Through May 19, 2026, co-op listings sitting 60+ days on market have been climbing on the Upper East Side and in parts of the Upper West Side, even as Manhattan condo demand stays firm. That condo-versus-co-op split is the divergence I am watching most closely right now. Across the twelve months through April 2026, Manhattan's median sale price ran $1,155,000, up 3.5% on the prior twelve months, while the Bronx median rose 10.3% to $638,750, the largest borough-level gain in the city. Those are trailing-year medians from StreetEasy rather than single-month prints, which is why they move less than the monthly headlines. Having tracked these numbers across over 1,000 transactions in my 25+ year career, this report breaks down what is actually happening borough by borough so you can make decisions based on data, not headlines.
Spring 2026 follow-up (through May 19): Q1's price strength has held into spring. Manhattan condo absorption remained tight, Brooklyn townhouse pricing in Bed-Stuy, Crown Heights, and Sunset Park continued to appreciate, and Queens single-family product in Bayside and Whitestone has been clearing at or near ask. See our spring/summer market report for the live picture.
Market Overview: The State of NYC Real Estate in 2026
The NYC real estate market has shown resilience in the face of challenges over the last few years. After a sharp decline in transactions and values during the height of the COVID-19 pandemic, we have seen a steady recovery, driven by a surge in demand for space and the ongoing evolution of remote work.
Current Market Trends
- Price Adjustments: Over the twelve months through April 2026, the median sale price in Manhattan was $1,155,000, up 3.5% on the prior twelve months. That is a median, meaning half of recorded sales closed above it and half below, and it is not interchangeable with an average.
- Rental Market Dynamics: Manhattan's median asking rent ran $4,650 over the twelve months through April 2026, up 6.5% on the prior twelve months. Brooklyn ran $3,750 and Queens $3,200 across the same window. Those are medians of StreetEasy's monthly asking rents, which is what landlords list at, not what every lease signs at.
- Inventory Levels: Brooklyn had 4,292 homes listed for sale in April 2026 against 3,790 in April 2025, a 13.2% increase. Supply is running ahead of last year, not behind it. Competition still feels sharp inside one building or one layout, and that is a different problem from a borough-wide shortage.
- Buyer Activity: First-time buyers are contributing to demand across various neighborhoods, seeking properties where they can find more space at various price points. Our first-time buyer guide covers the most common pitfalls.
- Suburban Shift: While NYC remains the primary hub, there is a noticeable trend of buyers looking towards the suburbs and Hudson Valley for more space and affordability.
Key Neighborhood Insights
- Understanding the nuances of various neighborhoods is essential for making informed real estate decisions. Here's a closer look at some key neighborhoods in NYC as we head into 2026:
- Manhattan: The Upper West Side continues to command high prices, with luxury listings averaging $3 million. The area remains popular due to its proximity to Central Park, excellent dining options, and cultural institutions.
- Brooklyn: Williamsburg has seen significant new development activity and has an active arts and entertainment corridor. Meanwhile, Sunset Park is gaining attention for its proximity to Industry City, a growing business hub.
- Queens: Astoria remains popular among renters and buyers alike, known for its wide-ranging food scene and excellent subway access via the N and W lines. Its median sale price was $801,750 over the twelve months through April 2026 on 566 recorded sales. StreetEasy reported an Astoria co-op median in only three of those twelve months, so this report does not quote a co-op-only price for the neighborhood.
- The Bronx: The borough median rose 10.3% over the twelve months through April 2026, the largest gain in the city. Riverdale, its most active market by recorded sales, prices well below the borough median because its inventory skews to co-ops rather than houses. The appeal lies in spacious layouts and access to parks.
- Staten Island: With a median sale price of $711,750 over the twelve months through April 2026, Staten Island draws buyers looking for larger properties. The Staten Island Ferry provides a connection to Manhattan that no other borough has.
