$5.18Mmedian deal, below the $7.10M borough luxury median▼ 27%
Trailing 12 months as of August 31, 2026. Ranks cover neighborhoods with at least 11 luxury contracts over the trailing 52 weeks.
Market structure · August 2026
The Luxury Lines
Three tiers measured by the trailing 12 months of Manhattan-wide signed contracts. These entry prices are Manhattan-wide thresholds, not Upper West Side's own line — paired here with Upper West Side's own trailing-12-month contract count, average price per square foot, and dollar volume against each tier. Thresholds update weekly as new data enters the window.
LUXURY (TOP 10%)
$4.89M+Current floor
71
Contracts · Trailing 12 mo. · Upper West Side
Avg price / sq ft · Upper West Side
$1,841
Volume · 12 months · Upper West Side
$427.1M
PRIME (TOP 5%)
$7.37M+Current floor
43
Contracts · Trailing 12 mo. · Upper West Side
Avg price / sq ft · Upper West Side
$2,644
Volume · 12 months · Upper West Side
$448.0M
TROPHY (TOP 1%)
$18.12M+Current floor
2
Contracts · Trailing 12 mo. · Upper West Side
Avg price / sq ft · Upper West Side
$2,922
Volume · 12 months · Upper West Side
$43.0M
Upper West Side Pace · Trailing 12 Months
9flat vs 12mo
12-mo avg contracts/mo
9 a year ago
$73.5Mflat vs 12mo
12-mo avg volume/mo
$73.64M a year ago
5.3▼ 6% vs 3mo
3-mo avg contracts/mo
This month's 5 vs. the 5.3 pace
$35.3M▲ 3% vs 3mo
3-mo avg volume/mo
vs. $73.5M 12-mo avg
Upper West Side Luxury Pricing (Top 10%) · August 2026
$1,923▲ 41% MoM
Median Price Per Sq Ft, Top 10%
Jul: $1,367
$7.29M▲ 22% MoM
Median Luxury Deal Price, Top 10%
Jul: $6.00M
Both figures cover contracts at or above the Top 10% line, currently $4.89M.
This month's headliners · August 2026
Top Upper West Side Deals
Upper West Side's highest signed-contract prices this month.
Address
SF
$/SF
DOM
Type
Price
470 Columbus Avenue, Unit GARDEN
3,570
$2,787/SF
830d
condo
$9.95M
101 West 78th Street, Unit 8A
4,159
$2,284/SF
0d
condo
$9.50M
285 Central Park West, Unit 5S
3,750
$1,732/SF
470d
co-op
$6.50M
Upper West Side Luxury Momentum · Sep '25–Aug '26
Signed contracts at or above the Manhattan Luxury (Top 10%) line ($4.89M), month by month.
Choose a metric to redraw the chart. Hover a point for the exact reading.
Line chart of Upper West Side monthly qualifying contracts covering 12 periods from Sep '25 to Aug '26. Manhattan Luxury (Top 10%) rises from 4 in Sep '25 to 5 in Aug '26, up 25 percent, peaking at 18 in Apr '26.
Upper West Side monthly qualifying contracts
Month
Contracts
Qualifying deals
Sep '25
4
4
Oct '25
8
8
Nov '25
6
6
Dec '25
8
8
Jan '26
10
10
Feb '26
15
15
Mar '26
9
9
Apr '26
18
18
May '26
16
16
Jun '26
6
6
Jul '26
5
5
Aug '26
5
5
Each point counts only contracts clearing the Manhattan-wide luxury line. Months with no qualifying deals are left blank rather than plotted at zero.
Luxury segment total · August 2026What countsAll contracts at or above the Top 10% line, currently $4.89M. The three columns assign each contract once: Luxury is Top 10% to 5%, Prime is Top 5% to 1%, and Trophy is Top 1%.
