Four of the ten most expensive Manhattan contracts signed in the week of August 31 to September 6, 2026 were in Tribeca. Every one of them was in an existing building. They included 61 North Moore Street #3W at a $6.5 million ask, 16 Hudson Street #PH6A at $5.65 million, the Dietz Lantern Building at 429 Greenwich Street #6A at $5.25 million, and a residence at 450 Washington Street asking just under $5 million. 61 North Moore #3W closed on September 30 at $6.25 million, about 3.8 percent below its ask.

Buyers comparing these lofts against something new will find very little new to compare them with. Tribeca does have a pipeline. Each project in it is reaching the market through one of two approval routes, and the route decides how many homes a building can hold and when they can be sold. Inside the historic districts, Landmarks review produces conversions of five to thirteen units. Just outside them, zoning authorizations and bought development rights produce buildings of 72 and 106 units. None of these buildings is scheduled to start sales before 2027.

Resale lofts are carrying today's demand

The shortage of new product runs across Manhattan. Tribeca shows it more sharply than most. In the third quarter of 2026, Manhattan sponsor listings fell 22 percent year over year to 564 units. That is the lowest level since the fourth quarter of 2012 and the thirteenth straight quarterly decline. Total Manhattan active listings dropped to 6,354, the thinnest third-quarter supply since 2017. Over the same quarter, Downtown sales rose 21 percent and the Downtown median price rose 17 percent to $1.70 million. Resale condos across Manhattan posted a record median of $1.65 million on a 15 percent rise in sales.

Those Downtown figures cover a wider area than Tribeca. They still show buyers moving into existing condos while new supply is scarce. Negotiating room in September 2026 points the same way. Manhattan condo contracts signed that month came in an average of 4.5 percent below last ask, against 1.9 percent for co-ops. The 3.8 percent gap at 61 North Moore is close to that condo average. It doesn't suggest a market where sellers are cutting prices to compete with new launches.

Inside the district lines, Landmarks sets the unit count

Most of Tribeca sits within the Tribeca West, East, North and South Historic Districts. Any change to a building there goes through the Landmarks Preservation Commission, and the city's LPC map shows district status building by building. When a district building becomes a condo, the old structure sets the limits. Its envelope, floor plates and street wall fix how many homes fit inside.

At 139 Franklin Street, the former Sofia Brothers warehouse that later served as a storage facility, Broad Street Development and TPG Angelo Gordon plan 13 homes inside a retained historic envelope. Rawlings Architects designed the scheme. Tribeca Citizen reported the details of the approved work: rear fire escapes and a rear-yard extension removed, the loading-dock canopy restored with glass cladding, and the water tower replaced by screened mechanical equipment. Planned amenities include a fitness center, a coworking lounge, a children's playroom and a shared roof terrace. Sales are targeted for the first quarter of 2027, with delivery in the third quarter.

Next door, CNY Group's conversion of 143 Franklin Street into 10 condos won unanimous LPC approval on February 3, 2026. The studioMDA design adds a rooftop addition, new windows and ground-floor doors, and cornice repairs, and removes the upper-level fire escapes. No sales date has been announced.

32 Walker Street, in the Tribeca East Historic District, is the one finished example. It pairs restored 19th-century cast-iron facades with new limestone construction and holds just five residences. Urban Capital Group and Prosper Property Group developed it, with design by SOMA and The Turett Collaborative. As of mid-October 2026, three homes were in contract. The two still offered were asking $11.495 million for Apartment 2 and $17.995 million for the penthouse.

Inside the districts, then, new construction means few homes and a lot of preservation detail. Together, the three projects add 28 homes.

Just outside, the zoning code does the arithmetic

Sites at the edge of the districts follow a different process, and they produce larger buildings. According to Tribeca Citizen, 101 Franklin Street, also known as 250 Church, sits just outside both the Tribeca East and Tribeca West districts. The 17-story 1940s building, the former headquarters of the city's Human Resources Administration, is being enlarged into a 21-story, 304-foot condominium with 72 residences. The developers are Skylight Real Estate Partners, Cannon Hill Capital Partners and TPG, with design by Steven Harris Architects, as New York YIMBY reported in March.

