A ratio is not a universal discount
A 99.4% median sale-to-list ratio summarizes the middle outcome across a broad pool. It does not authorize subtracting 0.6% from every asking price.
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Ratios · above asking · price cuts
Manhattan Negotiation Signals, Without the Shortcut
A provider-by-provider reading of sale-to-list ratios, above-asking shares, below-asking shares, and listing price reductions.
Manhattan / New York County, all-home-type context
July-August 2026
Published September 29, 2026
Updated September 30, 2026
Redfin sale-to-list
99.4%
Manhattan, August 2026
Redfin price drops
43.3%
Share of Manhattan listings, August 2026
Zillow sold under list
69.3%
New York County, July 2026
StreetEasy sold above asking
16.0%
Manhattan, August 2026, latest asking price
Reader question: Do August 2026 Manhattan negotiation metrics show a universal buyer discount?
Short answer: No. A broad sale-to-list ratio, above-asking share, or price-cut rate describes a provider’s aggregate sample. It cannot set an offer for a particular co-op, condo, or townhouse.
| Measure | Reported value | Provider scope and period |
|---|---|---|
| Redfin sale-to-list | 99.4% | Manhattan, August 2026 |
| Redfin price drops | 43.3% | Share of Manhattan listings, August 2026 |
| Zillow sold under list | 69.3% | New York County, July 2026 |
| StreetEasy sold above asking | 16.0% | Manhattan, August 2026, latest asking price |
The reference price matters
Providers can compare sale price with original list, current list, or latest asking price. Zillow's published ratio and StreetEasy's above-asking share should retain their own labels rather than be fused.
Price cuts describe listing strategy
Redfin's 43.3% price-drop share is evidence that many listings changed price. It does not say how much each changed or whether an accurately priced apartment had the same path.
Method
- — Kept each provider's denominator and reference-price language intact.
- — Did not infer a neighborhood, building, co-op, condo, or townhouse bargaining rule from all-home-type borough statistics.
- — Used point-in-time figures as context, not a forecast of a particular negotiation.
Sources
Redfin, Manhattan Housing Market
Accessed September 29, 2026. All-home-type Manhattan figures calculated from MLS and/or public records. The headline price uses the three months ending August 2026.
Zillow, New York County Housing Market
Accessed September 29, 2026. The supplied Manhattan URL rendered New York County figures. ZHVI is a modeled typical value, while sale, list, inventory, and pending metrics use separate reporting dates.
StreetEasy, August 2026 NYC Housing Market Report
Accessed September 29, 2026. Manhattan asking-price, inventory, contract, days-on-market, and rental figures. Asking and contract metrics are not closed-sale medians.
Realtor.com Research, New York County Housing Market
Accessed September 29, 2026. New York County listing and rental metrics. Charts state data through August 2026; sale-to-list information on the page is separately dated September 2026.
Common questions
What does a 99.4% sale-to-list ratio mean?
It is a broad median relationship between sale and list prices in Redfin’s Manhattan sample. It is not a formula for an individual offer.
Does a price reduction mean a seller will accept any lower offer?
No. A reduction is a listing-strategy signal. The relevant evidence remains the property, competing inventory, time on market, and transaction terms.
By Tracie Golding, Licensed Associate Real Estate Broker at Compass.