Rochester’s downtown and East End condo market just had its best year since 2007 — and 2026 is about to get even tighter.
In 2025, 112 condos closed downtown/East End — a +31% increase over 2024 — with median price per square foot hitting $298 (up 9.7% YoY) and average days on market dropping to 45.
| Building | Units | Price Range | Avg HOA/mo | Key Amenities | 2025 Sales |
|---|---|---|---|---|---|
| Tower280 | 181 | $395k–$1.6M | $520–$680 | Rooftop terrace, gym, concierge, dog wash | 38 |
| The Metropolitan | 156 | $350k–$1.2M | $420–$590 | Pool, theater room, wine storage | 31 |
| Erie Harbor | 94 | $375k–$895k | $480–$620 | Marina slips, sauna, fitness center | 22 |
| 120 East Ave (new 2026) | 80 | $220k–$485k (affordable) | $320–$450 | Historic building, workforce program | 42 reserved |
| Legacy Tower (2027) | 120+ | $650k–$2M+ (est.) | TBD | Office-to-condo conversion, sky lounge | Pre-sales open |
Sources: GRAR Condo Report Q4 2025, City of Rochester Planning
| Building | Avg $/sq ft | Avg HOA $/sq ft | Total Monthly Cost (2-bed example) |
|---|---|---|---|
| Tower280 | $342 | $0.48 | $2,980 |
| The Metropolitan | $318 | $0.41 | $2,710 |
| Erie Harbor | $298 | $0.45 | $2,680 |
| 120 East Ave (affordable) | $225 | $0.38 | $1,890 |
Total new inventory: 260+ units — still not enough to meet demand.
| Source | Projected Price Growth | Inventory Change |
|---|---|---|
| GRAR Panel | +6.8% | +12% |
| Zillow Research | +7.3% | +180 units |
| Rochester First | +8.1% | Tightest since 2006 |
With only 2 active listings downtown as of December 2025, buyers who wait until spring 2026 will face multiple offers and higher prices. Winter 2025–2026 is the last true "buyer's window" before the next wave of NYC/California relocators pushes prices past $350/sq ft.
