The staten island housing market march 2026 is picking up steam as spring buying season opens. Median home prices reached $762,000 in February, up 4.1% year-over-year. Inventory remains tight at roughly 26% below balanced market norms. Mortgage rates sit near 6.18%, and well-priced homes under $700K are still drawing multiple offers within days.
If you are buying or selling on Staten Island this spring, you need hard numbers and honest context. This report breaks down every metric that matters, from neighborhood-level pricing to what mortgage rate shifts mean for your monthly payment.
Staten Island Housing Market March 2026: Key Metrics at a Glance
Before we dig into the details, here is where the borough stands right now.
| Metric | March 2026 | Year-Over-Year Change |
|---|---|---|
| Median Sale Price | $762,000 | +4.1% |
| Average Sale Price | $815,400 | +3.8% |
| Active Listings | 921 | -26% vs. balanced norms |
| New Listings (Monthly) | 387 | -7.2% |
| Pending Sales | 258 | +2.1% |
| Days on Market (DOM) | 72 | -8.3% (was 78 days) |
| Months of Supply | 2.6 | Seller’s market territory |
| Median Price Per Sq Ft | $398 | +3.9% |
| Mortgage Rate (30-yr fixed) | 6.18% | Down from 6.51% |
These numbers paint a clear picture. Prices are climbing at a sustainable pace. Inventory is scarce but improving slightly from January’s lows. Homes are selling faster than last year. And mortgage rates have eased just enough to bring sidelined buyers back into the market.
Price Trends: Where Staten Island Stands Today
The staten island housing market march 2026 median of $762,000 reflects steady appreciation. In January 2026, the median sat at $755,000 (per Redfin data). February’s closing data pushed that figure to $762,000 as spring demand kicked in.
Here is the recent price trajectory:
| Month | Median Sale Price | YoY Change |
|---|---|---|
| March 2025 | $732,000 | +8.2% |
| June 2025 | $748,000 | +7.1% |
| September 2025 | $751,000 | +5.6% |
| December 2025 | $753,000 | +4.0% |
| January 2026 | $755,000 | +3.4% |
| February 2026 | $762,000 | +4.1% |
The pattern is clear. Price growth is moderating from 2025’s peak rates, settling into the 3-5% annual range. This is healthy. It means values keep rising without overheating.
For homeowners, this translates to roughly $31,000 in new equity over the past year on a typical Staten Island home. That is real wealth building.
For buyers, the slower pace of appreciation means prices are not running away from you the way they did in 2023-2024. You have time to make smart decisions without panic.
What Is Driving Prices Up?
Three forces keep pushing Staten Island prices higher:
- Supply deficit. Active listings remain 26% below what a balanced market needs. When supply is this low, sellers hold pricing power.
- NYC spillover demand. Brooklyn’s median topped $900K in February 2026. Manhattan is well above $1.1M. Staten Island remains the most affordable borough by a wide margin.
- Rate relief. The drop from 6.51% to 6.18% on a 30-year fixed mortgage freed up buying power. On a $600,000 loan, that saves roughly $125 per month.
Price Trends by Neighborhood
Not all of Staten Island moves at the same speed. Neighborhood selection is one of the biggest factors in your purchase price and long-term return.
South Shore
The South Shore remains Staten Island’s premium residential market. Neighborhoods like Tottenville, Great Kills, Eltingville, and Annadale attract families who want top-rated schools, larger lots, and waterfront access.
| South Shore Metric | March 2026 |
|---|---|
| Median Sale Price | $885,000 |
| Price Range | $780,000 – $1.3M+ |
| DOM | 65 days |
| YoY Appreciation | +3.6% |
Tottenville and Prince’s Bay are seeing the strongest activity, with homes priced between $850K and $1M selling in under 50 days when staged and priced correctly. South Shore listings in the $780K-$900K range are the sweet spot for families relocating from Brooklyn.
Properties above $1.2M are sitting longer as buyers in that bracket have more choices and less urgency.
