  A broker is NOT required in order to get one.  Surprisingly, walk ups comprise the majority of the no-fee buildings in NYC.

3.  Privacy

Walk up apartment buildings are the smallest ones.  Each building ranges from having anywhere between 4 to 40 apartment units.  There aren't as many people living within a building compared to those doorman buildings.  There's no doorman up in your business knowing every move you make, judging every step you take.  What separates you and your apartment is a doorman-less door.  No one needs to know your schedule, when you leave in the morning or what time you get back at night  Except the roommate of course.  But it is total privacy away from the people that don't need to know.  

4.  Vintage Apartments

Walk up apartments are generally on the older side.  Meaning they could have been built anywhere from the early 1900s all the way through to the 1960s.  It is very rare nowadays for new construction of walk up apartments.  NYC wants to build higher and higher so generally anything new that gets erected is over 20 floors.  Demolishing an entire walk up building only to put up another of the same is nonexistent.  Any renovations to walk up apartments involve inside redos and some outside facade work.  Because the only work generally includes giving it a modern facelift, they continue to maintain that classic New York style. Imagine, living in a classic piece of NY where you then walk out of your apartment into the biggest city in the world.  

5.  Exercise

Is the glass half-full or half-empty?  Critics cringe at the sound of the term 6th floor of a walk up apartment.  It is true the convenience factor goes out the door when you need to lift heavy groceries or if you are on your way home from a night out.  But think about the number of steps you are taking on a daily basis.  Check your Fitbit or your health app and compare it to your friends.  There is no doubt that the number of steps you take is going to be infinitely higher than everyone else you know who lives in a lazy doorman-elevator building.  Who needs a gym when your thighs are well on their way to becoming tree trunks?

Overall, there are plenty of positives to living in walk up apartments NYC.  Take the chance.  Easily find your no broker fee walk up apartment on Transparentcity.

There is over 1,200 no broker fee walk up apartment buildings in NYC. 

Congratulations! You are either a faculty member, returning student, or have just been accepted and are soon to be paying a high price tag for a worthy education at Columbia University in NYC's Upper Manhattan.  As if waiting to get accepted didn't already make you nervous and sick to your stomach, you now have to deal with the realities of ACTUALLY attending the university.  At the top of your bucket list is going to be dealing with the fact that you will need to move to NYC into an off-campus housing apartment situation ideally as near and close to Columbia University as possible.  Making matters more complicated is the uncertainty surrounding the coronavirus that you now have to deal with.

The Areas and Locations Around Columbia University

One top criterion each person is going to have for off-campus housing is going to be the proximity between where you live to the university campus.  You obviously want to look for apartments near Columbia University.  And by proximity, the term is in relation to commute times and how quickly you can get from your home to the Columbia University campus.  Generally, everyone can agree that an ideal commute time would be around the 30 minutes, maybe 40-minute mark.  No one wants to spend that much time commuting unless they absolutely had to.  That commute time would constitute renting an apartment near Columbia University.  

Locating Columbia University On The Map

Columbia University is located in Upper Manhattan.  The main area of CU starts at 114th street through about 124th street all on the west side of Manhattan. 

Columbia University Off-Campus Housing When Commuting By Walking

The best-case scenario is to find Columbia University Off-Campus Housing within walking distance to campus.  The running adage is that it conservatively takes 2 minutes to walk one NYC street block and 5 minutes to one NYC avenue.  The housing range of options for Columbia University Off-Campus Housing starts at 90th street on the Upper West Side and goes north up to 140th street and then as far east as Malcolm X Boulevard.  

Here is a list of local apartment buildings to rent from, all of which are within walking distance to campus:

Apartments Near Columbia University For Rent in the Upper West Side

Apartments Near Columbia University For Rent in Manhattan Valley

Apartments Near Columbia University For Rent in Upper Manhattan

Apartments Near Columbia University For Rent in Morningside Heights

Columbia University Off-Campus Housing When Commuting By Subway

Commuting to Columbia University by subway drastically expands the off-campus housing options making those apartments near Columbia University.  It allows you to consider multiple neighborhoods North and South of campus.  NYC subways are quite fast and run frequently.  We're talking about a subway arriving every 5 minutes which means you rarely have to follow a schedule, stare at the time or rush to a subway because if you miss one, you know another one is arriving shortly after. 

