In the third quarter of 2026, the median sale price in Greenwich Village rose 13.7% from a year earlier, to $1,415,000. That is the number circulating this fall. Ninety-eight of the 121 sales recorded in the neighborhood that quarter were co-ops, and the co-op median fell 2%, to about $1 million.
The neighborhood median went up while most sales in the neighborhood went for less. That happens when the mix of homes changes. Over the summer, a small group of expensive condos closed alongside a smaller-than-usual group of co-ops, and the median followed the condos. A buyer looking at a two-bedroom co-op on lower Fifth Avenue or West 12th Street is in a different market from the one the 13.7% describes, and so is the seller across the table.
How the Quarter Splits
PropertyShark's Q3 2026 figures for Greenwich Village, grouped by property type:
| Q3 2026 | Sales | Median price | Change from Q3 2025 | Median price per sq. ft. change |
|---|---|---|---|---|
| All residential | 121 | $1,415,000 | +13.7% | +15.4% |
| Co-ops | 98 | about $1M | −2% | −4.1% |
| Condos | 22 | about $3.3M | +33.1% | +17.4% |
| Houses | 1 | about $7.5M | −27.2% | +16.1% |
Co-ops were about 81% of the quarter's sales, and on both price and price per square foot they lost a little ground. The condo tier, at 22 sales, rose sharply enough to pull the overall median up with it. When condos jump a third and co-ops dip, the neighborhood median lands somewhere between them. Because the co-op group was smaller than usual, the condos had more pull. Total Q3 sales fell 22.4% from 156 in Q3 2025.
The wider Downtown market shows the same thing. In Corcoran's third-quarter report, the Downtown median sale price rose 17% to $1.70 million on 21% more sales. Within that segment, the resale co-op median price per square foot fell 2% to $1,164, and the resale condo median price per square foot rose only 1% to $1,850. A 17% jump in the median price on top of nearly flat per-foot prices means bigger and more expensive homes made up more of what sold. It does not show an across-the-board increase in what a square foot costs.
Brown Harris Stevens found the same effect across Manhattan in its Q3 2026 report. Its chief economist linked a drop in the resale co-op average price to fewer large three-bedroom-and-up co-op sales, and linked a gain in the condo average to more large condo sales. Bedroom count can move an average price on its own, before anyone's home has gained or lost value.
Why the Per-Foot Number Swings So Much
Price per square foot is supposed to correct for size, and in a neighborhood with a few hundred sales a year it still moves around a lot. PropertyShark's Greenwich Village series shows how much:
- Q3 2025: $1,576 per square foot
- Q1 2026: $2,201
- Q2 2026: $2,239
- Q3 2026: $1,818
Compared with a year earlier, Q3 2026 is up 15.4%. Compared with the previous quarter, it is down about 19%. Both are correct. The year-over-year gain is large mostly because Q3 2025 was unusually low, below every quarter of 2026 and below Q3 2024's $1,795. Pick a different starting quarter and the same market looks like it is rising sharply, falling sharply, or barely moving.
This matters in a negotiation because both sides will choose the comparison that suits them. A co-op seller pricing off "up 15%" and a buyer pointing to "down 19% from spring" are reading the same table. Comparable sales in the same building and line, closed close to the same time, say more about a specific apartment than any neighborhood-wide figure.
Closings Record Decisions Made Months Earlier
The Q3 numbers are also delayed. They count closings, and most closings complete deals that went to contract weeks or months before.
Across Manhattan, Corcoran recorded 3,625 closed sales in the third quarter, up 9% and the strongest third quarter since 2022. In the same quarter, signed contracts fell 6% to 2,532, which the report attributes to higher mortgage rates, the new pied-à-terre tax, and limited supply. Closings and contracts moved in opposite directions in the same three months. Closings show the spring market finishing its deals. Contracts give the earlier read on the fall.