Landmarks didn't decide this project's size. A City Planning authorization under Section 75-23 of the Zoning Resolution did, modifying the height and setback rules and the inner-court requirements for the alteration, enlargement and conversion. The application and its plans are on the city's Zoning Application Portal. 6sqft reported that Manhattan Community Board 1 approved the proposal in March 2026. The authorization then appeared in the June 17 City Record. No sales date or pricing has been announced.

65 Franklin Street, at the corner of Broadway, shows the same process at its most aggressive. In March, Tribeca Citizen set out how the building's height was assembled, step by step:

1. The underlying zoning allowed a 155-foot base before a setback and a maximum height of 215 feet.
2. Inclusionary housing certificates, bought and applied to another site, raised the permitted height to 235 feet by adding floor area.
3. Development rights from the landmarked Cast Iron Building at 361 Broadway and from 356 Broadway next door would take the tower from 235 to 293 feet. That step needs city approval.

Combined, those steps make the building 36 percent larger than the original zoning allowed. Sky Equity Group, the developer, has COOKFOX Architects designing a 24-story tower with 106 condominiums, two floors of commercial space and a 24-space garage. The building broke ground in April, and Tribeca Citizen's October 16 update says sales are slated to launch in 2027. The landmark transfer and height authorization, filed with City Planning as ZAP 2025M0449, were described as proposed actions in an April City Record environmental notice and in a May state environmental notice. The state notice described an earlier version of the scheme with 137 units and a height of 294 feet. The 106-unit count comes from the more recent October reporting.

According to Tribeca Citizen, the neighbors at 356 Broadway, who sold their development rights to the project, negotiated penalties that apply if the developers fall behind schedule. The arrangement links the timing of the neighborhood's largest pending condo launch to a contract between neighbors. Construction is already affecting the block: Sky Equity's Department of Transportation permit to close Franklin Street for cranes and concrete trucks ran through November 4.

The calendar, side by side

The 75 West Broadway entry needs a note. Prosper Property Group, a partner at 32 Walker, acquired the long-stalled corner site at Warren Street and plans a 10-story building of 23 condos above retail, designed by BKSK Architects. The developer's project page gives an anticipated completion of 2027. A project listing updated September 1, 2026 gives a later, more detailed schedule, which the table uses: sales in the fourth quarter of 2027 and delivery in the second quarter of 2028.

Of the 229 homes in the table, 178 are in the two buildings that went through the zoning process. The three Landmarks projects account for 28, the same total as earlier. Most of Tribeca's future condo supply will come from two buildings on the edge of the historic districts. The boutique conversions inside the districts that buyers often picture when they think of Tribeca make up a small share.

What this means for a buyer comparing now

Through most of 2027, a buyer who wants something new in Tribeca will be choosing among a handful of boutique offerings. That buyer would weigh 32 Walker's remaining two homes, the 13 at 139 Franklin and, eventually, 143 Franklin's 10 against a deep resale market of converted lofts. If 65 Franklin and 101 Franklin keep to their schedules, they will add the first sizable block of new condos. Until then, the resale loft sets prices in Tribeca because buyers have little else to choose from.

The two routes also produce different buildings. The district conversions keep their cast-iron and masonry shells, and their plans follow the original structure. The zoning-route buildings are taller enlargements with full-floor amenities and garages. That gap shows up in more than price. It affects unit count, the number of neighbors sharing a building, and how a residence will compare at resale with its neighbors down the street.

Frequently Asked Questions

Is 31–35 Lispenard Street part of the condo pipeline? Apparently not. On April 14, 2026, LPC unanimously approved an eight-story building of 19 apartments by SilverLining Development in the Tribeca East Historic District. 6sqft described it as likely rental housing.

Could 65 Franklin's final height change? The 293-foot plan depends on a landmark development-rights transfer that state and city notices described as a proposed action. Until a final City Planning decision appears, the height and unit count should be treated as planned figures.

Which Tribeca condo launches first in 2027? On current targets, 139 Franklin Street, with sales planned for the first quarter of 2027.

If you're deciding whether to buy a Tribeca loft now or wait for the 2027 launches on Franklin Street, Tony Sargent can set the specific resale homes you're considering against what each pipeline building is likely to offer and when. Schedule a Confidential Consultation.