Office Space Price Index — October 2026
Median private-office pricing for New York City, Miami, Los Angeles, Atlanta, Houston in October 2026, computed from live SquareFoot inventory, with month-over-month movement.
Small teams get the worst of New York’s office market: too big for a coworking desk, too small for a landlord to return their calls. If you’re 1–10 people, this guide is the honest version of what your options cost — from live data on 48 currently-listed NYC spaces under 1,500 square feet plus 177 priced serviced offices.
Your three real options
1. A private office in a serviced building. The default answer for 1–10 people. Median cost right now is $700/person/month citywide — so a 4-person office runs roughly $2,100–$3,700 depending on neighborhood. Month-to-month or annual terms, everything included, move in this week.
Small offices in New York City right now
Smallest budgetW 125th St$199/desk/moView this space →Small team pick260 Madison Avenue$449/desk/moView this space →Room to grow115 Broadway Street$580/desk/moView this space →
Priced per person, so a 2–4 person team can see what it actually costs. See all New York listings →
2. A small direct space or sublease. Under 1,500 SF, these exist (we track 48 of them right now) but move fast and usually want 1–3 year commitments. In Brooklyn — the cheapest borough at a $500/person median — a small direct space can genuinely beat serviced pricing if you’ll stay put.
3. Coworking desks. Fine for 1–2 people; the math flips against it around 3–4 people, when a private office costs the same with a door that closes.
What small teams pay by neighborhood
| Submarket | Median $/person/mo | Team of 5, monthly |
|---|---|---|
| Brooklyn | $500 | ~$2,500 |
| Bryant Park | $599 | ~$3,000 |
| Grand Central | $650 | ~$3,250 |
| SoHo | $725 | ~$3,625 |
| Financial District | $650 | ~$3,250 |
| Chelsea | $970 | ~$4,850 |
The trap to avoid
Don’t lease for the team you hope to be in two years. Small teams change size constantly, and the whole point of month-to-month space is that outgrowing it is a good problem. Take the shortest term that prices sanely, and let the space chase you.
See every small NYC space with pricing — tell us your team size and a specialist confirms exact numbers and tour times with operators directly, free for tenants.
Small teams that can live with a river between them and Midtown should read office space in Brooklyn: Williamsburg, Downtown Brooklyn and Greenpoint from about $439 per person.
What a small office costs by team size (September 2026)
Per month, all-in, at the current median for each area. Furniture, internet, meeting rooms and reception are included; the numbers come from the 177 priced serviced offices in New York on flex.squarefoot.com this month.
| Area | Median per person | 2 people | 4 people | 6 people | 10 people |
|---|---|---|---|---|---|
| Brooklyn | $500 | $1,000 | $2,000 | $3,000 | $5,000 |
| Financial District | $650 | $1,300 | $2,600 | $3,900 | $6,500 |
| Midtown | $725 | $1,450 | $2,900 | $4,350 | $7,250 |
| SoHo and the Village | $725 | $1,450 | $2,900 | $4,350 | $7,250 |
| Chelsea and Flatiron | $970 | $1,940 | $3,880 | $5,820 | $9,700 |
The floor is lower than the median suggests. The cheapest quarter of Midtown offices start at $549 a person, Financial District at $499, and Brooklyn at $439, so a two-person team that is flexible on the building can be under $1,000 a month in most of Manhattan.
How to have a small office signed in a week
Small teams win on speed, because serviced buildings can turn a private office around in days. The sequence that works: pick two areas from the table, not one; ask for the exact office, not the listed “from” price, since the listed number is usually the smallest interior room; tour three buildings on one afternoon; and sign the shortest term that is priced sanely, which in New York is usually six or twelve months with a month-to-month option after. Deposits run one to two months. There is no broker fee on serviced space, and no build-out.
Two things trip up small teams. Meeting-room credits: if you host clients, price in the rooms, because a cheap office with no included hours can cost more than a dearer one with ten hours a month. And growth: a 4-person office in a building with 8-person offices upstairs is worth more than a slightly cheaper one in a building with nothing larger, because moving within a building is a conversation and moving buildings is a search.
When a small direct lease beats serviced
Under about 1,500 square feet, direct leases and subleases exist but are thin, and they want one to three year commitments plus furniture, internet and insurance on your side. They win in two cases: a team of six to ten that knows it will stay three years, where a $40 to $60 per square foot lease in the Financial District or Brooklyn undercuts $650 to $970 a person; and a business that needs its own front door, signage or an unusual layout. For everyone else, the serviced office is cheaper once you count everything. Our guides to private office pricing in NYC, the coworking versus private office crossover and NYC subleases and short-term space cover each route in more depth.
What is on the New York market for a small team right now
As of October 2026 we track 174 serviced and flexible offices in Manhattan with a published per-person price. The median is $700 per person per month, and the spread matters more than the median: 11 listings sit under $400, 74 fall between $400 and $699, and 89 are $700 or more. A five-person team that budgets around the median should expect roughly $3,500 a month all-in; the same team willing to look at the lower band can get in for under $2,500. See the live New York list sorted by price.
Two other doors exist for teams of one to ten. First, direct-lease suites under 1,500 square feet: 62 are live, 17 of them in Midtown, with East Village and SoHo next. These come unfurnished but on a lease you control, usually at a lower monthly number than a serviced floor once you pass six people. Second, subleases: 81 are listed, starting at 600 square feet, often furnished by the outgoing tenant and priced below the direct market in exchange for taking the remaining term as-is.
Three ways a small team pays less than the median
Cross the river. The median serviced office in Brooklyn runs about $500 per person, and Williamsburg, Downtown Brooklyn and Greenpoint all have operator floors from the low $400s; our Brooklyn guide has the neighborhood table. Commit to twelve months. Operators price month-to-month at a premium and discount a year meaningfully, so ask for the twelve-month number before deciding you cannot afford a private office. Take a small direct suite. At six to ten people a 1,200 square foot suite on a direct lease often beats a serviced floor on total cost, and you keep the lease. The neighborhood pricing page shows where the spread is widest.
Live pricing and the wider market
- NYC office space pricing by neighborhood: live medians for every submarket
- The complete guide to flexible office space: what it is, when it wins, when a lease still does
Related reading
Related guides: startup & tech office space in NYC
Ready to look? See live New York offices with prices →