North Shore
The North Shore offers Staten Island’s best value per square foot and the fastest commute to Manhattan via the Staten Island Ferry. Neighborhoods like St. George, Tompkinsville, Stapleton, and Park Hill are drawing younger buyers and investors.
| North Shore Metric | March 2026 |
|---|---|
| Median Sale Price | $652,000 |
| Price Range | $425,000 – $850,000 |
| DOM | 68 days |
| YoY Appreciation | +5.2% |
The North Shore is appreciating faster than any other Staten Island submarket. The St. George waterfront redevelopment, Empire Outlets, and improved ferry terminal are generating genuine momentum. Two-family homes here are drawing investor attention for their rental income potential.
Buyers looking for entry points under $500K can still find condos and smaller properties along the North Shore corridor.
Mid-Island
Mid-Island neighborhoods like Westerleigh, Sunnyside, Todt Hill, Dongan Hills, and Grant City represent the classic Staten Island market. These are established residential areas with good schools, moderate lot sizes, and convenient access to the Staten Island Expressway.
| Mid-Island Metric | March 2026 |
|---|---|
| Median Sale Price | $745,000 |
| Price Range | $630,000 – $920,000 |
| DOM | 74 days |
| YoY Appreciation | +3.8% |
Homes in the $720K-$810K bracket are moving well here. Todt Hill continues to command the highest prices on Staten Island, with select properties trading above $1.5M. Westerleigh and Grant City offer the best mid-range value, with well-maintained colonials and split-levels in the $650K-$750K range.
East Shore
The East Shore corridor from South Beach through Midland Beach to New Dorp Beach is one of Staten Island’s most interesting micro-markets in 2026. Post-Sandy rebuilding created an inventory of newer, raised-foundation homes that command premium prices relative to the neighborhood’s historic averages.
| East Shore Metric | March 2026 |
|---|---|
| Median Sale Price | $698,000 |
| Price Range | $520,000 – $950,000 |
| DOM | 76 days |
| YoY Appreciation | +4.5% |
New construction and recently rebuilt homes here sell for $800K+. Older, unrenovated properties trade at a steep discount, creating opportunity for buyers willing to take on renovation projects.
Inventory and Supply Analysis
Inventory is the story of the staten island housing market march 2026. There simply are not enough homes for sale to meet buyer demand.
Current Supply Levels
As of early March 2026, Staten Island had approximately 921 active listings. That is up slightly from January’s low of 887, but still 26% below what the market needs for balanced conditions.
Months of supply stands at 2.6, firmly in seller’s market territory. A balanced market typically needs 4-6 months of supply.
| Supply Metric | March 2026 | March 2025 |
|---|---|---|
| Active Listings | 921 | 1,040 |
| New Listings (Monthly) | 387 | 417 |
| Months of Supply | 2.6 | 3.1 |
| Absorption Rate | 354 units/month | 336 units/month |
Why Is Inventory So Low?
Two structural factors keep Staten Island supply constrained:
The lock-in effect. About 78% of Staten Island homeowners with mortgages locked in rates below 5% during 2020-2022. Selling means giving up a 3.2% rate and taking on a new mortgage at 6.18%. Many homeowners are choosing to stay put, reducing the normal flow of resale listings.
Limited new construction. Staten Island’s geography and zoning restrictions limit large-scale development. New single-family permits remain below pre-pandemic levels. The borough is not building its way out of this supply crunch anytime soon.
Spring Listing Season Outlook
March through May typically brings a seasonal bump in new listings. Early March data suggests this year’s spring inventory wave will be 5-8% smaller than 2025’s spring season. That means competition for well-priced homes will remain strong.
Buyer Activity and Demand
Buyer activity in the staten island housing market march 2026 is running hotter than this time last year. Pending sales rose 2.1% year-over-year, breaking a four-month streak of declining contract activity.
Who Is Buying?
The buyer pool breaks down into several distinct groups:
Brooklyn migrants. With Brooklyn’s median above $900K, families priced out of Park Slope, Bay Ridge, and Sunset Park are crossing the Verrazzano. Staten Island’s guide for relocating families is one of our most-read resources for this group.
First-time buyers. Dual-income households earning $150K-$200K are finding Staten Island’s $600K-$750K price range within reach, especially with rate relief expanding their borrowing capacity.
Investors. Two-family home buyers are targeting the North Shore and parts of Mid-Island where rental income offsets carrying costs.
