Are “stale” listings bad listings? How to separate red flags from great deals + Open Houses

205 West 19th Street, #11 (Compass)

Saturday, Sep 12, 2026 By CityRealty Staff, CityRealty contributor

Buyers often assume that if an apartment has been sitting on the market for months, something must be wrong with it. In reality, while a “stale” listing can be a red flag, that is not always the case. Depending on the property and its price point, even a stale listing may represent a great deal, especially to buyers ready to use the listing’s history to their advantage.

What is a stale listing?

There is no single definition of a stale listing. Indeed, listings are only ever considered stale if they linger on the market substantially longer than the current average. But depending on the time of year and, in New York City, the borough, even the average days listings remain on the market can vary significantly. In other words, a listing doesn’t become stale due to a single factor, but only in comparison to the length of time similar units (e.g., units in the same building or neighborhood listed around the same time) are taking to close at any given moment.

205 West 19th Street, #11
$9,500,000 (-5%)

Chelsea | Cooperative | 4 Bedrooms, 4.5 Baths | 5,400 ft²

205 West 19th Street, #11 (Compass)

From the Listing: Massive, private, 70-foot wide, full-floor, 5,400sf townhouse-scale-on-one-floor loft living at its best in this fully renovated, capacious high-floor home with soaring exposed concrete ceilings, four exposures, 25 windows, superb year-round light and views. See floor plan and full details here.

Why some properties take longer to sell than others

There are many reasons a property may remain on the market longer than average, and surprisingly few of these reasons are due to serious flaws with the property itself. The most common culprit is pricing. A property priced just 5% over market rate may miss its potential audience. By contrast, a property priced just under market rate may generate enough interest to create a bidding war.

Timing is another factor. For example, listings that appear in late August, a peak time for buying and selling, almost always linger for less time than listings that hit the market between November and February, historically slow months for real estate transactions. But these aren’t the only reasons some properties take longer than average to sell.

Presentation is another key factor. Poor staging and even poor-quality photos also work against listings, often more than sellers realize. Moreover, esoteric homes—let’s say, a home curated to reflect an owner’s strange or niche aesthetic—may also linger on the market longer than average. (Jimmy Fallon's former Gramercy penthouse and a colorful Upper East Side apartment, both of which lingered on the market for months before finding buyers, come immediately to mind.)

Limited access for in-person viewings can also be a factor. While more buyers make offers sight unseen than before the pandemic, buyers, especially in the resale market, generally still want access to the property before making an offer.

Finally, some listings linger due to the building's financing eligibility. For example, if a building has been deemed temporarily unsafe due to an overdue façade repair, lenders may not approve financing on units in the building. With fewer buyers able to make offers, these listings, which may otherwise be in satisfactory condition, tend to linger on the market longer.

The impact of market conditions

Ultimately, the length of time units remain on the market is dictated by the market. When inventory is low, and conditions favor buyers (e.g., favorable mortgage rates combined with attractive prices), properties—even those not in ideal condition—tend to sell quickly. Under market conditions that favor don't favor buyers (e.g., higher mortgage rates combined with higher prices), even the best properties may take several months to sell. Again, this is why stale listings are not defined by the number of days they are on the market, but only in comparison to current averages for similar properties.

Why a stale listing may be your best bet

In contrast to bidding on a property with plenty of potential buyers, in the case of sale listings, you likely won’t feel pressured to put in a bid without first thoroughly assessing the property and the building. That said, if you are eager to close quickly, sellers who have been waiting months to close may also be more willing to forgo some contingencies to reach a deal sooner. The key advantage for buyers bidding on stale listings, however, is the amplified power to negotiate. From a greater chance of edging down the price to the opportunity to force contingencies related to upgrading the condition of the property, in the case of stale listing, the ball is nearly always in the buyer’s court.

Questions to consider when looking at stale listings in the current market

While stale listings can be great deals, it is still important to ask several key questions. First, how long has the listing been on the market? A listing on the market for 120 days (just over the current average) is not the same as one that has been listed for 400 days. Second, if the property is lingering due to its condition, ask yourself if you’re prepared to buy a fixer-upper, and if so, can you afford to buy now and move in post-renovation? Finally, if the property is ineligible for financing, you’ll need to ensure you can afford a cash-only deal and, most importantly, that you’re willing to risk buying in a building that is currently not approved for lending.

