Caroline Bass, Licensed Associate Real Estate Broker at Corcoran, was interviewed by Haven Lifestyles for “What Buyers and Sellers Can Expect From NYC’s Fall Housing Market,” published online September 3, 2026, and in print in Haven New York’s September 2026 issue. Read the original at Haven Lifestyles.
Your quote, verbatim from Haven
“I expect the Upper East Side and Upper West Side to remain among Manhattan’s most resilient markets this fall, supported by consistent demand, established housing stock, and desirable neighborhoods.”
Manhattan is not one market, and this fall makes that easy to see. Whether it is a buyer’s or seller’s market depends on the neighborhood.
I expect the Upper East Side and Upper West Side to hold up best. Midtown East and Midtown West should stay more favorable to buyers, because inventory there is higher.
Why should the Upper East Side and Upper West Side hold up this fall?
The Upper East Side and Upper West Side should stay among Manhattan’s most resilient markets because demand is steady and the housing stock is established. Buyers return to both neighborhoods every year for the same reasons: Central Park and Riverside Park, prewar architecture, and co-op buildings with long track records.
Much of that housing stock is prewar co-ops with long histories. On West End Avenue, many buildings have strong maintenance records and well established boards. In the East 60s, the most selective buildings see limited turnover. When supply stays tight and demand stays consistent, pricing holds.
For sellers, resilient means you can price to the market rather than below it. It does not mean you can price above it. Buyers here compare carefully, and they read days on market as closely as they read the floor plan.
Resilience is a neighborhood average, not a guarantee for every apartment. An overpriced listing, or an apartment that needs significant work, still sits on the Upper West Side. The Upper East Side is also a set of submarkets, and the East 90s trade differently from the East 70s.
Why do Midtown East and Midtown West favor buyers right now?
Midtown East and Midtown West are likely to stay more favorable to buyers this fall because inventory is higher. More listings give buyers more to compare, and more to compare gives them more negotiating power.
That advantage shows up in two places. Buyers can take more time with a decision. They can also negotiate on price and terms instead of competing on speed.
The opportunity is in well priced apartments. Higher inventory does not make every Midtown listing a bargain. The apartments priced correctly against current competition are where buyers find the best value, and where a prepared buyer can still negotiate.
For Midtown sellers, that same inventory is the competition. Pricing against last year’s comparable sales is how a listing gets lost. Price against what a buyer can see this week, finish the presentation before launch, and expect a negotiation.
What is changing for buyers around $1 million?
Activity around the $1 million level should strengthen this fall, because high rents are making ownership more attractive for some first time buyers. That is what I told Haven, with one condition: mortgage rates need to stay relatively stable.
The pressure is clearest in studios and one bedrooms. Rents are at record highs, and a renter paying that much starts running the purchase numbers differently.
For sellers of entry level apartments, that is a real source of demand this fall. For first time buyers, it means preparing earlier. Co-op boards look closely at debt to income and post closing liquidity, so a first purchase should be structured with the board in mind.
So far, buyers are still moving on good deals: my listing at 11 West 89th Street, apartment 3, drew eight offers and went to a highest and best round.
The view depends on rates. If borrowing costs rise meaningfully, the comparison tilts back toward renting for buyers who are stretching. I cover this segment in more detail in my 2026 Manhattan market overview.
Will the pied a terre surcharge bring more apartments to market?
It could prompt some owners to sell sooner than planned. That was my point to Haven about New York City’s new non primary residence surcharge.
For the first two years, the surcharge can apply to condo and co-op units valued by the Department of Finance at $1 million or more, and to one, two, and three family homes valued above $5 million, when the property is not a primary residence.
For an owner already weighing a sale, a new annual carrying cost changes the math on waiting. The first charges appear on the property tax bill due January 1, 2027.
Primary residences are generally exempt, including homes used as a primary residence by a tenant or an immediate family member. Receiving a Department of Finance letter does not mean you owe the surcharge. I explain the details in what New York City’s pied a terre tax means for Manhattan buyers and sellers.
Frequently asked questions
Is Manhattan a buyer’s or seller’s market in fall 2026?
It depends on the neighborhood. The Upper East Side and Upper West Side are expected to remain among Manhattan’s most resilient markets, while higher inventory in Midtown East and Midtown West gives buyers more negotiating power.
Why is Midtown more favorable to buyers?
Midtown East and Midtown West have higher inventory, which gives buyers more options to compare and more room to negotiate. The best opportunities are apartments priced correctly against current competition.
Should I sell my Upper West Side or Upper East Side apartment this fall?
It can be a good season to sell in both neighborhoods, because steady demand and established housing stock keep them resilient. Resilience rewards accurate pricing, though. An apartment priced to current comparable sales and presented well before launch meets the strongest demand.
If you own on the Upper West Side or Upper East Side and are weighing a fall sale, start with how I work as a Manhattan seller’s agent, or see my Upper West Side and Upper East Side pages. If you are buying in Midtown this fall, here is how I represent Manhattan buyers.