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Greater than a 3rd of the condominium residences offered in Manhattan over roughly the previous 12 months offered at a loss, though the highest finish of the market fared higher, based on a brand new report.
Regardless of the regular stream of headlines about eye-popping gross sales and hovering costs in Manhattan actual property, the median worth per sq. foot for Manhattan condos is actually flat from a decade in the past, based on a report from Brown Harris Stevens. One in three condominium resales between July 2024 and June 2025 have been offered at a loss, based on the report. When together with inflation, transaction prices and renovations, the share of losses by condominium sellers is probably going even greater, based on actual property analysts.
Whereas the information did not embody co-ops, analysts say co-op costs have typically fared the identical or barely worse than condos.
“For the final decade, Manhattan has basically been shifting sideways,” mentioned Jonathan Miller, CEO of Miller Samuel, the appraisal and actual property analysis agency.
The long-term worth weak point in Manhattan stands in stark distinction to a lot of the nation, the place dwelling costs are up considerably because the pandemic, making a widespread affordability disaster. Solely 2% of dwelling sellers nationally who bought properties earlier than the pandemic are susceptible to promoting at a loss, based on Redfin.
Manhattan continues to be among the many costliest markets within the nation, particularly on a per-square-foot foundation. The median worth for Manhattan gross sales within the third quarter was $1.2 million, whereas the common is slightly below $2 million, based on Miller Samuel and Douglas Elliman. But over the long run, an evaluation of resales finds that the timing of purchases in Manhattan usually issues greater than location.
Condominium house owners who purchased earlier than 2010 have fared the perfect. The median positive factors for these in that cohort who offered over roughly the previous 12 months have been between 29% and 45%, based on the Brown Harris report. Costs began to rise after the monetary disaster, peaking in 2016. Meaning for individuals who purchased between 2011 and 2015, the sale positive factors previously 12 months have been modest, round 11%.
The largest losers have been those that purchased after 2016. Half of the patrons who purchased between 2016 and 2020 offered at a loss over the surveyed interval. Amongst those that purchased between 2021 and 2024, the positive factors have been slim – though some patrons who bought offers in the course of the depths of the Covid downturn in late 2020 and early 2021 might fare higher.
Including in different prices of shopping for, promoting and possession would additional add to the losses. Transaction prices in Manhattan can vary from 6% to 10%, based on brokers. Renovations and enhancements additionally aren’t counted within the losses, nor are upkeep charges or taxes. Adjusting for inflation would additionally improve the losses and decrease returns.
Stijn Van Nieuwerburgh, co-director of the Paul Milstein Middle for Actual Property on the Graduate Faculty of Enterprise at Columbia College, mentioned inflation has elevated 36% over the previous decade.
“So if I had invested in a Manhattan condominium in September 2015 (near the height) and offered it in August 2025 for a similar nominal worth, a 0% nominal return, I truly misplaced 36% in actual phrases,” he mentioned. “That is shocking since many individuals consider actual property as inflation hedge.”
He famous that the Case-Shiller nationwide dwelling worth index went up 89% within the 10 years between September 2015 and August 2025, “lots higher than in NYC and likewise far greater than the 36% inflation.”
The explanations for Manhattan’s “misplaced decade” in condominium costs are as different as they’re disputed. The cap on state and native tax deductions that started in 2018 put strain on costs and demand, as did a 2019 hire regulation. The migration of some greater earners to Florida throughout Covid additionally added to actual property fears, though the inhabitants and demand rapidly rebounded.
The one exception to the development was the highest of the market. Those that purchased and offered residences for $10 million or extra made double-digit earnings, irrespective of after they initially purchased.
Brokers and analysts say the elevated focus of wealth on the prime, rising inventory markets and ceaseless demand from those that are much less affected by financial and market cycles has powered continued positive factors within the luxurious market.
“The upper finish has fared higher over the last decade, particularly in, as an example, the highest 4% of the market,” Miller mentioned. “The reason being Wall Road and monetary markets. And the flexibility to purchase in money, unbiased of rates of interest.”
Two thirds of the residence offers performed within the third quarter have been performed in money, Miller mentioned, far above the historic common of round 53% and exhibiting the continued dependence of the Manhattan market on rich patrons who do not want mortgages.
In a market outlined by frequent ups and downs, brokers say the present upswing presents a possibility for each patrons and sellers.
“I am bullish and have a really constructive outlook for New York actual property,” mentioned Jared Antin, govt director at Brown Harris Stevens and a co-author of the report. “Whereas some individuals might have misplaced cash on the offers [over the decade], the losses have been negligible. It speaks to the blue chip nature of the Manhattan market. Does everybody need to generate income on their actual property? After all. However this market is extremely steady.”
Sellers who purchased in the course of the dip in 2020 and early 2021 might additionally see earnings after they begin to promote, Antin mentioned.
Nonetheless, with median costs hovering close to all-time highs and uncertainty across the upcoming mayoral election, many potential patrons desire to remain on the sidelines and hire, even when they’ll afford to purchase. The variety of households in New York Metropolis making greater than $1 million a 12 months who’re renting greater than doubled between 2019 and 2023, to five,661, based on a report from RentCafe.
What’s extra, signed contracts for high-end residences — priced at $4 million or extra — fell 39% in September, based on Olshan Realty, following will increase in August and July. Brokers blame a fast decline in stock and lack of recent provide from condominium developments somewhat than a decline in demand or fears that Zohran Mamdani, a democratic socialist, would turn out to be the subsequent mayor of New York Metropolis.
“There definitely is a draw back threat to coverage,” Miller mentioned. “However as we have seen previously, these fears are often overblown.”