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Price improved listings with upcoming open houses

40 East 84th Street, #7CD
$4,750,000 (-8.7%)

Carnegie Hill | Cooperative | 5 Bedrooms, 5.5 Baths | 3,600 ft²

40 East 84th Street, #7CD (City Sphere)

From the Listing: Residence 7CD at 40 East 84th Street offers a rare opportunity to own an expansive and elegant five-bedroom, five-and-a-half-bath home spanning approximately 3700 square feet in the heart of Carnegie Hill. A gracious central gallery sets the tone, leading to a grand living room with a working wood-burning fireplace and an adjoining library or den - the perfect setting for refined entertaining or cozy evenings at home. See floor plan and full details here.

225 East 79th Street, #PHA
$2,895,000 (-13.6%)

Yorkville | Cooperative | 3 Bedrooms, 3 Baths

225 East 79th Street, #PHA (Douglas Elliman Real Estate)

From the Listing: The ultimate in privacy and luxury awaits you as you enter this expansive terraced three-bedroom, three-bathroom sun-drenched penthouse duplex. The architecturally significant home is wrapped in not one, but two incredible terraces and the stunning City views surround the home no matter the time of day or season of the year. See floor plan and full details here.

Hayden House, #6A
$1,850,000 (-7.3%)

Central Park West | Cooperative | 2 Bedrooms, 2 Baths

Hayden House, #6A (Brown Harris Stevens Residential Sales LLC)

From the Listing: CENTRAL PARK AND HAYDEN PLANETARIUM VIEWS! Enjoy front row seats to the Macy's Thanksgiving Day parade from this very special 2 bedroom, 2 bathroom residence at the Hayden House. This charming pre-war co-op features soaring ceilings, herringbone floors and a stunning marble fireplace. The south facing living room and primary bedroom are flooded with sunlight and offer picture perfect views of Central Park and the Planetarium. See floor plan and full details here.

9 Prospect Park West, #1A
$1,695,000 (-24.7%)

Park Slope | Cooperative | 2 Bedrooms, 2 Baths | 1,133 ft²

9 Prospect Park West, #1A (Keller Williams Realty Empire)

From the Listing: Built in 1929 and designed in the Venetian architectural style by Russell Boak and Hyman Paris, 9 Prospect Park West is one of Park Slope’s most distinguished pre-war buildings. Located at the prominent corner of Prospect Park West and President Street directly across from Prospect Park, this elegant 17-story building sits on a 100' x 100' corner lot and is known for its classic pre-war construction. See floor plan and full details here.

Carlton Regency South, #16B
$1,175,000 (-6%)

Murray Hill | Cooperative | 3 Bedrooms, 2 Baths

Carlton Regency South, #16B (Douglas Elliman Real Estate)

From the Listing: All showings and open houses are by appointment. Please contact to schedule. Sun-drenched and move-in ready, this spacious three-bedroom, two-bathroom residence features open views, excellent light throughout the day, and the convenience of a full-time, 24-hour doorman. The apartment is in excellent condition, offering a flexible layout that easily accommodates both comfortable daily living and stylish entertaining. The generously sized living and dining areas are framed by oversized windows that flood the home with natural light See floor plan and full details here.

Cannon Point North, #11M
$1,495,000 (-3.5%)

Beekman/Sutton Place | Cooperative | 2 Bedrooms, 2 Baths

Cannon Point North, #11M (Compass)

From the Listing: Boasting sweeping, direct views of the East River, this highly sought-after M-line layout offers exceptional proportions. The home features a proper entry foyer, an oversized living room bathed in eastern light, and a dedicated formal dining area. Both bedrooms are generous in size, including a king-sized primary suite with an en-suite bath.With its gracious footprint, 11M is the perfect canvas to design your dream home. See floor plan and full details here.

181 East 73rd Street, #12A
$1,350,000 (-3.2%)

Lenox Hill | Cooperative | 2 Bedrooms, 2 Baths | 1,250 ft²

181 East 73rd Street, #12A (Corcoran Group)

From the Listing: An exciting building update: The co-op is currently considering allowing washer/dryers to be installed in individual apartments. The board is reviewing the details and determining which units will be able to accommodate them, with more information expected soon. Bright Airy Living with Open City Views (please note some photos are virtually staged) See floor plan and full details here.

Park South Tower, #19D
$999,000 (-8.8%)

Flatiron/Union Square | Cooperative | 1 Bedroom, 2 Baths

Park South Tower, #19D (Brown Harris Stevens Residential Sales LLC)

From the Listing: The Sellers are offering $430 per month maintenance rebate at closing applied to first 2 years maintenance for a total rebate at closing equaling $10,320. Displayed maintenance reflects net maintenance. Gross maintenance is $3,429 per month .Rare High Floor Pre-War One Bedroom / Two Bathroom with Fireplace Boasting Terrace and Striking Views in NoMadThis rarely available NoMad loft home suits the discerning eye meeting all of your lifestyle needs. See floor plan and full details here.