Your best friends are going to be the subway lines: Red 1 | Blue A, C | Orange B.  As long as you live near any of these subway lines, your commute time to campus will be within 30 minutes.  Each of those subways gets you to the corners of campus. 

You can look for apartments as far North as 181st street or go down as far South as 66th street.  As long as you are sticking to the west side of Manhattan, you will be within walking distance to one of those subways that gets you to campus very quickly.  

Columbia University Off-Campus Housing When Commuting By Bus

The bus opens up your off-campus housing options east of campus which could lead you to areas in East Harlem.  There are more affordable housing options in the area but is also considered as one of the more 'sketchy' areas of the city.  Generally has more riff-raff, feels a little less safe, and just seems dodgy. 

As long as you live around the 116th street and 125th street crosstown buses, will keep you within that 30-minute commuting period.  

Luxury Apartments Near Columbia University

If you want to commute by walking and have the money to splurge.  Whether you saved a good amount of money from your previous job or are fortunate enough to have your parents be a guarantor, or feeling the YOLO mantra because you want to have the best experience possible, there are a handful of luxury apartments near Columbia University to choose from. In Manhattan, luxury apartments are generally defined by having an elevator and doorman in the apartment building.  At the higher-end buildings is where you start to get the bells and whistles such as rooftops with scenic views, lounges, game rooms, etc.  Luxury apartments near Columbia University will cost $2300 per month at the minimum to live alone in a studio or 1 bedroom apartment.  While it is pricey, considering it is a full-time home during the school year, it may be worth it. 

Studio Apartments Near Columbia University

If you want to commute by walking and want to live alone, there are a handful of studio apartments near Columbia University to choose from.  Studios are great for privacy, which of course makes them very high in demand, especially for students.  Studio apartments can come in two types of buildings:  walk-up apartments where you go up flights of stairs and then elevator buildings.  Generally, walk-up apartments are cheaper but because the demand for studio apartments near Columbia university is so high, the difference in price may only be a couple of hundred dollars in rent per month. 

Other Columbia Off-Campus Housing Options

Realistically, Columbia University Off-Campus Housing comes down to a few solutions:

Rent An Entire Apartment Near Columbia University

You get your name signed onto the main lease agreement with the landlord/property owner.  Whether you are renting alone, with a significant other, or have found a few prospective roommates to live with, the idea here is to have the apartment be your own by getting your name(s) on that lease. The vast majority of people go this route because the assurances of long-term housing are more guaranteed considering most lease agreements are a minimum of 1 year.  This time frame rightfully aligns with university programs that range between 1-5 years.  How do you find these off-campus apartments?  This is also narrowed down to two solutions:

1. Get help.  NYC rentals are tricky.  Many students opt for assistance in the form of a local real estate broker for guidance.  However, it will cost money in the form of a broker fee which will run any renter a few thousand dollars.   It is very well known that it is a costly but perhaps worthwhile option.  There are hundreds of brokerage firms and thousands of brokers.    
2. Otherwise, if you are cost-conscious and are willing to do the work yourself, do the online research and the groundwork, such as viewing the place yourself, gathering all your documentation together, and getting that apartment yourself.  There are many no-broker fee buildings in NYC where you can rent directly from property managers to bypass the broker fee.  Transparentcity is a key source for no broker fee buildings.  There are hundreds of buildings near Columbia University where you can rent directly from property managers without having to pay the broker fee.

Renting Rooms Within An Apartment

Mainly shack up with people you don't know.  There has been an explosion in NYC co-living over the last 5 years with the success of co-working space WeWork (from a customer perspective WeWork is a fantastic success.  We can't speak from the investor, valuation, or employee point of view).  Startups have taken the same concept and have applied it to residential renting.  The options range from renting an empty room to roommate matching to subleasing a room from an outgoing tenant.  This is also entirely done online.  There are no brokers to assist with this process.        

