East Harlem's Forte Living: 53 Affordable Apartments at 205 East 110th Street, From $1,013 a Month

What Was Built at 205 East 110th Street

Forte Living is an 18-story, 211-foot building with 209 apartments over stores and community space. Fouerti Realty and RYBAK Development built it on the east side of Third Avenue. Its first certificate of occupancy is dated September 18, 2026. A quarter of the apartments went through the Housing Connect lottery.

• Size: Department of Buildings job M00688136 is for an 18-story new building, 211 feet tall, with 209 apartments and 285,693 square feet of floor area.
• Owner and developers: city property records name 2005-2009 3rd Ave QOZ LLC, which took title to four lots on November 5, 2021. The announcement of August 6, 2026 says "Developed by Fouerti Realty in partnership with RYBAK Development".
• Architect and builder: the permit applicant is Gerald Valgora, a registered architect at Studio V Architecture. The permit names Rybak Development Corp. as general contractor.
• Programs: the listing says the building "is being constructed through the Inclusionary Housing Program" and expects a 421-a tax exemption.
• Stores and community space: "approximately 32,000 square feet of commercial space" in the announcement. RYBAK's page lists "Commercial space: 22,852 gross sf" and "Community Facility: 18,709 gross sf".

Watch outone building, several names. Housing Connect says "Forte Living" at 205 East 110th Street. HPD's data and RYBAK Development use 2005 3rd Avenue, and city property records hold a map for "Forte Living Condominium". All are Manhattan block 1660, lot 7503.

• An earlier plan: a second application at the address, for a 15-story building with 84 apartments, was filed March 8, 2022 and later withdrawn.
• Floor area in print: the permit's 285,693 square feet, 283,086 on RYBAK's page and 181,287 in Commercial Observer.

Where 205 East 110th Street Is

The building runs along the east side of Third Avenue from East 110th Street to East 111th Street. It is in ZIP code 10029, Manhattan Community District 11 and City Council District 8. The 110 St station on the 6 train is about 0.1 miles away. The nearest station on another line is about 0.6 miles away.

• The listing's station list: it leaves out 110 St on the 6. It names three stations west of Central Park, 1.4 to 1.6 miles away.
• Neighborhood names: East Harlem in the listing and "East Harlem (North)" in Department of Buildings records. See voucher apartments in East Harlem and apartments along the 6 train.

209 Apartments: 53 on Housing Connect, 156 at Market Rate

The 53 lottery apartments are a quarter of the building. There are 21 at 40% of area median income, 21 at 60% and 11 at 130%.

Watch outone row in the listing's data, a $3,750 one-bedroom, is marked 230% AMI. The listing's description says "11 Units at 130% AMI", and HPD's data counts 11 middle income apartments (121 to 165% AMI). So this article counts the row at 130%.

Rents and Income Ranges in the Housing Connect Listing for 205 East 110th Street

The 53 lottery apartments had nine rents, from $1,013 to $4,449 a month. The lowest minimum income in the listing is $41,589 a year.

Watch outolder figures are in print. New York YIMBY's report of March 4, 2026 gave the $1,013 one-bedrooms a top income of $58,320. The listing read October 17, 2026 gives $61,080. YIMBY printed "34 two-bedrooms" at $1,875, where the listing has 11.

Key pointtenants pay for electricity, heat and hot water. The listing says "Tenants are responsible for electricity, including electric stove, hot water and heat." Its field for deposits or application fees is set to no.

Watch outthe leasing site, which advertises the market-rate apartments, bills water separately. The listing does not mention water, so ask Affordable for NY whether lottery tenants pay it.

Which Rents a CityFHEPS or Section 8 Voucher Reaches

Four of the nine rents are under the 2026 CityFHEPS maximum for the same apartment size. They cover 42 of the 53 apartments, all at 40% or 60% AMI. The five rents at 130% AMI are $900 to $1,452 over it. A voucher holder did not have to meet the minimum income.

The Housing Connect FAQ, which applies to this HPD lottery, says: "Minimum income requirements do not apply if you have a voucher or a rental subsidy. However, rent should be within maximum limits allowed by your voucher or rental assistance program."

• Your maximum follows your household, not the apartment. CityFHEPS sets it by family size: a studio or one-bedroom amount for one or two people and the two-bedroom amount for three or four.
• No credit check with a subsidy: the FAQ says "Applicants qualifying with rental subsidy are not subject to a credit check or review of rental history."
• Guides: CityFHEPS vs Section 8 and Section 8 utility allowances in NYC.

How the Rents Compare With Typical Rents in ZIP Code 10029

The four rents at 40% and 60% AMI are below what HUD estimates an ordinary apartment costs in ZIP code 10029. They are $745 to $1,451 a month under it. The five rents at 130% AMI are $1,244 to $1,829 above it. HUD's figure includes utilities, and tenants here pay their own.