5
Contracts
flat MoM
$36.44M
Dollar volume
▼ 18% MoM
Luxury · Top 10% to 5%
$4.89M▼ 4% YoY
Contracts
3
Volume
$16.99M
Blended $ / sq ft
$1,515
Avg days on market
248 days
Prime · Top 5% to 1%
$7.37M▼ 7% YoY
Contracts
2
Volume
$19.45M
Blended $ / sq ft
$2,536
Avg days on market
415 days
Trophy · Top 1%
$18.12M▲ 1% YoY
Contracts
0
Volume
$0
Blended $ / sq ft—
Avg days on market—
A slower month across the board. Read the trend, not one month.
Upper West Side's Manhattan position
Upper West Side ranks 4th for luxury dollar volume over the trailing 12 months among Manhattan neighborhoods with steady luxury activity, a measure of how much money moves through the neighborhood. It ranks 14th for luxury intensity, the share of its contracts clearing the Manhattan Luxury (Top 10%) price line: 0 of undefined trailing contracts, or 0%. Size and concentration are different things, so a neighborhood can move large dollar volume without a high share of its deals clearing the luxury line. The median of those Upper West Side deals is $5.18M, 27% below the $7.10M median for all Manhattan Luxury (Top 10%) deals.
Sellers: Measure against qualified Upper West Side luxury deals and the Manhattan Luxury (Top 10%) median.
Buyers: Compare like with like, using deals above the same Manhattan Luxury (Top 10%) price line.
Upper West Side · month over month · August 2026
Upper West Side Market Pulse All Price Points
80*
Signed contracts · Upper West Side
▼ 13% MoM
vs 12-mo avg
$154.02M*
Total dollar volume · Upper West Side
▼ 18% MoM
vs 12-mo avg
Condos
Signed contracts*
30
-9.1% MoM
Recorded sales
58
-18.3% MoM
Avg $/sq ft
$1,544
-12.1% MoM
Discount from ask
-6.6%
down 2.5pp MoM
Avg DOM · all sales
99d
down 28d MoM
Co-ops
Signed contracts*
48
-17.2% MoM
Recorded sales
72
-17.2% MoM
Avg $/sq ft
$1,428
+11.9% MoM
Discount from ask
-2.8%
up 3.3pp MoM
Avg DOM · all sales
109d
down 19d MoM
Townhouses
Signed contracts*
2
+100.0% MoM
Recorded sales
2
-33.3% MoM
Avg $/sq ft
$661
-54.3% MoM
Discount from ask
—
Avg DOM · all sales
142d
Unit breakdown · August 2026
Contracts and Volume by Unit Size
Where activity concentrates in Upper West Side's contract market by bedroom count. Includes all price tiers.
Dollar volume
Donut chart of Upper West Side dollar volume by bedroom count across 5 categories totalling $154.0 million. Largest is 4+ Beds at $50.1 million, 33 percent of the total. Smallest is Studio at $3.3 million, 2 percent. Full breakdown: 4+ Beds $50.1 million, 33 percent; 2-Bed $41.0 million, 27 percent; 3-Bed $35.0 million, 23 percent; 1-Bed $24.7 million, 16 percent; Studio $3.3 million, 2 percent.
Upper West Side dollar volume by bedroom count
Bedrooms
Dollar volume
Studio
$3.32M
1-Bed
$24.66M
2-Bed
$40.98M
3-Bed
$34.97M
4+ Beds
$50.08M
Contracts signed
Donut chart of Upper West Side contracts signed by bedroom count across 5 categories totalling 80. Largest is 1-Bed at 26, 33 percent of the total. Smallest is Studio at 6, 8 percent. Full breakdown: 1-Bed 26, 33 percent; 2-Bed 24, 30 percent; 3-Bed 15, 19 percent; 4+ Beds 9, 11 percent; Studio 6, 8 percent.
Upper West Side contracts signed by bedroom count
Bedrooms
Contracts
Studio
6
1-Bed
26
2-Bed
24
3-Bed
15
4+ Beds
9
What this means for you
4+ Beds residences accounted for 33% of Upper West Side's luxury dollars this month on 9 contracts. 1-Bed residences were the most frequent trade, with 26 contracts. Sellers of 4+ Beds should price against the small set of comparable large-format sales rather than the neighborhood median. Buyers at 1-Bed are working in the deepest part of this market, so assume other offers on anything priced correctly.
