New York
2025 NYC Mayoral Race: Where Democratic Candidates Stand on the Issues
This year’s race for New York City mayor has been anything but predictable.
Mayor Eric Adams, the incumbent Democrat, has seen his political fortunes decline so sharply that he is no longer competing in the Democratic primary, set for June 24. Instead, he will run as an independent in the general election in November.
Nine other major candidates are vying to win the Democratic primary, which, in New York, typically decides who will become mayor.
This year, the general election promises to hold a bit more intrigue, with the Democratic victor likely to face Mr. Adams; Curtis Sliwa, a Republican; and Jim Walden, an independent. The Working Families Party may also put a left-leaning candidate on its ballot line.
The New York Times asked the leading Democrats in the race to answer a list of policy questions, and their answers are below. Responses were edited for length and clarity.
Adrienne Adams
City Council speaker
We need more housing and direct support to help economically diverse families stay in our city. As speaker, I led where the mayor couldn’t and wouldn’t: passing “City of Yes” and other housing proposals to build 120,000 homes and defending our city’s early childhood education system from the mayor’s budget cuts. As mayor, I’ll expand on both.
Andrew Cuomo
Former governor
I’d increase the supply of housing by 500,000 units over 10 years while preserving existing affordable housing and protecting rent-controlled tenants. And I’d make targeted tax cuts for New York City homeowners by enacting a 2 percent property tax cap and eliminating city income tax for households with incomes at 200 percent of the federal poverty level.
Brad Lander
City comptroller
I will declare a housing affordability “state of emergency” to speed up housing production and protect tenants. My housing plan will build 500,000 homes over the next decade. I’ll also fulfill the promise of universal pre-K and 3-K, expand the program to 2-K and offer free, high-quality after-school programs for all elementary and middle-school students.
Zohran Mamdani
State assemblyman
The cost of housing is the leading reason working-class New Yorkers are leaving our city. I would freeze the rent for the more than two million tenants in rent-stabilized apartments. I would also set us on a path to triple the city’s annual production of new permanently affordable, union-built, rent-stabilized housing.
Zellnor Myrie
State senator
My Rebuild N.Y.C. plan will create the affordable housing our city desperately needs with a mandate to build 1 million homes, reimagine preservation and create 50,000 permanent housing units to address homelessness. We need to make the city affordable for working parents. My plan for free after-school for all will keep kids safe and productive and extend 3-K and pre-K until 6 p.m.
Jessica Ramos
State senator
I want to deliver universal child care and work-force housing. By the end of my first term, I would set a benchmark for full, high quality child care for all New Yorkers starting at age 2. I would then work backward to cover newborns by the end of my second term. I’d also revive a housing model that was the precursor to Mitchell-Lama, leveraging public land, union pension funds and our own capital budget to develop permanently affordable rental units and modest-equity homeownership opportunities.
Scott Stringer
Former city comptroller
The affordability crisis requires serious solutions. With my Tri-Share child care program, combined with my commitment to extending public school hours, we can ensure that every family has access to affordable, high-quality child care and education.
Whitney Tilson
Former hedge-fund executive
I will build on the “City of Yes” legislation to significantly ease the city’s onerous zoning restrictions and slash the time required for permitting new projects. We need to dramatically increase the construction of all types of housing across the city to build at least 100,000 units annually. This will require effective management, legislative changes and investment by the city, but also billions in capital from private developers. They want to invest, but many tell me that the city “treats us like the enemy.”
Adrienne Adams
City Council speaker
New Yorkers deserve to be and feel safe. Tough talk without competent management doesn’t work. If it did, people would feel safe today. Calls to grow N.Y.P.D. head count sound nice but ignore the real issue: the department already has over 2,400 vacant positions and attrition is rising. I’ll focus on smarter policing: filling vacancies, improving retention, increasing trust and refocusing officers on core duties instead of handling all problems.
Michael Blake
Former state assemblyman
We will hire more officers for community policing with body cameras on for accountability and work with Albany to hold repeat offenders accountable, as we reduce the overall budget by addressing excessive overtime and the Strategic Response Group. We will have mental health professionals addressing the crisis on subways and in our streets, while increasing walking street patrol for officers.
Andrew Cuomo
Former governor
I’d hire 5,000 N.Y.P.D. officers to bring the force up to the functional 1990s levels, with the cost offset by reducing the $1 billion spent in overtime. I’d deploy 4,000 officers to N.Y.P.D. Transit to improve subway safety. I’d use precision policing to focus on the recidivist population responsible for a disproportionate amount of crime and utilize “co-response” police and mental health teams to get individuals with serious mental illness off the streets. And I’d expand employment and training opportunities for 18- to 24-year-old at-risk youth.
Brad Lander
City comptroller
Ending street homelessness for people with serious mental illness is my No. 1 campaign priority. My plan uses a “Housing First” model with a continuum of care, and mandates where necessary, to get the 2,000 people with serious mental illness into supportive housing. I’ll retain Jessica Tisch as police commissioner and implement comprehensive recruitment and retention strategies to hire 1,500 officers and bring us to the budgeted head count of 35,000.
Zohran Mamdani
State assemblyman
My Department of Community Safety would implement approaches proven successful nationwide. It would provide mental health services, especially in our subway system, address hate crimes, reduce gun violence and tackle homelessness. Mental health crisis response and traffic enforcement would be moved to appropriate agencies, freeing up police resources to increase clearance rates for major crimes. A specific N.Y.P.D. budget number or head count is not the goal: public safety is.
