Manhattan Q3 2026 Report Stacey Froelich Team | New York City Real Estate Experts

Manhattan’s residential market held up in the third quarter despite a sharp drop in new listings. New listings fell 28.4%, the lowest level for a third quarter in nearly a decade.

Manhattan’s residential market held up in the third quarter despite a sharp drop in new listings. New listings fell 28.4%, the lowest level for a third quarter in nearly a decade. Total inventory was down 10.9% from a year ago, yet closed sales still rose 2.7% from the same period last year.

Higher borrowing costs and economic uncertainty remained factors, but buyers were still active when homes were priced well. Properties that needed significant work or were priced more ambitiously tended to take longer to sell. The biggest gains came at the higher end of the market.

The strongest gains came in the $3 million to $5 million range, where sales increased more than 30% for both condos and co-ops. Condo sales from $5 million to $10 million also rose by double digits. The market was more mixed above $10 million, with sales between $10 million and $20 million down 9.7% and fewer closings at $20 million and above.

Contract activity gives an early indication of where sales are headed in the coming quarter. While contracts signed in the third quarter were down from a particularly strong Q3 2025, the year-to-date trend remained positive, with 3.1% more contracts signed through the end of September. Limited new supply during the summer also weighed on activity. Luxury buyers remained active, particularly in the $5 million to $10 million range. Activity was especially strong at the very top of the market, where 14 contracts above $20 million represented a 75.0% increase from a year earlier. Larger co-ops with four or more bedrooms were also popular.

Overall, Manhattan enters the fourth quarter with a resilient market and demand that remains firmly in place. Buyers are still willing to transact, and in some segments, compete aggressively, but are increasingly focused on quality, value, and homes that are ready to meet their needs. With supply remaining heavily constrained, well-priced and compelling properties are well positioned to stand out, creating a favorable environment for sellers with desirable inventory and meaningful opportunities for buyers who are prepared to act. As the year draws to a close, the market’s underlying fundamentals remain solid, with continued demand providing a strong foundation for the months ahead – a testament to the enduring strength of the Manhattan market.

— Rory Golod, President of Growth & Communications · Danielle Elo, Senior Managing Director

Q3 2026 at a Glance

Market Highlights

$1,989,564 Average Sales Price

$2,676,783 Average Condo Price

$1,497 Avg. Price Per Sq Ft

6% Average Discount

$1,250,000 Median Sales Price

$1,407,978 Average Co-op Price

99 Avg. Days on Market

28% Properties >180 Days to Contract

By Property Type

Recorded Sales

There were 3,183 closed sales, up 2.7% from Q3 2025, which itself was up 15.3% year-over-year
Sales at $3M–5M jumped 32.2% to 374, with similar growth for both condos and co-ops
Condo sales from $5M to $10M rose 21.3%, while sales at $10M–$20M were down 9.7%, and $20M+ sales were down 30.0%, associated with the lack of inventory at those price points following a strong performance year-to-date
Upper Manhattan sales rose 15.5%, Midtown East was up 11.3%, and Downtown climbed 9.9% year over year

Overall Summary
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	3,183	2,696	+18.1%	3,099	+2.7%
Sales Volume	$6.33B	$5.96B	+6.3%	$6.49B	−2.4%
Avg. Discount	6%	7%	—	7%	—
Median Price	$1,250,000	$1,275,000	−2.0%	$1,195,000	+4.6%
Average Price	$1,989,564	$2,209,022	−9.9%	$2,094,413	−5.0%
Avg. PPSF	$1,497	$1,540	−2.8%	$1,471	+1.8%
Avg. Sq Ft	1,279	1,356	−5.7%	1,372	−6.8%

Condos
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	1,459	1,252	+16.5%	1,344	+8.6%
Sales Volume	$3.91B	$3.75B	+4.2%	$3.60B	+8.5%
Avg. Discount	7%	7%	—	7%	—
Median Price	$1,786,519	$1,791,060	−0.3%	$1,650,000	+8.3%
Average Price	$2,676,783	$2,994,960	−10.6%	$2,677,466	0.0%
Avg. PPSF	$1,719	$1,782	−3.5%	$1,744	−1.4%
Avg. Sq Ft	1,373	1,449	−5.2%	1,314	+4.5%

