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

33 West 75th Street, #PARLOUR (ALTA Real Estate)

Monday, Aug 10, 2026 By Cait Etherington

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 sales data for Manhattan apartments shows that the average closing price of condos in Q2 2026 was $2.84 million and just over $1.5 million for co-ops.

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 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).

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

45-14 43rd Street, #4D
$345,000 (-2.8%)

Sunnyside | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $927

45-14 43rd Street, #4D (Brown Harris Stevens Residential Sales LLC)

From the Listing: Come see this large pre-war one-bedroom co-op apartment located in Sunnyside. Prime location, just a few blocks to the # 7 train at the 40th street subway stop. You can be in Manhattan in 15 minutes! You'll be walking distance to the main shopping district of Sunnyside, with great restaurants, gourmet grocery stores and fun night life steps from your door. See floor plan and full details here.

Addison Hall, #603
$369,000

Midtown West | Cooperative | Studio, 1 Bath

Monthly Maintenance: $967

Addison Hall, #603 (Corcoran Group)

From the Listing: Welcome home to a gem of a studio on West 57th Street in the Addison Hall. Up on the 6th floor, #603 faces sunny south with beautiful natural sunlight all day. Located in the vibrant Hell's Kitchen neighborhood, this lovely studio apartment in this highly sought-after cooperative, offers the best of modern upgrades and pre-war charm; solid construction, stunning high, beamed ceilings, hardwood floors, a windowed bathroom and open city views. Maintenance includes heat, water and gas, affordable bulk-rated cable and WiFi. See floor plan and full details here.

227 East 87th Street, #3B
$375,000

Yorkville | Cooperative | Studio, 1 Bath | 325 ft²

Monthly Maintenance: $807

227 East 87th Street, #3B (The Agency Brokerage)

From the Listing: Welcome to this sun filled studio perfectly situated on a charming, tree-lined side street while only one short block from everything you need! With a coveted southern exposure, this inviting home is filled with natural light and offers tranquil foliage views. This thoughtfully designed apartment features high ceilings, beautiful strip hardwood floors, and elegant crown moldings. See floor plan and full details here.

136 West 70th Street, #3
$400,000

Lincoln Center | Cooperative | Studio, 1 Bath

Monthly Maintenance: $719

136 West 70th Street, #3 (Douglas Elliman Real Estate)

From the Listing: Beautiful, charming pre-war studio located in the Lincoln Square neighborhood of the famed Upper West Side. This enchanting apartment has high ceilings, delightful exposed red brick walls and captivating replica copper tin ceiling reflecting the style of a hundred years ago. There's marble window sills and both the kitchen and bathroom were updated some years ago and kept in very good condition. See floor plan and full details here.

Master, #1110
$449,000

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

Monthly Maintenance: $812

Master, #1110 (Keller Williams NYC)

From the Listing: Perched on the eleventh floor of the landmark Master Apartments — one of the Upper West Side's most storied Art Deco addresses — this south-facing studio offers something increasingly rare in Manhattan: genuine craftsmanship, thoughtful design, and a quiet that feels worlds away from the city below. Antique French doors salvaged from J.P. Morgan's summer estate add a layer of provenance that simply cannot be replicated. See floor plan and full details here.

45-08 40th Street, #D51
$450,000

Sunnyside | Cooperative | 1 Bedroom, 1 Bath | 795 ft²

Monthly Maintenance: $741

45-08 40th Street, #D51 (Compass)

From the Listing: Large and quite top floor one-bedroom with tons of natural light! This stunning one-bedroom boast a beautifully designed kitchen with a farmhouse sink and washer/dryer combo and oversized window. The massive bedroom offers unexpecting far reaching views of the skyline. With hardwood floors throughout this is a place to call home! See floor plan and full details here.

56 West 82nd Street, #16
$450,000

Central Park West | Cooperative | Studio, 1 Bath | 395 ft²

Monthly Maintenance: $882

56 West 82nd Street, #16 (Douglas Elliman Real Estate)

From the Listing: A fantastic opportunity to own your dream studio on one of the Upper West Side's most desirable and picturesque blocks, just moments from Central Park. This charming and inviting home features soaring nearly 12-foot ceilings, original hardwood floors, and beautiful exposed brick, creating a warm character-filled atmosphere flooded with natural light. The surprisingly spacious kitchen is in excellent condition and offers full-size stainless steel appliances. See floor plan and full details here.