Zellnor Myrie
State senator
My plan to make the city safer starts with hiring 3,100 police officers to return the force to 2018 levels, pairing officers with mental health professionals to ensure subway order and safety and expanding proven crime-prevention measures. My belief that a robust, professional, accountable police force is critical to fighting crime and public safety has never wavered.
Jessica Ramos
State senator
I want to achieve a balance of justice and accountability by professionalizing the police department, raising base pay and redesigning deployment so we can use the number of officers we have more effectively. To make that possible, we need to relieve the N.Y.P.D. of certain responsibilities, up-skilling E.M.T. and E.M.S. workers and expanding the number of social workers and clinicians across the city who can respond to mental health calls.
Scott Stringer
Former city comptroller
Too many New Yorkers feel uneasy walking down the street, riding the train and enjoying our parks. The city’s complex public safety challenges demand a unified, proactive approach that goes beyond crisis management. I am committed to hiring 3,000 more police officers and tackling retention and recruitment. I am also creating QualitySTAT and a new deputy mayor for quality of life for a more effective approach to addressing crime, serious mental health issues and quality-of-life issues.
Whitney Tilson
Former hedge-fund executive
I will hire 5,000 more officers and fight anti-police bias that hurts morale and makes officers afraid to engage in proactive policing. To address the root causes of crime, I will focus the city’s resources — schools, after-school programs, parks, housing and health care — in the fewer than 4 percent of the city’s 120,000 blocks that account for more than half of violent crime.
Adrienne Adams
City Council speaker
I’m not afraid of Trump. If he tries to defund or destabilize us, I’ll fight back with the same grit — even take him to court — and I’ll win. My greatest concern is his attacks on the rights and resources of New Yorkers. If there’s common ground, it will be on infrastructure, but I’m not holding my breath.
Michael Blake
Former state assemblyman
I will check this bully and his unconstitutional attacks. We reject the administration’s hate and divisive actions. If Trump cuts our funding and services, we will withhold tax dollars from the federal government. We could possibly find common ground on improving our infrastructure.
Andrew Cuomo
Former governor
New York needs meaningful partnership with the federal government, but I will not allow our city to be bullied or abused. I have known President Trump for decades and interacted with him during his first term, most frequently during Covid-19. I will work with any partner who will work with me for the good of New Yorkers, but make no mistake, I will always stand up for the rights and values that New York City represents. My greatest concern is preservation of democracy.
Brad Lander
City comptroller
The Trump presidency presents grave risks: from defunding education, housing, health care and transit, to an inflation spike caused by tariffs, to the mass deportation of our immigrant neighbors. As mayor, I will fight like hell for every New Yorker so we can stand up for our values.
Zohran Mamdani
State assemblyman
While Eric Adams is collaborating with the Trump administration and Andrew Cuomo is cozying up to Trump’s donors, I will stand up for every New Yorker. I fear that Trump will continue to tear our families apart while cutting the social safety net. I’ve proposed a network of city-owned supermarkets that guarantee cheaper groceries. If Trump decides to live up to his campaign promises to lower costs, we invite him to work with us on this.
Zellnor Myrie
State senator
The only way to protect New Yorkers and deal with a bully like Donald Trump is to stand up to them aggressively, never appease and fight back. As mayor, I’ll use every means to fight for our schools, our subways and our immigrant neighbors. Right now, it’s hard to be hopeful about finding common ground on any issue with the autocrat in the White House.
Jessica Ramos
State senator
New Yorkers are expecting their leaders to do more than react to the deluge of chaos coming from the Trump administration. We should be ready, as Governor Hochul is now, to defend our successes and secure the support we need for transit, education, climate infrastructure and health care, but we should also arm ourselves with tools to defend ourselves. I introduced a bill called the “Recourse Act” in the New York State Senate, which establishes mechanisms to fight back if Trump illegally withholds federal funds from New York.
Scott Stringer
Former city comptroller
We have every reason to believe that Trump will gut funding for transit, housing and social services while attacking our communities. The best way to fight back is to run the city effectively. When Trump tried to cut funding for essential programs in our city, I fought back as comptroller and we won. I’ve proven I know how to stand up to his chaos and protect New Yorkers from harm.
Whitney Tilson
Former hedge-fund executive
I will use every tool at my disposal as mayor to protect New Yorkers from the arbitrary, capricious and misguided actions of the Trump administration. I agree with Trump’s general view that at the city, state and national levels, we need to re-examine a range of regulations that have stifled growth.
Adrienne Adams
City Council speaker
Moving people accomplishes nothing if they aren’t connected to care. Involuntary commitment may be an option in extreme cases, but the focus needs to be on successfully getting people continued treatment. Our largest mental health facility is Rikers — a moral and policy failure. As mayor, I’ll expand residential treatment, mobile teams and community-based care for New Yorkers with serious mental illness, so they’re no longer left to fall into crisis without true access to care.
Michael Blake
Former state assemblyman
My family overcame homelessness in Jamaica, so it’s personal how we address this challenge. Street homelessness and severe mental illness require compassionate, clinical solutions, not criminalization. We’ll expand mobile care teams, increase overdose prevention centers, secure more funding from opioid settlements and establish permanent supportive housing.
Andrew Cuomo
Former governor
I believe in utilizing proven strategies for addressing street homeless with serious mental illness, like Safe Haven shelters and “Housing First” strategies, but they alone are not a silver bullet. We must increase coordination among street homeless outreach teams in addition to increasing access to community-based care and inpatient psychiatric care when needed.
