NYC closed 3,466 sales in March 2025, up 9.5% from the same month a year earlier, and the citywide median hit $800,000, an 8.1% year-over-year gain. Spring 2026 is building on that momentum, with inventory rising, days on market falling, and mortgage rates stabilizing in the 6.5 to 6.6% range after two years of volatility.
I have been selling real estate in Upper Manhattan and across all five boroughs for 25+ years. The spring markets I remember most are the ones where buyers and sellers finally move in the same direction at the same time. That is what I am seeing right now, and the data backs it up.
Citywide Numbers: The Strongest Spring in Recent Memory
| Metric | Mar 2024 | Mar 2025 | Change |
|---|---|---|---|
| Citywide Median Sale Price | $740K | $800K | +8.1% |
| Sales Volume | 3,164 | 3,466 | +9.5% |
| Active Inventory | 14,485 | 14,887 | +2.8% |
| Days on Market | 67.5 | 60 | -11% |
| Sale-to-List Ratio | 0.948 | 0.957 | +0.9 pts |
The sale-to-list ratio moving from 0.948 to 0.957 means the average seller is leaving about 4.3 cents on the dollar rather than 5.2 cents. On an $800K purchase, that difference is roughly $7,200 in negotiating room that has quietly evaporated over the past year.
Borough Breakdown
| Borough | Median (Mar 2024) | Median (Mar 2025) | YoY | DOM Mar 2025 |
|---|---|---|---|---|
| Manhattan | $1.01M | $1.10M | +9% | 74 days |
| Brooklyn | $941K | $995K | +5.7% | 48 days |
| Queens | $640K | $689K | +7.7% | 56 days |
Manhattan is the standout story on speed. Days on market fell from 103 to 74, a 28% drop. Brooklyn at 48 days on market has the fastest absorption. Queens at $689K and 7.7% annual appreciation remains the strongest value case.
What "Strongest Spring in 5 Years" Actually Means
Nationally, March 2026 is tracking as the strongest spring market since 2021, with first-time buyers representing 27% of all purchases. That share matters because first-time buyers drive the entry-level segment, which creates move-up inventory higher in the market.
Rates at 6.5 to 6.6%: Stabilization Changes Buyer Psychology
The 30-year fixed rate sitting at 6.5 to 6.6% is not low by historical standards. But after watching rates spike to 8% in late 2023 and then oscillate through 2024, buyers have recalibrated. Stability, even at a higher rate, is easier to plan around than volatility at a lower one.
The practical math: at 6.6% on a $640K loan (20% down on the citywide $800K median), the monthly principal and interest payment is approximately $4,098. For a deeper look at how to structure your financing, see the NYC Buyer Guide.
Thinking About Buying or Selling This Spring?
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Spring 2026 Listings
New inventory hitting the NYC market this spring
210 E Broadway #H307
Lower East Side
210 E Broadway #H1305
Lower East 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.
What This Means for Buyers
The window between "more inventory than last year" and "competitive enough that good properties go fast" is exactly where we are right now. Buyers who are pre-approved and ready to move have the best conditions in several years.
The 60-day citywide DOM figure is the number I watch most closely. Below 45 days, buyers need to move on sight-unseen offers. At 60 days, there is usually time for a full inspection and a reasonable negotiation. That is where we are right now, and it will not last indefinitely as spring demand peaks in April and May.
What This Means for Sellers
The sale-to-list ratio at 0.957 tells sellers two things. First, buyers are not expecting to negotiate 10 to 15% below ask. Second, sellers who overprice are still sitting. Spring is the highest-traffic listing window of the year. Listing in April puts your property in front of the most active buyer cohort. Listings that miss April and debut in June face thinner buyer pools.
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