NYC Apartments Under $1 Million: Greenwich Village, Clinton Hill, Carnegie Hill and Greenwood Heights Listings Reviewed

Four NYC Apartments Under $1 Million: What Buyers Get

For buyers working with a budget under $1 million, New York City's housing market still offers a range of configurations — from park-adjacent studios to true two-bedrooms in historic buildings. This week's roundup from Curbed features four listings across Manhattan and Brooklyn, each with distinct advantages and trade-offs.

In Greenwood Heights, a duplex at 321 23rd St. offers a private 410-square-foot yard, a lower-level sleeping area with an enormous skylight and automatic blackout shades, and unusually low monthlies of $522 thanks to a tax abatement running through 2033. The trade-off: the 25th Street subway stop is a 13-minute walk, and the yard's turf is artificial.

In Greenwich Village, a one-bedroom at 45 Fifth Ave. on the 15th floor provides triple exposures, church views, beamed ceilings, and hardwood floors. The kitchen is compact but updated with a dishwasher and dark marble countertops. Monthly costs are $1,353, and the building offers shared laundry and a live-in super. The location is equidistant from Washington Square Park and Union Square.

In Clinton Hill, a top-floor two-bedroom condo at 252 Greene Ave. features triple exposures, skylights, a renovated kitchen with high-end appliances, a decorative fireplace, and deeded roof rights. Common charges and taxes are $1,049 per month. The Classon G train is a four-minute walk. In Carnegie Hill, a prewar co-op at 172 E. 90th St. includes modern touches like split systems in every room, a vented range hood, and an in-unit washer-dryer in the second bedroom. Monthlies are $1,362.

Reading the Listings: Pricing, Location and Trade-Offs

What the Listings Reveal About the Sub-$1M Market

These four listings show that below $1 million, buyers in NYC are often choosing between space and location. The Greenwood Heights duplex offers the most square footage and outdoor space but requires a longer walk to the subway. The Greenwich Village and Carnegie Hill units offer prime Manhattan addresses but are smaller — a one-bedroom and a two-bedroom, respectively — with higher monthly carrying costs.

Monthly Costs Matter as Much as Price

The monthly charges — $522 in Greenwood Heights, $1,049 in Clinton Hill, $1,353 in Greenwich Village, and $1,362 in Carnegie Hill — vary by more than $800. Over a decade, that difference amounts to nearly $100,000. The Greenwood Heights abatement through 2033 is a significant financial advantage, though it will eventually expire. Buyers should factor in potential future increases when the abatement ends.

Renovation and Building Type

Two of the listings are condos (Greenwood Heights and Clinton Hill) and two are co-ops (Greenwich Village and Carnegie Hill). Condos typically offer more flexibility for subletting and financing, while co-ops often require board approval and have stricter rules. The Clinton Hill condo's deeded roof rights present an opportunity for a buyer willing to take on a project, potentially adding value. The Carnegie Hill co-op's modern upgrades — split systems, vented range hood, in-unit washer-dryer — are rare in prewar buildings and may justify the higher monthlies for some buyers.

Location Trade-Offs

The Clinton Hill listing is closest to the subway (four-minute walk to the G train), while the Greenwood Heights duplex is the farthest (13-minute walk). The Greenwich Village and Carnegie Hill units are in prime Manhattan neighborhoods with easy access to multiple subway lines and amenities. For buyers prioritizing convenience, the Manhattan listings may be worth the higher monthlies; for those prioritizing space and lower carrying costs, the Brooklyn options are more attractive.