• We have compiled our own list of CoLiving In NYC For Rent
• Other aggregator roommate sites include Roomi

Rent By Taking Over Someone Else's Apartment Entirely

Mainly as a sublease.  This means looking for an apartment with an existing renter who is looking to get out of his/her apartment for whatever reason and take over the place.  This is almost entirely done online and can be researched through different platforms such as Leasebreak.

What Are Good Online Sources To Use

Of course, you have Columbia's own housing resource guide which has been edited and kept up over the years that provides a list of apartments near Columbia University.  Interestingly enough, it may just lead you back to Transparentcity.  

What Are The General Requirements To Rent Off-Campus Housing For Students

For Foreign Students

There has been a gradual bump in international students over the years.  For example, in 2017, Columbia's ISSO program alone had over 14,000 international students who need housing.  What type of documentation do you need in order to get off-campus housing?

• Proof of savings (2 months to a 1 year of bank statements)
• Approved loans
• Fellowships
• Scholarships
• Guarantors - Varies between landlords on whether they accept out-of-country guarantors
• Even though there are new rent laws stating landlords can only take 1 month upfront, it isn't being fully enforced yet and the rules are still vague.  

For Out Of State Students

Almost exactly the same as foreign students but with a handful of exceptions

• Your U.S. Credit Score will get checked
• U.S. guarantors are basically guaranteed to be accepted by all property managers

So, you're thinking about renting an apartment, but the landlord asks you to use a guarantor, and you're thinking to yourself, wait, what is a guarantor?

Well, let us break it down for you:

What is a rental apartment Guarantor in NYC?:

It is more or less exactly what it sounds like- a person, or sometimes entity, that guarantees something.  In this case, a lease.  Basically, if a renter does not meet the terms of their lease, and they default on their rent for any reason, this allows the landlord to go after whoever guaranteed the apartment to recoup any lost rent.

Guarantors usually have to apply to the apartment the same way the renter applicant would, and they would also need to provide the same required documentation, if not more.

What are New York State and NYC Guarantor Requirements?:

In New York, it is a state requirement that an applicant must earn 40x the monthly rent.  For example, if you are applying for a $3,000 apartment, you must show that you earn $120,000 annually. 

Or, if you are applying with a roommate and trying to rent a $4,000 apartment, you will need to prove that you earn $160,000 annually.  This can be you and your roommate's salary combined and does not have to be individual.

One more tidbit to keep in mind is that although this is not a state requirement, landlords generally look for a credit score of around 700 or above.  

If you are using a guarantor, they must prove to make 80x the monthly rent and meet the same credit requirements.  So if you are looking for a $3,000 apartment, your guarantor must prove they earn $240,000 ($3,000 x 80).   You are also welcome to use more than one guarantor and they are welcome to prove their total income of $240,000 combined.

This is the same for the roommate scenario.  If you and your roommate are looking for a $4,000 apartment and you each want to use a guarantor, your guarantors must prove a combined income of $320,000 ($4,000 x 80) and meet the same credit requirements.

When are Guarantors needed?:

Guarantors come into play when an applicant does not meet the income or credit requirements.  Guarantors can also be used for prospective international residents who cannot provide the same documentation as an American, such as a U.S. bank account, social security number, credit history, etc... 

Other instances where a Guarantor is required involve recent college grads where most do not yet have established credit.

The most common rental guarantor on an NYC rental lease is the parents of the renters.  This is by no means a requirement, you can use a friend, a family member, and sometimes even a company.  One small note to keep in mind is that some landlords require the guarantor to be in the tri-state area, close by in neighboring states such as NY, NJ, and CT so you should probably clarify this during your apartment search if you intend to use one. 

Important facts to note:

It is very important to note that guarantors guarantee the entirety of the lease and not just an individual's share of the apartment.  For example, if you have a roommate and are only using one guarantor, that person is responsible for the whole apartment, not just the share of one of the occupants.

