Greenwich Club
Residences
Sales moved. Rents firmed.
Sales moved.
Rents firmed.
Three sales and ten leases closed at 88 Greenwich this quarter. The sales side finally moved — 41 days on average against 170 in the spring, every closing within 3 to 7% of ask. The rental side did what it does: ten leases, most inside two weeks, at higher numbers for studios and one-beds alike. Across the Financial District the median fell 31% because smaller apartments sold, while price per foot held.
By unit type, to sell and to rent
What each type actually cleared for in the building this quarter — closed sales and signed leases, not asking prices. Read the line that is yours.
Studio
One Bedroom
Two Bedroom
Ranges are the closed sales and signed leases at 88 Greenwich, July 1 – September 30 2026, by unit type. Rents are last asking rents. Days are days on market. Each figure is one of the transactions listed in the detail tables below.
Priced right,
sold in weeks
Three sales closed this quarter, and none of them sat. The studio went in 17 days, the one-beds in 41 and 66. Last quarter's average was 170 days. This quarter's is 41.
The prices: #1602, a studio, $555,325 at $1,025 a foot. #516, a one-bed, $707,500 at $1,164. #2206, a one-bed, $860,000 at $1,150. All three closed under their last asking price — by 7.3%, 5.7% and 2.9% — a 5.3% listing discount across the quarter, with a 95% sale-to-list ratio.
The building's price per foot sits in a tight band, $1,025 to $1,164, below FiDi's $1,348 average — where an entry-priced building should sit. Against a neighborhood that sold smaller apartments faster this quarter, 88 Greenwich did the same, in half the time: 41 days here against 87 across FiDi.
So read it by your unit. A studio here clears around $555,000 when it's priced to the comps; a one-bed between $707,500 and $860,000 depending on size and floor. The 5% gap between ask and close is the market's going rate for realism — price inside it and you sell in weeks.
Three sales, three quick closings, all within 3 to 7% of ask. The spring punished optimism with 170-day waits; the summer rewarded accurate pricing with 41-day closings. Know your number, price near it, and this building moves.
Closed salesJul – Sep 2026 · 3
| Apt | Size | Sold | DOM | Date |
|---|---|---|---|---|
| 2206 | 1 Bed | $860,000$1,150/SF | 66 | Aug 29 |
| 516 | 1 Bed | $707,500$1,164/SF | 41 | Jul 17 |
| 1602 | Studio | $555,325$1,025/SF | 17 | Jul 13 |
How these numbers are computed
Closed sales are recorded sales at 88 Greenwich with a closing date inside the quarter. The median is the middle sale price — with three sales it is the second-highest. Days on market run from the listing date to the contract date. The listing discount is the average gap between the last asking price and the sale price; sale-to-list is the sale price as a share of the original asking price. Price per square foot uses each unit's recorded square footage. Rents are the last asking rent of each signed lease.
Financial District figures are the neighborhood's closed sales and signed leases in the quarter. Months of supply is the number of active listings divided by the quarter's closings per month. Average days on market and the listing discount leave out closings recorded with no market time. Nothing in this report is estimated.
Ten leases,
fast and firmer
Ten leases in the quarter, up from eight in the spring, and eight of them signed inside sixteen days. The longest, a studio, took 31.
Days on market averaged 13, against 8 in the spring — still fast, on more volume. The median rose to $5,500 from $4,600, and again that's mix, not a rent spike: six of the ten were one-beds, and one-beds carry the higher number. The units themselves: studios cleared $3,750 to $4,095, one-beds $4,995 to $5,900, and the quarter's one two-bed took $7,000 in five days.
Both bands moved up from the spring, when studios ran $3,400 to $4,000 and one-beds $5,200 to $5,400. The top of the one-bed range stretched to $5,900. Across FiDi the median rose 3% to $5,000 on a third more leases; the building's one-beds clear above that number and its studios below it — read your unit by its type, not by either median.