201 East 79th Street, #18A
$995,000 (-9.5%)

Yorkville | Cooperative | 2 Bedrooms, 1 Bath | 965 ft²

201 East 79th Street, #18A (Corcoran Group)

From the Listing: Welcome home to this beautifully appointed high-floor residence, where rich hardwood floors, high ceilings, and abundant natural light create an inviting and airy atmosphere. With desirable south and east exposures, the home is filled with sunshine throughout the day. The thoughtfully designed layout offers exceptional flexibility, featuring a separate dining room that has been seamlessly converted into the perfect second bedroom or private home office. See floor plan and full details here.

Columbus Park Tower, #4-B
$840,000 (-5.1%)

Broadway Corridor | Cooperative | 2 Bedrooms, 1 Bath

Columbus Park Tower, #4-B (R New York)

From the Listing: A rare opportunity to own on the Upper West Side in one of the neighborhood's most sought-after addresses — Columbus Park Towers.Unit 4B is a spacious two-bedroom, one-bathroom co-op with a private balcony and open eastern and northern exposures, offering natural light and open sky views. The unit is priced to reflect its condition and is ready for a full gut renovation — a true blank canvas for the buyer who wants to create exactly the home they've always envisioned. The maintenance is exceptionally low, making this an outstanding value play in one of Manhattan's most desirable zip codes. See floor plan and full details here.

The Cloister, #109
$799,000 (-6%)

Turtle Bay/United Nations | Cooperative | 2 Bedrooms, 2 Baths

The Cloister, #109 (CORE Group Marketing LLC)

From the Listing: Welcome home to this beautiful, south-facing, split-two-bedroom, and two-bath home at the Cloisters. The unit has been meticulously renovated, creating a tranquil escape from city life. An extra-large living room offers more than enough space for dining and separate seating areas.The windowed kitchen has been completely reconfigured and features a huge island, gas range, and stainless steel dishwasher. Both king-size bedrooms face south and feature en-suite baths. This home also features beautiful hardwood floors and an abundance of storage. See floor plan and full details here.

122 West 80th Street, #3F
$729,000 (-1.5%)

Broadway Corridor | Cooperative | 1 Bedroom, 1 Bath

122 West 80th Street, #3F (Compass)

From the Listing: **Charming 1-Bedroom Co-op on the Upper West Side** Discover this stunning 1-bedroom, 1-bathroom gem in the heart of Manhattan’s Upper West Side, located on a serene tree-lined block at 80th Street, between Columbus Avenue and Amsterdam. Nestled in an intimate 10-unit co-op, this street-facing unit exudes warmth and character, perfect for those seeking a cozy yet sophisticated urban retreat. This beautifully reimagined space features exposed brick walls, a fireplace, and oversized bay windows that flood the apartment with natural light all day long. Newly renovated bathroom and kitchen from The thoughtfully designed layout maximizes every inch, offering exceptional storage and closet space that blends functionality with style.The inviting, cozy vibe makes this home perfect for relaxing or entertaining. See floor plan and full details here.

599 West End Avenue, #7BC
$699,000 (-6.7%)

Riverside Dr./West End Ave. | Cooperative | 2 Bedrooms, 1.5 Baths

599 West End Avenue, #7BC (Compass)

From the Listing: It’s all about the layout. Size matters, but so do livability, shape, soulfulness, light, air, location, and value. Here, at the corner of wonderful West End Avenue and West 89th, convenience and loveliness loom large in this boutique address with just two residences per floor. This seventh floor home — however — is a sweet standout. See floor plan and full details here.

The Wellesley, #8F
$690,000 (-4.8%)

Riverside Dr./West End Ave. | Cooperative | 1 Bedroom, 1 Bath

The Wellesley, #8F (Compass)

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425 West End Avenue, #3C
$685,000 (-5.5%)

Riverside Dr./West End Ave. | Cooperative | 1 Bedroom, 1.5 Baths

425 West End Avenue, #3C (Compass)

From the Listing: A true rarity! A Junior Four in a pre-war building. This grand residence offers the timeless luxury of a wood burning fireplace, soaring ceilings, and classic architectural details throughout.Perfectly positioned just moments from Riverside Park, the home captures the elegance and quiet sophistication synonymous with the finest Upper West Side living. See floor plan and full details here.