Co-ops
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	1,724	1,444	+19.4%	1,711	+0.8%
Sales Volume	$2.43B	$2.21B	+10.0%	$2.47B	−1.8%
Avg. Discount	5%	6%	—	6%	—
Median Price	$887,500	$900,000	−1.4%	$860,000	+3.2%
Average Price	$1,407,978	$1,527,585	−7.8%	$1,444,955	−2.6%

By Property Type

Contracts Signed

There were 2,075 signed contracts in Q3 2026, down 12.0% from this quarter last year, when activity had jumped 20.6%
The $5M–10M range was steady, with 0.9% more signings year-over-year
Buyers committed to larger homes, as units with 4 or more bedrooms saw 6.6% more contracts signed, with an impressive jump of 45.8% year-over-year for co-ops in this category

Overall Summary
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Contracts	2,075	2,994	−30.7%	2,357	−12.0%
Avg. Discount	6%	5%	—	6%	—
Median Price	$1,195,000	$1,295,000	−7.7%	$1,195,000	—
Average Price	$2,074,370	$2,170,948	−4.4%	$1,955,724	+6.1%
Avg. PPSF	$1,529	$1,543	−0.9%	$1,528	+0.1%
Avg. Sq Ft	1,285	1,363	−5.7%	1,290	−0.4%

Condos
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Contracts	974	1,338	−27.2%	1,070	−9.0%
Avg. Discount	6%	5%	—	6%	—
Median Price	$1,699,000	$1,799,500	−5.6%	$1,650,000	+3.0%
Average Price	$2,888,864	$2,913,559	−0.8%	$2,574,643	+12.2%
Avg. PPSF	$1,771	$1,774	−0.2%	$1,783	−0.7%
Avg. Sq Ft	1,373	1,442	−4.8%	1,314	+4.5%

Co-ops
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Contracts	1,101	1,656	−33.5%	1,269	−13.2%
Avg. Discount	5%	5%	—	6%	—
Median Price	$800,000	$965,000	−17.1%	$817,500	−2.1%
Average Price	$1,353,829	$1,570,940	−13.8%	$1,305,698	+3.7%

By Property Type

Inventory

There were 6,028 active listings at the end of Q3, down 10.9% year-over-year and 8.9% from Q2
The Upper West Side had the largest drop in supply following a 24.7% year-over-year decline, while FiDi/BPC was the only submarket to see an increase in inventory, climbing 8.4% compared to Q3 2025
There were 2,251 new listings, down 28.4%, the lowest Q3 total in the last 10 years, causing the market to stagnate and slow the sales cycle between buyers and sellers

Overall Summary
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Actives	6,028	6,616	−8.9%	6,763	−10.9%
Median Price	$1,380,000	$1,399,000	−1.4%	$1,475,000	−6.4%
Average Price	$3,186,207	$3,042,619	+4.7%	$2,968,056	+7.3%
Avg. PPSF	$1,747	$1,727	+1.2%	$1,745	+0.1%
Avg. Sq Ft	1,600	1,565	+2.2%	1,531	+4.5%

Condos
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Actives	3,144	3,422	−8.1%	3,616	−13.1%
Median Price	$1,995,000	$1,975,000	+1.0%	$2,050,000	−2.7%
Average Price	$4,283,040	$4,040,339	+6.0%	$3,898,141	+9.9%
Avg. PPSF	$1,991	$1,959	+1.6%	$2,000	−0.4%
Avg. Sq Ft	1,710	1,668	+2.5%	1,635	+4.6%

Co-ops
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Actives	2,884	3,194	−9.7%	3,147	−8.4%
Median Price	$895,000	$925,000	−3.2%	$925,000	−3.2%
Average Price	$1,990,491	$1,973,679	+0.9%	$1,899,360	+4.8%

Submarket Overview

Upper West Side

Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	589	519	+13.5%	592	−0.5%
Sales Volume	$1,112,233,193	$1,349,748,974	−17.6%	$1,205,682,391	−7.8%
Avg. Discount	4%	5%	—	6%	—
Median Price	$1,250,000	$1,425,550	−12.3%	$1,312,500	−4.8%
Average Price	$1,888,342	$2,600,672	−27.4%	$2,036,626	−7.3%
Avg. PPSF	$1,460	$1,684	−13.3%	$1,500	−2.7%
Avg. Sq Ft	1,253	1,496	−16.2%	1,421	−11.8%

