The Roebling Index

Method. Medians of recorded arm’s-length sales — condos by price per square foot, co-ops by price per room. Manhattan and the Upper East and Upper West Side blocks are the canonical Roebling Index: annual medians over every index-eligible transaction in our research warehouse, each building assigned by physical parcel geography, quoted at the latest year’s median (2026 year-to-date). The granular neighborhoods beneath each parent are exclusive subsets that also count fully toward their parent market — parents are computed directly from all of their transactions, never by averaging sub-markets. Corridor rows and the remaining neighborhood rows are live medians from the same engine as each corridor page, so those figures match their pages exactly: the level is the median of the trailing 24 months through the latest recorded trade. Corridors are a separate, overlapping lens on the same sales and are never added into neighborhood or Manhattan totals. The past-year, since-2022, and since-2016 moves compare medians at those fixed anchors. The count beside each figure is that scope’s recorded, index-eligible sample; bulk, commercial, and non-arm’s-length transfers are removed. Among the granular series, Manhattan Valley reflects a comparatively concentrated building base and Upper Carnegie Hill a smaller sample — both carry the † flag above.

Coverage restatement (July 2026 release). With this release the Manhattan and Upper East / Upper West Side series adopt our canonical parcel geography and the full research-warehouse universe — 250,000+ eligible sales, roughly a third more than the prior series, which was limited to buildings with public research profiles. Sample counts rise across the board, and headline levels shift for two stated reasons: the broader universe, and the fact that these blocks now quote the latest year’s median rather than a trailing-24-month window. The Upper East Side row previously set aside Fifth, Madison, and Park Avenue frontage; as a complete parent market it now includes all UES records. The method itself — eligibility screens, deduplication, medians, inflation adjustment, minimum-sample suppression — is unchanged, and the prior series are archived.

A median, not an appreciation rate. These track the median of what actually sold — so they carry the mix, size, condition, and quality of each period’s trades, not the like-for-like change of a single apartment. A constant-quality or repeat-sale index is a separate measure; read these as the market’s realized pricing, not as any one unit’s expected gain.

Compiled by The Roebling Team at Compass solely from public records (ACRIS) and our research library. Outside brokerage market reports are used only to benchmark and discuss these figures — never blended into the Index itself. Figures are indicative, not an appraisal.