New-development condos stretch that delay much further, and Greenwich Village had a clear example this summer. According to CityRealty's weekly sales report, in the week ending July 18, 2026, the Village West, a 13-story condominium at 525 Sixth Avenue on the southwest corner of West 14th Street, recorded its first 18 closings. Most were one- to three-bedroom units, most closed above asking price, and they averaged $2,479 per square foot. CityRealty reported that sales had launched in September 2025 and that the building sold out in under a year. Those contracts were signed as early as last fall, and they appear in the data only once the building is finished and units transfer, often many at a time.
Even the basic counts depend on who is doing the counting. The Manhattan Q3 totals from different firms do not match: Corcoran counts 3,625 closings, Douglas Elliman 3,588, and Brown Harris Stevens 3,558, and none of the reports reconciles the difference. Brown Harris Stevens describes its Q3 figures as preliminary.
Batches like this land disproportionately downtown. In the Brown Harris Stevens report, the area south of 14th Street accounted for 26.7% of Manhattan's new-development closings in Q3 2026, the largest share of any market area.
Where the Increase Is Real
The condo and townhouse sales this summer show real strength in a narrow, high-priced part of the market:
- The Greenwich Lane, 150 West 12th Street. A 4,200-square-foot duplex condo closed on September 4 for $18.9 million, about $4,500 per square foot, according to The Real Deal. It had first been listed in January at just under $20 million, and the seller had bought it in 2022 for just under $12 million.
- 65 West 13th Street. Two combined condos, forming a 4,700-square-foot residence on two floors with a private roof terrace, sold for $17.5 million in August, The Real Deal reported.
- 56 West 12th Street. A multifamily townhouse listed on August 17 closed on September 10 for $8 million, its original and only asking price, after 24 days on the market.
This matches the Manhattan-wide trend. Corcoran found closings above $3 million up 25% year over year in Q3 2026, and sales above $3 million made up 19% of the market, tied for a record. New condo supply is shrinking as well. Sponsor listings across Manhattan fell to 564 units, the lowest since the fourth quarter of 2012. CityRealty identifies The Greenwich Spire at 11 West 13th Street as the next large condo launch in the area. At 538 feet it will be the neighborhood's tallest building. Prices are expected to start at $4.5 million, and completion is estimated for mid-2028.
Few condos and fewer launches support prices at the top. That pressure stays mostly within the condo and townhouse tier, while the median that gets quoted for the whole neighborhood picks up its effect.
What the Split Means in a Co-op Negotiation
For most Greenwich Village buyers and sellers, the relevant figures are the co-op ones. In Q3 2026 the co-op median was about $1 million, down 2% from a year earlier, and the median price per square foot was down 4.1%. Downtown resale co-ops show a similar picture: a $942,000 median, up 4% from a year earlier, down 4% from the second quarter, with per-foot pricing slightly lower year over year.
In practice, a co-op seller who prices off the neighborhood headline is using a number that came from condos. A buyer who points to the co-op tier's slight per-foot decline has data for that position. The best evidence for either side is recent sales in the same building or in comparable prewar co-ops nearby, judged by floor, exposure, and condition, with the closing dates in view so a spring contract that closed in August is read as a spring price.
A Few Questions We Hear
Why does one report say the median is up 13.7% and another 17%? They cover different areas. The 13.7% is PropertyShark's figure for Greenwich Village. The 17% is Corcoran's for all of Downtown Manhattan. Both are for Q3 2026, and in both the co-op tier moved much less than the headline.
Do new-development closings count in the neighborhood numbers? Yes, when the building falls inside the provider's boundary. They are recorded when units transfer, which can be many months after contracts were signed, so a group of closings like the Village West's in July can lift one quarter's figures.
Is the pied-à-terre tax affecting the market? Corcoran's Q3 2026 commentary names it as one of the reasons Manhattan signed contracts fell 6%, alongside mortgage rates and limited supply. How it applies to a specific purchase is a question for a tax professional.
If you are buying or selling a Greenwich Village co-op this fall and want the comparable sales sorted into co-op and condo figures, with closing dates set against contract dates, Jed Lewin, Esq. can go through the building-level numbers with you. Request a confidential consultation.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