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The Manchester, #6H
$475,000

Jackson Heights | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $995

The Manchester, #6H (Douglas Elliman Real Estate)

From the Listing: Huge one-bedroom! Live in super, pet friendly. The 34th Avenue Experience, Travers Park, NEW ROOF DECK! Bike Room & Storage,30 Minutes to Grand Central. This building has everything. The Mansfield, one of the best run buildings in the Jackson Heights historic districts. See floor plan and full details here.

22 Cornelia Street, #12
$475,000

Greenwich Village | Cooperative | Studio, 1 Bath

Monthly Maintenance: $942

22 Cornelia Street, #12 (Sothebys International Realty)

From the Listing: Welcome to this fully renovated and thoughtfully designed studio in the heart of the West Village. Situated on the third-floor walk-up and overlooking the tree-lined Cornelia Street, this charming home blends prewar character with modern finishes. The apartment features high ceilings, exposed brick, a decorative fireplace, 5-inch oak plank floors, contemporary lighting, a ceiling fan, and custom-built walnut cabinetry and closet space throughout. See floor plan and full details here.

35-11 85th Street, #4K
$499,000

Jackson Heights | Cooperative | 2 Bedrooms, 1 Bath

Monthly Maintenance: $958

35-11 85th Street, #4K (Compass)

From the Listing: Apartment 4K at Roosevelt Terrace is a bright and welcoming two-bedroom home offering exceptional outdoor space, thoughtful updates, and abundant storage in the heart of Jackson Heights. A standout feature of the apartment is its screened-in private terrace. Perched just above the treetops, it serves as an extension of the living space and offers a comfortable spot for morning coffee, outdoor dining, container gardening, or simply relaxing outdoors. Monthly maintenance includes all utilities, with a small additional surcharge for air conditioners. See floor plan and full details here.

The Filmore, #1W
$499,000

Jackson Heights | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $813

The Filmore, #1W (Douglas Elliman Real Estate)

From the Listing: Huge one-bedroom in the1934 Fillmore Hall. Ground floor luxury with a grand new kitchen. The bedroom, the living room and the kitchen are enormous. The architect must have been in heaven to design this wonderful property. See floor plan and full details here.

345 East 69th Street, #11A
$499,950

Lenox Hill | Cooperative | Studio, 1 Bath

Monthly Maintenance: $931

345 East 69th Street, #11A (Corcoran Group)

From the Listing: Perched on a high floor with expansive northern and western exposures, Residence 11A is a bright and inviting corner studio offering open city views, beautiful natural light throughout the day, and a flexible layout rarely found in a studio apartment. Upon entering, you are welcomed by a generous wall of closets providing exceptional storage. The thoughtfully designed floor plan offers distinct areas for living, dining, sleeping, and work from home, creating the feel of a much larger residence. Building maintenance has been reduced by 9 percent year over year. See floor plan and full details here.

Newport East, #C204
$515,000 (-1.9%)

Lenox Hill | Cooperative | Studio, 1 Bath

Monthly Maintenance: $795

Newport East, #C204 (Corcoran Group)

From the Listing: Welcome to Newport East, one of the Upper East Side's most established full-service cooperatives, offering long-term value, exceptional convenience, and extremely low monthly carrying costs that include all utilities. This tastefully renovated move-in ready studio blends comfort and style with pristine wide plank hardwood floors, abundant custom closets, designer lighting, stainless steel appliances, a beautifully updated bath, and thoughtful upgrades throughout including luxury Hansgrohe fixtures and a three-stage water filtration system. See floor plan and full details here.

The Tristan, #2F
$520,000

Central Park West | Cooperative | Studio, 1 Bath

Monthly Maintenance: $967

The Tristan, #2F (Weichert Properties)

From the Listing: Located just in from Central Park in the heart of Lincoln Square, this move-in ready prewar studio offers excellent potential for conversion to a junior one-bedroom within a boutique Art Deco cooperative on one of the Upper West Side's most desirable blocks. Classic architectural details include a sunken living room, high beamed ceilings, and original prewar elements that create warmth, character, and timeless New York appeal. See floor plan and full details here.