Economic Factors Influencing the Market
The NYC real estate market is inexorably tied to broader economic trends. Here are some key factors influencing property values in 2026:
Interest Rates
Mortgage rates reset every week, so this report does not pin one to a page that stays up all year. Freddie Mac publishes the 30-year fixed average each Thursday in its Primary Mortgage Market Survey, and that is the number to check before you run any payment math. It is a national average, not a New York quote. The rate that actually sets your budget is the one a lender puts on your own file, which is why I send buyers to get a pre-approval before we tour anything.
Employment Trends
New York City's seasonally adjusted unemployment rate was 5.3% in June 2026, per the New York State Department of Labor, down a tenth of a point from May and a tenth above June 2025. The state ran 4.6% that month. Private sector jobs in the city rose by 53,400 over the year to 4,255,400. So the city is adding jobs while its unemployment rate holds above both the state figure and where the city sat before the pandemic. Both are true at once, and housing demand here tracks the payroll number more closely than the rate.
Remote Work Impact
Remote work continues to influence where people choose to live. Many companies have adopted hybrid models, allowing employees to work from home part-time. This trend has increased demand for larger homes or apartments with dedicated workspaces, particularly in neighborhoods with good amenities and transport links.
Investment in Infrastructure
Significant investments in infrastructure, including the ongoing expansion of the Second Avenue Subway and improvements to public transport, are set to enhance connectivity in underserved areas. This development is likely to drive property values up in these neighborhoods over the next few years.
Legislative Changes
The NYC real estate landscape is also influenced by local legislation, including rent stabilization laws. In 2026, there are ongoing discussions around housing regulations that could impact landlords and tenants. Watch these changes closely to understand market dynamics.
Predictions for the NYC Real Estate Market in 2026
Based on current trends and economic indicators, here are my predictions for the NYC real estate market in 2026:
Stabilization of Prices
While we may not see the explosive growth of previous years, current data suggests prices may stabilize as supply and demand adjust. Real estate values may increase or decrease; this is not investment advice. Consult a licensed financial advisor. The fluctuations we experienced in the last few years are likely to settle down, leading to a more predictable market.
Continued Popularity of Suburbs
The trend of buyers moving to suburban areas for affordability and space will likely continue. Neighborhoods just outside the city, such as Jersey City and Hoboken, will attract buyers looking for a balance between city amenities and suburban living.
Shift Towards Sustainable Living
There is a growing emphasis on sustainability in real estate. Properties that incorporate green technology and energy-efficient features will gain popularity. Buyers are increasingly looking for homes that reflect their values, particularly among younger generations.
Rental Market Resilience
The rental market will remain robust as many people continue to favor renting over buying, especially in the face of economic uncertainty. This trend will likely keep rental prices on an upward trajectory, particularly in popular neighborhoods.
Investment Opportunities
For investors, the upcoming years present opportunities in neighborhoods with rising price growth. Areas that may not have been on the radar previously, such as parts of the Bronx and certain areas of Queens, are poised for growth as development continues.
Technology Integration
The integration of technology in the real estate sector will deepen. Virtual tours and online transactions will become the norm, further streamlining the buying and renting processes and making it easier for buyers to explore properties remotely.
Active Listings Across All Five Boroughs
Live inventory reflecting current market conditions
102 Bradhurst Avenue #906
Central Harlem
46 W 83rd Street #4F
Upper West Side
Listing information provided courtesy of the Real Estate Board of New York's Residential Listing Service (RLS). Information is deemed reliable but not guaranteed. Sale listings verified. ©2026 REBNY. RLS data displayed by Keller Williams NYC.
Median Sale Price and Days on Market by Borough
How long a listing sits before it goes into contract tells you more about buyer confidence than the price does. In my experience closing over 1,000 deals across NYC, days on market is the number I read first. The table below puts both on the same basis: the median of StreetEasy's monthly figures over the twelve months through April 2026, with the recorded sales those medians rest on.