So read it by what you own. A studio leases in a week or two at $3,750 to $4,095. A one-bed clears $4,995 to $5,900 nearly as fast. Vacancy is short and asking prices are holding.
The rental side stayed the strong half of the building: more leases than the spring, at higher numbers for studios and one-beds, most signed inside two weeks. If a unit is empty, price it to its type and expect a tenant within the month — and don't read the $5,500 median as your studio's number.
Signed leasesJul – Sep 2026 · 10
| Apt | Size | Last asking | DOM | Leased |
|---|---|---|---|---|
| 710 | Studio | $3,800 | 10 | Sep 28 |
| 2504 | 1 Bed | $5,600 | 20 | Sep 16 |
| 604 | 2 Bed | $7,000 | 5 | Sep 13 |
| 2705 | 1 Bed | $5,500 | 12 | Sep 2 |
| 518 | 1 Bed | $4,995 | 16 | Aug 24 |
| 1110 | 1 Bed | $5,900 | 8 | Aug 7 |
| 806 | Studio | $4,095 | 7 | Jul 28 |
| 720 | Studio | $3,750 | 31 | Jul 27 |
| 3201 | 1 Bed | $5,500 | 13 | Jul 22 |
| 1808 | 1 Bed | $5,800 | 7 | Jul 11 |
Two ways to read
your unit
This quarter narrowed the argument. The sales side finally moved — three closings in an average of 41 days, at 5% under ask — while the rental side kept moving in days at firmer numbers. If you were waiting for buyers to show up before selling, they did this summer, for units priced to the comps. If you're renting, the case got stronger too: studios and one-beds both cleared higher than in the spring. The trade-off is now about your horizon, not about whether either market works.
The mix moved.
The price didn't.
Eighty-nine closings, one more than last quarter — and a median that fell 31% to $990,000. Read that number carefully before you react to it, because it isn't a price cut.
What changed is what sold. Forty-seven of the 89 closings were under $1 million, up from 31; sales above $2 million fell from 20 to 14. Price per foot — the number that follows your apartment rather than the mix — barely moved: $1,348 against $1,369. Smaller apartments closed, at nearly the same price per foot.
And they closed faster. Days on market fell to 87 from 148. Supply eased to 9.5 months from 10.3, with 282 units active and 55 in contract. The listing discount widened a touch, to 4.4% from 3.9% — sellers gave a little more at the table, but not much.
So read it by what you own. If you hold a smaller unit, this was your quarter: the entry end of FiDi is where the buyers were, and it moved in under three months. If you hold a larger one, the headline doesn't describe your apartment — your comp is per foot, and per foot held.
The median fell because the market bought smaller, not cheaper. Per-foot pricing held within 2%, and time to sell fell by two months. Price your unit off its own comps and this is a better selling market than the headline suggests.
Peak season,
landlord's terms.
Five hundred fifty-three units rented, up from 418 in the spring. Summer is the leasing season in FiDi, and this one ran deep: a third more leases than last quarter, and they moved faster.
Days on market fell to 21 from 24. Supply tightened to 1.74 months from 2.45, with 320 units active and 70 in contract. Landlords held the pen.
Price firmed where the volume was. The median rose to $5,000 from $4,862. The average slipped slightly, to $5,702 from $5,781 — which tells you the strength moved from the top of the market to its middle. Last quarter the high end pulled; this quarter the typical apartment did.
So read it by what you own. If you're renting out a unit near the market's median, you set terms this summer: three weeks to lease, at or near ask. If you're at the top, the pool was there but it wasn't bidding up. If you've been weighing sell-versus-rent, this quarter argues for rent even harder than the last one did.
The rental market is still the strong half of FiDi, and it got stronger: a third more leases, three weeks to lease, a $5,000 median. If your unit is empty, price it at market and it won't be for long.
Beyond
the numbers
Selected sales and leases from across Manhattan, and the approach behind them.
