Manhattan Condo & Co-Op Sales: March 2026
Contract activity and average days on market moderate annually.
Listing inventory reaches multi‑year low and average price per square foot declines.
Manhattan saw 1,066 contracts signed in March — down 2% year-over-year and 8% below the 10-year March average, although sales were up 20% versus February per typical seasonality.
- Co-op contracts declined 1% annually, while condo sales fell 3%.
- Marketing times quickened slightly to 121 days, down 1% (one day) year-over-year and 10% (13 days) below the historical March average.
Annual changes in contract activity varied by price range and submarket. Contracts between $2M and $3M posted the only gain, up 11% year-over-year, supported by solid resale condo and new development activity.
- Sales above $5M declined 7% annually but remained 10% above their historical March average.
- The Upper East Side was the only submarket with an annual sales gain, up 13% amid strong resale co-op demand and deals at newly launched developments.
- All other submarkets saw annual declines in sales, with the largest in Upper Manhattan and the Upper West Side — down 9% and 8%, respectively.
Active listings totaled just over 6,000 units in March, down 2% year-over-year and 5% below the 10-year March average.
- This was the third consecutive annual decline in Manhattan active listings and the lowest March level since 2017, excluding 2020.
- Both condo and co-op active listings declined year-over-year.
Overall average price per square foot fell 2% year-over-year to $1,950.
- The annual decline reflected a higher share of resale condo and co-op contracts signed below $1,500 per square foot. (Note: Eighty Clarkson, launched in March 2025 with pricing above $5,000 per square foot, is excluded from this report as it does not disclose contract activity.)
Negotiability deepened in March. Based on Corcoran reported contracts during the month, the average discount off last asking prices was -2.8%, a greater discount than March 2025 and February 2026.
- Condos averaged -3.7% off last ask, while co-op discounts averaged -1.2%.
