Staten Island Land Report #1 · Q4 2026

Bay Street corridor land trades $199–$403 per land square foot.

Ten ACRIS-verified, arm's-length sales. Median: $252/land SF. Nobody publishes Staten Island land data — until now.

$199–$403 — As-is land range per land SF (10 sales)

$252 — Median $/land SF, core corridor set

about $498 — Entitled bookend: 191 Canal St, $/land SF

10 — ACRIS-verified arm's-length sales, Feb 2023–Jul 2026

1. The headline numbers

Every sale below is a 100% transfer recorded with the NYC Department of Finance (ACRIS), on or directly off the Bay Street corridor, Staten Island. Prices are expressed per land square foot — the number developers actually underwrite.

What moves the number within the range

• Same-block premium: the two Block 496 sales (677 & 663 Bay) printed $314–$403 — the top of the range.
• Zoning: same R3-2 residential zoning trades $199–$262; higher-density R6 lots trade lower per land foot because the density is priced in.
• Closest vacant-land comp: the 139 Bay St four-lot assemblage — the purest land play in the set — printed about $247/land SF.
• Small-lot effect: 677 Bay's $403 partly reflects a 1,550-SF lot; scale discounts apply on large parcels.

2. As-is vs. entitled: two different markets

Staten Island corridor land trades in two tiers. Know which one you're in.

Tier 1 — As-is: $199–$403/land SF. Unentitled or improved parcels bought for what they are today. This is where most corridor transactions print, and where the median sits at $252.

Tier 2 — Entitled: up to about $498/land SF. 191 Canal St — $10.5M, May 2026, vacant land already zoned R6B — printed about $498/land SF, or about $249 per buildable SF. Entitlement roughly doubles the land value. The gap between Tier 1 and Tier 2 is the developer's margin for carrying a rezoning or building as-of-right at higher density.

The takeaway: if you're selling unentitled corridor land, the $199–$403 range is your market. If you're buying to entitle, price the upside between today's as-is number and the about $498 entitled bookend — and underwrite the time and cost to get there.

3. Submarket spotlight

St. George (10301) — the Special District. North Shore's rezoning corridor. The 139 Bay St assemblage (about $247/land SF) and the C4-2 sale at 130 Montgomery Ave (about $143/land SF) bracket the district: waterfront assemblages command a premium; inland commercial parcels trade at a discount. As-of-right density up to 3.4 FAR in the Special St. George District is the value driver to watch.

Stapleton (10304) — the corridor's core. Eight of the ten core sales sit here. The Block 496 pair ($314–$403) shows what assembled, same-block positions achieve. 644 Bay St (C4-2, $258) is the cleanest read on commercial-zoned corridor land.

Port Richmond (10302/10303) — watch list. Heaviest distress density on the island, but few recorded land sales in this dataset. The next report will build a dedicated Port Richmond comp set — early movers get the data first.

4. Methodology

14 arm's-length Richmond County sales, ACRIS-verified. Every transaction is a 100% transfer recorded with the NYC Department of Finance, sourced by document ID. Ten sales form the core as-is corridor set (Feb 2023–Jul 2026); three large-lot/R6 sales and one Rosebank sale are shown for context but excluded from the core range; 191 Canal St is carried separately as the entitled bookend. Possible related-party and estate sales are flagged, not hidden. No broker surveys, no asking prices — recorded deeds only. Published Q4 2026. Next edition: Q1 2027.

5. FAQ

Why price per land square foot instead of total price? Because it's the only number that compares a 1,550-SF lot to a 34,000-SF lot. Developers underwrite land by the foot — total price follows from lot size.

Are these asking prices or sale prices? Recorded sale prices, from ACRIS deeds. Asking prices are marketing; these are money that changed hands.

I own land on Staten Island. What is mine worth? Find your zoning, lot size, and nearest comps above — or call. A 10-minute conversation beats a guess.

Selling Staten Island land? Start with the data.

Get a free, data-backed opinion of what your parcel is worth — as-is and entitled. No obligation.

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