Manhattan buyers came back in October 2026. Contracts signed jumped 44.5% from September to 926, the median sale price rose 8.7% to $1,250,000, and inventory remained 11.2% below last year, according to the Compass Manhattan Market Insights report for October 2026. The Upper East and Upper West Sides drew a larger share of contracts than listings, the clearest sign of strongest demand.
- Median sale price$1.25M
- Change from a year ago+8.7%
- Homes for sale6,540
- Average discount from list7%
01
How busy was the Manhattan market in October 2026?
Much busier than September. Buyers signed 926 contracts, up from 641, with co-op contracts up 50.7% and condo contracts up 34.5%. The fall market is in full swing.
It's still below last year. October 2025 saw 1,086 contracts, down 14.7% year over year. Closed sales, which reflect deals signed over the summer, held steady at 1,004, up 0.7% from a year ago.
02
Are Manhattan home prices going up?
Yes, compared with last year. The median sale price was $1,250,000, up 8.7% from October 2025, and the average sale price rose 8.7% to $2,237,693. The average price per square foot rose 1.8% to $ 1,478.
Co-ops led the gains. The median co-op price rose 8.0% to $896,500, while the median condo price rose 1.7% to $1,795,000. Condo price per square foot slipped 2.4% to $1,725, suggesting condo buyers are still negotiating.
03
Is there more inventory in Manhattan?
A little more than last month, but much less than last year. There were 6,540 homes for sale in October, up 5.1% from September as fall listings arrived, but down 11.2% from 7,368 a year ago. Condo inventory was down 12.3% and co-op inventory down 10.1%.
That's the opposite of the national picture, where housing inventory recently rose above 2019 levels. In Manhattan, sellers still face less competition than they did a year ago.
04
Which Manhattan neighborhoods are buyers signing in?
Downtown led with 27% of October contracts, but the Upper West Side and Upper East Side stood out. The Upper West Side had 21% of contracts but only 14% of listings, and the Upper East Side had 23% of contracts on 19% of listings. That's a sign that demand is outpacing supply.
Midtown East is the reverse, with 20% of listings but 14% of contracts. If you're buying there, you have more choice. If you're selling, pricing matters even more.
Source: Compass Manhattan Market Insights report for October 2026.
05
How do condos, co-ops and townhouses compare?
Co-ops made up 56% of October contracts and sold fastest, at 94 days on average. Condos took longest, at 116 days, with an 8% average discount. Townhouse contracts jumped to 13 from 4 in September, at a median of $8,740,000.
October 2026 | All | Condos | Co-ops | Townhouses |
|---|---|---|---|---|
Median sale price | $1,250,000 | $1,795,000 | $896,500 | $8,740,000 |
Change from Oct 2025 | +8.7% | +1.7% | +8.0% | +16.1% |
Average price per sq ft | $1,478 | $1,725 | $1,134 | $1,703 |
Average days on market | 102 | 116 | 94 | 112 |
Average discount | 7% | 8% | 7% | 15% |
Inventory | 6,540 | 3,255 | 3,066 | 219 |
Contracts signed | 926 | 390 | 523 | 13 |
Source: Compass Manhattan Market Insights report for October 2026. Prices are recorded sale prices; days on market is for homes that went into contract.
06
What does November mean for buyers and sellers?
October's numbers set up an active November, but buyers are still price-sensitive. Here's how to use them this month.
If you're buying
- Expect competition on the Upper East and Upper West Sides, where contracts are outpacing listings.
- Look at Midtown East and condos for more choice and room to negotiate.
- Homes are selling about 7% below their original list price on average, so don't assume asking is final.
If you're selling
- You're competing with 11% fewer listings than a year ago.
- Price right from the start. The average home took 102 days to go into contract, and homes that start too high tend to sit longer.
- Co-op demand is strong. Co-op contracts rose 50.7% from September.
Frequently asked questions
How is the Manhattan real estate market in October 2026?
Busier than September. Buyers signed 926 contracts in October, up 44.5% from September, though still 14.7% below October 2025. The median sale price was $1,250,000, up 8.7% from a year earlier, and inventory was 11.2% lower than last year.
What is the median home price in Manhattan right now?
$1,250,000 in October 2026, up 8.7% from October 2025. The median was $1,795,000 for condos, $896,500 for co-ops and $8,740,000 for townhouses.
Are Manhattan home prices going up or down?
Up from last year. The median sale price rose 8.7% year over year and the average price per square foot rose 1.8% to $1,478. Month to month, the median slipped 2.7% from September.
How many homes are for sale in Manhattan?
6,540 in October 2026, up 5.1% from September as fall listings came on, but down 11.2% from 7,368 a year earlier. Condo inventory was down 12.3% and co-op inventory down 10.1% year over year.
How long does it take to sell a home in Manhattan?
Homes that went into contract in October averaged 102 days on market. Co-ops averaged 94 days, condos 116 and townhouses 112.
How much below asking do Manhattan homes sell?
The average discount from the original list price was 7% in October 2026: 8% for condos, 7% for co-ops and 15% for townhouses.
Is November a good time to sell in Manhattan?
Inventory is still well below last year, and contract activity jumped 44.5% in October, so well-priced homes are finding buyers, especially on the Upper East and Upper West Sides. Every home is different. Contact Darrell Williams for a pricing analysis on yours.
Want to know what November's market means for your home or your search? Contact Darrell Williams for a private consultation, or view my Compass profile and listings.