One more important fact that should be noted is that you cannot combine an individual tenant and a guarantor to meet the income or credit requirements.  Either you apply as an individual, OR you apply using a guarantor, but you cannot combine an applicant's income with a guarantor's income.  This is the same if you have a roommate.  Even if your roommate makes more money than you, you either have to apply using your income and your roommates, OR you find a guarantor (or multiple guarantors) to cover the lease in its entirety. 

NYC Guarantor Companies:

If you don't know anyone that can qualify as your guarantor, don't fret!  There are a couple of new companies that you can pay an upfront fee to, to be your guarantor.   Again, keep in mind that not all landlords accept these companies so if you know in advance you're going to use this alternative route, it would be good to ask if they accept these companies prior to committing to viewing the apartment.  Some third-party NYC Guarantor companies to use are:

• TheGuarantors
• Insurent
• Leap
• Rhino

Check out our other helpful tips and tricks on our blog and drop us a line at hello@transparentcity.co, we'd love to hear how you've used these tips and tricks!

If you want to save money on NYC broker fees, check out Transparentcity for a list of no broker fee buildings.  

Why Renting In An Apartment Complex In NYC Is Often Desirable

A common emotion that many prospective NYC renters want to experience is the feeling of being included within the local residential community, especially for those looking for a good first apartment in NYC.  A common conclusion that many prospective renters come to is the idea of wanting to live in a large apartment complex community in NYC.  It is natural to think "hey, there are hundreds or even thousands of people already living here, there is no way that many people are making the same mistake.  Therefore, this must be a decent place to live.  I can play it safe for a couple of years and live here as well". 

What Constitutes As An Apartment Complex In NYC?

An apartment complex in NYC comprises multiple buildings, each with a different address but within proximity of each other and share the same consistency, meaning the buildings within the complex must; be similar in architecture giving that 'complex' vibe, share common areas, and amenities such as Pools, Gyms, Courtyards, Children's Playrooms, Rooftops. 

Apartment complexes in NYC do not always comprise a group of tall skyscraper buildings.  In fact, there are a handful of apartment complexes that comprise walk-up apartment buildings all clustered together and owned by the same property manager.

Visit Transparentcity for a full list of no-fee apartment complexes in NYC where you can rent direct from management companies.

The Stuyvesant Town Apartment Complex In NYC Is HUGE!

It is a natural desire to want a feeling of safety.  The biggest and most popular apartment complex in NYC is Stuytown NYC, aka the Stuyvesant Town apartment complex, which is situated on the east side of Manhattan between 14th Street and 20th Street.  Chances are you have come across the apartment complex in your apartment research because, at one time or another, everyone has considered living in Stuytown NYC.  The Stuytown complex is comprised of 110 buildings, ~ 20 floors each building, equating to a total whopping 11,000+ individual apartment units.  It is the biggest apartment complex in NYC. 

Of course, the Stuytown apartment complex is not for everybody due to its sheer size.  This leads us to discuss other available apartment complexes in NYC other than Stuytown.   There are actually many apartment complexes in NYC like the Stuyvesant Town apartments and we list many of them here.  Nothing is nearly as large but most are nonetheless similar except on a much smaller scale. 

List Of Walk Up Rental Building Apartment Complexes In NYC

Sullivan Mews

NYC Neighborhood: SoHo

Management Company: Manhattan Skyline

Number Of Buildings In Complex: 7 Buildings

Price Range:

• Studio: $1,800
• 1 Bedroom: $2,200
• 2 Bedroom: $3,400 

Solil East 89th Street (Between 2nd and 3rd)

NYC Neighborhood: Upper East Side

Management Company: Solil Management

Number Of Buildings In Complex: 12 Buildings

Price Range:

• Studio: $1,800
• 1 Bedroom: $2,000
• 2 Bedroom: $2,500 

Eberhart East 81st and 82nd Street (Between 1st and 2nd)

NYC Neighborhood: Upper East Side

Management Company: Eberhart Brothers

Number Of Buildings In Complex: 16 Buildings

Price Range:

