Manhattan Condo, Co-op & Home Sales: Market Pulse

July kept sellers near the top.

Manhattan condo sellers continued to close near their final asking price. Over the past year, sellers received a median 94.5% of final ask across 2,795 closings. On a $2 million condo, that equals about $110,000 below ask. July improved to 95.4%, the second-strongest month of 2026, signaling that well-priced condos are still holding firm.

Buyer activity rose as supply thinned.

From February through April, Manhattan averaged 42 condo contracts for every 100 new listings. From May through July, that rose to 68. Signed contracts increased 15% between the two periods while new listings fell 29%, giving sellers less competition for buyers attention.

July beat the midsummer benchmark.

July recorded 313 signed condo contracts, 18% above the typical July total of 266 and the strongest July since 2021. Activity fell from June, but remained above Manhattan's usual midsummer pace.

Sellers waited longer, but the yearly trend improved.

Condo sellers waited an average of 117 days to secure a buyer in July, up from 109 in June and 104 in May. The latest three-month average was 110 days, 7% faster than the same period last year.

Co-op sellers stayed within reach of ask.

Across 4,313 Manhattan co-op closings over the past year, the median sale price was 96.1% of final asking. For a co-op asking $1 million, that is a difference of about $39,000. July reached 97.0%, the same as July 2025.

Listings fell while contracts held.

From February through April, Manhattan saw 61 co-op contracts for every 100 new listings. From May through July, that rose to 91.

The improvement came less from a surge in demand than from a meaningful pullback in supply. Contract volume was nearly unchanged, while new listings fell 31%. For sellers, that created a steadier backdrop, with fewer co-ops competing for the same buyer attention.

Steady demand met a quieter July.

Manhattan recorded 419 signed co-op contracts, 4% below the typical July total of 435 and 8% below last year. Activity cooled from June, but the month still landed near its usual trend level.

Co-ops moved ahead of the July norm.

Co-op sellers waited an average of 108 days to secure a buyer in July, 8% faster than a typical July and faster than July 2025. The latest three-month average was 106 days, nearly unchanged from the same period last year.

Homes needed more pricing flexibility.

Manhattan homes traded farther from the final asking than condos or co-ops. Over the past year, the median closing price was 89.8% of final ask across 188 closings. On an $8 million home, that equals about $813,000 below ask. July improved slightly to 90.4%, though it remained below the 91.3% recorded last year.

Homes benefited from thinner supply.

From February through April, Manhattan recorded 38 home contracts for every 100 new listings. From May through July, that rose to 54.

Demand held steady between the two periods, but new listings fell 31%. For sellers, the shift meant less competition and a stronger contract-to-listing ratio.

Home sales rose above the July norm.

Manhattan recorded 14 reported home contracts in July, 27% above the typical July total of 11 and double last year’s level. Activity matched July 2022, though it remained below the strongest July totals seen in 2021.

The wait shortened from last summer.

Home sellers waited an average of 175 days to secure a buyer in July, based on 13 contracts with reported market time. The latest three-month average was 191 days, 6% faster than the same period last year.