Manhattan Condo, Co-op & Home Sales: Market Pulse
A monthly view of Manhattan resale condo, co-op, and home activity since 2018.
Manhattan Condos
Manhattan’s condo market slowed in August, but the retreat was sharper on the supply side. Buyers signed 258 resale condo contracts, down 17% from July, while only 215 new listings came to market, a 40% drop. That meant contract activity outpaced fresh supply for the month, even as the market felt quieter overall. Compared with last August, contracts were up 2%, while new listings fell 37%.
The ask withstood the August pause.
In August, Manhattan condo sellers held closer to their asking price than the broader yearlong trend. The median sale closed at 95.7% of final ask, ahead of the 94.5% median across 2,709 condo closings over the past year. On a $2 million home, that equals about $109,000 in negotiability. The improvement is modest, but notable for a slow summer month when many buyers tend to pause their search until fall.
Balance held.
The summer slowdown affected both sides of the condo market, but not equally. From March through May, Manhattan averaged 46 condo contracts for every 100 new listings. From June through August, that rose to 84. Contracts did fall 13%, but new listings fell much more sharply, down 52%. With fewer sellers entering the market, the balance improved for those already listed.
August kept pace with history.
August condo activity was steady by seasonal standards. Manhattan recorded 258 signed contracts, in line with the typical August pace. That was 2% higher than last August, though 17% below July, reflecting the usual late summer slowdown rather than a sharper break in demand.
August required more patience.
Condo sellers needed more time in August, but the pace remained better than last year. The average sale took 126 days to secure a buyer, up from 117 in July but 4 days faster than August 2025. Over the latest three months, condos averaged 116 days on market, 6% faster than the same period last year.
Buyers have more room to negotiate.
At the start of September, Manhattan had 2,384 resale condos on the market, equal to 8.3 months of supply at the past year’s pace of sales. Buyers had more options, and sellers were adjusting: the typical condo contract signed in August was $1.43 million, while 197 sellers cut their asking price during the month.
Manhattan Co-ops
Manhattan’s co-op market also slowed in August, but supply pulled back faster than demand. Buyers signed 309 contracts, down 27% from July, while 224 new listings came to market, a 40% drop. Compared with last August, contracts were down 21%, but new listings fell even more, down 38%. For sellers, the month was quieter, but fewer new co-ops meant less fresh competition for buyers still in the market.
Co-op pricing stayed firm in August.
In August, Manhattan co-op sellers stayed close to their final asking price. The median sale closed at 96.8% of final ask, slightly ahead of 96.5% last August and above the 96.1% median across 4,151 closings over the past year. On a $1 million co-op, that equals about $39,000 in negotiability. The margin is narrow, but in a slower summer month, co-op pricing continued to hold firm.
Supply tightened.
Co-op supply pulled back sharply over the summer. From March through May, Manhattan averaged 64 co-op contracts for every 100 new listings. From June through August, that rose to 109. Contracts fell 21% between the two periods, but new listings dropped much faster, down 53%. With fewer sellers entering the market, the balance improved for co-ops already listed.
August fell short of its usual pace.
Co-op activity was slower than usual in August. Manhattan recorded 309 signed contracts, 29% below the typical August total of 434. It was also a step down from both recent benchmarks, with activity 21% lower than last August and 27% below July. For sellers, the month showed that buyer demand was still present, but moving at a more cautious late-summer pace.
Ahead of last August.
Co-op sellers waited slightly longer in August, but market time remained better than last year. The average sale took 112 days to secure a buyer, up from 108 in July but 14 days faster than last August. Over the latest three months, co-ops averaged 110 days on market, 3% faster than the same period last year.
Limited supply kept sellers ahead.
Co-op sellers entered September with a stronger supply position than condos. Manhattan had 2,041 resale co-ops on the market, equal to 4.6 months of supply at the past year’s pace of sales. That kept the market on the seller’s side of balance, even as some pricing adjusted. In August, the typical co-op contract was $788,000, and 167 sellers reduced their asking price.
Manhattan Homes
Manhattan’s home market was especially thin in August, with just 9 contracts and 10 new listings. Contracts fell 40% from July and 36% from last August, while new listings dropped 41% month over month and 33% year over year. With so few transactions, each deal can move the monthly percentages meaningfully, so the better position is limited activity rather than a broad shift in demand.
The ask held better in August.
Manhattan homes closed much closer to asking in August, though the sample was limited. Across 176 closings over the past year, the median sale finished at 89.7% of final ask, equal to about $822,000 below ask on an $8 million home. August reached 95.6% across 10 closings, ahead of 92.9% last August, but one or two sales can meaningfully shift the monthly analysis due to sample size.
A thin market shifted the ratio.
For Manhattan homes, the summer ratio improved because supply became even thinner. From March through May, the market averaged 31 home contracts for every 100 new listings. From June through August, that rose to 77. Contracts fell 13% between the two periods, but new listings dropped much more sharply, down 65%, lifting the ratio as fewer homes came to market.
Fewer homes came to market.
Home activity ran below its usual August pace. Manhattan recorded 9 signed contracts, 23% below the long-run August average. Activity was also 36% lower than last August and 40% below July, reinforcing that the late summer slowdown was more pronounced in homes than in the broader resale market.
Fewer deals, faster movement.
Home sellers moved faster in August. The average sale took 134 days to secure a buyer, 41 days faster than July and 84 days faster than August 2025. The latest three-month average was 179 days, 4% slower than the same period last year, keeping the broader pace in line year over year.
Sources & methodology
The report uses aggregated Manhattan resale market data. Condo and co-op figures cover Manhattan resales. Home figures cover Manhattan homes and 1–4 family houses. Contract, listing, closing-price, and days-on-market measures are reported separately; home contract-per-listing ratios use vendor-reported contracts, and home closing-price figures use recorded closings. Historical price series begin January 2018; standing-inventory and price-cut data begin with the September 2026 edition. Data runs through August 31, 2026.