ZIP codes 10021, 10028, 10065, 10075, 10128 · DOF Supplemental Market Value Roll, July 2026
Manhattan's largest concentration of exposure
The Upper East Side — ZIP codes 10021, 10028, 10065, 10075 and 10128 — carries 32,693 condo and co-op units on the Department of Finance roll, and 4,603 of them (14%) sit above the $1,000,000 market-value line that triggers the pied-à-terre surcharge. That is the largest number of over-threshold units of any Manhattan neighborhood, and it produces the biggest total exposure in the borough: a maximum combined annual surcharge of $293.8 million if none of those units qualified for an exemption.
The median DOF market value here is $474,267, which sits comfortably below the threshold — a reminder that the surcharge lands on a distinct band of higher-value apartments rather than the neighborhood at large. But the concentration at the top is unmatched, driven by Fifth, Park and Madison Avenue pre-war buildings, the Museum Mile blocks, and a newer generation of condos along the avenues and side streets.
Why the co-op valuation is the whole question
Much of the Upper East Side's housing stock is co-ops, and that changes how an owner figures out whether they are exposed. The surcharge is charged on the unit's DOF market value — the "Market Value" line on the Notice of Property Value — not the assessed value and not the last sale price. For a co-op, DOF values the entire building as a single lot and imputes a per-unit value by fractional share, published on its July 2026 Supplemental Market Value Roll. An owner usually cannot read that figure off any document in their own files.
That is why a Gold Coast apartment that traded high can still show a DOF market value well under $1,000,000, and why one that seems modest can land over the line. Conquest resolves co-op unit values directly from that roll, with no share percentage needed from the owner. Once a unit clears $1,000,000, the rate applies to the full market value: 4% from $1M to $3M, 5.25% from $3M to $5M, and 6.5% above $5M — so a $1.5 million co-op faces $60,000 a year.
Old-money second homes, out-of-town owners
The surcharge only applies in years a unit is not someone's primary residence, which is precisely the profile of a great many Upper East Side apartments: pieds-à-terre, inherited co-ops, and homes held by owners who live most of the year elsewhere. Effective July 1, 2026, Phase 1 runs through June 30, 2028, with a Phase 2 re-test on comparable sales in 2028. The exposure is not spread evenly — it clusters in a handful of large buildings, which is where the most-exposed buildings below come in.
| Building | Units over $1M |
|---|---|
| 200 East 95 Street | 63 |
| 33 East 70 Street | 56 |
| 200 East 69 Street | 44 |
| 301 East 80 Street | 44 |
| 255 East 77 Street | 43 |
| 980 Fifth Avenue | 43 |
Frequently asked questions
Does the pied-à-terre tax apply to Upper East Side co-ops?
Yes. The surcharge applies to any condo or co-op unit with a DOF market value over $1,000,000 in a year it is not someone's primary residence. Since much of the Upper East Side is co-ops, the co-op valuation is usually the deciding factor. On the UES, 4,603 units — 14% of the 32,693 on the roll — sit above the threshold.
How is my UES co-op valued for the surcharge?
DOF values the whole co-op building as one lot and imputes a per-unit value by your fractional share, published on its July 2026 Supplemental Market Value Roll. The surcharge is charged on that DOF market value — not your assessed value and not your last sale price. Conquest reads your unit's value directly from the roll, so you don't need to supply a share percentage.
My Fifth Avenue co-op sold high but shows a low DOF value — why?
Because the surcharge is charged on DOF market value, not sale price. For a co-op, DOF values the entire building as one lot and imputes each unit's value by fractional share on its July 2026 roll. That imputed figure can sit well below a recent sale price, so an apartment that traded high may still show a DOF value under $1,000,000 — or just over it.
Which Upper East Side buildings have the most units over the threshold?
By count of units above $1,000,000, the leaders are 200 East 95 Street (63), 33 East 70 Street (56), 200 East 69 Street (44), 301 East 80 Street (44), 255 East 77 Street (43) and 980 Fifth Avenue (43). These clusters explain why the UES carries the largest concentration of exposure of any Manhattan neighborhood.
How much is the surcharge on an Upper East Side apartment?
Once a unit's DOF market value clears $1,000,000, a flat rate applies to the full value: 4% from $1M to $3M, 5.25% from $3M to $5M, and 6.5% above $5M. So a $1.5 million apartment owes $60,000 a year, and a $6 million one owes $390,000. It applies only in years the unit is not a primary residence.
I'm an out-of-town owner of a UES pied-à-terre — how do I avoid it?
There are three ways to owe nothing in a given year: occupy the unit as a primary residence more than half the year (yours or an immediate family member's — spouse, child, sibling, parent, grandparent or grandchild); lease it arm's-length for 12 or more months; or sell it. If none applies, the surcharge is due on the full DOF market value.
A DOF notice arrived — what do I do?
Find the "Market Value" line on the Notice of Property Value; that figure, not your assessed value or sale price, is what the surcharge is charged on. Check whether it exceeds $1,000,000 and whether the unit will be a primary residence, leased 12-plus months, or sold that year. For a co-op, the value comes from DOF's building-wide roll, which Conquest can resolve for you.
How do I check my UES unit's DOF value for free?
Look at the "Market Value" line on your DOF Notice of Property Value, or your property record on the Department of Finance website. For a co-op this is trickier, because DOF values the whole building and imputes each unit's value by fractional share on its July 2026 roll. Conquest pulls that per-unit figure directly from the roll at no cost to you.
When does the pied-à-terre surcharge take effect on the Upper East Side?
It takes effect July 1, 2026. Phase 1 runs through June 30, 2028, using DOF market values, and Phase 2 re-tests values on comparable sales in 2028. It applies only in years a unit is not a primary residence, so an owner's exposure can change year to year depending on how the apartment is used.
Own in Upper East Side? Get your exact number.
Free emailed report: your unit's official DOF market value — co-ops resolved directly from the roll, no share percentage needed — the surcharge test, and a rent-versus-sell comparison if you're over the line. Usually within the hour.
Check My Unit — FreeMethodology. Figures aggregate DOF's Supplemental Market Value Roll (July 2026) for ZIP codes 10021, 10028, 10065, 10075, 10128; ZIP boundaries approximate neighborhood borders, so edge blocks may sit in an adjacent total. Condo, co-op and mixed condo units only. "Max annual surcharge" assumes no unit qualifies for an exemption; actual collections will be lower. The surcharge is a flat statutory rate on the unit's full DOF market value once over the $1,000,000 threshold, charged only for years the unit is not a primary residence. Educational information, not tax or legal advice.