NYC Real Estate Market Reports
Brooklyn Monthly Report
October 2026 | Condos & Co-ops
October 2026 at a Glance
Brooklyn buyers signed 291 condo and co-op contracts in October. That’s down 12% from a year ago, the second-slowest October in ten years, and the third straight month of annual declines. Activity rose 18% from September, but last year the same jump was 31%, so the fall pickup came in weaker than usual. Days on market fell to 84, down 21% from September and only 2% above last October, so September’s long marketing times didn’t carry forward. Active listings reached 2,068, the most since October 2021. After one month below ask, contracts went back to signing 1.2% above the last asking price.
The $1M to $3M Band Fell Again. Over $3M Rose for a Third Straight Month.
Contracts under $1M fell 11% to 170, which is still 58% of borough activity. Every band between $1M and $3M declined. The $1M to $1.5M band fell 24% to 50, $1.5M to $2M fell 19% to 22, and $2M to $3M slipped 6% to 33. Together, the middle of the market signed 105 contracts against 128 last October, down 18%. Above $3M, 16 contracts signed, up from 11.
The top of the market has now grown three months running: up 50% in August, 86% in September and 45% in October. The base is small, but the direction is consistent. The middle matters more for Brownstone Brooklyn, because that’s where this part of the borough trades, and it has now declined two months in a row. A Park Slope two-bedroom condo or a Prospect Heights three-bedroom sits in the range that buyers are approaching most carefully.
Condos Down 30%. The Condo Buyers Who Stayed Paid Ask.
Condo contracts fell 30% to 142, from roughly 203 a year ago. That’s the steepest condo decline this fall, after drops of 7% in August and 9% in September. Co-op contracts rose 17% to 149, which left the borough’s two product types moving in opposite directions by a wide margin.
Fewer condo buyers did not mean a softer condo market for the ones who signed. Condo days on market fell 5% to 82. Condos went to contract 0.4% above ask, up from 0.5% below in September. The buyer’s window that opened in September closed within a month.
Two Submarkets Lost 38 Contracts. So Did Brooklyn.
Williamsburg & Greenpoint and Bed-Stuy & Crown Heights each lost 19 contracts. The borough lost 38. Every other submarket combined signed 242 contracts, exactly as many as last October.
Park Slope & Gowanus: 32 contracts, down 16% from 38. Contracts nearly doubled from September’s 17, which makes September look like an outlier rather than a turn. The three-month picture is weaker. Park Slope signed 71 contracts over August, September and October, against roughly 105 a year earlier. The third-quarter numbers still point to a supply problem. Listings fell 11% to 86, closings rose 18%, days on market fell to 47, and price per square foot climbed 5% to $1,437. A neighborhood losing buyers does not sell faster at higher prices. The fourth-quarter inventory figure will show whether that holds.
Fort Greene, Clinton Hill & Prospect Heights: 35 contracts, up 21% from 29. This is the third straight month of annual gains here. Over three months, this group signed 84 contracts against roughly 69 a year ago, up 22%. Prospect Heights draws the same buyer as Park Slope and has more condo inventory, and some of Park Slope’s demand is landing here.
Carroll Gardens, Boerum Hill & Red Hook: 10 contracts, down 9% from 11. One contract separates this October from last. Over three months the group signed 29 contracts against roughly 27 a year ago. These blocks rarely have much for sale at once, and volume here follows listings more than buyers.
Brooklyn Heights, Cobble Hill, Dumbo & Downtown: 46 contracts, down 12% from 52. This reverses September’s 38% gain. The submarket combines prewar co-ops on Brooklyn Heights side streets with the condo towers of Downtown and Dumbo. At 46 contracts it’s still the second-busiest submarket in the borough, behind South Brooklyn.
Bed-Stuy, Crown Heights, Lefferts Gardens & Bushwick: 21 contracts, down 48% from 40. This was the steepest decline in the borough, and it came one month after a 21% gain. Much of this inventory trades under $1M, the band that lost 20 contracts in October. Over two months the group signed 55 contracts against 68 a year ago, down 19%. That’s a clearer measure than either month alone.
Kensington, Windsor Terrace, Ditmas Park, Flatbush & Prospect Park South: 41 contracts, up 21% from 34. This is the third straight annual gain, with 90 contracts over three months against roughly 76 a year ago. Windsor Terrace borders Park Slope and shares the park, at a lower price per square foot. With Park Slope listings this thin, buyers are following that logic south.
Williamsburg & Greenpoint: 28 contracts, down 40% from 47. This is the third straight decline, after 14% in August and 9% in September. North Brooklyn is mostly condos, and its slide tracks the borough’s condo drop closely.
South Brooklyn: 78 contracts, flat with last October. It’s the busiest submarket in the borough, with 27% of all contracts, and it held steady in a month when the borough fell 12%.
2,068 Brooklyn Listings, the Most Since October 2021
Active listings reached 2,068 in October, up 15% from a year ago and 2% from September. It’s the 13th straight month of annual gains. Condo listings rose 11% to 1,206, and co-op listings rose 23% to 862. Corcoran’s count has included private Reserve and Compass Private listings since February, so the year-over-year gain is somewhat overstated. The month-over-month change isn’t affected by that, and it tells a calmer story. October added 35 listings, after a jump of 238 in September. Supply is high, but it has stopped climbing fast.
Back Above Ask, at a Lower Price Per Square Foot
Average price per square foot was $1,154, down 3% from last year and 3% from September. Most of that comes from mix. Condos averaged $1,358, up 3%, helped by more sales in luxury waterfront buildings. Co-ops averaged $585, down 5%, and they made up just over half of October’s contracts, which pulled the blended number down. Overall, contracts signed 1.2% above ask, up from 0.3% below in September. Condos signed 0.4% above ask. Co-ops signed 3.5% above, though two contracts that signed more than 30% over ask lifted that average.
What October Means
Take Williamsburg and Bed-Stuy out of October and the rest of Brooklyn matched last year exactly. The four Brownstone Brooklyn submarkets signed 123 contracts against 130, down 5%, while the rest of the borough fell 16%. The softness this fall is real, but it’s concentrated in North Brooklyn, in condos and in the $1M to $3M band.
If you own a condo in Park Slope or Prospect Heights, two numbers matter. Condo buyers are signing above ask again, and condo days on market fell to 82. The buyers who are active are decisive. There are fewer of them between $1M and $3M, so the price has to meet that buyer where they are. A well-priced listing still draws a contract quickly. An overpriced one sits in a borough with 2,068 other choices.
If you’re buying, September’s below-ask window for condos closed within a month. The volume of listings works in your favor, but don’t expect discounts on the right apartment in Park Slope, Prospect Heights or Windsor Terrace, where contract activity is holding or growing. The room is in the larger-inventory markets and on listings that have been sitting. Supply has stopped climbing and the middle of the market has not come back. November will show which one moves first.
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