Ask who the landlord is in one of New York’s big rental buildings and the answer usually comes from a short list. The 239 large rental buildings in this index are managed or owned by 61 companies, but the five largest of them account for 39% of the 120,584 apartments, and the ten largest for 61%. At the other end, 35 companies appear only once.
Below is the ranking by apartment count, followed by short notes on the names that come up most often, and what kind of building each one tends to run.
The ranking, by apartments
| # | Company | Buildings | Apartments | Share | Largest |
|---|---|---|---|---|---|
| 1 | Beam Living | 3 | 12,146 | 10.1% | StuyTown |
| 2 | Related Companies | 28 | 10,259 | 8.5% | Manhattan Plaza |
| 3 | TF Cornerstone | 17 | 9,707 | 8.0% | The Max |
| 4 | Glenwood Management | 25 | 7,406 | 6.1% | Briar Hill |
| 5 | The Brodsky Organization | 17 | 7,299 | 6.1% | West End Towers |
| 6 | Brookfield Properties | 11 | 6,093 | 5.1% | Lincoln at Bankside |
| 7 | AvalonBay Communities | 12 | 5,846 | 4.8% | AVA DoBro |
| 8 | Rockrose Development | 12 | 5,538 | 4.6% | Hayden |
| 9 | Equity Residential | 21 | 5,465 | 4.5% | 180 Riverside Boulevard Apartments |
| 10 | Gotham Organization | 6 | 3,349 | 2.8% | Gotham Point |
| 11 | The Moinian Group | 5 | 3,288 | 2.7% | SKY |
| 12 | The Durst Organization | 5 | 3,072 | 2.5% | Sven |
| 13 | Two Trees Management | 6 | 2,600 | 2.2% | Mercedes House |
| 14 | PWV Management | 1 | 2,500 | 2.1% | Park West Village |
| 15 | Silverstein Properties | 2 | 2,280 | 1.9% | Silver Towers |
Count buildings instead of apartments and the order changes. Related Companies leads with 28 buildings, then Glenwood Management (25), Equity Residential (21), and TF Cornerstone and The Brodsky Organization (17 each). Beam Living falls well down that list, because its lead rests on three very large complexes rather than many buildings.
The names that come up most
Beam Living: three records, one of them StuyTown
Beam Living ranks first by apartments on the strength of StuyTown (8,757 apartments) and Peter Cooper Village (2,495), the postwar complexes on the East Side between 14th and 23rd Streets, plus Kips Bay Court (894). That gives 12,146 apartments, 10.1% of everything indexed here, from just three records.
Related Companies: the most buildings, all in Manhattan
Related runs 28 buildings in the index, every one of them in Manhattan, with 10,259 apartments between them. The largest are Manhattan Plaza (1,689 apartments), MiMA (663) and The Monterey (522). Half of its buildings were completed in 2007 or later.
TF Cornerstone: the biggest landlord in Queens
TF Cornerstone has 17 buildings here (Manhattan 8, Queens 6, Brooklyn 3), and more Queens buildings than any other company in the index, all of them on the Hunters Point waterfront in Long Island City, most along Center Boulevard. Its largest are The Max (1,028 apartments), 505 West 37th Street (835) and 4545 Center Boulevard (820).
Glenwood Management: older and smaller
Glenwood’s 25 buildings average 296 apartments, smaller than most of the big names, and half of them were completed in 1987 or earlier, the oldest median among the ten largest landlords apart from Beam Living. All but one are in Manhattan; the exception is Briar Hill in the Bronx, its largest at 806 apartments.
The Brodsky Organization
Brodsky has 17 buildings with 7,299 apartments, Manhattan 13, Brooklyn 4. The largest are West End Towers (1,000 apartments), Brooklyn Crossing (858) and One Columbus Place (729).
Brookfield Properties: the newest portfolio
Half of Brookfield’s 11 buildings were completed in 2018 or later, the newest median among the ten largest landlords. They are also spread across three boroughs (Brooklyn 5, Manhattan 4, Bronx 2), including the Bankside development on the Harlem River in Mott Haven. Its largest are Lincoln at Bankside (921 apartments) and 8 Spruce Street (904).
Equity Residential and AvalonBay
The two publicly traded apartment REITs sit side by side: Equity Residential with 21 buildings and 5,465 apartments, AvalonBay with 12 buildings and 5,846 apartments. Equity’s buildings are smaller on average (260 apartments against AvalonBay’s 487) and are almost all in Manhattan; AvalonBay’s AVA and Avalon buildings reach into Brooklyn and Queens.
Questions this answers
Who is the biggest landlord in New York?
Among the large rental buildings in this index, Beam Living manages the most apartments (12,146, almost all of them at StuyTown and Peter Cooper Village), and Related Companies manages the most buildings (28). Citywide figures that include smaller walk-ups and rent-stabilized portfolios would rank differently.
Does it matter who manages the building?
For a renter, it often decides the lease terms, the application process, the renewal increases and how repairs are handled, and those tend to be consistent across a company’s buildings. Knowing a building’s manager also means you can look at the rest of its portfolio. Every building page on this site lists its management company and links to the company’s other buildings in the index.
Why is the same company listed under two names?
Some buildings are joint ventures, and the record keeps the names as listed, so “Rose Associates / DTH Capital” is counted separately from Rose Associates alone. Buildings also change hands; each record links to the source its details came from.
How these figures were built: every number here comes from the building records in this index as of October 2026: 239 large rental buildings and complexes, 120,584 apartments in all. Current totals are always on the A–Z list of every building. Each record lists the apartment count, floor count, year completed and the company that manages or owns it, and links to the source it was taken from. The index covers large rental buildings, not every building in the city, so a ranking here is a ranking of the index.