• Studio: $1,700
• 1 Bedroom: $2,100

96th Street Townhouses

NYC Neighborhood: Upper East Side

Management Company: Algin Management

Number Of Buildings In Complex: 7 Buildings

Price Range:

• Studio: $1,500
• 1 Bedroom: $2,000

City Suburban Walk Ups (Between York and East End)

NYC Neighborhood: Upper East Side

Management Company: City Suburban Leasing

Number Of Buildings In Complex: 25 Buildings

Price Range:

• Studio: $1,650
• 1 Bedroom: $1,950
• 2 Bedroom: $2,700 

Aimco UWS Walk Ups (83rd Street and Amsterdam)

NYC Neighborhood: Upper West Side

Management Company:  Aimco

Number Of Buildings In Complex: 8 Buildings

Dunbar Apartments (149th Street, 150th Street Between Fred Douglass and Adam Clayton)

NYC Neighborhood: Harlem

Management Company: Fairstead Management

Number Of Buildings In Complex: 10 Buildings

Price Range:

• Studio: $1,450
• 1 Bedroom: $1,650
• 2 Bedroom: $2,000 
• 3 Bedroom: $2,400

List Of Elevator Building Apartment Complexes In NYC

Manhattan East

NYC Neighborhood: Upper East Side

Management Company: Manhattan Skyline

Number Of Buildings In Complex: 10 Buildings

Price Range:

• Studio: $1,500
• 1 Bedroom: $2,100
• 2 Bedroom: $3,000 

Gateway Plaza

NYC Neighborhood: Battery Park City

Management Company: LeFrak Organization

Number Of Buildings In Complex: 6 Buildings

Price Range:

• Studio: $2,700
• 1 Bedroom: $3,300
• 2 Bedroom: $5,300 

London Terrace Gardens

NYC Neighborhood: Chelsea

Management Company: Rose Associates

Number Of Buildings In Complex: 10 Buildings

Price Range:

• Studio: $2,000
• 1 Bedroom: $3,750
• 2 Bedroom: $6,250 

Lenox Terrace

NYC Neighborhood: Harlem

Management Company: Olnick Organization

Number Of Buildings In Complex: 6 Buildings

Price Range:

• Studio: $1,500
• 1 Bedroom: $1,900
• 2 Bedroom: $2,400 

Park West Village

NYC Neighborhood: Upper West Side

Management Company: PWV

Number Of Buildings In Complex: 3 Buildings

Price Range:

• Studio: $2,500
• 1 Bedroom: $3,050
• 2 Bedroom: $4,650 

Columbus Square

NYC Neighborhood: Upper West Side

Management Company: UDR

Number Of Buildings In Complex: 5 Buildings

Price Range:

• Studio: $3,000
• 1 Bedroom: $4,100
• 2 Bedroom: $6,200 

Waterside Plaza

NYC Neighborhood: Kips Bay

Management Company: Brookfield Properties

Number Of Buildings In Complex: 4 Buildings

Price Range:

• Studio: $2,500
• 1 Bedroom: $3,200
• 2 Bedroom: $4,800
• 3 Bedroom: $7,000

Kips Bay Court

NYC Neighborhood: Kips Bay

Management Company: Beam Living

Number Of Buildings In Complex: 8 Buildings

Price Range:

• Studio: $3,100
• 1 Bedroom: $3,700
• 2 Bedroom: $4,600
• 3 Bedroom: $6,200

Stuyvesant Town NYC

NYC Neighborhood: Stuyvesant Town

Management Company: Beam Living

Number Of Buildings In Complex: 110 Buildings

Price Range:

• 1 Bedroom: $3,100
• 2 Bedroom: $3,300
• 3 Bedroom: $4,100
• 4 Bedroom: $5,300
• 5 Bedroom: $8,000

This Price Matrix Is A Reference Tool For Average Broker Fee NYC Rental Pay Outs. 

You are about to pull the trigger on renting an apartment in New York City but one thing on the top of your mind is figuring out how much cash upfront you are going to need in order to secure that rental apartment.  Top of mind is the broker fee, first month's rent, and security deposit which combined is going to poke a massive hole in your bank account. 

