Maintenance Fees 101 + NYC co-ops with unbelievably-low monthlies under $1,000/month

By Cait Etherington | From Get To Know Tuesday, July 15, 2025

In co-ops, fees are generally set based on the size of the apartment.

It may sound hard to believe now, but there was a time when New York City condo and co-op prices were relatively in sync. The amenity craze had yet to take hold in new condominiums, which didn't differentiate them much from cooperatives. Moreover, in a slightly more dangerous city, a full-time doorman and an additional slate of gatekeepers (also known as the co-op board) was seen by many as a must-have. As a result of the evolution of the city and real estate market, CityRealty listings show that median Manhattan apartment sale prices in the first half of 2025 were a whopping $1.725M for condos and only (!!) $849K for their co-op counterparts.

However, that is not to say that co-ops are necessarily the place to go for bargains. The cost of one’s maintenance fees must be taken into account since, in New York City, fees are often extremely high. While fees in an older walk-up, especially if an HDFC unit, could be just a few hundred dollars per month, fees in prestigious Manhattan co-ops are typically several thousands of dollars each month. In fact, some co-ops can come with extremely low sticker prices but high maintenance fees (this listing is an excellent example). Just as we recently examined condo common charges, this article examines co-op maintenance fees in detail, discusses how they are set, and how to avoid excessively high fees if and when possible.

What Co-op Fees Cover

In co-ops, all shareholders pay co-op fees. Generally, co-op fees include property taxes, any underlying mortgage on the building, and building insurance. In many buildings, utilities (e.g., heat and hot water, electricity, and gas) are also included in the fees. One’s fees likely also cover other regular upkeep costs (e.g., landscaping, pest control, etc.). Finally, fees cover building staff salaries and any additional services. As a result, the more staff and services found in the building, the higher the fees.

How Co-op Fees Are Set

In co-ops, fees are generally set based on the size of the apartment. As a result, if you combine two units, expect to pay higher fees. In some cases, other factors, including the floor level, may also be taken into account when setting fees.

Negotiating Co-op Fees

Co-op fees are set by the co-op board and voted on at an annual meeting for shareholders. Small fee increases are expected (e.g., to cover higher taxes or fuel costs). Also, from time to time, a building may need to temporarily charge higher fees to cover the cost of a major capital improvement or repair. For example, many buildings are forced to raise their fees as a result of façade work. However, fees can also be a source of controversy in some co-op buildings.

While some shareholders may want to renovate the lobby or install a gym and be happy to pay higher fees in the process, other shareholders may consider such additions and the related costs unnecessary. Where majority rules, however, there isn’t much a shareholder can do. Ultimately, once the fees are set, shareholders are obliged to pay the fees as long as they remain shareholders in the building. This is one of the risks of buying in a co-op building. Of course, there is always one line of recourse: Shareholders who feel spending is out of control can always get elected to their co-op board and put an end to the frivolous spending and soaring fees.

Active listings with super-low monthlies under $1,000/month

The Raymond, #1FE
$379,000 (-5%)

Midtown West | Cooperative | 1 Bedroom, 1 Bath | 450 ft²

Monthly Maintenance: $950

The Raymond, #1FE (Douglas Elliman Real Estate)

From the Listing: ARTIST'S HOME STUDIO. Primary residence or pied-a-terre. Right at the center of it all in Hells Kitchen, on a tree-lined street between 8th and 9th Avenues, this 1920 prewar apartment has all the creative energy and old world charm you could ask for.Exposed brick, high ceilings, and its oversized windows! This type of Hells Kitchen co-op is always in demand at a market-entry price in a well-established, impeccably maintained coop with live-in super, laundry, garden backyard patio and storage. See floor plan and full details here.

321 East 71st Street, #4A
$395,000 (-7.1%)

Lenox Hill | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $838

321 East 71st Street, #4A (Berkshire Hathaway HomeServices New York Properties)

From the Listing: Amazing opportunity to own a cozy starter home in a prime Upper East Side location! This gem is tucked away on a quiet, tree-lined block in a well-maintained elevator building with great amenities like a laundry room, live-in super, bike storage, and a storage room. The apartment features a bright and spacious living room with large windows, beautiful hardwood floors, and great closet space. Low maintenance fees are a major plus, and the building is pet-friendly (case by case). See floor plan and full details here.

520 West 50th Street, #B4
$395,000 (-1%)

Midtown West | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $972

520 West 50th Street, #B4 (REAL BROKER LLC)

From the Listing: Welcome to your dream home in the heart of Hell’s Kitchen! This newly renovated, loft-like co-op offers everything you need for a vibrant New York lifestyle, plus the tranquility of a garden view. Step into a space flooded with natural light from oversized windows, highlighting beautiful hardwood floors and soaring high ceilings that create an open, airy ambiance. Located on the second floor of a quiet, well-maintained building, this co-op home combines privacy with convenience. See floor plan and full details here.

