Greenwich Market Report · First Half 2026
The number everyone is quoting you about Greenwich is up 31% in two years — and for three out of four buyers and sellers in this town, it’s the wrong number to be looking at.
By Charlie Vinci, Greenwich Realtor
The Headline Number
The town-wide median sale price went from about $1.9 million in the first half of 2024, to $2.1 million in 2025, to $2.5 million this year — up 31%. Prices up, inventory tight, seller’s market. That’s true. And almost useless — because that one number is four completely different markets averaged into a story that fits none of them.
Median Sale Price · First Half
| 2024 |
|
$1.91M | ||
| 2025 |
|
$2.10M | ||
| 2026 |
|
$2.50M +31% |
| Town-Wide · All Property Types | H1 2024 | H1 2025 | H1 2026 |
| Closed Sales | 368 | 354 | 371 |
| Median Sale Price | $1,910,500 | $2,100,000 | $2,500,000 |
| Average Sale Price | $2,688,000 | $3,180,000 | $3,402,000 |
| Median % of List Price | 100% | 100% | 100% |
| Median Days on Market | 22 | 24 | 27 |
Look closely and the blend already betrays itself: the town-wide “days on market” has drifted up while the busiest single-family segment got faster every year. That’s what averaging four different markets does. Here’s each one on its own.
Market One
Condominiums & co-ops, all price points
Everybody treats condos as the quiet, entry-level corner of Greenwich. The data says the opposite: in the first half of 2026, condos were the single busiest segment in town — more closings than the mainstream single-family market everyone obsesses over — and about a third of them sold over asking.
|
139
Closed Sales — Busiest Segment in Town
|
$732/SF
Up 19% in Two Years
|
1 in 3
Sold Over Asking
|
| First-Half Results | H1 2024 | H1 2025 | H1 2026 |
| Closed Sales | 138 | 116 | 139 |
| Median Sale Price | $949,000 | $865,000 | $1,075,000 |
| Average Sale Price | $1,290,000 | $1,239,000 | $1,506,000 |
| Median % of List Price | 100% | 100% | 100% |
| Median Days on Market | 29 | 28 | 33 |
| Median Price / SqFt | $613 | $640 | $732 |
| % Sold Over Asking | 29% | 28% | 31% |
Median Price per SqFt · The Tell
| 2024 |
|
$613 | ||
| 2025 |
|
$640 | ||
| 2026 |
|
$732 +19% |
“If you walked in assuming the ‘affordable’ end of Greenwich was soft and slow, that assumption might cost you the house.”
Market Two
Single-family homes listed $1.5M–$4M
This is the frenzy. The median mainstream home went to a signed contract in 15 days — and since it takes about a week to put a contract together, that’s a median of roughly 8 days to an accepted offer. Half this market is locked down in about a week. And it’s been getting faster every year. This isn’t a wave of new supply, either — the number of homes trading has held basically flat, even slipped a little.
|
15 Days
Median to Signed Contract — Fastest in Town
|
104%
Median % of List Price
|
61%
Sold Over Asking
|
| First-Half Results | H1 2024 | H1 2025 | H1 2026 |
| Closed Sales | 124 | 110 | 107 |
| Median Sale Price | $2,385,000 | $2,700,000 | $2,735,000 |
| Average Sale Price | $2,589,000 | $2,726,000 | $2,868,000 |
| Median % of List Price | 102% | 100% | 104% |
| Median Days on Market | 18 | 16 | 15 |
| Median Price / SqFt | $723 | $746 | $822 |
| % Sold Over Asking | 56% | 53% | 61% |
Median Days to Signed Contract · Faster Every Year
| 2024 |
|
18 days | ||
| 2025 |
|
16 days | ||
| 2026 |
|
15 days |
“Read the mainstream market wrong and you either lowball yourself out of the winning offer — or as a seller, you might underprice the most competitive market in town.”
Market Three
Single-family homes listed $5M–$10M
Last year, if you watched this segment, you’d have called it sleepy. This year it woke up. Closed sales are up better than fifty percent in two years, the median home went under contract in 30 days instead of 50, and premium homes now sell right at full asking price — up from about 94% two years ago.
|
55 Sales
Up 53% in Two Years
|
30 Days
To Contract — Down From 50
|
100%
Median % of List Price
|
| First-Half Results | H1 2024 | H1 2025 | H1 2026 |
| Closed Sales | 36 | 45 | 55 |
| Median Sale Price | $6,300,000 | $6,050,000 | $6,400,000 |
| Average Sale Price | $6,493,000 | $6,277,000 | $6,759,000 |
| Median % of List Price | 94% | 97% | 100% |
| Median Days on Market | 38 | 50 | 30 |
| Median Price / SqFt | $1,012 | $861 | $932 |
| % Sold Over Asking | 31% | 20% | 35% |
Closed Sales · The Wake-Up
| 2024 |
|
36 sales | ||
| 2025 |
|
45 sales | ||
| 2026 |
|
55 sales +53% |
“The premium market isn’t the frenzy of the mainstream — you still have room to think. But you have to be prepared to move quickly on the best homes.”
Market Four
Single-family homes listed $10M+
This is where the town-wide median becomes completely useless — and where the leverage has always belonged to the buyer. In the first half of 2026, not a single home listed at $10M+ sold over its list price — and that’s not new; it was essentially zero last year too. This market doesn’t get bid up. It negotiates: roughly 93% of list price every single year. But don’t confuse a buyer’s market for a soft one — price per square foot hit a record $1,475 this year, up 32% since 2024.
|
93%
Of List Price — Every Year Since 2024
|
0
Sold Over Asking in 2026
|
$1,475/SF
Record High — Up 32% Since 2024
|
| First-Half Results | H1 2024 | H1 2025 | H1 2026 |
| Closed Sales | 9 | 16 | 15 |
| Median Sale Price | $13,750,000 | $14,950,000 | $12,500,000 |
| Average Sale Price | $12,765,000 | $14,025,000 | $15,562,000 |
| Median % of List Price | 93% | 93% | 93% |
| Median Days on Market | 206 | 159 | 114 |
| Median Price / SqFt | $1,115 | $1,352 | $1,475 |
| % Sold Over Asking | 11% | 0% | 0% |
Median Price per SqFt · A Buyer’s Market, Not a Soft One
| 2024 |
|
$1,115 | ||
| 2025 |
|
$1,352 | ||
| 2026 |
|
$1,475 +32% |
“If a genuinely special property comes up at a fair number, you move on it — quality matters to high-end buyers. On everything else, you have time and you have real, consistent leverage. Use both.”
About These Numbers
Greenwich runs on two separate listing systems — SmartMLS and the Greenwich MLS — and homes get listed on one, the other, or both. Most market stats you’ll find are either double-counting sales or missing a share of them. My team and I deduplicated every single listing across both systems for the first half of 2024, 2025, and 2026 — every sale, every price cut, every day on market. Figures cover closings from January 1 through June 30 of each year. Segments are defined by original list price; the condo market includes condominiums and co-ops at all price points. Median % of list price compares the closed price to the original list price; % sold over asking compares the closed price to the final asking price. Days on market is the median number of days from listing to signed contract. Single-family homes listed under $1.5M or between $4M and $5M fall between segments; they are included in the town-wide figures.
Not the one that just sounds about right. If you want to talk through what your slice of Greenwich means for your move — buying or selling — let’s look at your situation together.
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