119 West 80th Street, #2F
$590,000 (-1.7%)

Broadway Corridor | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $800

119 West 80th Street, #2F (Compass)

From the Listing: Located in an Upper West Side brownstone, this charming 1 bedroom seamlessly blends classic pre-war character with modern comfort in one of NYC's most sought-after neighborhoods. Perfectly positioned on a picturesque block in the heart of the Upper West Side, this unit represents an exceptional opportunity for both end-users and investors alike- just STEPS away from Central Park! See floor plan and full details here.

The Powellton, #4K
$599,000

Broadway Corridor | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $690

The Powellton, #4K (Brown Harris Stevens Residential Sales LLC)

From the Listing: This high-ceilinged 1-bedroom home boasts a terrifically LOW maintenance and is located in The Powellton, an elevator-serviced prewar co-op with full-time doorman and gorgeous turn-of-the-century masonry! Facing east, this inviting sanctuary of an apartment boasts 9-foot ceilings, beautiful strip hardwood floors, oversize windows, a generously sized bedroom, an open kitchen, and a windowed bathroom! See floor plan and full details here.

119 West 80th Street, #3F
$610,000 (-1.6%)

Broadway Corridor | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $800

119 West 80th Street, #3F (Compass)

From the Listing: Unit 3F features a smart, efficient layout with great natural light and classic prewar character. Here you will find soaring 10-foot ceilings, a decorative fireplace, a comfortable living area, a well-proportioned bedroom, and the flexibility to make it your own. Cash purchase only. See floor plan and full details here.

Astoria Lights, #D-6
$628,888

Astoria/LIC | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $771

Astoria Lights, #D-6 (Nest Seekers LLC)

From the Listing: Welcome to Residence D6 at Astoria Lights, a sought-after full-service community in the heart of Astoria offering an exceptional collection of lifestyle amenities and beautifully maintained grounds. Residents enjoy access to a communal sky deck, landscaped courtyard with dining areas, fitness center, resident lounge, co-working space, children's play area, bocce court, bike storage, personal storage, and on-site laundry facilities. Perched on the top floor as a desirable corner residence, this sun-drenched one-bedroom home is flooded with natural light throughout the day. See floor plan and full details here.

301 East 62nd Street, #14-J
$635,000

Lenox Hill | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $872

301 East 62nd Street, #14-J (Nest Seekers LLC)

From the Listing: Welcome to Residence 14J at 301 East 62nd Street, a bright and thoughtfully configured junior one-bedroom perched on a high floor of this sought-after full-service cooperative. Flooded with natural light and showcasing open city views, this well-proportioned home offers a flexible layout that maximizes both living and entertaining space. The separate sleeping area provides privacy while maintaining an airy, open feel throughout the residence. See floor plan and full details here.

278 West 86th Street, #5A
$659,000 (-5.9%)

Riverside Dr./West End Ave. | Cooperative | 1 Bedroom, 1 Bath | 550 ft²

Monthly Maintenance: $893

278 West 86th Street, #5A (Douglas Elliman Real Estate)

From the Listing: One-bed, one-bath with a PRIVATE 500-square-foot roof deck terrace nestled in a landmarked 19th-century townhouse. The roof deck is furnished, planted with an irrigation system and lighting both on timers. Very low maintenance of $893 per month! Great light and open views. The apartment floors have refinished and stained. Brand new windows throughout. See floor plan and full details here.

Southbridge Towers, #13N
$750,000

Financial District | Cooperative | 1 Bedroom, 1 Bath | 750 ft²

Monthly Maintenance: $945

Southbridge Towers, #13N (Brown Harris Stevens Residential Sales LLC)

From the Listing: Step into this sun-drenched, fully gut-renovated one-bedroom home with an open, airy layout. Perched on a high floor, the residence captures open city and water views that flood the space with light. A private balcony extends the living space outdoors, bathed in natural light and framing beautiful East River and bridge views. See floor plan and full details here.

582 Morgan Avenue, #3L
$770,000

Greenpoint | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $620

582 Morgan Avenue, #3L (The Agency Brokerage)

From the Listing: Warm and minimalist, a renovated floor-through in a vibrant part of Greenpoint near McGolrick Park. Apartment 3L at 582 Morgan Ave feature wide plank pine flooring, 9-foot ceilings with 6 recently upgraded windows, custom finished plywood sliding bedroom doors, and a large separate area off living room perfect for a studio or office. East and west exposures bring AM and PM sunlight. HDFC co-op. See floor plan and full details here.