| Borough | Median Sale Price | Change vs Prior 12 Months | Median Days on Market | Recorded Sales |
|---|---|---|---|---|
| Manhattan | $1,155,000 | ↑3.5% | 82 | 12,183 |
| Brooklyn | $997,000 | ↑1.7% | 63 | 10,171 |
| Queens | $716,775 | ↑4.8% | 66 | 12,389 |
| Bronx | $638,750 | ↑10.3% | 88 | 3,076 |
| Staten Island | $711,750 | ↑5.5% | 47 | 3,654 |
Source: StreetEasy Market Reports · Median of monthly figures, May 2025 through April 2026
Two readings come off that table. The Bronx posts the largest price gain and the longest days on market at 88, which is what repricing off a low base looks like rather than a bidding frenzy. Staten Island clears fastest at 47 days. Every figure here is a median, not an average, and the two are not interchangeable: NYC sale prices skew high, so an average sits above the median in every borough on this list.
Manhattan: $1.16M Median Across 12,183 Recorded Sales
Manhattan sets the tone the other four boroughs get measured against. Its $1,155,000 median over the twelve months through April 2026 rests on 12,183 recorded sales, the second deepest sample in this report behind Queens. The high end pulls the borough average well above that median, which is why the two numbers should never be quoted as if they were the same statistic.
Manhattan Neighborhoods: $1.21M Downtown to $1.44M in Chelsea
- Upper East Side: A $1,293,750 median across 2,649 recorded sales, the busiest neighborhood market in the borough. Pre-war co-ops and newer development along 2nd Avenue, especially near the Q line.
- Upper West Side: A $1,273,750 median across 2,302 recorded sales, at 76 median days on market. Central Park frontage and the 1, 2, 3, B and C lines.
- Financial District: A $1,209,944 median on 446 recorded sales, at 94 median days on market, the slower end of the borough.
- Chelsea: The highest median of this group at $1,435,360 on 638 recorded sales, and the slowest at 101 median days on market.
Brooklyn: $997K Median, Park Slope at $1.72M
Brooklyn's median sale price over the twelve months through April 2026 was $997,000 on 10,171 recorded sales, up 1.7% on the prior twelve months. That is the smallest borough gain of the five, on the second-fastest market at 63 median days. Park Slope and Williamsburg still price at the top of the borough, while Bushwick and Crown Heights carry the volume growth.
Park Slope, Williamsburg, Crown Heights, and Bushwick: $999K to $1.72M
- Park Slope: A $1,718,750 median on 536 recorded sales, at 42 median days on market, the fastest neighborhood in this report.
- Williamsburg: A $1,372,500 median on 648 recorded sales. The L train reaches Manhattan in under 20 minutes.
- Crown Heights: A $1,216,476 median on 331 recorded sales, across a mix of historic brownstones and newer condos.
- Bushwick: A $999,000 median on 288 recorded sales. The J and Z lines run to Manhattan.
Queens: $717K Median on the City's Deepest Sales Volume
Queens recorded 12,389 sales over the twelve months through April 2026, more than any other borough, at a $716,775 median that rose 4.8%. Its 66 median days on market sit just behind Brooklyn. The borough's neighborhoods run from modern condos to classic single-family houses, and the price spread reflects that.
Astoria at $802K, Flushing at $660K, Sunnyside at $552K
- Astoria: An $801,750 median on 566 recorded sales. The N and W lines provide access to Manhattan. Read our full Astoria waterfront guide.
- Flushing: A $660,134 median on 1,288 recorded sales, the busiest neighborhood market in the borough.
- Sunnyside: With tree-lined streets and prewar co-op architecture, Sunnyside posts a $552,154 median. StreetEasy reported it in nine of the twelve months on 166 recorded sales, so treat that figure as directional. The 7 train runs direct to Midtown.
The Bronx: $639K Median, Up 10.3% and the City's Largest Gain
The Bronx median sale price over the twelve months through April 2026 was $638,750, a 10.3% rise on the prior twelve months and the largest borough-level gain in the city. It also carries the longest days on market at 88 and the smallest sample of the five at 3,076 recorded sales. That thin sample is why single-month Bronx prints swing hard and why the trailing-year figure is the one to price against.