How Much Are Broker Fees In NYC For Rental Apartments?

Based on today's market-rate rentals, Average Broker Fees In NYC vary depending on the monthly rent of the apartment but tend to range anywhere between $1,500 to $10,000.

How Is The Rental Broker Fee Calculated? 

Of course, you are able to do the math in your head or on your phone calculator but wouldn't you prefer to look at a visual chart matrix instead?

The most common average NYC broker fee for a rental apartment is 8.3% of the cumulated yearly rent, which happens to equal 1-month rent.  However, the percentage does vary from time to time and can go as high as 15% of the cumulated yearly rent. 

When To Beware The Broker Fee?

Be particularly careful when brokers start to advertise or charge a broker fee in a 'no fee building'.  In a 'no fee' building, the broker may be paid with the 'free month' rent that would have otherwise gone to a renter who deals directly with the management company.  One guaranteed way to bypass the broker fee is to rent directly from management companies.  Transparentcity is a good resource for the list of no fee buildings.   

We’ve all been there: We’re moving and it's a stressful but exciting time.  You know the furniture you want to bring, and maybe already have your eye on a new set of drapes.   Before you go fill your Amazon cart, we recommend taking this checklist of 10 Questions to Ask Before Renting An Apartment in New York with you on the tour of your potential new abodes.

So.... without further ado, we give you our 10 Questions to Ask Before Renting An Apartment in New York:

1. Check The Plumbing - Now, this first one isn't technically a question but just trust us on this one.  As soon as you enter the apartment, turn on the water in both the sink and the shower to check the water pressure.  Turn on the hot water specifically and see how long it takes to turn warm.  Flush the toilet and watch how it goes down. 
2. Pests - Ask if there is a rodent or insect issue.  If you were to have an issue, what steps would they take to eradicate it?  Some buildings have an exterminator they work with and will treat the hallways or common areas once a week or so, if they do you can ask them to use this remedy in your apartment as well.
3. Garbage - Where does it go? Is there a trash chute on the floor or are bags dropped off on a specific floor, or outside?
4. Maintenance - How are repairs generally taken care of and in case of an emergency- IE, if you have a flood at 3 AM, who can you call?  How do maintenance requests work?
5. Heat And Air Conditioning - Ask how Heat and Air Conditioning are controlled.  Is it centralized throughout the entire building or is it apartment by apartment?
6. Broker Fees - Check out the address of the building and management company before.  You may be able to rent direct from the management company.  A great website to do this is transparentcity.co
7. Bed Bugs - Keep in mind this is different than asking about the previous history of bedbugs.  In NYC, you only have to disclose if there has been an issue with bedbugs if it happened within the last 365 days.  For example, if you are viewing an apartment on December 1st and the building had a history of bed bugs on November 1st of the prior year, the bed bugs are not something they have to disclose.  While bed bugs are definitely gross, do not be alarmed.  At some point or another most buildings have had to deal with some of NYC’s more unseemly transients.  Landlords usually take this seriously because no one wants to deal with them spreading through the whole building.
8. Renters Insurance - Is it required?  This is not a huge deal, and usually a nominal cost (in our experience usually it's $250 for the whole year), but sometimes you need to show this at lease signing, so just something to be prepared for.  Some websites that can help are Lemonade, Allstate, and Geico. 
9. Construction - Do you know of any construction in the building or in the area that I should be aware of?  A lot of people like to ask how noisy a property is.  The truth is, in NYC there will always be noise, and if you are sensitive to this, a good pair of earplugs or insulating your window might do the trick.
10. Costs And Fees - Besides the first month's rent and security deposit, are there any other fees I need to be aware of?

About You, The Prospective NYC Renter

You are in the market for an NYC rental apartment and busy, absolutely confused, anxious, nauseous about the entire rental process and are in desperate need of assistance.  You finally decide to reach out to multiple tenant agent Brokers for help but then it hits you. "This shit is going to run a few thousand dollars".  The assistance of a Broker is definitely needed but how can you negotiate broker fees in NYC to save some money?  You need to quickly learn how to negotiate broker fees in NYC.  It is simple and can be done but there are a few topics to understand before learning how you negotiate NYC broker fees. 