Upper West Side supply · active listings · August 2026
Supply and Absorption
What inventory exists in Upper West Side, how fast it's moving, and what that means for buyers and sellers right now.
Luxury market · Manhattan $4.89M+
Active listings
65
-33.7% YoY
Months of supply
13.0mo
9+ months = Luxury Buyer's Market
Monthly absorption
7.7%
12-mo contract pace vs. active supply
All Upper West Side residential
Active listings
267
-40.8% YoY
Months of supply
3.3mo
6+ months = Buyer's Market
Monthly absorption
30.0%
12-mo contract pace vs. active supply
Key Takeaway
At ~13 months of luxury supply, Upper West Side is a deep buyer's market and sits in line with the borough. Supply is well ahead of demand; buyers control the pace.
Sellers: Price to current market activity.
Buyers: There is room to negotiate on price and terms, and look closely within your submarket. Building-by-building comps carry the clearest signal.
Your Next Step
Your residence may not move with the neighborhood average. Please for a comparative read on your address.
The confirmation layer
Explore the Data
Recorded sales, price history, and unit-size breakdowns. The lagging view that confirms the contract signals above.
Upper West Side Luxury Quarterly Contracts by Tier
Upper West Side · fixed Manhattan-wide cutoffs · 2022-04-01–2026-07-01*
Line chart of Upper West Side luxury quarterly contracts by tier covering 18 periods from 2022-04-01 to 2026-07-01. $4.89M+ falls from 34 in 2022-04-01 to 10 in 2026-07-01, down 71 percent, peaking at 40 in 2026-04-01. $7.37M+ falls from 19 in 2022-04-01 to 3 in 2026-07-01, down 84 percent. $18.12M+ falls from 1 in 2022-04-01 to 0 in 2026-07-01, down 100 percent, peaking at 2 in 2023-01-01 and bottoming at 0 in 2022-07-01.
Upper West Side luxury quarterly contracts by tier
Quarter
$4.89M+
$7.37M+
$18.12M+
2022-04-01
34
19
1
2022-07-01
13
6
0
2022-10-01
14
5
0
2023-01-01
29
13
2
2023-04-01
38
16
0
2023-07-01
15
5
0
2023-10-01
18
5
0
2024-01-01
27
11
0
2024-04-01
32
11
1
2024-07-01
33
15
0
2024-10-01
23
8
2
2025-01-01
27
7
0
2025-04-01
34
16
0
2025-07-01
23
6
0
2025-10-01
22
7
1
2026-01-01
34
16
1
2026-04-01
40
16
0
2026-07-01
10
3
0
Weekly Sales · Price
By property type
Line chart of Upper West Side Weekly Sales · Price by property type covering 52 periods from 2025-09-08 to 2026-08-31. Condo rises from 2,332,800 in 2025-09-08 to 2,555,333.333 in 2026-08-31, up 9.5 percent, peaking at 7,814,146 in 2026-05-11 and bottoming at 820,818.182 in 2025-12-22. Co-op falls from 1,570,833.333 in 2025-09-08 to 1,211,931.308 in 2026-08-31, down 23 percent, peaking at 3,023,250 in 2026-06-01 and bottoming at 896,735.364 in 2025-12-01. Townhouse falls from 4,000,000 in 2025-10-06 to 3,450,000 in 2026-08-24, down 14 percent, peaking at 11,300,000 in 2026-06-08 and bottoming at 3,250,000 in 2026-08-17.
