224 homes closed in Bedford-Stuyvesant between April and June, more than any other neighborhood we track. The median sale landed at $1,302,500 against a $1,485,532 average, the median listing took 63 days to reach contract, and 35% of sales closed at or above asking (Compass closed-sales records, Q2 2026). This is the monthly Bed-Stuy market report, refreshed as new closings record; the borough-wide picture lives in our Brooklyn market report.
What sold, and for how much
Here's the thing the median hides. 106 of the 115 house sales this quarter were two-to-four family buildings rather than single-family homes. In most of Brooklyn, buying a house means buying a house. In Bed-Stuy it usually means buying a building, with an owner's duplex and a rental floor or two above it, and that changes the math on almost every page of this report.
Property type | Sales (Q2) | Median sale price | Average sale price | Avg. price per sq ft | Median days on market | Avg. vs ask | At or above ask |
|---|---|---|---|---|---|---|---|
Houses | 115 | $1,800,000 | $1,882,511 | $607 | 69 (63 reporting) | -5.6% | 30% (63 reporting) |
Condos | 99 | $1,105,000 | $1,129,747 | $939 (63 reporting) | 48 (53 reporting) | -3.2% | 40% (53 reporting) |
Co-ops | 10 | $380,899 | $442,549 | n/a | n/a | n/a | n/a |
Only 3 of the 10 co-op sales report days on market, an asking price, or square footage, so those columns are left blank rather than published as rates. A percentage built on three sales is describing one sale.
Houses carried both the volume and the price: 115 sales at a $1,800,000 median, averaging $607 a square foot. That per-foot number is the widest spread on the page, because a 3,000-foot brownstone and a 20,000-foot apartment building both land in the same column. The quarter's top sale makes the point. 124 Stuyvesant Avenue, 20,527 square feet of multi-family, closed at $5,000,000 in May.
Condos ran faster and cheaper. 99 sales, a $1,105,000 median, 48 days to contract at the median, and 40% closing at or above ask against 30% for houses. Co-ops barely register here. Ten sales all quarter.
Where the money went
The spread is unusually even for Brooklyn. 8% of sales closed under $500,000, 25% between $500,000 and $1,000,000, another 25% between $1,000,000 and $1,500,000, 18% between $1,500,000 and $2,000,000, 18% between $2,000,000 and $3,000,000, and 5% cleared $3,000,000 (Compass closed-sales records, Q2 2026). A third of the quarter, 74 sales, closed under a million, and 43 of those were condos.
By bedroom count, across the 143 sales reporting one: one-bedrooms ran a $720,000 median across 21 sales, two-bedrooms $925,000 across 30, three-bedrooms $1,162,500 across 14, four-bedrooms $1,725,000 across 13, five-bedrooms $2,147,500 across 26, and six-bedrooms $2,062,500 across 20. Past five bedrooms the price stops climbing, since those are almost entirely investment buildings bought on rent roll rather than on finishes.
Pace through the quarter was steady rather than seasonal. 60 closings in April at a $1,399,412 median, 77 in May at $1,300,000, and 87 in June at $1,300,000. Volume built, price held.
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Pace, negotiation, and the two Bed-Stuys
Look at the days-on-market spread and you'll find two markets wearing one name. Among the 119 sales reporting marketing time, 29% reached contract inside 30 days. Another 37% ran past 90. Very little sits in between (Compass closed-sales records, Q2 2026).
That split runs hardest through the houses. Condos and houses hit contract inside 30 days at almost the same rate, 28% and 30%. The difference lives in the tail: 43% of house sales reporting time sat past 90 days, against 30% of condos. So the slow reputation isn't really about the housing stock. It's about what happens when a multi-family gets priced on an owner's hopes instead of on its rent roll and its condition.
Negotiation follows the same shape. The median sale closed 2.2% under ask and the average ran 4.5% under, but 24 of the 119 sales that report an asking price landed exactly at it. Bed-Stuy pays the number when the number is right.
For buyers right now
This is one of the few neighborhoods we track where patience actually pays. Better than a third of listings sat past 90 days, and the typical closing came in a few percent under ask, so the leverage is real and it's on the aging inventory rather than the fresh stuff.