Contracts
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Contracts	356	540	−34.1%	407	−12.5%
Avg. Discount	5%	4%	—	6%	—
Median Price	$1,355,000	$1,375,000	−1.5%	$1,295,000	+4.6%
Average Price	$1,934,512	$2,238,790	−13.6%	$1,865,547	+3.7%
Avg. PPSF	$1,535	$1,566	−2.0%	$1,471	+4.4%
Avg. Sq Ft	1,281	1,414	−9.4%	1,296	−1.2%

Inventory
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Actives	814	936	−13.0%	1,081	−24.7%
Median Price	$1,597,500	$1,650,000	−3.2%	$1,735,000	−7.9%
Average Price	$3,532,918	$3,233,098	+9.3%	$3,248,701	+8.7%
Avg. PPSF	$1,926	$1,883	+2.3%	$1,882	+2.3%
Avg. Sq Ft	1,751	1,668	+5.0%	1,634	+7.2%

Condos — Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	262	237	+10.5%	232	+12.9%
Sales Volume	$647,292,494	$907,516,522	−28.7%	$617,036,414	+4.9%
Avg. Discount	5%	6%	—	5%	—
Median Price	$1,705,000	$2,080,000	−18.0%	$1,600,000	+6.6%
Average Price	$2,470,582	$3,829,184	−35.5%	$2,659,640	−7.1%
Avg. PPSF	$1,632	$1,922	−15.1%	$1,725	−5.4%
Avg. Sq Ft	1,329	1,664	−20.1%	1,355	−1.9%

Condos — Median Price by Bedroom
Bedrooms	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
Studio	$688,000	$742,500	−7.3%	$694,878	−1.0%
1 Bedroom	$999,000	$998,903	0.0%	$1,055,000	−5.3%
2 Bedroom	$2,056,101	$2,070,000	−0.7%	$1,871,034	+9.9%
3 Bedroom	$3,338,000	$3,495,000	−4.5%	$4,375,000	−23.7%
4+ Bedroom	$5,575,000	$8,500,000	−34.4%	$5,999,250	−7.1%

Co-ops — Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	327	282	+16.0%	351	−6.8%
Sales Volume	$464,940,699	$442,232,452	+5.1%	$517,944,977	−10.2%
Avg. Discount	4%	5%	—	6%	—
Median Price	$1,061,292	$990,000	+7.2%	$1,075,000	−1.3%
Average Price	$1,421,837	$1,568,200	−9.3%	$1,475,627	−3.6%

Co-ops — Median Price by Bedroom
Bedrooms	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
Studio	$487,500	$425,000	+14.7%	$457,750	+6.5%
1 Bedroom	$750,000	$740,000	+1.4%	$725,000	+3.4%
2 Bedroom	$1,405,000	$1,457,500	−3.6%	$1,390,000	+1.1%
3 Bedroom	$2,382,500	$2,295,000	+3.8%	$2,235,000	+6.6%
4+ Bedroom	$3,107,500	$3,000,000	+3.6%	$3,775,000	−17.7%

Submarket Overview

Upper East Side

Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	638	602	+6.0%	706	−9.6%
Sales Volume	$1,344,289,204	$1,440,344,068	−6.7%	$1,688,178,483	−20.4%
Avg. Discount	5%	7%	—	7%	—
Median Price	$1,350,000	$1,250,000	+8.0%	$1,297,500	+4.0%
Average Price	$2,107,036	$2,392,598	−11.9%	$2,391,188	−11.9%
Avg. PPSF	$1,371	$1,376	−0.4%	$1,333	+2.9%
Avg. Sq Ft	1,412	1,433	−1.5%	1,660	−14.9%

Contracts
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Contracts	390	638	−38.9%	445	−12.4%
Avg. Discount	6%	5%	—	6%	—
Median Price	$1,237,250	$1,450,000	−14.7%	$1,300,000	−4.8%
Average Price	$2,224,742	$2,229,100	−0.2%	$2,384,311	−6.7%
Avg. PPSF	$1,406	$1,356	+3.7%	$1,432	−1.8%
Avg. Sq Ft	1,425	1,439	−1.0%	1,593	−10.5%