Move-up buyers. Current Staten Island homeowners sitting on $200K+ in equity are trading up to larger homes on the South Shore or in Todt Hill.
Bidding War Activity
Homes priced under $700K in good condition are the most competitive segment. Roughly 35% of homes in this price bracket received multiple offers in February 2026, down from 42% a year ago. The intensity of bidding wars is easing, but competition remains real at the entry-level price point.
Homes above $900K are much less likely to see bidding wars. Only about 12% of listings in that range attracted multiple offers.
Mortgage Rate Impact
Mortgage rates are the single biggest factor driving affordability in the staten island housing market march 2026. Here is where rates stand and what they mean for your budget.
Current Rate Environment
The average 30-year fixed mortgage rate dropped to 6.18% in early March 2026, down from 6.51% in March 2025. Fannie Mae projects rates will ease toward 5.9% by year-end 2026.
What Rates Mean in Real Dollars
On a $600,000 mortgage (typical for a $762K purchase with 20% down):
| Rate | Monthly P&I | Monthly Savings vs. 6.51% |
|---|---|---|
| 6.51% (March 2025) | $3,791 | Baseline |
| 6.18% (March 2026) | $3,665 | $126/month |
| 5.90% (projected year-end) | $3,553 | $238/month |
That $126 monthly savings adds up to $1,512 per year and $45,360 over the life of the loan. If rates hit 5.9% by December, the savings grow to $2,856 per year.
The “Buy Now, Refinance Later” Strategy
Here is the math that smart Staten Island buyers are running:
Buy today at $762K and 6.18%. If prices appreciate 3-4% through 2026, that same home costs $785K-$793K by December. Even if rates drop to 5.9%, you have already paid $23K-$31K more for the property. Buying now at today’s price and refinancing when rates drop puts you ahead on both price and rate.
Housing Type Breakdown
The staten island housing market march 2026 performs differently depending on property type. Here is how each segment is tracking.
Single-Family Homes
Single-family detached homes remain the backbone of Staten Island real estate, accounting for roughly 55% of all transactions.
| Single-Family Metric | March 2026 |
|---|---|
| Median Price | $785,000 |
| DOM | 70 days |
| YoY Price Change | +4.3% |
| Share of Sales | 55% |
Demand is strongest for three-bedroom, two-bath homes in the $650K-$850K range. Homes with updated kitchens, finished basements, and private driveways command 8-12% premiums over comparable unrenovated properties.
Two-Family Homes
Two-family homes are Staten Island’s secret weapon for affordability. Rental income from the second unit can offset $1,500-$2,500 per month in carrying costs.
| Two-Family Metric | March 2026 |
|---|---|
| Median Price | $825,000 |
| DOM | 68 days |
| YoY Price Change | +5.1% |
| Share of Sales | 22% |
Two-family homes are appreciating faster than single-family properties because investors and owner-occupants are competing for the same limited inventory. Our guide to buying a two-family home on Staten Island covers the income math in detail.
Condos and Co-ops
Condos and co-ops provide the lowest entry point on Staten Island.
| Condo/Co-op Metric | March 2026 |
|---|---|
| Median Price | $485,000 |
| DOM | 82 days |
| YoY Price Change | +2.8% |
| Share of Sales | 15% |
The condo market is slower to appreciate because monthly common charges ($400-$700) reduce net affordability. Buyers weigh the all-in cost carefully. That said, condos under $450K near the ferry terminal or in newly built complexes are moving well with younger buyers and downsizers.
Townhouses
Townhouse inventory is extremely limited on Staten Island, which keeps prices firm.
| Townhouse Metric | March 2026 |
|---|---|
| Median Price | $710,000 |
| DOM | 64 days |
| YoY Price Change | +3.5% |
| Share of Sales | 8% |
Townhouses sell fastest of any property type because they offer a middle ground: more space than a condo with lower maintenance than a full single-family home.
Rental Market Snapshot
Staten Island’s rental market runs tight, and that matters for both investors and buyers weighing rent-vs-own decisions.
Current Rental Pricing
| Unit Type | Average Monthly Rent | YoY Change |
|---|---|---|
| 1-Bedroom | $1,650 | +4.2% |
| 2-Bedroom | $2,100 | +3.8% |
| 3-Bedroom | $2,650 | +4.5% |
| 2-Family (full unit) | $2,200 | +3.9% |
Rental vacancy on Staten Island remains under 3.5%, keeping upward pressure on rents.