220 East 82nd Street, #4RW
$430,000

Yorkville | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $843

220 East 82nd Street, #4RW (Compass)

From the Listing: Enjoy the sun, sky, lush treetops, and birdsong from this charming jewel-box on the Upper East Side. Enter through a foyer and into the living room and open kitchen, and gaze upon the two oversized, wood-framed, south-facing windows, through which light pours all day. The living room has exposed brick, gleaming hardwood floors, and a mirrored closet. The renovated chef's kitchen features a breakfast bar, a hammered copper farmhouse sink with sprayer, a Fisher & Paykel double-drawer dishwasher, a full-sized stainless steel Bosch refrigerator with wine rack, a stainless steel stove with range hood, beautiful wood cabinetry, and a granite countertop and backsplash. See floor plan and full details here.

332 West 101st Street, #5FRONT
$499,000

Riverside Dr./West End Ave. | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $979

332 West 101st Street, #5FRONT (Compass)

From the Listing: This elegant one bedroom apartment offers a serene retreat on a picturesque, tree-lined block with Riverside Park at the end of the block. This apartment has a remarkably low maintenance making the transition from renting easier. Subletting, pied a terres, parents buying for or with children, co-purchasing, guarantors, and gifting are permitted. See floor plan and full details here.

132 West 71st Street, #3
$550,000

Broadway Corridor | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $830

132 West 71st Street, #3 (Compass)

From the Listing: Make your home on a quintessential tree-lined block in this lovely Upper West Side one-bedroom, one-bathroom co-op featuring spacious interiors, great storage, and incredibly low monthly maintenance, just a block-and-a-half from Central Park. See floor plan and full details here.

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405 West 48th Street, #1FE
$620,000

Midtown West | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $587

405 West 48th Street, #1FE (Douglas Elliman Real Estate)

From the Listing: Come home to this stylish and sophisticated one bedroom apartment with very low monthly maintenance in a well-maintained building located on the best tree-lined block in Hell's Kitchen. Apartment features include 10" high ceilings, exposed brick, solid hardwood floors, in-unit laundry, super-silent Bosch dishwasher, stainless steel 5-burner gas range, stainless steel refrigerator with ice maker, vented range hood, sound-deadening front window with custom shutters, built-in storage and huge bedroom wardrobe with automatic interior lighting. See floor plan and full details here.

Southbridge Towers, #3E
$625,000

Financial District | Cooperative | 1 Bedroom, 1 Bath | 780 ft²

Monthly Maintenance: $800

Southbridge Towers, #3E (Brown Harris Stevens Residential Sales LLC)

From the Listing: East-facing one bedroom with private balcony! Lowest maintenance Downtown - includes electricity! Step into this quiet and oversized one-bedroom home and you're immediately welcomed by a wall of large east-facing windows overlooking treetops and open sky. The apartment also features a private balcony, perfect for morning coffee or taking in the tranquil cityscape. See floor plan and full details here.

The Eleanor Court, #1C
$645,000

Riverside Dr./West End Ave. | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $967

The Eleanor Court, #1C (Compass)

From the Listing: Beautiful 1 bedroom on Riverside Park block with low maintenance. Experience the benefit of both north and south exposures in this charming sanctuary, filled with graceful design details, that sits quietly perched over a private courtyard. See floor plan and full details here.

Westview, #643
$649,000

Roosevelt Island | Cooperative | 1 Bedroom, 1 Bath | 803 ft²

Monthly Maintenance: $804

Westview, #643 (Corcoran Group)

From the Listing: Apartment 643 at 625 Main Street is a spacious and serene oversized 1-bedroom, 1-bathroom home that offers a perfect escape from the hustle and bustle of city life. With its generous layout and thoughtful design, this residence provides plenty of room to live, entertain, and unwind in comfort. See floor plan and full details here.

632 West End Avenue, #2F
$650,000 (-3.7%)

Riverside Dr./West End Ave. | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $969

632 West End Avenue, #2F (Keller Williams NYC)

From the Listing: LOW MONTHLIES, PARLOR LEVEL 1BR IN CHARMING TOWNHOUSE! Welcome home to this lovely one bedroom apartment! As you enter residence 2F, you are greeted by an oversized living room with soaring 12 ft. ceilings and huge western windows looking onto a tree-lined street. The living room also features a lovely wood burning fireplace, and plenty space for a living area as well as dining area . See floor plan and full details here.