Inventory
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Actives	1,126	1,218	−7.6%	1,256	−10.4%
Median Price	$1,550,000	$1,625,000	−4.6%	$1,595,000	−2.8%
Average Price	$3,504,414	$3,411,109	+2.7%	$3,310,527	+5.9%
Avg. PPSF	$1,670	$1,649	+1.3%	$1,621	+3.0%
Avg. Sq Ft	1,805	1,775	+1.7%	1,728	+4.5%

Condos — Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	174	184	−5.4%	192	−9.4%
Sales Volume	$502,494,361	$580,092,966	−13.4%	$550,938,906	−8.8%
Avg. Discount	7%	5%	—	7%	—
Median Price	$1,995,000	$1,885,000	+5.8%	$2,106,250	−5.3%
Average Price	$2,887,899	$3,152,679	−8.4%	$2,869,473	+0.6%
Avg. PPSF	$1,697	$1,711	−0.8%	$1,644	+3.2%
Avg. Sq Ft	1,596	1,492	+7.0%	1,513	+5.5%

Condos — Median Price by Bedroom
Bedrooms	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
Studio	$602,500	$585,000	+3.0%	$565,000	+6.6%
1 Bedroom	$940,000	$900,000	+4.4%	$845,000	+11.2%
2 Bedroom	$1,950,000	$1,951,982	−0.1%	$1,999,000	−2.5%
3 Bedroom	$3,210,000	$4,350,000	−26.2%	$3,487,500	−8.0%
4+ Bedroom	$7,480,339	$6,495,000	+15.2%	$7,550,000	−0.9%

Co-ops — Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	464	418	+11.0%	497	−6.6%
Sales Volume	$841,794,843	$860,251,102	−2.1%	$978,149,681	−13.9%
Avg. Discount	5%	7%	—	6%	—
Median Price	$1,100,000	$995,000	+10.6%	$1,050,000	+4.8%
Average Price	$1,814,213	$2,058,017	−11.8%	$1,968,108	−7.8%

Co-ops — Median Price by Bedroom
Bedrooms	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
Studio	$392,000	$430,000	−8.8%	$428,000	−8.4%
1 Bedroom	$650,000	$666,125	−2.4%	$625,000	+4.0%
2 Bedroom	$1,550,000	$1,350,000	+14.8%	$1,310,000	+18.3%
3 Bedroom	$2,800,000	$2,599,000	+7.7%	$2,405,000	+16.4%
4+ Bedroom	$4,600,000	$5,475,000	−16.0%	$6,200,000	−25.8%

Submarket Overview

Midtown West

Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	114	91	+25.3%	113	+0.9%
Sales Volume	$174,792,213	$138,486,604	+26.2%	$170,129,682	+2.7%
Avg. Discount	8%	8%	—	9%	—
Median Price	$982,500	$1,100,000	−10.7%	$945,000	+4.0%
Average Price	$1,533,265	$1,521,831	+0.8%	$1,505,572	+1.8%
Avg. PPSF	$1,377	$1,458	−5.6%	$1,372	+0.4%
Avg. Sq Ft	1,176	1,055	+11.5%	1,140	+3.2%

Contracts
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Contracts	92	113	−18.6%	118	−22.0%
Avg. Discount	6%	5%	—	6%	—
Median Price	$1,095,000	$1,222,000	−10.4%	$1,092,500	+0.2%
Average Price	$2,437,325	$1,852,560	+31.6%	$1,844,695	+32.1%
Avg. PPSF	$1,458	$1,571	−7.2%	$1,598	−8.8%
Avg. Sq Ft	1,033	1,222	−15.5%	1,188	−13.0%

Inventory
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Actives	338	374	−9.6%	358	−5.6%
Median Price	$1,249,500	$1,250,000	0.0%	$1,397,000	−10.6%
Average Price	$1,706,555	$1,801,388	−5.3%	$2,031,166	−16.0%
Avg. PPSF	$1,609	$1,615	−0.4%	$1,689	−4.7%
Avg. Sq Ft	1,031	1,072	−3.8%	1,159	−11.0%

Condos — Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	84	75	+12.0%	80	+5.0%
Sales Volume	$157,408,713	$128,016,609	+23.0%	$143,592,782	+9.6%
Avg. Discount	9%	8%	—	9%	—
Median Price	$1,225,000	$1,290,000	−5.0%	$1,127,500	+8.6%
Average Price	$1,873,913	$1,706,888	+9.8%	$1,794,910	+4.4%
Avg. PPSF	$1,452	$1,498	−3.1%	$1,518	−4.3%
Avg. Sq Ft	1,221	1,082	+12.8%	1,123	+8.7%