Upper West Side — Weekly Sales · Price by property type
Week
Condo
Co-op
Townhouse
2025-09-08
2,332,800
1,570,833.333
—
2025-09-15
1,726,958
1,959,775.615
—
2025-09-22
2,294,500
1,734,487.675
—
2025-09-29
2,325,077.933
1,873,314.52
—
2025-10-06
1,945,000
1,395,560.417
4,000,000
2025-10-13
3,769,000
1,299,038.462
—
2025-10-20
1,616,450
1,472,236.353
3,500,000
2025-10-27
1,411,880
2,004,200
—
2025-11-03
2,308,297
1,597,250
—
2025-11-10
1,956,750
1,039,753.125
4,475,000
2025-11-17
1,681,555.556
1,769,406.667
—
2025-11-24
2,046,555.556
1,289,288
—
2025-12-01
2,658,750
896,735.364
—
2025-12-08
2,467,857.143
1,580,875
—
2025-12-15
5,598,662.6
1,927,838.867
5,400,000
2025-12-22
820,818.182
967,227.182
—
2025-12-29
1,748,000
1,004,392.857
—
2026-01-05
1,658,750
1,118,458.333
—
2026-01-12
1,950,733.857
1,402,333.333
—
2026-01-19
4,253,114.545
1,091,538.462
—
2026-01-26
3,660,083.526
1,670,769.231
—
2026-02-02
3,185,511.3
1,511,680.29
6,500,000
2026-02-09
4,371,269.5
1,282,375
—
2026-02-16
5,404,899.444
2,189,125
—
2026-02-23
2,814,128.333
1,446,428.571
—
2026-03-02
4,877,603
2,769,411.765
—
2026-03-09
6,498,789.5
1,298,811.182
6,100,000
2026-03-16
3,466,017.667
1,386,611.111
9,995,000
2026-03-23
2,033,388.889
1,508,968.75
6,550,000
2026-03-30
2,295,822.833
1,403,599.818
—
2026-04-06
3,487,994.875
2,501,905.867
—
2026-04-13
3,625,498.889
1,122,562.5
—
2026-04-20
3,527,315.769
1,525,195.652
6,100,000
2026-04-27
1,978,082.143
2,459,375.556
—
2026-05-04
2,817,454.545
1,192,846.154
—
2026-05-11
7,814,146
1,469,076.923
—
2026-05-18
4,296,079.615
1,296,111.111
—
2026-05-25
5,344,330.308
1,581,997.5
7,000,000
2026-06-01
2,607,673.667
3,023,250
—
2026-06-08
3,277,466.667
1,383,098.55
11,300,000
2026-06-15
2,626,207.429
1,719,327.778
—
2026-06-22
2,493,706.385
1,286,247.889
—
2026-06-29
3,924,857.143
1,854,276.923
—
2026-07-06
2,932,326.316
1,385,243.5
7,668,125
2026-07-13
2,967,963.8
1,491,875.278
—
2026-07-20
2,964,157.438
1,392,266.667
—
2026-07-27
2,490,487.471
1,308,111.111
10,840,000
2026-08-03
1,249,857.143
2,843,495.385
—
2026-08-10
2,074,025.5
1,632,444.8
—
2026-08-17
2,217,633.333
1,522,600
3,250,000
2026-08-24
1,462,482.353
1,503,587.304
3,450,000
2026-08-31
2,555,333.333
1,211,931.308
—
■ Condo ■ Co-op ■ Townhouse
Weekly Sales · Discount
By property type
Line chart of Upper West Side Weekly Sales · Discount by property type covering 52 periods from 2025-09-08 to 2026-08-31. Condo rises from -9.02 in 2025-09-08 to -6.5 in 2026-08-31, up 28 percent, peaking at -1.4 in 2026-03-09 and bottoming at -11.738 in 2026-03-23. Co-op rises from -6.229 in 2025-09-08 to -2.412 in 2026-08-31, up 61 percent, peaking at -0.78 in 2026-02-23 and bottoming at -10.683 in 2025-12-01. Townhouse falls from -2 in 2025-10-20 to -11.5 in 2026-07-27, down 475 percent, with a low of -37.7 in 2026-05-25.
