This is the canonical 2026 Staten Island housing market data hub from Joseph Ranola, Associate Broker at the Bridge and Boro Real Estate Team. Updated monthly with the numbers that actually move buyer and seller decisions: median sale prices, active inventory, days on market, price per square foot, mortgage rates, rent comps, and the year-end forecast. If you’ve been trying to triangulate the Staten Island market by reading five different Redfin pages, this is the page you bookmark instead.
Staten Island Median Sale Price (2026)
The Staten Island median sale price as of Q1-Q2 2026 sits in the $725,000 to $762,000 range, up roughly 2.6% to 4.1% year-over-year depending on month and data source. Single-family homes lead the borough at a $780,000-$900,000 typical sales band on the South Shore. Multi-family 2-4 unit properties trade at a premium to single-family per-square-foot due to investor demand. Condos and co-ops in the borough trade in the $300,000-$550,000 range, with the lowest unit-economics seen on co-op stock built before 1990.
Active Inventory and Months of Supply
Active listings on Staten Island sit at 887-921 homes as of mid-2026, down 26-29% from balanced-market norms and roughly flat against this point in 2025. Months of supply: 2.6 months, well below the 5-6 months that defines a balanced market. This is a textbook seller’s market on the supply side, but the days-on-market data complicates the simple “low inventory means bidding wars” narrative.
Days on Market
Average days on market in 2026: 72 to 81 days, faster than 2024 but slower than 2021’s 30-day frenzy. Well-priced South Shore single-families clear in 30-45 days; mid-priced North Shore stock takes 80-110; and luxury homes over $1.2M take 90-180. The lesson for sellers: the seller’s market is real, but it’s not a guarantee of speed. Pricing strategy still matters more than market positioning.
Price Per Square Foot
Staten Island’s borough-wide median price per square foot in 2026 is $438 to $446, materially below Brooklyn’s $700+ and a fraction of Manhattan’s $1,400+. South Shore single-family at $400-$430/sqft, North Shore at $390-$420/sqft, Mid-Island in the $420-$455/sqft band, and luxury Todt Hill / Emerson Hill at $500-$650/sqft.
Mortgage Rates and Affordability
Average 30-year fixed mortgage rates in 2026: roughly 6.5%, with conventional loans ranging 6.25-6.75% and FHA in the 6.10-6.40% band. VA loans typically run 0.25-0.50% below conventional. The 2026 VA loan limit for Richmond County is $1,089,300 — fully sufficient to cover the borough’s median home price at zero down. To run a real affordability number on your specific income and debt, use the Home Affordability Calculator.
Sale-to-List Ratio and Negotiation
The sale-to-list price ratio on Staten Island is 97%, meaning the typical home closes at 3% under asking. This is up from 94% in late 2024 and confirms the seller’s-market narrative. South Shore single-families at sub-$800K frequently exceed asking — over-asking offers are normal in Tottenville, Annadale, and Prince’s Bay. Higher-tier homes negotiate harder; luxury closes 88-92% of list.
Rent Comps (2026 ADU and Investment Numbers)
The Staten Island median rent in 2026 is $2,800 to $2,900 per month. By unit type and location: studios in the $1,400-$1,600 band, 1BR at $1,700-$2,000, 2BR at $2,100-$2,500, and 3BR at $2,500-$3,200. ADU and accessory unit rents (basement, garage, addition): Mid-Island 0BR ~$1,450 / 1BR ~$1,800 / 2BR ~$2,200; North Shore $100-200 below Mid; South Shore $50-150 above Mid. Run your specific unit in the ADU Income Calculator.
Strongest and Softest Neighborhoods
Strongest activity in 2026: Tottenville, Annadale, Great Kills, Eltingville, Prince’s Bay, Westerleigh — South Shore family stock and Westerleigh’s Mid-Island value belt. Softest activity: parts of New Brighton, Stapleton, and Mariners Harbor where higher-end inventory has stretched DOM past 110 days. North Shore is bifurcated — St. George new construction clears, but pre-2000 stock at $700K+ is moving slowly.
2026 Forecast
My read for the rest of 2026: continued 3-4% price appreciation with inventory likely to stay below 1,000 actives through Q3. Rent growth slowing from 2024’s 5-6% pace toward 2-3% as multifamily supply across the metro picks up. Buyers waiting for a “crash” should stop waiting — the borough’s lock-in effect from sub-3% mortgages held by 60%+ of homeowners means listings stay tight regardless of demand-side rate moves. The cost of waiting (~$25,000-$30,000 per year of price appreciation on a median home) materially exceeds any plausible interest-rate savings on a 0.5-1.0% rate drop.
Property Tax and Carrying Cost
Effective property tax rate on Staten Island: 1.0% to 1.4% of assessed value, with most owner-occupied 1-3 family homes assessed via the Class 1 cap (annual increase capped at 6% / 5-year cap of 20%). On a $740K market value home, expect a $7,400 to $10,360 annual tax bill before exemptions. STAR, Enhanced STAR, SCHE, and Veterans exemptions can reduce this 10-50% for qualifying owners.
Frequently Asked: Is Now a Good Time to Buy on Staten Island?
Yes, with conditions. The honest version: Staten Island’s seller’s market is real, but it isn’t a bidding-war frenzy in every zip code. Buyers with a clear budget, pre-approval, and willingness to act on the right home in 7-10 days are winning. Buyers waiting for a 10% price drop are likely to be disappointed and to pay more next year. Run a real number first, then decide.
Frequently Asked: Should I Sell Now or Wait Until Spring?
The traditional “wait for spring” advice is weaker in 2026 than it has been in years. Inventory is already so tight that off-peak listings are getting full attention. If your timing is dictated by life events (downsizing, relocation, divorce, estate), don’t postpone for seasonal reasons — postpone only if you genuinely don’t need to sell.
About This Data
Numbers compiled from SIBOR FlexMLS, Redfin, Realtor.com, NY State DFS mortgage rate reports, NYC HPD ADU program documentation, and direct deal data from Bridge and Boro Real Estate Team transactions. Refreshed monthly; last refresh: 2026-05-09.
Want a real comp on your specific block, or a real listing strategy for your specific home? I run actual numbers for actual deals every day. Reach out. Joseph Ranola, Associate Broker, Bridge and Boro Real Estate Team. (917) 905-2541. [email protected].