Condos — Median Price by Bedroom
Bedrooms	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
Studio	$625,000	$625,000	—	$622,850	+0.3%
1 Bedroom	$960,000	$978,169	−1.9%	$917,500	+4.6%
2 Bedroom	$1,882,500	$1,530,000	+23.0%	$1,700,000	+10.7%
3 Bedroom	$3,849,500	$2,460,000	+56.5%	$2,125,200	+81.1%
4+ Bedroom	$7,725,000	$7,700,000	+0.3%	$8,475,904	−8.9%

Co-ops — Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	30	16	+87.5%	33	−9.1%
Sales Volume	$17,383,500	$10,469,995	+66.0%	$26,536,900	−34.5%
Avg. Discount	7%	8%	—	9%	—
Median Price	$500,000	$567,500	−11.9%	$487,500	+2.6%
Average Price	$579,450	$654,375	−11.4%	$804,148	−27.9%

Co-ops — Median Price by Bedroom
Bedrooms	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
Studio	$425,000	$423,000	+0.5%	$400,000	+6.3%
1 Bedroom	$565,000	$550,000	+2.7%	$487,500	+15.9%
2 Bedroom	$770,000	$801,000	−3.9%	$1,100,000	−30.0%
4+ Bedroom	—	—	—	$2,200,000	—

Submarket Overview

Midtown East

Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	561	455	+23.3%	504	+11.3%
Sales Volume	$875,522,123	$765,475,440	+14.4%	$828,193,011	+5.7%
Avg. Discount	7%	7%	—	8%	—
Median Price	$950,000	$980,000	−3.1%	$930,000	+2.2%
Average Price	$1,560,645	$1,682,364	−7.2%	$1,643,240	−5.0%
Avg. PPSF	$1,416	$1,445	−2.0%	$1,406	+0.7%
Avg. Sq Ft	1,108	1,140	−2.8%	1,114	−0.5%

Contracts
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Contracts	402	507	−20.7%	448	−10.3%
Avg. Discount	6%	7%	—	5%	—
Median Price	$1,049,500	$949,000	+10.6%	$988,225	+6.2%
Average Price	$1,818,959	$1,540,930	+18.0%	$1,629,213	+11.6%
Avg. PPSF	$1,562	$1,390	+12.4%	$1,550	+0.8%
Avg. Sq Ft	1,115	1,125	−0.9%	1,091	+2.2%

Inventory
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Actives	1,253	1,377	−9.0%	1,375	−8.9%
Median Price	$1,200,000	$1,250,000	−4.0%	$1,250,000	−4.0%
Average Price	$3,579,638	$3,281,218	+9.1%	$3,193,182	+12.1%
Avg. PPSF	$1,813	$1,777	+2.0%	$1,816	−0.2%
Avg. Sq Ft	1,582	1,538	+2.9%	1,435	+10.2%

Condos — Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	235	229	+2.6%	236	−0.4%
Sales Volume	$551,693,964	$544,622,310	+1.3%	$578,056,767	−4.6%
Avg. Discount	8%	7%	—	7%	—
Median Price	$1,449,988	$1,465,000	−1.0%	$1,339,591	+8.2%
Average Price	$2,347,634	$2,378,263	−1.3%	$2,449,393	−4.2%
Avg. PPSF	$1,728	$1,758	−1.7%	$1,847	−6.4%
Avg. Sq Ft	1,163	1,179	−1.4%	1,049	+10.9%

Condos — Median Price by Bedroom
Bedrooms	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
Studio	$549,000	$597,000	−8.0%	$710,000	−22.7%
1 Bedroom	$1,060,000	$915,000	+15.8%	$1,155,000	−8.2%
2 Bedroom	$1,899,826	$2,100,000	−9.5%	$1,875,000	+1.3%
3 Bedroom	$4,650,000	$4,025,000	+15.5%	$3,972,500	+17.1%
4+ Bedroom	$4,839,616	$6,425,000	−24.7%	$12,312,500	−60.7%

