Zip code 11209 covers Bay Ridge and the southern edge of Dyker Heights — one of Brooklyn’s strongest co-op markets, an underrated 2-family corridor, and a primary destination for buyers moving south from Park Slope and Carroll Gardens chasing more space at lower price-per-square-foot. Here is the May 2026 snapshot.
11209 active inventory as of May 13, 2026
- Single-family active listings: 41 properties, median list price $1,485,000
- 2-family active listings: 58 properties, median list price $1,795,000
- 3-family active listings: 22 properties, median list price $2,495,000
- Co-op active listings: 132 properties, median list price $385,000
- Condo active listings: 47 properties, median list price $749,000
- Median days on market (all): 52 days
- Median DOM (co-ops under $400K): 28 days
What is selling in Bay Ridge right now
Bay Ridge in May 2026 has a split personality. Co-ops under $450K with maintenance under $1,200/month are flying — 21-35 day DOM, often 1-3 offers, closing at 99-101% of list. 2-family brick rowhouses in the $1.6M-$1.9M range with a finished basement and one rented unit are also moving fast (28-42 day DOM, 97-100% of list). The slow category is single-family detached over $1.6M — those are sitting 75-110 days and almost always selling with one or more price reductions.
The dominant 11209 buyer in May 2026 is a 32-44 year-old couple (often one in Manhattan finance / consulting, one in Brooklyn-based work) with a household income $275K-$425K, pre-approved at $1.4M-$1.8M, looking for a 2-family with a usable backyard, finished basement, and R-train walkability under 12 minutes.
Where 11209 prices are softening
- Detached single-families over $1.6M — 75-110 day DOM, regular price cuts
- Co-ops with maintenance over $1,800/month — buyers flag the carrying cost as a deal killer
- Condos in newer construction buildings still in lease-up mode (less inventory pressure)
Where 11209 prices are firming
- 2-family rowhouses $1.5M-$1.9M with one legal rented unit
- Co-ops $300K-$450K with low maintenance and elevator buildings
- 3-bedroom condos near 86th Street R-train and the Verrazzano
The Mansion Tax cliff at $1M
NYC’s Mansion Tax adds 1% at $1M and steps up from there. In Bay Ridge that creates a real demand spike at $995K-$999K and a comparable softness at $1.0M-$1.05M. If you are listing a Bay Ridge property anywhere in that range, the strategic decision is whether to price under $1M to capture the dense buyer pool or commit to the higher comp set with all the Mansion Tax baggage. For a 2-family with rental income, the comp set above $1M almost always wins on net proceeds. For a 1-family co-op or condo without income, the under-$1M positioning often wins.
Why this matters if you are selling in Bay Ridge
The 2-family rowhouse niche is currently the hottest pocket in Bay Ridge. If you own one with a legal rental unit and a finished basement, list pricing 2-3% above the most recent comp and you will most likely see 2-3 offers in week one. If you own a detached single-family over $1.6M, the math has shifted — pricing aggressive from day one is now beating “test the market high” by 4-7% in net proceeds based on the last 90 days of 11209 closings.
Get the address-specific numbers
For a free address-specific market analysis based on Bay Ridge closed sales from the last 90 days, use the Get Your Home Value tool or text me at 917-905-2541. I track every Bay Ridge transaction weekly and can usually give you a 3-comp range and recommended pricing strategy within an hour.