Brad Lander
City comptroller
I support increased flexibility for involuntary hospitalization when individuals are a danger to themselves or others. But we must connect people to housing with services, or they will simply wind up right back on the streets. That’s why the heart of my plan is a “Housing First” approach, which will connect the approximately 2,000 people currently cycling between the city’s streets, subways, hospitals and jails with supportive housing.
Zohran Mamdani
State assemblyman
Housing is the key: strengthening rental assistance, increasing transitional and supportive housing, expanding respite residences, tripling city-produced affordable housing and fully funding eviction-prevention services. We will make unprecedented investments in mental health: prioritizing voluntary, community- and peer-led programs that are proven to create long-term stability, engaging people into treatment and decreasing hospitalization.
Zellnor Myrie
State senator
As mayor, I’ll work to address street homelessness with a “Housing First” approach that invests in permanent, supportive housing — not shelters. I’ll create stabilization centers in each borough to help make medical and psychiatric diagnoses and get people who are homeless and in mental distress on the right path. For some homeless people with severe mental illness — for their own well-being and for public safety — involuntary commitment may be the right first step to treatment.
Jessica Ramos
State senator
On Day 1, I will declare a mental health state of emergency. My mental health plan, Harmony N.Y.C., lays out a vision to integrate mental health services into every aspect of public life. It has three planks: developing a skilled mental health work force, building and refurbishing appropriate treatment facilities and developing the mental health emergency response infrastructure we need.
Scott Stringer
Former city comptroller
New York has failed people with severe mental illness. I’ll create and expand initiatives to ensure mental health professionals respond to crises involving people suffering from serious mental illness. I will expand our supportive housing network to place homeless New Yorkers in housing that is married with the care management necessary to bring them back on their feet. In extreme cases, I support court-ordered care for those who pose a danger to themselves or others, but only with strong safeguards, oversight and real, comprehensive treatment.
Whitney Tilson
Former hedge-fund executive
I support changing the law to allow qualified clinicians to involuntarily commit those who aren’t able to meet their own basic needs. Allowing more than 4,000 people to sleep overnight in our public parks, streets and subways is severely impacting the quality of life for all New Yorkers. But we must lead with compassion to help, not criminalize, the street homeless.
Adrienne Adams
City Council speaker
As mayor, I’ll fight federal attempts to destructively interfere in our transit system. The best way to support public transit and ensure congestion pricing succeeds is to ensure its revenues are utilized to improve our transit system. Trump’s transportation secretary criticizes New York City’s subways while trying to undermine the very program that is providing the most funding to improve them. As mayor, I won’t let him succeed and will stand firm.
Michael Blake
Former state assemblyman
I support the intent of congestion pricing to reduce traffic, improve our environment and lower emissions. But we must lower the cost for New Yorkers.
Andrew Cuomo
Former governor
Congestion pricing is ultimately the right policy, which is why I fought and succeeded in passing it. The goal is to get people out of their cars and onto mass transit, which requires the government to provide straphangers a reliable, safe subway. Given the fragile state of the city’s recovery, the question is whether now is the right time to implement it. The results thus far have been positive, but the economic impact must continue to be monitored.
Brad Lander
City comptroller
Yes. I’m for less traffic, cleaner air, modernized subway signals so trains run on time and new elevators so everyone can access them. When Governor Hochul paused congestion pricing last year, I spearheaded the formation of a coalition of advocates and attorneys that successfully initiated two lawsuits that helped ensure the program got started before Trump assumed office.
Zohran Mamdani
State assemblyman
Yes. In just a few months, congestion pricing has unclogged our streets, lifted smog from the air and started to deliver revenue to improve public transit. I have been a supporter of the program since I was elected and helped lead the fight to keep it alive after Gov. Kathy Hochul’s last-minute pause in June 2024.
Zellnor Myrie
State senator
I’m a big proponent of congestion pricing, I voted for it as a state senator and I will do everything in my power as mayor to make sure Donald Trump fails to stop it. Since it took effect in January, congestion pricing has done exactly as promised: reduced traffic, improved air quality and generated tens of millions of dollars monthly to improve our subways and buses.
Jessica Ramos
State senator
I do not have a driver’s license, and my children and I rely on public transportation. I voted for congestion pricing, defended congestion pricing, and am thrilled to see that it is already delivering much-needed revenue, faster buses and quality-of-life improvements. Congestion pricing will win people over if people can tangibly feel that public transit is a convenient, reliable, accessible alternative to sitting in traffic or looking for parking.
Scott Stringer
Former city comptroller
My support for congestion pricing is longstanding and unwavering. It’s delivered exactly what proponents have been promising: reducing traffic, increasing bus speeds, reducing the cost of delivery services, reducing air and sound pollution and providing funding for public transit. We must hold the state accountable to make sure every single dollar is tracked for initiatives like subway signal upgrades, express buses and better outer-borough transit.
Whitney Tilson
Former hedge-fund executive
I not only support congestion pricing, but want to expand it to ensure that traffic flows smoothly at all times everywhere in the city. Singapore and other cities do it, so why can’t we? Pricing should be dynamic, varying by the hour, and free at off-peak times.