Newport East, #B1008
$695,000

Lenox Hill | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $956

Newport East, #B1008 (Corcoran Group)

From the Listing: Turnkey Gem! Fully Renovated Junior 1-Bedroom at the Newport East Incredibly low maintenance includes all utilities! Move right into this mint-condition, Junior 1-bedroom. No detail has been overlooked in this spacious, south-facing apartment, bathed in natural light from oversized windows. A large foyer opens seamlessly into the gracious living area which is generously size with ample space for both a dining area and home office, making it perfect for entertaining or working from home. See floor plan and full details here.

130 West 80th Street, #4F
$695,000

Broadway Corridor | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $988

130 West 80th Street, #4F (Compass)

From the Listing: This sponsor unit is a charming 1-bedroom, 1-bathroom apartment located on the Upper West Side of New York City. It boasts original details with a renovated kitchen, bathroom, and new hardwood floors. There’s a washer and dryer in unit along with a fireplace, adding charm to the space.The 1900 Brownstone walk-up building is situated on a quiet museum block offering a desirable location with close proximity to cultural institutions and various means of public transportation. This unit is rarely available, making it a unique opportunity to own a piece of historic charm in one of NYC’s most coveted neighborhoods. No board approval of the sale is required because it’s a sponsor unit See floor plan and full details here.

227 West 11th Street, #43
$715,000 (-1.4%)

West Village | Cooperative | 1 Bedroom, 1 Bath | 350 ft²

Monthly Maintenance: $878

227 West 11th Street, #43 (Corcoran Group)

From the Listing: Price reduced and Summer Incentive. 6 months of maintenance paid for any contract signed by August 15th! This newly renovated one-bedroom-one-bathroom home sits proudly in the heart of Manhattan's most vibrant neighborhood.

227 West 11th is a well-established coop with a laundry room and a peaceful resident's garden to escape the sounds of the city. This is a 4th floor walk-up. Pets up to 35 pounds are allowed and the building allows subletting for up to two years. Pied e-terre purchases permitted. See floor plan and full details here.

45 Spring Street, #6B
$749,000

NoLiTa/Little Italy | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $858

45 Spring Street, #6B (Compass)

From the Listing: Welcome to 214 Mulberry Street — a rarely available corner 1-bedroom in the heart of Nolita, offering incredible natural light, open views, and unbeatable downtown access. Perched on the 6th floor of a charming pre-war condop, this turnkey home features six oversized, soundproof double-pane windows (double window in the bedroom for further soundproofing), hardwood floors, and custom lighting throughout. Low monthlies, thanks to income from commercial tenants. See floor plan and full details here.

544 East 11th Street, #4A
$795,000

East Village | Cooperative | 2 Bedrooms, 1 Bath

Monthly Maintenance: $729

544 East 11th Street, #4A (Maz Group NY LLC)

From the Listing: Welcome to Residence 4A, a beautifully renovated two-bedroom, one-bathroom home in the heart of the East Village. This thoughtfully designed space features a spacious open-concept layout, sleek hardwood floors throughout, and an elegant kitchen with top-of-the-line stainless steel appliances, including a Bertazzoni range and dishwasher. See floor plan and full details here.

Master, #404
$795,000

Riverside Dr./West End Ave. | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $986

Master, #404 (Corcoran Group)

From the Listing: This picture-perfect one-bedroom home with Direct River and Park views has been meticulously renovated and is ready for move-in! From its coffered ceilings to natural walnut flooring, this stunning sanctuary at the famed Master Apartments is bathed in light. No detail was overlooked to curate this elegant home which includes new baseboards, brass door hardware and ceiling mouldings.This renovation highlights the natural Pre War charm of the apartment, including the entry archway and 9-foot 8-inch-high beamed ceilings. See floor plan and full details here.

345 West 4th Street, #8
$849,000 (-3.4%)

West Village | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $998

345 West 4th Street, #8 (Compass)

From the Listing: Discover "Villa Blanc," a delightful one-bedroom co-op located in a historic townhouse in the vibrant West Village. This bright and airy home is situated on the third floor, offering a peaceful retreat with its east-facing windows. The space is beautifully designed with a decorative fireplace, light hardwood floors, and high ceilings that create an open and inviting atmosphere. See floor plan and full details here.

The St Elmo, #2NE
$895,000

Broadway Corridor | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $199

The St Elmo, #2NE (The Agency Brokerage)

From the Listing: FULLY RENOVATED WITH IN UNIT WASHER DRYER AND $199/Month MAINTENANCE? Believe it! Welcome to this stunning, sunny, newly renovated 1BR in the best Upper West Side location.Beautiful brand new open kitchen features Stainless Steel Appliances : Samsung Stove and Refrigerator, Bosch Dishwasher, Cambria Countertops, and tons of cabinet storage and work space. See floor plan and full details here.

