Manhattan Condo & Co-Op Sales: April 2026
Contract activity exceeds historical average while marketing times hold steady.
Inventory remains constrained as average price per square foot increases.
Manhattan saw 1,104 contracts signed in April, down 3% year-over-year but 2% above the ten-year April average. This was the fourth consecutive month with an annual decline, which last happened during the spring of 2023.
- Co-op contracts fell 3% year-over-year, and condo contracts declined 4%.
- Average marketing time held steady with last year at 106 days but was 13% below the historical April average.
Sales performance varied by price range and submarket.
- Contracts between $3M and $5M rose 17% year-over-year, supported by strong resale activity.
- Sales above $5M increased 9% year-over-year and were 12% above the historical April average. Sales below $3M declined versus 2025.
- The Upper East Side and Financial District/Battery Park City were the only submarkets to post yearly gains, each achieving double-digit percentage increases driven by resale condo demand and activity at new developments.
- Contract activity for all other submarkets declined or was flat, with Midtown posting the sharpest drop, down 23%.
Active listings totaled just over 6,800 units in April, down 6% year-over-year and 4% below the ten-year April average.
- This was the fourth consecutive annual decline and the lowest April level since 2017, excluding 2020.
- Both condo and co-op inventory fell versus last April.
Average price per square foot rose 4% year-over-year to $1,831.
- The annual increase reflected a higher share of contracts above $2,000 per square foot. (Note: Eighty Clarkson, which launched in March 2025 with pricing above $5,000 per square foot, is excluded due to undisclosed contract activity.)
Negotiability was unchanged year-over-year. Based on Corcoran reported signed contracts during the month, the average discount off last asking prices was -2.2%, consistent with April 2025.
- Condos averaged -2.6% off last ask, while co-ops discounts averaged -1.7%.