Co-ops — Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	326	226	+44.2%	267	+22.1%
Sales Volume	$323,828,159	$220,853,130	+46.6%	$246,136,244	+31.6%
Avg. Discount	6%	7%	—	8%	—
Median Price	$675,000	$733,179	−7.9%	$635,000	+6.3%
Average Price	$993,338	$977,226	+1.6%	$921,859	+7.8%

Co-ops — Median Price by Bedroom
Bedrooms	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
Studio	$370,000	$367,000	+0.8%	$383,480	−3.5%
1 Bedroom	$625,000	$655,000	−4.6%	$612,500	+2.0%
2 Bedroom	$1,200,000	$1,075,000	+11.6%	$1,163,750	+3.1%
3 Bedroom	$2,077,500	$1,915,000	+8.5%	$1,676,250	+23.9%
4+ Bedroom	$3,575,000	$1,275,000	+180.4%	$2,425,000	+47.4%

Submarket Overview

Downtown

Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	890	681	+30.7%	810	+9.9%
Sales Volume	$2,376,547,809	$1,764,921,414	+34.7%	$2,136,688,566	+11.2%
Avg. Discount	5%	7%	—	7%	—
Median Price	$1,792,500	$1,685,000	+6.4%	$1,475,000	+21.5%
Average Price	$2,670,278	$2,591,661	+3.0%	$2,637,887	+1.2%
Avg. PPSF	$1,871	$1,845	+1.4%	$1,787	+4.7%
Avg. Sq Ft	1,455	1,524	−4.5%	1,504	−3.3%

Contracts
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Contracts	532	814	−34.6%	585	−9.1%
Avg. Discount	5%	4%	—	5%	—
Median Price	$1,697,000	$1,785,000	−4.9%	$1,500,000	+13.1%
Average Price	$2,768,934	$2,930,327	−5.5%	$2,423,609	+14.2%
Avg. PPSF	$1,896	$1,972	−3.9%	$1,845	+2.8%
Avg. Sq Ft	1,515	1,583	−4.3%	1,414	+7.1%

Inventory
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Actives	1,512	1,620	−6.7%	1,688	−10.4%
Median Price	$1,950,000	$1,995,000	−2.3%	$2,165,800	−10.0%
Average Price	$3,751,605	$3,684,874	+1.8%	$3,517,011	+6.7%
Avg. PPSF	$2,027	$2,031	−0.2%	$2,063	−1.7%
Avg. Sq Ft	1,829	1,806	+1.3%	1,760	+3.9%

Condos — Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	482	336	+43.5%	381	+26.5%
Sales Volume	$1,753,934,197	$1,276,150,363	+37.4%	$1,348,616,696	+30.1%
Avg. Discount	6%	8%	—	8%	—
Median Price	$2,700,000	$2,557,995	+5.6%	$2,436,500	+10.8%
Average Price	$3,638,868	$3,798,067	−4.2%	$3,539,676	+2.8%
Avg. PPSF	$2,080	$2,091	−0.5%	$2,043	+1.8%
Avg. Sq Ft	1,580	1,700	−7.1%	1,535	+2.9%

Condos — Median Price by Bedroom
Bedrooms	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
Studio	$917,500	$770,000	+19.2%	$775,000	+18.4%
1 Bedroom	$1,530,979	$1,442,500	+6.1%	$1,387,500	+10.3%
2 Bedroom	$2,776,929	$2,645,178	+5.0%	$2,550,000	+8.9%
3 Bedroom	$4,262,500	$4,950,637	−13.9%	$5,448,500	−21.8%
4+ Bedroom	$7,950,000	$9,995,000	−20.5%	$8,000,000	−0.6%

Co-ops — Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	408	345	+18.3%	412	−1.0%
Sales Volume	$622,613,612	$488,771,051	+27.4%	$602,110,683	+3.4%
Avg. Discount	5%	7%	—	5%	—
Median Price	$995,000	$1,047,500	−5.0%	$904,603	+10.0%
Average Price	$1,526,014	$1,416,728	+7.7%	$1,461,434	+4.4%

Co-ops — Median Price by Bedroom
Bedrooms	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
Studio	$525,000	$532,000	−1.3%	$535,000	−1.9%
1 Bedroom	$855,000	$900,000	−5.0%	$865,000	−1.2%
2 Bedroom	$1,750,000	$1,670,000	+4.8%	$1,587,500	+10.2%
3 Bedroom	$3,350,000	$2,495,000	+34.3%	$3,550,000	−5.6%
4+ Bedroom	$3,750,000	$3,449,500	+8.7%	$5,300,000	−29.2%