Adrienne Adams
City Council speaker
Donald Trump is using every lever of power to punish New Yorkers — terrorizing families and communities, even green-card holders and legal residents. Our sanctuary laws are sound policy that benefit the health and safety of all New Yorkers. I defended them as speaker because they make our city safer and stronger economically, and I will continue to support them. The laws already allow collaboration with ICE for those convicted of serious crimes, consistent with the U.S. Constitution.
Michael Blake
Former state assemblyman
As a son of Jamaican immigrants from a union family, the city will keep and strengthen its sanctuary status while embracing diversity and holding people accountable. I will not allow ICE in schools, churches, or clinics. I support codifying these protections into city law.
Andrew Cuomo
Former governor
As governor, I worked to ensure that New York’s policies were consistent with ICE’s legal mission while also shielding all residents from any ICE enforcement actions that are either illegal or discriminatory. That said, due process and rule of law are paramount, and we do not harbor criminals: If an individual is convicted of a serious crime, they should be subject to deportation.
Brad Lander
City comptroller
We must maintain our status as a sanctuary city. Our laws were carefully drafted: where immigrants who are not citizens have been convicted of serious or violent crimes, we cooperate with ICE on their deportation. But city workers must not be commandeered into doing the work of immigration enforcement. We must protect due process rights and ensure that immigrant families feel safe sending their kids to school or going to the hospital.
Zohran Mamdani
State assemblyman
We should strengthen our sanctuary laws through greater enforcement and compliance. They’ve had bipartisan support over decades and have reduced crime. Despite Eric Adams’s fear mongering, our sanctuary city laws allow the city to share information regarding immigrants who have been convicted of 170 serious crimes. Trump’s ICE has adopted a policy of guilty until proven innocent with immigrant New Yorkers, disappearing New Yorkers from their homes without charge. Our city should fight for their release while defending the First Amendment and due process rights.
Zellnor Myrie
State senator
Our sanctuary policies were put in place to relieve the very real fear immigrants had around reporting crimes, showing up to court, or even seeking medical care. For decades, they were largely uncontroversial and recognized for making New York safer. Deporting undocumented immigrants who’ve been convicted of crimes is one thing. Ignoring due process and turning immigrants over to Trump’s ICE just on the basis of a charge or accusation is something I will oppose with every fiber in my body as mayor.
Jessica Ramos
State senator
Our sanctuary city laws already have built-in accountability for those convicted of crimes. I will not think twice about enforcing the law as it exists, but I am not going to sacrifice due process or succumb to baseless fear mongering to appease anti-immigrant hysteria. As far as I am concerned, when you choose to build a life in New York City, you are a New Yorker, and I will defend your rights to due process and to live in dignity.
Scott Stringer
Former city comptroller
I will work with any administration to keep New Yorkers safe, but make no mistake: New York City sets its own policies, not Washington. My administration will work with law enforcement to arrest criminals who threaten public safety, but I will not allow our police force to be co-opted into a political immigration crackdown. We can be smart on crime while being fair and just on immigration — those are not competing values.
Whitney Tilson
Former hedge-fund executive
I support the city’s original sanctuary city law dating back to 1989 and will ensure that our city stands strong against the Trump administration’s campaign of terror against immigrant communities. But the additional sanctuary city legislation passed in 2011, 2014 and 2018, which effectively precluded all cooperation between city and federal authorities, went too far in protecting criminals.
Adrienne Adams
City Council speaker
As speaker, I stood up to the mayor’s attempts to roll back 3-K, securing critical funding and reforms for it in last year’s budget because every child deserves a strong start. Early childhood education will be a top priority for me again this year and as mayor. I support universal 3-K and will expand child care support for more families with younger children.
Michael Blake
Former state assemblyman
As a public school K-12 graduate, I support expanding 3-K into full, universal child care, from birth through age five. Child care is essential, not a privilege.
Andrew Cuomo
Former governor
I funded universal pre-K. As mayor, I will work to make free 3-K a reality: I’d restore Adams’s budget cuts for 3-K, and the city must analyze application data to pinpoint “3-K deserts” and allocate resources accordingly. Districts with wait lists could see new 3-K classrooms open in underutilized spaces.
Brad Lander
City comptroller
As the son of a public school guidance counselor, a public school graduate myself, and the father of two New York City public school graduates, I know our public schools are central to our future. I will restore Mayor Adams’s cuts to early childhood education, deliver on his unmet commitment to 3-K and pre-K for all, and ambitiously expand child care to 2K for all.
Zohran Mamdani
State assemblyman
We should provide universal child care for children from six weeks to five years. Parents are driven out of the city by child care costs. We can establish a universal system with living wages for providers, eased administrative burdens and simplified applications.
Zellnor Myrie
State senator
Yes and I plan to extend 3-K until 6 p.m. to give working parents relief. 3-K is critical; we know how important the early years are to childhood development and opportunity, and it helps make our city more affordable for working parents.
Jessica Ramos
State senator
As part of the team that implemented universal pre-K and started rolling out 3-K, it has been devastating to see the Adams administration let it fall apart. I have a plan to rebuild 3-K and work backward until every parent with children aged newborn to pre-K has access to high-quality child care in their own neighborhood.
Scott Stringer
Former city comptroller
I have been rewriting the rules with transformative solutions that make child care affordable, accessible and fair citywide. As mayor, I’ll bring back the competence and experience required to get families off of wait lists, make programs available in every neighborhood and fully fund 3-K expansion.
Whitney Tilson
Former hedge-fund executive
I support the 3-K program and will seek to expand it as cost savings are identified.
