New York childcare real estate: values, cap rates & market data.
What childcare centers and daycare properties are worth in the New York market — grounded in our own sold-comps database, our 2025 tuition survey, and U.S. Census data.
The biggest childcare market in America — repricing itself.
The New York region holds 1.27 million children under 5 — more than our next three markets combined — even after a 10.2% decline from 2018 to 2023. Median household income reached $97,473.
Our surveyed schools run from $1,819 a month in Mercer County to $2,802 in Westchester — a wider spread than any market we track, which is why submarket and lease terms decide value here. New York and New Jersey comps trade around a 7.2% median cap on 26 sales.
Real rates from New York-market schools.
Actual monthly tuition rates our team received from national-chain schools in this market during our 2025 survey — not averages. Tuition drives revenue, and revenue drives value.
| Brand | Location | Infant / mo | Pre-K / mo | Licensed capacity |
|---|---|---|---|---|
| KinderCare | Robbinsville, NJ (Route 33) | $1,970 | $1,754 | 139 |
| Tutor Time | Pleasantville, NY (Bedford Rd) | $2,802 | $2,325 | 139 |
| Tutor Time | Armonk, NY (Old Route 22) | $2,438 | $2,087 | 120 |
| Bright Horizons | Armonk, NY (Old Post Rd) | — | $3,010 | 219 |
| Tutor Time | New Hyde Park, NY (Jericho Tpke) | — | $1,580 | 182 |
| Tutor Time | East Northport, NY (Larkfield Rd) | $2,052 | $1,736 | 164 |
| Kiddie Academy | Farmingville, NY (N Ocean Ave) | $2,243 | $1,936 | 130 |
| Bright Horizons | Poughkeepsie, NY (Golf Club Ln) | — | $1,730 | 157 |
| Tutor Time | Saddle Brook, NJ (N Midland Ave) | $1,853 | $1,451 | 256 |
| La Petite Academy | Verona, NJ (Cross Country Rd) | $2,187 | $1,580 | 105 |
| Bright Horizons | Flanders, NJ (US Highway 206) | — | $1,730 | 153 |
| KinderCare | Hillsborough, NJ (US Highway 206) | $2,511 | $2,078 | 180 |
| Bright Horizons | Somerset, NJ (Pierce St) | — | $1,600 | 157 |
| Kiddie Academy | Trenton, NJ (Quakerbridge Rd) | $1,819 | $1,559 | 170 |
What childcare properties trade at in New York & New Jersey.
Across our sold-comps database, New York & New Jersey childcare properties have typically traded at 6.4–7.6% cap rates, at a median of $349 per square foot, across 26 sales. Where your property lands comes down to tenant credit, lease term, and the site itself.
| Brand (national) | Median sold cap | Median $/SF |
|---|---|---|
| KinderCare | 6.67% | $381 |
| La Petite Academy | 6.89% | $207 |
| Kiddie Academy | 6.46% | $378 |
| Tutor Time | 8.47% | $372 |
| Childtime | 6.20% | $262 |
5 childcare properties currently listed for sale in New York & New Jersey.
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