Property Manager Salary in New York 2026,
$99,390 Median | BLS Data by City

A median $99,390 a year, or $47.79 an hour, per BLS OEWS May 2025 — 42.0% above the national median of $69,990, which is the largest positive gap on this state's management tables. The band runs $57,510 at the 10th percentile to $208,740 at the 90th, with the middle half between $71,120 and $153,740. The upper half of that band is portfolio and asset work rather than building management.

New York-Newark-Jersey City at $96,950, then Buffalo-Cheektowaga $80,780, Albany-Schenectady-Troy $78,360, Syracuse $74,320 and Kiryas Joel-Poughkeepsie-Newburgh $70,270. Notice that the New York-Newark-Jersey City figure is slightly below the $99,390 statewide median — the very senior institutional roles that lift the state figure are spread across employers rather than captured neatly in the metro row.

It depends entirely on the activity. If the role involves leasing, showing units, negotiating tenancies or collecting rent on an owner's behalf, that is licensed real estate activity and requires a salesperson or broker licence from the Department of State's Division of Licensing Services. If the role is running a co-op or condominium's operations under its board — maintenance, staff, budgets, capital projects — no state licence is required for that alone. New York has no dedicated property-manager licence, which is why a substantial part of this workforce is unlicensed.

Because the job is bigger here. The state employs property managers at a location quotient of 0.59 — well below the national rate — while its buildings are among the most valuable and most heavily regulated in the country. Rent stabilisation, co-op and condominium governance, local law compliance cycles and union building-services labour all add responsibility per manager. Fewer managers each carrying more is the classic shape that produces a high median on low concentration, and the $153,740 seventy-fifth percentile shows how far up that goes.

The transition from operating buildings to managing assets. At the median the job is buildings: staff, contracts, compliance, board relations, an operating budget. At the $153,740 seventy-fifth percentile and the $208,740 ninetieth it is portfolios — capital planning, refinancing cycles, repositioning decisions and returns for institutional owners. A broker licence is usually a prerequisite for the transactional side of that, and it is the credential most commonly held by managers in the upper half of this band.

Concentration measures headcount relative to total employment, not workload. New York's 0.59 says the state employs proportionally fewer property managers than the country does. What it does not say is that each of those managers is responsible for an unusually large, unusually valuable and unusually regulated portfolio: rent-stabilised residential stock with its own legal regime, co-op and condominium structures that require board governance work, and compliance cycles under local building laws that have no equivalent in most states. Responsibility per head is what the wage is pricing, and $99,390 against a $69,990 national median is that price.

SOC 11-9141 is a broad code covering property managers, real estate managers and community association managers, which in New York means it bundles the live-in residential superintendent, the commercial office manager and the institutional asset manager into one distribution. That is why the band from $57,510 to $208,740 is nearly four to one. Housing provided as part of the role is not captured in the wage figure and is common at the lower end. And a large part of the co-op and condominium management market is contracted through management companies, whose fee arrangements are not wages at all.

Portfolio scale first — moving from one building to a portfolio is the largest single step, and it is most of the distance from the $99,390 median to the $153,740 seventy-fifth percentile. Asset class second: commercial and institutional residential pay above small residential. The Department of State broker licence third, since it is what allows the transactional work that senior roles carry. And specialised regulatory competence fourth, because rent-regulation and local-law compliance expertise is scarce in New York and directly billable to owners.