Adrienne Adams
City Council speaker
Guaranteed Income. New York City’s first municipally funded guaranteed-income program was created under my leadership as speaker. It supports pregnant women experiencing housing instability. As mayor, I’ll expand these programs to more vulnerable New Yorkers and families. Real help, no red tape. These investments won’t just help people, they’ll save the city money by reducing shelter costs and easing pressure on our overwhelmed social safety net.
Michael Blake
Former state assemblyman
If the federal government cuts services to New York, we will withhold the equivalent in New York City tax dollars, dollar for dollar. We won’t have taxation without representation. We also need to stop using credit scores for rent and homeownership applications as it is a major reason why so many communities of color are unable to realize a dream of an affordable home.
Andrew Cuomo
Former governor
Experienced leadership and competent government. The best idea is a government that actually functions effectively and efficiently, and delivers real change for the people of the city. I know that addressing the challenges facing New York City is not a function of a single “big idea,” but rather rests on the day-in-day-out managerial skill, experience and knowledge needed to ensure effective execution of the priorities of New Yorkers.
Brad Lander
City comptroller
As mayor, I will end street homelessness for people with serious mental illness. Eric Adams’s housing sweeps have failed to connect anyone to stable housing and just cycle people from subway to street to hospital to jail, and back again. Through mayoral leadership, better coordination, more flexibility to require hospitalization when necessary, and especially a “Housing First” approach, my plan will get people off our streets and subways and into stable housing with wraparound services, delivering a city that is safer for all.
Zohran Mamdani
State assemblyman
Free buses. I helped secure a year-long trailblazing fare-free bus pilot program that began in September 2023. The program was designed to bring economic relief to New Yorkers and create a high-quality public transit system that is safe, reliable and universally accessible. It did just that: increasing ridership, moving riders out of cars and decreasing assaults on bus drivers.
Zellnor Myrie
State senator
The city’s biggest challenge is building the housing we need to bring costs down so that working New Yorkers can afford to stay here. I have an ambitious plan for 1 million homes that meets the scale of the crisis. It includes opening up midtown and public land to mixed-income housing, revitalizing NYCHA, reimagining preservation and investing in permanent housing — not shelters — to tackle homelessness.
Jessica Ramos
State senator
Beyond my proposals for universal child care and mental health, I am proposing a Youth Jobs Guarantee. By 2030, the city will achieve 100 percent employment or education participation for youth aged 16 to 24. I will guarantee year-round, paid opportunities for youth to build skills, gain experience, and secure a pathway into good-paying careers.
Scott Stringer
Former city comptroller
Mitchell-Lama 2.0. It’s a bold yet practical strategy that builds on the historic success of the original program to tackle New York City’s housing crisis. By unlocking public land, holding bad landlords accountable and empowering communities to lead, my plan is a serious path to creating affordable housing at scale. Together, we can build a city where every family has a safe, stable home and where neighborhoods thrive.
Whitney Tilson
Former hedge-fund executive
We need to grow our economy by 50 percent in the next decade to create more jobs and rising wages — and provide the tax base to hire more police, help the homeless and mentally ill and fully fund programs like 3-K. The city has stifling bureaucracy, regulations and taxes. My team and I will attack these obstacles and champion businesses, entrepreneurship, investment and growth.
New York
How a Writer and Literary Agent Lives on $48,000 in Riverdale
How can people possibly afford to live in one of the most expensive cities on the planet? It’s a question New Yorkers hear a lot, often delivered with a mix of awe, pity and confusion.
We surveyed hundreds of New Yorkers about how they spend, splurge and save. We found that many people — rich, poor or somewhere in between — live life as a series of small calculations that add up to one big question: What makes living in New York worth it?
Ask Lori Perkins what was the biggest bargain she ever scored and her life story comes pouring out. The Advanced Placement classes she took at a public high school, Bronx Science, helped her do four years of N.Y.U. in three. She bought her first apartment with money from a buyout she negotiated with a landlord. Got a break on her wedding from a hotel banquet director who was about to retire and a deal on her divorce for landing her lawyer a book contract.
“Every big thing in my life has been a bargain,” Ms. Perkins said last month as she stood in her apartment high above the Hudson River surrounded by the fruits of a lifetime of haggling.
The Herman Miller Noguchi glass coffee table? An invisibly chipped floor model for $700. To save the $700 delivery fee, she and a friend drove up to Westchester, wrapped it in a blanket and rolled it home “like Lucy and Ethel through the hallway.” The fox fur coat hanging over the chair? $20 new at a vintage shop. “When I looked it up, it was a $575 coat.”
The co-op apartment itself — three bedrooms on the 18th floor of a building on a hilltop in Riverdale in the Bronx — was a foreclosure special: $125,000 in 1992.
It is the apartment of someone who has lived — who is living — a full existence. A sign on the bright orange wall in the kitchen says “A clean house is the sign of a wasted life.” Shelves in every room groan beneath the weight of thousands of books.
Setbacks and Silver Linings
As a literary agent, Ms. Perkins, 66, has sold some 3,000 titles, including seven best-sellers — perhaps you’ve read Jenna Jameson’s memoir “How to Make Love Like a Porn Star.” She runs a publishing house, Riverdale Avenue Books, specializing in L.G.B.T.Q. erotica. She edited the zombie bodice-ripper anthology “Hungry for Your Love” and has written or co-written nine books herself, including a pair of paperbacks, “Two Dukes and a Lady” and “Two Dukes Are Better Than One,” that birthed a hybrid genre she calls “duke ménage.”