Who Pays the Broker Fee When Renting In NYC?

With Tenant Agents, where the prospective renter is purposefully seeking out a broker for guidance or signing up for help, the broker fee will be paid by the prospective renter.  When dealing with Landlord Agents, where the prospective renter is apartment hunting solo without a broker, the broker fee is still sometimes paid for by the prospective renter but also in some cases, paid for by the landlord.  

How To Negotiate Broker Fees In NYC 101 For Dummies

It is well known to all New Yorkers looking to rent an apartment in NYC that the standard rental broker fee in NYC is a one-time 15% commission that is paid out of pocket to the rental broker for services rendered.  That is 15% of one full year's aggregated rent.  Because the NYC rental broker fee is expensive, costing a few thousand dollars per transaction, the common question that gets asked is 'can you negotiate NYC broker fees?'. Though the 15% rate is industry standard, it is NOT gospel nor is it set by law.  Therefore like any general service that is provided, the NYC rental broker fee can be negotiable.    

This begs the next follow-up questions:

• How much of the NYC broker fee can be negotiated?
• When to negotiate versus letting the rate be?
• Are there hidden traps associated with NYC broker fee negotiations?

What Are The Realistic Expectations On How Much Of The NYC Broker Fee Can Be Negotiated?

As a prospective renter, consider any negotiating starting point to be at the 15% standard rate.  Because that rate has been the standard percentage for years, any negotiations to get a lower rate start from there.  Keep in mind as of late, there has been much evidence of broker fees having shifted towards a cost of 1 month's rent, which is equivalent to an 8.3% rate.  Clearly much lower than the 15% standard rate.  So what gives?  It is more likely that the 8.3% number is agreed upon ONLY if the commission dollar amount is above a certain threshold.  Negotiating a lower rate requires context and is not as simple as just asking for it.  

The first question a broker always asks is "What is your rental budget?".  They ask because it helps them size up the potential commission dollars immediately and whether or not they should spend the time to take on the work.  There is something of a mental rate card and a target commission that decides whether a deal is worth their time.  

Keep in mind the matrix is only taking into account the gross commission dollars.  It is not taking into account the splits the broker has to share with their firm, or the splits the broker may have to share with a landlord agent.  These are examples of contributing factors to whether a broker fee is negotiable or not.  For the broker, obviously the more the commission dollars the better but practically speaking, in order to maintain a standard of living in NYC, a broker wants a run rate of closing 1 transaction a week at an average deal size of $3,000.  

What this means for the renter is that if your monthly rent budget is:

• < $2,000 - Negotiating down a couple of percentage points from 15% to 12% is about as far as it will go.  Push any further and you may find yourself hunting for an apartment alone. 
• $2,000 to $3,000 - Negotiating the rate to 10% is a more plausible outcome but not likely to go down further.   
• > $3,000 - Negotiating from 1 month's rent (8.3%) is well within reason.  The higher the rental budget, the lower the rate can go.   

Why has the standard rate shifted to 1 month's rent nowadays?  It's not for certain but one reason could be due to the fact that rent prices have gone up quite substantially over the last decade.  Studio apartments that went for $1500 per month in 2010 now run $2500 in 2020. Even if broker fee percentages were to remain flat while rent prices continue to go up, it would make it increasingly difficult for prospective renters to afford broker services.  While the broker fee percentages may have shifted lower, the actual cost of the broker fee in dollar amounts has remained relatively the same.  

When To Press The Negotiations And When To Let It Go 

What about those stories and posts around the web where agreements on rates have reached 6% (3 weeks rent) or even 4% (1/2 months rent)? Though it happens, it is definitely infrequent and must be put into context. For a broker, the fixed part of the service they provide is the time spent working with a prospect(s).  Time is finite and there are only so many hours in the day a broker has to service a renter.  The variable part of the service is the renters' monthly rental budget.  Because broker commissions are based on the rent price of the transaction, they can make more dollars on a deal that is priced higher at a lower percentage rate versus a deal that is priced lower at a higher percentage commission rate.  Meanwhile, both deals require spending the same amount of time. 

