New York City Real Estate & Homes for Sale

In NYC, what you buy is just as important as where you buy. Roughly 75% of the city's owned housing stock consists of Co-ops, which require a rigorous board interview and a "board package" that scrutinizes everything from your debt-to-income ratio to your personal references.

Insight: In 2026, boards are increasingly strict about post-closing liquidity—often requiring 24 months of carrying costs in the bank. If you want more flexibility to sublet or a faster closing, Condos are the better (albeit more expensive) choice. Co-op buyers should expect 3-6 month closing timelines versus 30-60 days for condos.

The most critical factor for both buyers and sellers right now is the Inventory Stalemate. Many sellers are holding onto sub-4% mortgage rates from years ago, leading to a severe shortage of mid-range listings. This "lock-in effect" has caused a 13% drop in transaction volume.

Insight for Sellers: Your well-priced home is a rare commodity in 2026. Properties that hit the market at realistic prices are selling within 66 days on average. Insight for Buyers: You must be ready to act the moment a listing hits the market. Waiting for a "better deal" in NYC often results in losing out to a more prepared buyer who can move quickly.

In a city that runs on the subway, property value is inextricably linked to the nearest station. A home's walkability score to major transit hubs often matters more than square footage.

Insight: We're seeing significant value lifts in neighborhoods near recent infrastructure improvements, like the Second Avenue Subway extensions or the L-train corridor in Brooklyn. A home 10 minutes closer to a major hub can command a 10% to 15% premium in resale value compared to one just a few blocks further. As remote work stabilizes, proximity to express trains (into Midtown and FiDi) is once again becoming a top priority.

As of early 2026, the median sale-to-list price ratio in NYC is holding steady around 98%, meaning buyers are successfully negotiating about 2% off asking prices.

Insight for Sellers: Overpricing your home "just to see what happens" is a dangerous strategy in NYC. If a property sits past 60 days, it becomes "stale," and buyers will expect deep discounts. Pricing strategically—often just slightly below a round number (like $899,000 instead of $925,000)—can trigger the competitive energy that leads to a sale above list price. Only 19-21% of homes are selling above ask in 2026, down from 24% previously, so accurate pricing is critical.

The "must-haves" have changed. In 2026, the most sought-after features are no longer just "location," but flexible space (for hybrid work) and private outdoor access. The pandemic permanently altered buyer priorities.

Insight: Buildings with high-speed fiber optics, dedicated "Zoom rooms," and rooftop terraces are moving significantly faster than traditional white-glove buildings that lack modern tech integration. Sellers should highlight even the smallest "nook" that can serve as a home office. Properties with private outdoor space—balconies, terraces, or backyards—are commanding premiums of 15-20% over comparable units without outdoor access.

In NYC, your mortgage is only half the story. Monthly maintenance (for co-ops) or common charges (for condos) can vary by thousands of dollars and dramatically affect affordability.

Insight: Always investigate "assessments"—temporary extra fees for building-wide repairs (like a new roof, elevator modernization, or facade work). A low asking price can sometimes hide a massive monthly assessment that makes the apartment unaffordable in the long run. Co-op maintenance typically ranges from $1-$2 per square foot per month, while condo common charges are usually lower but don't include property taxes (which are billed separately).

In NYC's current market, speed and preparedness separate successful buyers and sellers from those who miss out. With a 98% sale-to-list ratio and tight inventory, "window shoppers" rarely win.

For Buyers: This means having a Fully Underwritten Pre-Approval (not just a basic pre-qualification letter) and a real estate attorney ready to review a contract within 24 hours. Cash buyers or those with significant down payments (30%+) have a distinct advantage in competitive situations.

For Sellers: This means having your Certificate of Occupancy (C-of-O), building financials, and alteration agreements organized and ready for transparency on day one. Properties with clean documentation close faster and attract more serious buyers.