In the last few years, she’s endured some setbacks, but each one has had a silver lining. Burning through her 401(k) — over $100,000 — to pay for her late mother’s dementia care let Ms. Perkins qualify for Medicaid so that when she got breast cancer early in the pandemic all her expenses were covered. Her treatment at Mount Sinai led her to teach journaling to breast cancer survivors, which led to a grant from the Bronx Council on the Arts to teach at her local senior center, where she has discovered a whole community.
The aftereffects of cancer, coupled with a plunge in her publishing house’s overseas sales, which she attributes to Trump-fueled anti-American sentiment, forced her to downshift a couple of gears, take more time to enjoy things and embrace frugality as a lifestyle.
Here’s the state of her hustle, 2026: She’s getting $22,000 from Social Security, about $20,000 as an agent, a couple thousand for freelance writing and, hopefully, another couple for running writing workshops. She signs up for focus groups, “usually about being old,” and will squeeze about $1,000 out of that. And she has lined up a 10-day, $3,000 gig as a Board of Elections poll worker. All told, she’s looking at little under $50,000.
How to Afford the Day-to-Day
On the spending side, the monthly maintenance on her apartment is $2,000, though she’s looking to downsize and move to a lower floor, which she figures could cut her cost in half. “Somebody can call me and buy my apartment right now.” $750,000!
The maintenance includes use of the complex’s outdoor pool, but she rents a cabana with an umbrella for $500 a year “because I can’t go in the sun, after radiation,” she said.
Insurance on her aging Volkswagen Beetle is $1,900 a year. Her annual pilgrimage to Maine costs about $1,200. Most of the rest is day-to-day stuff. Groceries are maybe $200 a month. “I go to Stew Leonard’s where they have dollar beers,” she said.
She allots $250 a month for entertainment, including meals out. She gets the $10 lunch special to go at the local Chinese restaurant and heats it up for dinner. She never misses Restaurant Week.
She does $5 movie Tuesdays at the Showcase Cinema in Yonkers, $4.50 for Broadway tickets through Club Free Time, an online publication. She re-ups her Hulu and Disney+ subscriptions on Black Friday, when they’re $1.99 or $2.99 a month. She’s going to see Bruce Springsteen at Madison Square Garden on Saturday and the tickets were $130, “so that’s most of my budget for May, but it’s worth it.”
What about museums? Dollar admission at the Metropolitan Museum of Art and the Cloisters for city residents, free Fridays at the Whitney, pay-what-you wish hours at the Guggenheim. “I used to be a member of all of them, and if I ever had more money I would go back to being a member, but right now I’m taking advantage of their generosity,” Ms. Perkins said.
Her wardrobe budget is minimalist like her fashion. “If it’s winter, I’m wearing black pants and a black shirt. And if it’s summer, I’m wearing a black dress.”
Even her splurges have been bargains. The cruise she took in Italy, using money she had saved by taking the toll-free Broadway Bridge instead of the Henry Hudson Bridge when she drove to Manhattan, was effectively free after she won $1,000 gambling on board.
The Middle Class Fantasy
“I really believe you can do almost anything if you research and plan,” Ms. Perkins said. “It’s the spontaneity that’s hard. And we as Americans are really spoiled.”
Looking back on her journey, Ms. Perkins has reached some conclusions that surprised her.
“Cancer saved my life,” she said. “The life that I was leading was exhausting because I was trying so hard to keep up with this fantasy of middle-classness.”
Now, she said, “I don’t care if I’m wearing last year’s shoes, I don’t need to go out every night to a Michelin-starred restaurant, because I go two times a year, and you know what, when you save up for it, it’s more joyful. Every single thing. Every little joy is a bigger joy. I can’t explain it. I took so much for granted when I had more money.”
Did she mention she’s working on another book?
“It’s called ‘La Vida Broka: How to Live Richly When You’re Dirt Poor,’” Ms. Perkins said. “Just buy the book, because it’s all going to be in there.”
We are talking to New Yorkers about how they spend, splurge and save.
New York
Maya Lin Connects Nature to a New Manhattan Skyscraper and Beyond
On a recent spring afternoon, the renowned artist and designer Maya Lin clambered up and down a rocky outcropping in Central Park in New York, undeterred by the crowd of tourists that was shooting photos nearby.
While they snapped selfies, she reflected on how this place — and similar geology near her childhood home in Athens, Ohio — had inspired her latest creation: the stone facade on the western walls of the 60-story JPMorgan Chase skyscraper in Midtown Manhattan. Estimated to have cost from $3 billion to $4 billion, and with glowing artwork at the summit visible citywide, it opened last fall and occupies the block between 47th and 48th Streets and Madison and Park Avenues.
Her project, “A Parallel Nature,” is a sculpture composed of two 59-foot-tall and 55-foot-wide gray stone walls set in an intricate design, with plants that peek out from the crevices. An array of flowers has been newly planted on the walls this spring.
Lin’s long career and passion for the environment made her a natural choice for the project.
Now 66, she began her career as a 21-year-old senior at Yale University when she won a competition to design the Vietnam Veterans Memorial, which was dedicated in 1982 in Washington, D.C. Among her many recent projects is the water fountain installation titled “Seeing Through the Universe” for the Obama Presidential Center in Chicago, set to open to the public next month.