• Apartments in this ZIP code: see voucher apartments in ZIP 10029.

How 421-a and Inclusionary Housing Apply at 205 East 110th Street

Two programs stand behind the 53 apartments. Inclusionary Housing became mandatory on Third Avenue with the 2017 East Harlem rezoning. The listing says the building "is anticipating to receive" the 421-a property tax exemption. The 21, 21 and 11 apartments line up with the shares in 421-a Option A.

Key pointthe listing says the exemption is expected, not granted. HPD's page limits 421-a to projects "completed on or before June 15, 2026". That deadline was "extended to June 15, 2031" for those that filed a letter of intent by September 12, 2024. The first certificate of occupancy here is dated September 18, 2026.

How Forte Living Was Financed

City property records show two mortgages to Goldman Sachs Bank USA, both dated June 18, 2024. They add up to $97,000,000, and Commercial Observer reported the loan that month. The records show no mortgage to HPD or HDC. The total development cost is not published.

• In the news: Commercial Observer reported the loan on June 28, 2024 as "a $78.9 million senior loan and an $18 million subordinate loan".
• The city's part: HPD's project data lists a planned tax benefit of "421a".

Preferences, Building Features and Fees

The lottery set aside 5% and 2% of apartments for applicants with disabilities. It gave preference for 20% and 10% of apartments to two other groups.

Watch outthe listing's 41 images are all renderings, so the photographs here come from the leasing site, which advertises the market-rate apartments. That site names "premium appliances (e.g., Bertazzoni)". The range and microwave in its kitchen photographs carry an LG logo.

What Happens After the Lottery and Where Openings Are Posted

Applications for the 53 apartments were due April 27, 2026. HPD's guide says applicants may hear back "within two to twelve months after the deadline". Affordable for NY, the marketing agent, reviews the log and sets up interviews. It says the remaining eligible applicants can be placed on a wait list.

Check before you payapplying through NYC Housing Connect is free. Its FAQ says "There is no fee to apply for housing using Housing Connect"; a marketing agent may charge a credit or background check fee of no more than $20 per household. No payment app, wire or gift card buys a place in a lottery, and no one should charge you to see or hold an apartment. Apply only at housingconnect.nyc.gov or by mail to the address in the official listing.

If You Need an Apartment Now

Applications for the 53 lottery apartments were due April 27, 2026, so a household that needs to move this year has to look at other buildings.

• Voucher in hand: browse Section 8 apartments in Manhattan and CityFHEPS apartments in Manhattan, or narrow to CityFHEPS apartments in East Harlem.
• No voucher yet: read how to get a housing voucher in NYC.
• No voucher and a low income: low-income apartments lists income-based buildings where the application goes to the building.

Frequently Asked Questions

What is the rent at Forte Living in East Harlem?

Rents ran from $1,013 to $4,449 a month, set by income level. One-bedrooms were $1,013, $1,595, $3,634 or $3,750. Two-bedrooms were $1,169, $1,875, $4,321 or $4,449. The one studio was $3,526. Tenants pay for electricity, heat and hot water, and four amenities carry fees.

How much do you have to earn for 205 East 110th Street?

From $41,589 a year for a $1,013 one-bedroom to $238,160 for five people in a two-bedroom at 130% AMI. Each apartment type has its own minimum and a maximum for each household size. Some incomes fit no apartment, such as one person earning $71,281 to $126,445. Voucher holders do not have to meet the minimum.

Can I use CityFHEPS or Section 8 at Forte Living?

For 42 of the 53 apartments, yes. Four of the nine advertised rents are under the 2026 CityFHEPS maximum for their size. They cover the 42 apartments at 40% and 60% AMI. The 11 apartments at 130% AMI are $900 to $1,452 over it. Housing Connect waives minimum income for voucher holders.

Was 205 East 110th Street on NYC Housing Connect?

Yes. It was lottery 7456, named "Forte Living", for 53 apartments at 40%, 60% and 130% of area median income. Applications were due April 27, 2026. Affordable for NY, the marketing agent, took the paper applications. On October 17, 2026 the lottery was not in Housing Connect's search of open lotteries.

Is 2005 Third Avenue the same building as Forte Living?

Yes. HPD's data and RYBAK Development use 2005 3rd Avenue. Housing Connect uses 205 East 110th Street, and city property records hold a map for "Forte Living Condominium". All are Manhattan block 1660, lot 7503. The building runs along Third Avenue from East 110th Street to East 111th Street.

Are the rents at Forte Living below market?

Some are. The 40% and 60% AMI rents are $745 to $1,451 a month below HUD's fiscal year 2027 fair market rent for ZIP code 10029. The 130% AMI rents are $1,244 to $1,829 above it. The lowest market-rate one-bedroom in the building, at $4,075, was $325 above the lottery's $3,750 on October 9, 2026.