Rent vs. Own Math
On a $762K home with 20% down, your monthly mortgage payment (principal, interest, taxes, insurance) runs approximately $5,100. Renting a comparable three-bedroom home costs roughly $2,650.
The difference is $2,450 per month. But homeowners build equity, gain tax deductions, and lock in their housing cost. Over five years at 3.5% annual appreciation, you would build roughly $160,000 in equity. That is $2,667 per month in wealth creation that renters miss entirely.
What This Means for Buyers
If you are buying a home on Staten Island this spring, here is your game plan.
Act on Homes Under $700K Quickly
This price bracket sees the most competition. Get your mortgage pre-approval in hand before you start touring. When you find the right home, submit a strong offer within 24-48 hours.
Budget for the Full Cost
Beyond the purchase price, plan for:
- Closing costs: 3-5% of purchase price ($23K-$38K on a $762K home)
- Property taxes: Staten Island averages $5,800-$8,500 annually depending on location
- Homeowner’s insurance: $1,800-$3,200 annually
- Maintenance reserves: Budget 1% of home value per year
Consider the North Shore for Value
If you are priced out of the South Shore or Mid-Island, the North Shore offers genuine value at $425K-$650K with the fastest Manhattan commute on Staten Island. Appreciation rates here are outpacing the rest of the borough.
Do Not Wait for a Crash
Inventory at 2.6 months of supply does not produce price drops. Strong homeowner equity, strict lending standards, and steady demand support current values. Waiting costs you roughly $2,500 per month in appreciation on a typical Staten Island home.
What This Means for Sellers
If you are selling your Staten Island home this spring, you hold strong cards.
Price It Right From Day One
Overpriced listings sit. The data is clear: homes priced within 3% of market value sell in 55-65 days. Homes priced 5%+ above market value average 100+ days and often sell for less than they would have at the correct initial price.
Request a 2026 Comparative Market Analysis to understand your home’s true market position.
Stage for Maximum Impact
Home staging generates measurable returns on Staten Island. Staged homes sell 18-22 days faster and for 3-5% more than comparable unstaged properties. At a $762K median, that 3-5% premium means $22,860-$38,100 in additional proceeds.
Focus on decluttering, neutral paint colors, curb appeal, and kitchen/bathroom presentation.
List in March or April
Spring is your window. Buyer activity peaks from mid-March through late May. Listing early in the season puts your home in front of the largest buyer pool of the year.
Be Strategic With Multiple Offers
If your home draws multiple offers, do not simply take the highest price. Evaluate each offer’s financing strength, contingencies, closing timeline, and buyer qualification. A slightly lower all-cash offer with no contingencies may net you more than a higher financed offer that falls through.
Market Forecast: What Comes Next
Where is the staten island housing market march 2026 headed for the rest of the year? Here is what the data supports.
Price Outlook: 3-5% Annual Appreciation
Expect Staten Island median prices to finish 2026 between $780K and $795K. The combination of constrained supply, steady demand, and moderating rates supports continued appreciation without overheating.
Inventory: Gradual Improvement
Spring should bring active listings up to the 950-1,000 range by May, then settling back to 880-920 through summer and fall. This is better than January’s 887-unit low but still well below balanced-market needs.
Rate Trajectory: Slow Decline
Fannie Mae projects 30-year fixed rates easing to 5.9% by year-end 2026. If the Fed continues its current posture, rates could test the 5.75-5.85% range by Q1 2027. Each quarter-point drop adds roughly $95/month in buying power on a $600K loan.
Risk Factors
Upside risk: If rates drop faster than expected or NYC sees another wave of outbound migration, Staten Island prices could push above $800K median by Q4 2026.
Downside risk: A recession, job losses in NYC’s finance or healthcare sectors, or unexpected rate increases could slow appreciation to 1-2%. A price decline is unlikely given current supply constraints, but slower growth is possible.
The NY/NJ real estate market statistics page tracks these metrics monthly for broader regional context.
Frequently Asked Questions
What is the median home price on Staten Island in March 2026?