Five of Lin’s works will also be on view at Pace Gallery’s booth at Frieze New York this week. There are pieces that call attention to bodies of water that are disappearing or that have already disappeared — Lake Chad in North Africa and the Aral Sea in Central Asia — along with a piece focused on the Antarctic Circle, and a new silver sculpture, “Silver Yellowstone,” that is inspired by the Yellowstone River, widely considered to be the longest free-flowing river in the lower 48 states.
In a recent series of interviews in her home office on Manhattan’s Upper East Side, at the JPMorgan Chase building and during the ramble through the rocky terrain near the lower eastern end of Central Park known as the “Dene,” a British term for a valley, Lin described the woods and rock cliffs she remembered from growing up in Ohio.
“Water would just subtly drip down the cliffs, and there would be ferns and grasses and things growing there,” she explained, adding, “I was definitely out there in nature almost daily, and very concerned about environmental issues.”
Central Park, which Lin explores regularly when she is in Manhattan, was its own inspiration. Her family also has a home in southwestern Colorado, where she hikes and bikes every summer.
In 2022, she and representatives of JPMorgan Chase and Tishman Speyer, the development manager of the new skyscraper, took a daylong walk through the park, looking for a rock formation that could serve as the model for “A Parallel Nature” and “bring a little bit of the character” of the park to the building, Lin said.
They initially failed to identify anything appropriate. Lin returned the next morning on her own and came across the Dene, which she had seen on previous walks through the park.
“When I first got a call to look at the building site, I realized that the subway would be running underneath it,” Lin explained. “And I saw an excavation photo of Grand Central Station that showed that its construction cut through Manhattan’s bedrock. And I just had an idea, ‘What if I could bring bedrock to the surface in the middle of Manhattan?’”
“What I am interested in is, quite literally, grounding you in what might be right below your feet that you might not be aware of,” she added.
Capturing the Dene on the exterior wall of the skyscraper, Lin explained, would enable her to express the character of an exposed stone outcropping in Manhattan, quite literally bringing bedrock to the surface, in a way that echoes the Dene in Central Park.
Lin identified a type of gray granite from Barre, Vt., for “A Parallel Nature” that she called a perfect match with the metamorphic rock known as gneissic schist on which the JPMorgan Chase skyscraper sits.
The 239 stone pieces mounted atop the artwork’s two walls were cut by the Quarra Stone Company, a Wisconsin-based stone fabricator that transported the stone on large, flatbed trucks from Vermont to Wisconsin and then to Manhattan. Lin called the installation of the walls on the facade of the skyscraper her most difficult commission yet.
“Trying to create something that would be a balance between natural and man-made was the aesthetic challenge,” she explained. “And to keep the artwork as a sculptural creation rather than an architectonic solution — also the engineering to fabricate and install — were intricate and extremely complex.”
The stonework on each wall is composed of over 100 pieces of granite, Lin said, “so by grouping 15 to 20 pieces together and ever so slightly tilting them, I was able to create larger groupings to help create what I call city states. These helped make each wall feel like it was comprised of larger plates.”
Each of the pieces is hung, in a puzzle-like formation, from a steel bracket system installed on a steel ladder frame system anchored to the concrete support wall on the lowest level of the building’s Madison Avenue facade.
At the foot of each wall is a streambed with waterworn rocks that came from near the headquarters of the Wisconsin fabricator, chosen to work well with the gray granite walls. Water gently flows in the beds, creating a burbling stream in the middle of Midtown traffic cacophony. Lin calls the stream “an unexpected natural moment in the busy city.”
There are also two sources of water on the walls themselves, meant to irrigate the plantings in the walls’ seams. One is a drip irrigation line installed behind what Lin calls “plant pockets,” holes 10 to 12 inches deep that range in length from 3 to 7 feet and that are designed to hold the artwork’s vegetation.
The second is a drip irrigation system that runs along the top of the rock walls. This gently drips continuous streams of water that find their way down and beneath the surface of the rock, nourishing the plantings in the crevices and ledges. The system is designed to encourage plant growth and to bring the sound of trickling water to the facade.
Lin is working with specialists on the plantings, including Blondie’s Treehouse, a Manhattan plant installer and supplier; Cecil Howell, a Brooklyn-based landscape architect who has worked with Lin on a number of recent environmental art installations; and Richard Hayden, the project’s consulting horticulturist, who is also the senior director of horticulture for the High Line, a public park built on a historic elevated rail line on Manhattan’s west side.
Though some plants were installed in late October, it was understood that since water would not be available until late fall, spring would be the ideal time for fresh planting.
Urban environments are tough on plants, Lin explained, calling the site’s horticulture “an experiment.” The horticulture team is trying more than 30 varieties of plants to see which ones thrive where, she said, adding that she expected the plants to be monitored and plantings adjusted quarterly.
Lin said she wanted “to create a predominantly native New York landscape reminiscent of what you might find naturally growing on rocks and within crevices in actual rock faces and ledges” to make visitors aware of the nature around them.
New plants growing this spring include maidenhair fern, Eastern red columbine, creeping phlox, Christmas fern and dwarf crested iris.
Just across from each of the artwork’s walls are a flower garden and native red maple trees, as well as long, sinuous concrete benches designed by Norman Foster, the skyscraper’s architect, all meant to create a sort of public park.
“A Parallel Nature,” as its name implies, “neither tries to perfectly recreate nature, nor feel architecturally fabricated,” Lin explained. “It is a work that makes ambiguous the line between the natural and the man-made.”