This means there is an obvious preference between working with 2 friends fresh out of college about to embark on their first jobs with a combined budget of $2,800 versus working with an established single working professional that has a $5,000 budget.  A group of friends banning together with an $8,000 budget is even better!  The unfortunate reality is the higher your rent budget is, the more negotiating power you have. 

If your budget is high, there are going to be plenty of brokers willing to work with you and negotiate their fees down.  The people with a lower budget who may actually need the break on fees the most might not ever any.  If your budget is on the lower end and you absolutely need the help of a broker, tread the negotiations lightly or you'll be back to square one looking for another broker.   

The Hidden World Of Rental Incentives Filled With Traps and Gotchas

It is common knowledge that property managers offer incentives directly to prospective renters in order to close a deal.  It is also common for property managers to offer similar incentives directly to brokers to entice them to bring prospects to their apartments.  When these incentives are available, it drastically skews the broker fee negotiations in favor of the renter.  In these instances, the broker fee actually goes away with little negotiation necessary.  In some cases, you can further negotiate on taking more of the incentive for yourself.  There are a handful of scenarios to keep an eye out for.     

• Months Free - If a property manager is offering one month's free rent as an incentive to direct renters, as a renter, that one month's free incentive can be used as a substitute for the broker fee.  If the property manager is offering two months of free rent,  one month of that could be used as a substitute for the broker fee while as a renter, you get the other month. From there, you may be able to take it a step further by negotiating the broker's incentive.  For example, if the property manager provides one month's free rent, you can negotiate a split of that with the broker by asking for half.  Available incentives give the renter the upper hand in negotiations.  
• Owner Paid Only - Also known as the 'OP'.  Property managers may only offer an incentive to a broker for bringing in a prospective renter but no incentive for renters who go direct to the property manager.  Offering only an OP is not as prevalent as the months' free rent but it does happen.  Negotiating a split on the OP with the broker is more difficult because the property manager does not offer it directly to renters so it is harder to use as a bargaining chip.  Though with the OP in mind, there are many instances where a renter going directly to the property manager without a broker is able to negotiate lower than asking rent because the OP can be used as a negotiating tool.  From the property manager's perspective, if the OP offered is worth $3,000 and they no longer have to pay that out, what is it worth?  Lowering rent by $50, $100, $200 a month for a renter that went direct?  It happens enough times.  
• Months Free & Owner Paid - Each side gets its own where the renter gets the months free and the broker gets the OP.  Generally, it is still a negotiable scenario as well because the broker commission dollars are coming from the property manager and it makes conversations about broker commission dollars with the prospective tenant much easier.  Brokers will take any deal involving an OP. Could you take the months free and then a piece of the OP?  Definitely negotiable because if one broker says no, another broker may take it.  There are a handful of rental brokerages out there that are operating a huge portion of their businesses on this model.    

Which begs the next question.  How do you know when these incentives are available and where do you find them?  Fortunately, they are available online on many websites.  You have to keep an eye out for them.  

On sites like Transparentcity, the incentives are easier to find because instead of having to scour through descriptions of listings line by line, you can simply filter on those fields.  

And then check the listings within a building to see how much of the incentives are offered:

On other aggregator sites, the information, if available, will be placed within the listing description of a post.  It's there but you have to read through them.  Here is an example from Streeteasy.  

When incentives are provided, the key broker fee negotiation point is that you should no longer pay a broker fee.  Don't get 'double dipped' where you pay out of pocket for a fee while the Broker is also collecting incentives from the property manager.  It's a monster payday for Brokers and happens frequently if the prospective renter is not paying attention.  

As a renter, you have the leverage to not only bypass the broker entirely, save on the fee and deal directly with the property managers but you also have the ability to negotiate with the property manager by using the incentives to get the asking price on the rent lowered.  

There is how to negotiate the NYC broker fee in a nutshell. Happy Negotiating!