A lot of owners ask me whether it is worth listing in November and December, or better to wait for spring. Here is what buyers are paying right now, what selling costs, and how I get a co-op or condo ready.
What buyers are paying
In September 2026, Manhattan buyers signed 557 contracts, 26.4% fewer than a year earlier. But the average contract price was $2.31 million, up 12.4%. Over the third quarter, the median recorded sale in Manhattan was $1.30 million, up 6.7% on the year.
In short: fewer buyers, paying more. The buyers who are out in winter are usually serious. They have a reason to move, and they are not just browsing. You can read the full numbers in my November market update.
Co-op or condo: what is different
A condo is real property. A buyer needs the board to waive its right of first refusal, which is usually a formality, and the sale can move fairly quickly.
A co-op is shares in a corporation, and the buyer must be approved by the board. The board package is the step that decides the timeline. It usually includes the buyer's financial statement, tax returns, bank and reference letters, and an interview. A complete, well organised package moves faster. I help buyers' agents get it right the first time, because a delay on their side is a delay on yours.
What it costs to sell in New York City
These are the main closing costs a seller usually pays. Rates are as published by the city and state; please confirm with your attorney.
- New York City transfer tax: 1% of the price for homes sold for $500,000 or less, and 1.425% above $500,000.
- New York State transfer tax: 0.4% of the price, or 0.65% for homes in the city sold for $3 million or more.
- Your attorney's fee, and for a co-op, the managing agent's fees and any flip tax the building charges.
- The broker's commission, agreed with you before listing.
Getting ready to list
- Price to your building. Buyers compare your home with the last sales in the same line. A price set from a citywide headline sits.
- Fix the small things. Fresh paint, working lights, clean grout and a tidy front door matter more than a big renovation.
- Light the rooms. Winter daylight is short. Bright, warm lighting makes the photos and the showings feel right.
- Invest in the presentation. Professional photos, a floor plan and video are how buyers find you first.
That last point is not theory. I recently sold a penthouse at 152 West 58th Street that had been on the market for about three years with other brokers. We relaunched it with new photography and video and had a cash offer in the first week.
Should you wait for spring?
Spring brings more buyers, but also more listings to compete with. In winter, a well priced home stands out. If you have a reason to sell, the right price and the right presentation work in any season.
If you would like to talk it through, get in touch here. There is no obligation.
Sources: Manhattan contracts signed, September 2026, from public records, as published in the November 2026 New York Notebook. Q3 2026 Manhattan median from Elliman Intel. Transfer tax rates from the NYC Department of Finance (Real Property Transfer Tax) and the New York State Department of Taxation and Finance (real estate transfer tax). This page is information only, not tax or legal advice.
Thinking about selling? Call or text Anil Jintoorkar on 917.568.3041.