If you're looking at a two-to-four family, and most house buyers here are, underwrite it as a building. Ask for the rent roll, the leases, and the certificate of occupancy before you fall in love with the parlor floor. Rent-regulated units, vacancy status, and what the C of O actually permits will move your number more than any comp on the block will. Get a real estate attorney and, if there are tenants in place, someone who reads leases for a living, into it early.
The condo lane is a different animal. It runs faster, clears ask more often, and starts around $720,000 for a one-bedroom, so if you want in on the neighborhood without becoming a landlord, that's where it's easiest.
For sellers right now
Your first 30 days decide which half of this market you land in. Nearly a third of sellers went to contract inside a month. Another 37% are still explaining to themselves why they haven't.
Price to what closed, not to what the block listed at. And if you're selling a two-to-four family, bring the documentation to the first showing rather than the third week. Leases, rent roll, C of O, any open violations. Buyers here are underwriting income, and every week they spend waiting on paperwork is a week your listing ages toward that 90-day column, where the average seller gave back better than 5% at the table.
One more thing worth saying plainly. A neighborhood median that spans a $380,000 co-op and a $5,000,000 apartment building is not a pricing tool. Yours needs its own comps.
Questions buyers and sellers ask
Quick answers on the Bed-Stuy housing market, straight from the Q2 closed-sales record.
How much does a home in Bed-Stuy cost?
The median Q2 2026 sale was $1,302,500 across 224 closings, the highest sale count of any neighborhood we track. Houses ran a $1,800,000 median, condos $1,105,000, and co-ops $380,899 across just 10 sales (Compass closed-sales records, Q2 2026).
How much is a Bed-Stuy brownstone?
The 115 house sales in Q2 2026 posted a $1,800,000 median at an average of $607 per square foot. Worth knowing that 106 of those 115 were two-to-four family buildings rather than single-family homes, so the median describes a building with rental floors more often than it describes a one-family house.
How long does it take to sell a home in Bed-Stuy?
The median Q2 listing reached contract in 63 days among the 119 sales reporting marketing time. That median sits between two very different outcomes: 29% went to contract inside 30 days, while 37% ran past 90.
Do Bed-Stuy homes sell over asking price?
Some do. 35% of the Q2 sales reporting an asking price closed at or above it, the median sale landed 2.2% under ask, and the average ran 4.5% under. Condos cleared ask more often than houses, 40% against 30%.
What are property taxes like in Bed-Stuy?
Among Q2 sales recording a tax bill, the median was about $504 a month on condos across 57 sales and about $392 a month on houses across 82. Co-op taxes are paid through the building and sit inside monthly maintenance rather than arriving as a separate bill. Tax treatment varies by property class, assessment history, and any abatement on the building, so check the actual bill on any specific address rather than working from a neighborhood median.
Fouad Rahmé
Founder, the Rahmé Team at Compass
The Rahmé Team advises buyers, sellers, investors, and developers across Brooklyn, with 40 years of combined experience, more than 1,000 clients and transactions, and over $800 million in career sales, $167 million of it since 2020. RealTrends Verified ranks the team in the top 1.5% of real estate professionals nationwide. Every number on this page comes from closed-sales records the team pulls and computes itself.
Contact the team or call (718) 233-3365.
What would your building sell for right now?
The Rahmé Team at Compass tracks Bed-Stuy closings street by street, and a neighborhood median can't price your rent roll, your C of O, or your block. Call (718) 233-3365 or contact us with the address. The borough-wide numbers live in the Brooklyn market report.
All figures Q2 2026, computed from Compass closed-sales records pulled August 5, one record per sale, condos, co-ops, and houses only. Days on market and at-or-above shares cover the 119 sales reporting an asking price: 63 houses, 53 condos, 3 co-ops. Price per square foot covers the 181 sales reporting size. Bedroom medians cover the 143 sales reporting a bedroom count. Borough-wide, sales at or under $50,000, sales 90% or more below ask, and recorded parking or storage units sit out of the averages while still counting toward every median and sale count; no Bed-Stuy sale met any of those conditions this quarter.
Next update: September 2026, once August's closings post.