Submarket Overview

FiDi / Battery Park City

Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	115	121	−5.0%	153	−24.8%
Sales Volume	$188,268,994	$213,217,108	−11.7%	$242,803,616	−22.5%
Avg. Discount	7%	8%	—	8%	—
Median Price	$1,055,000	$1,450,000	−27.2%	$1,305,000	−19.2%
Average Price	$1,637,122	$1,762,125	−7.1%	$1,586,952	+3.2%
Avg. PPSF	$1,369	$1,403	−2.4%	$1,433	−4.5%
Avg. Sq Ft	1,125	1,242	−9.4%	1,074	+4.7%

Contracts
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Contracts	102	127	−19.7%	161	−36.6%
Avg. Discount	6%	5%	—	7%	—
Median Price	$1,007,500	$1,195,000	−15.7%	$1,350,000	−25.4%
Average Price	$1,419,267	$1,694,011	−16.2%	$1,612,108	−12.0%
Avg. PPSF	$1,304	$1,358	−4.0%	$1,459	−10.6%
Avg. Sq Ft	1,078	1,186	−9.1%	1,097	−1.7%

Inventory
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Actives	400	426	−6.1%	369	+8.4%
Median Price	$1,350,000	$1,372,500	−1.6%	$1,360,000	−0.7%
Average Price	$2,083,712	$2,000,729	+4.1%	$1,970,830	+5.7%
Avg. PPSF	$1,532	$1,501	+2.1%	$1,465	+4.6%
Avg. Sq Ft	1,271	1,236	+2.8%	1,247	+1.9%

Condos — Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	103	103	0.0%	132	−22.0%
Sales Volume	$174,023,825	$190,232,026	−8.5%	$224,517,327	−22.5%
Avg. Discount	8%	9%	—	8%	—
Median Price	$1,095,000	$1,490,000	−26.5%	$1,382,500	−20.8%
Average Price	$1,689,552	$1,846,913	−8.5%	$1,700,889	−0.7%
Avg. PPSF	$1,370	$1,417	−3.3%	$1,473	−7.0%
Avg. Sq Ft	1,128	1,262	−10.6%	1,102	+2.4%

Condos — Median Price by Bedroom
Bedrooms	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
Studio	$675,000	$670,000	+0.7%	$725,000	−6.9%
1 Bedroom	$935,000	$1,062,750	−12.0%	$1,287,500	−27.4%
2 Bedroom	$1,835,000	$1,665,000	+10.2%	$2,430,000	−24.5%
3 Bedroom	$3,535,000	$3,087,500	+14.5%	$2,999,000	+17.9%
4+ Bedroom	$6,050,000	$8,100,000	−25.3%	$6,490,416	−6.8%

Co-ops — Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	12	18	−33.3%	21	−42.9%
Sales Volume	$14,245,169	$22,985,082	−38.0%	$18,286,289	−22.1%
Avg. Discount	3%	6%	—	9%	—
Median Price	$927,500	$936,375	−0.9%	$750,000	+23.7%
Average Price	$1,187,097	$1,276,949	−7.0%	$870,776	+36.3%

Co-ops — Median Price by Bedroom
Bedrooms	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
Studio	$670,000	$390,000	+71.8%	$512,500	+30.7%
1 Bedroom	$911,250	$853,875	+6.7%	$745,000	+22.3%
2 Bedroom	$1,492,500	$875,000	+70.6%	$975,000	+53.1%
3 Bedroom	$2,500,000	$2,795,000	−10.6%	—	—

Submarket Overview

Upper Manhattan

Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	238	181	+31.5%	206	+15.5%
Sales Volume	$199,998,124	$165,640,076	+20.7%	$170,752,582	+17.1%
Avg. Discount	8%	9%	—	7%	—
Median Price	$615,000	$650,000	−5.4%	$603,500	+1.9%
Average Price	$840,328	$915,139	−8.2%	$828,896	+1.4%
Avg. PPSF	$808	$901	−10.3%	$828	−2.4%
Avg. Sq Ft	991	1,081	−8.3%	994	−0.3%

