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Commentary and key takeaways below Manhattan’s market shifted noticeably this month. According to Brown Harris Stevens’ October 2026 Inventory Report, months’ supply jumped 38% to 7.2 months, ending a four-month decline from May’s 8.1. For context, 6–7 months is the historical marker of a balanced market, so for the first time since early summer, Manhattan has tipped slightly toward buyers.
What’s driving the change Fall listings arrived in force. Active co-op listings rose 26% from September to 3,135, and condo listings rose 16% to 3,541. Co-op supply climbed from 4.3 to 6.3 months, and condo supply from 6.3 to 8.3 months.
The more telling figure is the year-over-year comparison. Total listings are about 7% lower than in October 2025, yet months’ supply is higher (7.2 versus 6.6). In other words, the pressure comes less from a flood of inventory and more from a slower pace of closings.
A tale of many markets
- West Side: The tightest market in Manhattan at 4.9 months. West Side co-ops sit at just 4.2 months across every bedroom count.
- East Side: A balanced 6.2 months. Two-bedroom co-ops remain scarce at 4.4 months.
- Downtown: 6.4 months between 34th and 14th Streets and 7.5 months south of 14th Street.
- Midtown West and Upper Manhattan: Clearly buyer-leaning at 12.8 and 11.0 months.
- Family-sized condos: Three-plus-bedroom condos citywide stand at 8.9 months, giving buyers of larger homes real choice.
Heading into November...
WHAT THIS MEANS FOR BUYERS This is your strongest negotiating position since spring, especially for condos and in Midtown. Well-priced West Side and East Side co-ops are still competitive, so arrive pre-approved and ready to move when the right home appears. Last year, supply tightened sharply by January, so the window before year-end may be the best you’ll see for a while.
WHAT THIS MEANS FOR SELLERS Pricing and presentation matter more now than at any point this year. Buyers have options, and overpriced listings will sit. If you own a West Side co-op or a two-bedroom co-op on the East Side, demand still exceeds supply and you remain well positioned. Elsewhere, a precise pricing strategy and premium marketing will set your home apart from growing competition.
Let’s talk strategy Every building, line, and price point tells its own story beneath these averages. I’d welcome the chance to walk you through what this data means for your goals, whether you’re buying, selling, or simply weighing your options.
Click below to review the full report. Reply to this email to schedule a private consultation. I’ll come prepared with a tailored analysis for your neighborhood and property type.
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