The sculpture is one of five works of public art commissioned for the new building by JPMorgan Chase — whose art collection was founded in 1959 by David Rockefeller, then executive vice president and vice chairman of Chase Manhattan Bank. The skyscraper’s other new works include that LED light work at the summit by Leo Villareal, whose art will also be on view at the Pace Gallery exhibit at Frieze; two paintings by Gerhard Richter in the building’s lobby; a 3-D printed, bronze column by Foster, also in the lobby; and a display of light and motion at the lobby’s elevator banks, driven by custom A.I. models by the Turkish artist Refik Anadol.
David Arena, head of global real estate for JPMorgan Chase, said the bank had deliberately lifted up both the Madison Avenue and Park Avenue bases of the new building 85 feet to create more outdoor space for pedestrians. “When passers-by step on the Madison Avenue curb,” he said, “they are awe-struck, think differently, have a moment of respite.”
“We thought it would be a great spot to make a gift to Manhattan and to people in the neighborhood who can come up, have a seat, enjoy a cup of coffee, enjoy some great art, maybe think differently,” he said.”
He also called Lin “one of the most accomplished modern-day artists, a strong enough talent to be a counterpoint to Norman Foster.”
Lin agrees with Arena’s predictions about the artwork. “Even though it can dialogue with the building in scale, it adds an unexpected, natural respite from the busy street life, offering a different feeling,” she said.
New York
‘She Studied Us for a Moment With Theatrical Longing’
Under Cover
Dear Diary:
On a false-spring afternoon, my boyfriend, Luis, and I went to the wine bar around the corner from my Williamsburg apartment. We were sitting at the bar having a private conversation when I asked Luis for the time.
“It’s 7:30,” a blonde woman beside us said before he could answer.
She turned toward us with the bright, urgent expression of someone who had already decided we were all having a drink together. She was drunk, her mascara intact, but only just.
“What do you guys do?” she asked.
I told her I was a first-year teacher in Queens. Luis said he would be graduating in the spring and was looking for a job in marketing.
She studied us for a moment with theatrical longing, and then she leaned in so far that her shoulder nearly touched mine.
“I have a secret,” she said, beaming. “You can’t tell anyone.”
We promised.
She glanced toward the open windows, then back at us.
“I have my second interview with the C.I.A. tomorrow,” she whispered.
Luis and I looked at each other.
“If anyone asks,” she added, “tell them I’m interviewing with the Culinary Institute of America.”
A few minutes later, we paid our check, wished her luck and promised not to tell a soul.
— David Reyes-Mastroianni
Moon Over Manhattan
Dear Diary:
I was walking out of Central Park on a cold February evening when a woman who couldn’t have been five feet tall approached me.
“Have you seen the moon?” she asked.
I tried to brush her off, but she repeated herself.
I turned to see the most brilliant full moon shining above the park. It stopped me in my tracks on a day when I had been in constant motion.
I turned to thank the woman, but she was gone. It was as if the moon herself had come down to demand attention and had left as soon as attention was paid.
— Rebecca Falcon
Wrapped Up
Dear Diary:
Late one night after I moved to Manhattan from the rural South in 1989, I was riding the No. 6 train home from my job at Mortimer’s when I sat down across from what appeared to be a man completely wrapped in a sheet and lying across several seats.
He was wrapped so tightly that there seemed to be no way he could have done it himself.
I couldn’t discern any movement. Not a breath. Not a sound. Did he need help? Was he dead? Was this performance art? What should I do?
No one else seemed to be paying any attention, but my agitation must have been visible, because finally, an impeccably dressed older woman wearing white gloves and a hat with a lace veil leaned toward me.
“I don’t think he wants to be disturbed,” she said.
— Brian McMaster
Pretty Peaches
Dear Diary:
I was walking down 79th Street when I heard a woman with a large, coral-colored cockatoo on her shoulder say: “Excuse me. Can you hold my bird?”
I looked around. Was she talking to me?
She huffed at my two seconds of confusion.
“Just put your arm out!” she said.
I did, and while this woman answered her phone, her imposing bird with claws as big as my hands hopped onto my wrist, then sidled up my arm and onto my shoulder.
She was heavier than I expected. Not quite like having a dog on my shoulder, but maybe a cat.
I wanted to look at her. It’s not every day you have a large bird sitting on you, but I was afraid that if I did, she might gouge out my eyeballs with her imposing beak.
I decided to fix my eyes on a nearby street sign and hope for the best. The bird told me her name was Peaches, that she was 7 years old and also that she was pretty.
My first thought was: Well, aren’t we a little full of ourselves? But then I caught myself. Good for you, Peaches, I thought. I wish I had your confidence.
I told Peaches I had an appointment and hoped her owner would get off the phone soon.
Then Peaches gripped my shoulder a little tighter with her claws and stretched the top of her body up and over my head so that I was wearing her like a pair of earmuffs.
“I love you,” she said.
We stayed in this magical bird hug for a minute or two before her owner whisked her off my shoulder with a halfhearted “Thanks” and hurried away.
Peaches turned her head 180 degrees, seemed to look at me longingly and disappeared into the day.
— Eileen Kelly
Out of Stock
Dear Diary:
It was a Saturday, and I was on Fifth Avenue and 14th Street. Two young women were walking and talking behind me.
“Is there anything you need at the market?” one said.
“The will to live,” the other replied.
I couldn’t help myself.
“I don’t think they sell that there,” I said.
We all laughed and kept going.
— Nancy Lane
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