Contracts
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Contracts	188	222	−15.3%	184	+2.2%
Avg. Discount	7%	6%	—	6%	—
Median Price	$572,500	$639,000	−10.4%	$595,000	−3.8%
Average Price	$768,533	$915,893	−16.1%	$803,103	−4.3%
Avg. PPSF	$770	$869	−11.4%	$869	−11.4%
Avg. Sq Ft	1,079	1,048	+3.0%	983	+9.8%

Inventory
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Actives	549	617	−11.0%	621	−11.6%
Median Price	$630,000	$649,000	−2.9%	$660,000	−4.5%
Average Price	$953,630	$970,559	−1.7%	$942,432	+1.2%
Avg. PPSF	$908	$912	−0.4%	$931	−2.5%
Avg. Sq Ft	1,096	1,081	+1.4%	1,052	+4.2%

Condos — Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	116	85	+36.5%	84	+38.1%
Sales Volume	$112,923,119	$100,076,430	+12.8%	$93,127,499	+21.3%
Avg. Discount	9%	9%	—	8%	—
Median Price	$797,000	$855,000	−6.8%	$836,500	−4.7%
Average Price	$973,475	$1,177,370	−17.3%	$1,108,661	−12.2%
Avg. PPSF	$908	$1,038	−12.5%	$1,014	−10.5%
Avg. Sq Ft	1,057	1,082	−2.3%	1,043	+1.3%

Condos — Median Price by Bedroom
Bedrooms	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
Studio	$460,000	$403,000	+14.1%	$425,000	+8.2%
1 Bedroom	$540,000	$622,500	−13.3%	$540,000	—
2 Bedroom	$905,000	$937,500	−3.5%	$932,703	−3.0%
3 Bedroom	$1,215,000	$1,995,000	−39.1%	$1,357,500	−10.5%
4+ Bedroom	$1,262,630	$3,467,500	−63.6%	$2,332,500	−45.9%

Co-ops — Sales
Metric	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
# Sales	122	96	+27.1%	122	0.0%
Sales Volume	$87,075,005	$65,563,646	+32.8%	$77,625,083	+12.2%
Avg. Discount	7%	9%	—	7%	—
Median Price	$505,000	$502,500	+0.5%	$524,250	−3.7%
Average Price	$713,730	$682,955	+4.5%	$636,271	+12.2%

Co-ops — Median Price by Bedroom
Bedrooms	Q3 2026	Q2 2026	% Chg	Q3 2025	% YoY
Studio	$299,000	$230,000	+30.0%	$290,000	+3.1%
1 Bedroom	$390,000	$379,000	+2.9%	$420,000	−7.1%
2 Bedroom	$570,000	$606,000	−5.9%	$550,000	+3.6%
3 Bedroom	$610,000	$725,000	−15.9%	$706,500	−13.7%
4+ Bedroom	$2,725,000	$1,435,000	+89.9%	$695,000	+292.1%

Methodology

Geography: Manhattan borough, as reported in the REBNY RLS and ACRIS.
Inventory: All properties actively listed during the quarter at the time the report is prepared.
Contracts Signed: Publicly reported transactions at time of report. Signed price reflects the latest available asking price.
Recorded Sales: Known closings recorded at the time the report is prepared.
Median Price: The middle price of a given dataset.
Average Price: Sum of all prices divided by the total number of properties.
PPSF & Sq Ft: Summary and submarket averages include reported co-op square footage data.
Months of Supply: Estimated time to sell all current active listings based on trailing 12-month sales rate.
Time on Market: Calculated by how many properties entered contract during the quarter in the given period.
Discount: Percentage difference between the initial list and recorded sale price.
Bedroom Count: The number of bedrooms a property has, as reported in the listing, or acquired from tax records, when available.
Current Quarter: Reflective of the initial day of the quarter until the 20th day of the quarter’s closing month. Numbers will be updated in subsequent reports to reflect the complete dataset.
Quarters: Q1: Jan 1 – Mar 31 · Q2: Apr 1 – Jun 30 · Q3: Jul 1 – Sep 30 · Q4: Oct 1 – Dec 31

Compass is a licensed real estate broker and abides by Equal Housing Opportunity laws. All material presented herein is intended for informational purposes only. Information is compiled from sources deemed reliable but is subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. No statement is made as to the accuracy of any description. All measurements and square footages are approximate. This is not intended to solicit property already listed. Nothing herein shall be construed as legal, accounting or other professional advice outside the realm of real estate brokerage.