Riverdale: $360K Median on 425 Recorded Sales
- Riverdale: The borough's most active neighborhood in this data with 425 recorded sales, at a $360,000 median. Read the full Riverdale guide for the building-by-building picture. It prices well under the borough figure because its inventory skews to co-ops rather than houses. Its 105 median days on market is the slowest reading in this report, and Metro-North runs to Grand Central.
- South Bronx and Pelham Bay: Mott Haven, Hunts Point and Pelham Bay each recorded too few sales for StreetEasy to publish monthly medians across this window, so this report quotes no price for them. Ask me for building-level comps instead.
Staten Island: $712K Median and the Fastest Market of the Five
Staten Island's median sale price over the twelve months through April 2026 was $711,750 on 3,654 recorded sales, up 5.5% on the prior twelve months. Its 47 median days on market is the fastest of the five boroughs by a wide margin, and that speed, not the price, is the number sellers here should be planning around. Its housing stock runs to single-family houses and townhouses on larger lots than the rest of the city offers.
StreetEasy does not publish neighborhood-level monthly medians for St. George, Great Kills or New Dorp over this window, so this report keeps Staten Island at the borough level rather than quoting figures it cannot source. For a specific pocket of the island, call me and I will run the comps directly.
Conclusion: Understanding NYC's Real Estate Landscape
The NYC real estate market moves fast, but having access to real-time market reports makes a real difference. Understanding the nuances of each borough and their respective neighborhoods can empower buyers and sellers to make informed decisions.
Whether you're looking to purchase your first home, sell your property, or invest in the market, having a solid grasp of current trends and pricing is indispensable. As your trusted real estate professional, I'm here to guide you through every step of the process.
For more personalized insights and to stay updated on the latest market trends, visit miltoncoste.com or give me a call at (917) 416-7433. Let's find your next property together.
Author Bio:
Milton Coste is a Licensed Real Estate Associate Broker with Keller Williams NYC, bringing over 25 years of experience to buyers and sellers across all five boroughs. Fluent in English and Spanish, Milton has closed over 1,000 transactions, providing clients with exceptional market knowledge and expert guidance. His direct and informative approach ensures that clients receive the insights they need to make confident decisions in the fast-paced New York City real estate market.
Active Listings
Active Listings in Manhattan
Listings sourced live from REBNY RLS and OneKey MLS. All listings verified active at time of viewing. Updated daily.
View Active Listings Get Custom SearchThis information is not verified for authenticity or accuracy and is not guaranteed. ©2026 The Real Estate Board of New York, Inc. All rights reserved. Listing data sourced from REBNY RLS and OneKey MLS. Listing Courtesy of Keller Williams NYC.
Milton Coste
Licensed Real Estate Associate Broker · Keller Williams NYC
License No. 10301213304 · 360 Madison Avenue, 9th Floor, NY 10017
Equal Housing Opportunity. We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. Milton Coste and Keller Williams NYC are committed to full compliance with the Federal Fair Housing Act (42 U.S.C. §§ 3601-3619), the New York State Human Rights Law (Executive Law, Article 15), and the New York City Human Rights Law (Title 8, NYC Administrative Code).
MLS & Listing Data Disclaimer: This information is not verified for authenticity or accuracy and is not guaranteed and may not reflect all real estate activity in the market. ©2026 The Real Estate Board of New York, Inc. All rights reserved. Listing information is provided solely for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Listing data sourced from REBNY RLS and OneKey MLS. Listing Courtesy of Keller Williams NYC.
Financial & Market Data Disclaimer: All financial figures, market statistics, price estimates, and rental rates are sourced from StreetEasy Market Reports and provided for informational purposes only. Market conditions change frequently. This content does not constitute financial, tax, investment, or legal advice. Consult a licensed financial advisor, CPA, or attorney before making financial decisions. Published in accordance with 19 NYCRR Part 175 (NY DOS Real Estate Broker Advertising Regulations). Milton Coste operates as a Licensed Real Estate Associate Broker under the supervision of Keller Williams NYC.
Content published: February 2026 · Milton Coste · Keller Williams NYC · License No. 10301213304