163 Ocean Avenue, #6J
$785,000

Prospect Lefferts Gardens | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $729

163 Ocean Avenue, #6J (Compass)

From the Listing: Welcome home to this beautifully renovated, oversized one-bedroom residence that perfectly blends modern finishes with exceptional functionality. Bathed in natural light, this spacious home features an expansive living room with three oversized windows, creating a bright and inviting space ideal for both relaxing and entertaining. Sponsor sale, no board approval required. See floor plan and full details here.

Columbus Park Tower, #4-B
$840,000 (-5.1%)

Broadway Corridor | Cooperative | 2 Bedrooms, 1 Bath

Monthly Maintenance: $998

Columbus Park Tower, #4-B (R New York)

From the Listing: A rare opportunity to own on the Upper West Side in one of the neighborhood's most sought-after addresses — Columbus Park Towers .Unit 4B is a spacious two-bedroom, one-bathroom co-op with a private balcony and open eastern and northern exposures, offering natural light and open sky views. See floor plan and full details here.

133 West 75th Street, #PARLOUR
$975,000

Broadway Corridor | Cooperative | 1 Bedroom, 1 Bath

Monthly Maintenance: $847

133 West 75th Street, #PARLOUR (ALTA Real Estate)

From the Listing: Come see this amazingly tasteful gut renovation on a 2nd floor brownstone apartment off 75th and Columbus Ave in the heart of the Upper Westside. The stunning home features 12' ceilings, crown moldings, open chef's kitchen, washer dryer, Mitsubishi split pipe central air conditioning, decorative fireplace, large windowed bedroom, and a charming private terrace overlooking a quiet yard with townhouse views. 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

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

45-14 43rd Street, #4D
$345,000 (-2.8%)

Addison Hall, #603
$369,000

227 East 87th Street, #3B
$375,000

136 West 70th Street, #3
$400,000

Master, #1110
$449,000

45-08 40th Street, #D51
$450,000

56 West 82nd Street, #16
$450,000

Select which properties are of interest to you:

The Manchester, #6H
$475,000

22 Cornelia Street, #12
$475,000

35-11 85th Street, #4K
$499,000

The Filmore, #1W
$499,000

345 East 69th Street, #11A
$499,950

Newport East, #C204
$515,000 (-1.9%)

The Tristan, #2F
$520,000

119 West 80th Street, #2F
$590,000 (-1.7%)

The Powellton, #4K
$599,000

119 West 80th Street, #3F
$610,000 (-1.6%)

Astoria Lights, #D-6
$628,888

301 East 62nd Street, #14-J
$635,000

278 West 86th Street, #5A
$659,000 (-5.9%)

Southbridge Towers, #13N
$750,000

582 Morgan Avenue, #3L
$770,000

163 Ocean Avenue, #6J
$785,000

Columbus Park Tower, #4-B
$840,000 (-5.1%)

133 West 75th Street, #PARLOUR
$975,000

Two full baths for under $1M: NYC apartments that make sharing easier

New HDFC Listings: Newly listed affordable co-ops throughout NYC from $120K

Price Cuts: Millions slashed off trophy penthouses at One Hundred Barclay Tribeca; Historic Gramercy townhouse down by $9M

Beautiful New York City apartments with exposed brick walls from $395K

Price Cuts: $3M off Paul Rudolph’s kaleidoscopic townhouse; once-in-a-lifetime listings reduced on the UWS and West Village

Open House New York: Our Must-See Picks + NYC Listings to Tour This Weekend

Dramatic NYC apartments for sale with sunken living rooms from $369K

Price Cuts: Sting’s former 15 CPW duplex gets $5M chop; Gold Coast penthouses see deep discounts

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

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:

Related Listings

Related Links

Tags:

Related Articles

Two full baths for under $1M: NYC apartments that make sharing easier

New HDFC Listings: Newly listed affordable co-ops throughout NYC from $120K

Price Cuts: Millions slashed off trophy penthouses at One Hundred Barclay Tribeca; Historic Gramercy townhouse down by $9M

Beautiful New York City apartments with exposed brick walls from $395K

Price Cuts: $3M off Paul Rudolph’s kaleidoscopic townhouse; once-in-a-lifetime listings reduced on the UWS and West Village

Open House New York: Our Must-See Picks + NYC Listings to Tour This Weekend

Dramatic NYC apartments for sale with sunken living rooms from $369K

Price Cuts: Sting’s former 15 CPW duplex gets $5M chop; Gold Coast penthouses see deep discounts

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