The median home sale price on Staten Island reached $762,000 in February 2026, up 4.1% year-over-year. Single-family homes trade at a $785,000 median, while condos sit near $485,000. Prices vary widely by neighborhood, with the South Shore averaging $885,000 and the North Shore at $652,000.
Is Staten Island a buyer’s or seller’s market right now?
Staten Island is a seller’s market in March 2026. With 2.6 months of supply and inventory 26% below balanced norms, sellers hold pricing power. Homes are selling in 72 days on average, down from 78 days in January. Buyers face competition at the entry level but have more room to negotiate above $900K.
Will Staten Island home prices drop in 2026?
Price drops are very unlikely in 2026. The 26% inventory deficit, strong homeowner equity, and steady NYC-to-SI migration all support continued appreciation. Forecasts call for 3-5% annual growth. The last time Staten Island saw year-over-year price declines was during the 2008-2009 recession, a period with fundamentally different conditions.
What are the cheapest neighborhoods on Staten Island to buy in 2026?
The North Shore offers the lowest entry points, with condos available from $350K and smaller single-family homes from $425K. Neighborhoods like Mariners Harbor, Port Richmond, and New Brighton provide the most affordable options. The East Shore also offers value in the $520K-$700K range. Browse all Staten Island homes for sale to see current inventory.
How long does it take to sell a house on Staten Island?
The average days on market is 72 in March 2026. Well-priced homes in desirable areas sell faster: South Shore properties average 65 days, and homes under $700K often go under contract in 40-55 days. Overpriced listings can sit 100+ days. Proper pricing and staging are the two biggest factors in selling speed.
What mortgage rate can I get for a Staten Island home right now?
The average 30-year fixed mortgage rate is 6.18% as of early March 2026. Buyers with strong credit (740+), 20% down payments, and clean financial profiles may qualify for rates in the 5.95-6.10% range. Fannie Mae projects rates will ease to 5.9% by year-end 2026. Getting pre-approved helps you lock in the best available rate.
Is it better to buy a house or condo on Staten Island?
It depends on your budget and lifestyle. Single-family homes ($785K median) offer more space, land, and appreciation potential. Condos ($485K median) provide a lower entry point with less maintenance. Remember to factor in condo common charges ($400-$700/month) when comparing total monthly costs. Our home buying guide helps you evaluate both options.
How does Staten Island compare to Brooklyn and New Jersey for homebuyers?
Staten Island offers the best value among NYC boroughs. Brooklyn’s median ($900K+) runs 18% higher than Staten Island’s $762K. Manhattan exceeds $1.1M. Across the water, New Jersey markets like Middlesex County ($520K) offer lower prices but come with different tax structures and commute patterns. Staten Island gives you NYC residency, NYC schools, and NYC services at the lowest borough price point.
Should I sell my Staten Island home now or wait?
Selling in spring 2026 puts you in front of peak buyer demand with strong pricing power. The 26% inventory deficit means your home faces less competition. If you wait until late 2026 or 2027, increased inventory and lower rates could bring more competing sellers into the market. Your current equity position is strong. A home valuation gives you the exact numbers.
What is the property tax rate on Staten Island?
Staten Island property taxes average $5,800-$8,500 annually, varying by neighborhood and assessed value. South Shore properties with higher assessments pay more. NYC offers several property tax exemptions including STAR (up to $302 savings), Senior Citizen Homeowner Exemption, and Veterans Exemption. Your real estate attorney or tax advisor can identify all exemptions you qualify for.
Your Next Move in the Staten Island Housing Market March 2026
The staten island housing market march 2026 rewards action. Prices are rising at a manageable pace. Inventory is scarce but improving at the margins. Mortgage rates are trending down. And spring buying season is opening right now.
Whether you are buying your first home, trading up, investing in a two-family property, or selling to capture your equity gains, the window is open.
Buyers: Start with a mortgage pre-approval and explore homes for sale on Staten Island. Focus on the neighborhoods that match your budget and commute needs.
Sellers: Get your free 2026 home valuation and talk to our team about pricing strategy, staging, and market timing.
Robert DeFalco Realty has been selling Staten Island real estate for over 40 years. We know every block, every school zone, and every pricing trend in this borough. Contact us today to put that expertise to work for you.