The Real Cost of Waiting
We’ve been having the same conversation with sellers all month:
“Should we wait until spring to list?”
We get it. Spring feels like the “right” time. More buyers. Better weather. That energy everyone talks about. But here’s what we’re actually telling our clients right now - and it might surprise you. If you’re thinking about listing this year, waiting could cost you more than you think.
Let us explain.
Properties in Manhattan are averaging 90-140 days on market right now. Which means if you list in February, you’re positioned perfectly for the spring buyers who are searching and educating themselves RIGHT NOW.
And here’s the thing most people don’t realize: even if your property sits for 180 days, you’re hitting the true spring market. You’re not missing anything by listing now - you’re actually getting ahead of the competition.
But there’s a bigger question you should be asking yourself:
What does it actually cost you to hold vs. sell?
Because the market isn’t going to double in a year.
If your monthly carrying costs - mortgage, maintenance, taxes, opportunity cost - are eating into what you’d net from a sale, the math might be telling you something different than your gut.
We walk our clients through this all the time. Real numbers. Real scenarios. What does holding look like for YOU specifically, vs. selling now?
Here’s what the January numbers are telling us…
The Luxury Market ($4M+): Time to Get Real
If you’re sitting on a luxury property, the numbers don’t lie - contracts in the $4M-$10M range dropped 16.5%, and over $10M? Down 51.7% since last January. Here’s our advice: Be aggressive with pricing, or consider a different strategy altogether. The luxury rental market is on fire right now with no end in sight. If selling means taking a significant loss, we should talk about positioning your property as a high-end rental instead. The demand is there, and it might be the smarter financial move while you wait for the sales market to rebound.
The Co-op Market ($1M-$4M): Your Moment is Now
This is where things get interesting. Co-op contracts jumped 12.8%, with huge gains in the $1M-$4M range (up 29.8% and 37.5% respectively). Buyers are finally getting the message: if you want affordability in Manhattan and you’re planning to make this your primary home, with no plans to rent it out, co-ops are where you need to look. If you’re a co-op seller in this range, this is your market. List now while buyer interest is heating up.
Under $1M: Steady and Strong
The entry-level market is doing exactly what it always does - staying solid. Up 5.4% year over year, this price point continues to move. Bottom line? There’s no reason to wait if you’re in this range. The demand is consistent, and with low inventory across the board, your property won’t be competing with dozens of others.
The market is efficient. Pricing matters. And timing? Well, that depends on YOUR specific situation and what the numbers say about holding vs. selling. But here’s what we know for sure: waiting for some magical spring moment when inventory suddenly appears, and buyers are tripping over themselves? That’s not the reality we’re seeing. Smart sellers are positioning themselves now. Smart buyers are educating themselves now.
The question isn’t whether the market will be “better” in a few months - it’s whether waiting serves YOUR financial goals.
We want to hear from you:
Are you thinking about making a move in 2026? What’s your biggest question or concern right now - timing, pricing, or whether to sell or rent?
Send us a message and let us know. We read every response, and we promise you’ll get our honest take on your specific situation.
Here’s to making smart, informed decisions together,