229 East 4th Street, #3
$995,000

East Village | Cooperative | 2 Bedrooms, 1 Bath

Monthly Maintenance: $1089

229 East 4th Street, #3 (Corcoran Group)

From the Listing: 229 East 4th Street, Apt. 3 is a rare opportunity to own a bright and character-filled two bedroom, one-bath HDFC co-op nestled just two flights up in a charming, pet-friendly building on the Lower East Side/East Village/Alphabet City. This thoughtfully renovated home boasts high ceilings, maple hardwood floors, a floor-through layout, brand-new windows, abundant storage and best of all is in one of NYC's most desirable locations, close to Tompkins Square Park, East River Park, great transportation and a multitude of reknowned restaurants, bars and clubs. See floor plan and full details here.

702 East 5th Street, #5E
$1,150,000 (-8%)

East Village | Cooperative | 2 Bedrooms, 2 Baths

Monthly Maintenance: $920

702 East 5th Street, #5E (Compass)

From the Listing: Your unicorn has arrived! Perched atop an intimate East Village HDFC, this jewel box of a home is truly something special. Spanning two light-filled levels and wrapped in 17 windows with three exposures, the apartment is simply bursting with natural light and remarkable views. See floor plan and full details here.

Cumberland House, #2H
$1,399,000 (-6.7%)

Park/Fifth Ave. to 79th St. | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $444

Cumberland House, #2H (Brown Harris Stevens Residential Sales LLC)

From the Listing: Welcome home to this renovated, turnkey 1-bed, 1-bath home with your own outdoor space. Featuring a private outdoor terrace, elegant mahogany trim, and a spacious living area with built-in bookcases and soffit lighting, it's an ideal home or pied-a-terre. The kitchen is equipped with Viking appliances and Carrera marble countertops, while the bathroom boasts marble walls and Waterworks fixtures. See floor plan and full details here.

134 Duane Street, #4S
$2,000,000

Tribeca | Cooperative | 2 Bedrooms, 1.5 Baths

Monthly Maintenance: $800

134 Duane Street, #4S (Douglas Elliman Real Estate)

From the Listing: This peaceful south-facing loft is the perfect marriage of Prewar charm and modern upgrades and conveniences, boasting 11-foot ceilings, cast iron columns, exposed brick, central A/C, beautiful walnut hardwood floors throughout, filtered cold water, and Bosch washer/dryer units. The sprawling living room, which features a flexible layout and a wall of massive windows, is overlooked by a renovated open kitchen with a gas Wolf range, Liebherr refrigerator, dishwasher, garbage disposal, custom cabinetry, quartzite countertop and breakfast bar, and adjacent powder room. See floor plan and full details here.

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Contributing Writer Cait Etherington Cait Etherington has over twenty years of experience working as a journalist and communications consultant. Her articles and reviews have been published in newspapers and magazines across the United States and internationally. An experienced financial writer, Cait is committed to exposing the human side of stories about contemporary business, banking and workplace relations. She also enjoys writing about trends, lifestyles and real estate in New York City where she lives with her family in a cozy apartment on the twentieth floor of a Manhattan high rise.

Read Full Bio | Contact Cait Etherington

This is your member's center

In this article:

What Co-op Fees Cover

How Co-op Fees Are Set

Negotiating Co-op Fees

Active listings with super-low monthlies under $1,000/month

The Raymond, #1FE
$379,000 (-5%)

321 East 71st Street, #4A
$395,000 (-7.1%)

520 West 50th Street, #B4
$395,000 (-1%)

220 East 82nd Street, #4RW
$430,000

332 West 101st Street, #5FRONT
$499,000

132 West 71st Street, #3
$550,000

Select which properties are of interest to you:

405 West 48th Street, #1FE
$620,000

Southbridge Towers, #3E
$625,000

The Eleanor Court, #1C
$645,000

Westview, #643
$649,000

632 West End Avenue, #2F
$650,000 (-3.7%)

Newport East, #B1008
$695,000

130 West 80th Street, #4F
$695,000

227 West 11th Street, #43
$715,000 (-1.4%)

45 Spring Street, #6B
$749,000

544 East 11th Street, #4A
$795,000

Master, #404
$795,000

345 West 4th Street, #8
$849,000 (-3.4%)

The St Elmo, #2NE
$895,000

229 East 4th Street, #3
$995,000

702 East 5th Street, #5E
$1,150,000 (-8%)

Cumberland House, #2H
$1,399,000 (-6.7%)

134 Duane Street, #4S
$2,000,000

This is your member's center

In this article:

What Co-op Fees Cover

How Co-op Fees Are Set

Negotiating Co-op Fees

Active listings with super-low monthlies under $1,000/month

Select which properties are of interest to you:

Select which properties are of interest to you:

Listings in this article

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