Upper West Side — Weekly Sales · Discount by property type
Week
Condo
Co-op
Townhouse
2025-09-08
-9.02
-6.229
—
2025-09-15
-4.569
-4.758
—
2025-09-22
-5.9
-5.009
—
2025-09-29
-8.014
-5.239
—
2025-10-06
-8.625
-9.722
—
2025-10-13
-5.675
-8.491
—
2025-10-20
-2.186
-5.2
-2
2025-10-27
-9.44
-9.22
—
2025-11-03
-6.886
-9.357
—
2025-11-10
-1.72
-8.455
-11.8
2025-11-17
-9.933
-5.946
—
2025-11-24
-6.775
-7.622
—
2025-12-01
-3.267
-10.683
—
2025-12-08
-5.833
-7.125
—
2025-12-15
-10.025
-5.469
—
2025-12-22
-7.943
-7.09
—
2025-12-29
-9.9
-6.39
—
2026-01-05
-10.25
-10.156
—
2026-01-12
-1.717
-5.573
—
2026-01-19
-4.2
-1.13
—
2026-01-26
-2.559
-7.17
—
2026-02-02
-2.78
-8.708
-19.9
2026-02-09
-5.411
-7.737
—
2026-02-16
-11.044
-7.108
—
2026-02-23
-7.775
-0.78
—
2026-03-02
-4.125
-5.985
—
2026-03-09
-1.4
-7.029
-9.5
2026-03-16
-3.69
-6.029
-21.7
2026-03-23
-11.738
-6.454
-19.7
2026-03-30
-9.1
-7.78
—
2026-04-06
-3.562
-7.46
—
2026-04-13
-6.243
-6.733
—
2026-04-20
-5.864
-6.194
-8.1
2026-04-27
-7.155
-5.667
—
2026-05-04
-2.078
-4.5
—
2026-05-11
-2.9
-5.478
—
2026-05-18
-6.267
-5.083
—
2026-05-25
-5.564
-4.2
-37.7
2026-06-01
-8.7
-3.808
—
2026-06-08
-6.17
-4.736
-3.7
2026-06-15
-6.02
-5.457
—
2026-06-22
-4.063
-4.619
—
2026-06-29
-5.971
-4.1
—
2026-07-06
-4.875
-8.6
-3.2
2026-07-13
-4.885
-5.336
—
2026-07-20
-3.171
-3.225
—
2026-07-27
-2.642
-5.631
-11.5
2026-08-03
-3.367
-4.58
—
2026-08-10
-7.58
-1.893
—
2026-08-17
-5.57
-0.967
—
2026-08-24
-5.777
-3.943
—
2026-08-31
-6.5
-2.412
—
■ Condo ■ Co-op ■ Townhouse
Methodology & Notes
Upper West Side residential signed contracts, last asking price, trailing 12 months (TTM). · Luxury $4.89M / Prime $7.37M / Trophy $18.12M = Manhattan-wide top 10%, 5%, 1% of TTM contracts. Cutoffs update monthly. · August 2026 is the latest reporting month (provisional; may revise through ). · Upper West Side's local luxury line is the median of its own contracts that clear the Manhattan Luxury cutoff (top 10%), currently $5.18M. Consumer reference only; every Luxury figure on this page is measured against the Manhattan threshold. · In each tier card, the contract count is Upper West Side's own contracts that clear that Manhattan tier. Average price per square foot and 12 month volume are Manhattan-wide totals for the tier, shown as the benchmark Upper West Side is measured against, and are labeled "Manhattan" on the card. · Metrics based on fewer than 5 contracts are marked "insufficient sample" rather than shown as a percentage change. · Two rankings appear in this section, refreshed weekly. Both cover only neighborhoods with at least 11 luxury contracts over the trailing 52 weeks, the floor for a stable reading. Luxury dollar volume ranks those neighborhoods by the dollars transacted above the Manhattan Luxury (Top 10%) price line over the trailing 12 months. Luxury intensity ranks them by the share of their trailing-12-month contracts that clear that same price line.
Abbreviations
TTM · Trailing Twelve Months · YoY · Year over Year · QoQ · Quarter over Quarter · MoS · Months of Supply · DOF · Department of Finance
Heather Domi Team is a real estate team affiliated with Douglas Elliman, a licensed real estate broker and abides by all applicable Equal Housing Opportunity laws. All material presented herein is intended for informational purposes only. Information is compiled from sources deemed reliable but is subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. No statement is made as to accuracy of any description. All measurements and square footages are approximate. This is not intended to solicit property already listed. Nothing herein is intended to indicate that any listing displayed on this website may not belong to the firm whose website is being visited. Nothing herein shall be construed as legal, accounting or other professional advice outside the realm of real estate brokerage.
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