The Hamilton, #2L
$650,000 (-10.3%)

Turtle Bay/United Nations | Cooperative | 1 Bedroom, 1 Bath | 800 ft²

The Hamilton, #2L (CHERYL RODRIGUES REAL ESTATE LLC)

From the Listing: 305 East 40th Street, Apt. 2L - The Hamilton This oversized south-facing one-bedroom residence at The Hamilton offers exceptional space, natural light, and a thoughtfully designed layout in the heart of Murray Hill. This bright and inviting apartment features generous storage, excellent proportions, and charming views overlooking a quiet tree-lined street. The spacious living area easily accommodates both dining and work-from-home setups, while oversized closets throughout provide exceptional storage. See floor plan and full details here.

233 East 69th Street, #17G
$675,000 (-6.9%)

Lenox Hill | Cooperative | 1 Bedroom, 1 Bath

233 East 69th Street, #17G (Time Equities Brokerage LLC)

From the Listing: NEWLY RENOVATED AND BACK ON THE MARKET!Welcome to this thoughtfully upgraded one-bedroom, one-bathroom apartment on the Upper East Side, where classic charm meets modern updates. This generously sized home features recently updated open-concept living space that is filled with western facing natural light and complemented by refinished hardwood floors and tasteful renovations throughout, creating an inviting and sophisticated atmosphere. See floor plan and full details here.

345 West 55th Street, #7C
$625,000 (-5.2%)

Midtown West | Cooperative | 1 Bedroom, 1 Bath

345 West 55th Street, #7C (Nest Seekers LLC)

From the Listing: Welcome home to this beautifully renovated , pin-drop quiet, lovingly cared for, pet friendly one bedroom, one bathroom cooperative apartment in the Theater district, just a few blocks form Central Park, Alvin Ailey theater and Lincoln Center. Whether it's culture nature or any gastronomic delight you may desire, it is all at your fingertips. Situated on one of the most picturesque and coveted blocks in Midtown west this apartment offers a quiet and elegant living with absolutely the world around you.Enter through a proper foyer with a large coat closet with 2 shelves, leading you to a well proportioned living room and dining area with Eastern exposures with a bit of the Hearst Tower from the side. See floor plan and full details here.

Murray Hill Plaza, #11L
$615,000 (-7.9%)

Murray Hill | Cooperative | 1 Bedroom, 1 Bath

Murray Hill Plaza, #11L (R New York)

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Sutton Gardens, #8U
$539,000 (-6.3%)

Beekman/Sutton Place | Cooperative | Studio, 1 Bath

Sutton Gardens, #8U (PALISSIMO Real Estate)

From the Listing: Some apartments are designed to be lived in. This one is designed to be savored. The SHOWSTOPPING KITCHEN at the heart of this COMPLETELY RENOVATED JUNIOR ONE BEDROOM is less appliance list and more curatorial decision. Gucci-inspired OXBLOOD LACQUER CABINETRY with brass inlay - the kind of detail a designer agonizes over and a guest never forgets.CARRERA MARBLE countertops and backsplash that run the full length, cool, luminous, and precise. See floor plan and full details here.

406 West 46th Street, #2C
$495,000 (-7.5%)

Midtown West | Cooperative | 1 Bedroom, 1 Bath

406 West 46th Street, #2C (Compass)

From the Listing: Welcome home to your perfectly polished hideaway in the heart of Hell’s Kitchen—where vibrant city energy meets serene, sun-splashed living. This beautifully renovated co-op is a turnkey gem, with soaring 10-foot ceilings, wide-plank hardwood floors, and coveted South-facing windows that flood the space with natural light all day long. See floor plan and full details here.

130 East 17th Street, #1A
$479,000 (-8.8%)

Gramercy Park | Cooperative | 1 Bedroom, 1 Bath

130 East 17th Street, #1A (Keller Williams NYC)

From the Listing: Nestled on a charming tree-lined block in the heart of Gramercy, this oversized junior one-bedroom offers warmth, character, and functionality within an intimate pre-war cooperative. The flexible layout features a French sliding door partition creating a separate sleeping area while maintaining an open living space. Additional highlights include a decorative fireplace, built-in wardrobe, ample closet space, and a new Friedrich wall-through AC unit. 130 East 17th Street is a quaint, well-maintained pet-friendly cooperative with laundry, storage, and bike room in the basement. Pied-à-terre, co-purchasing, gifting, and guarantors are permitted with board approval. See floor plan and full details here.

In this article:

What is a stale listing?

205 West 19th Street, #11
$9,500,000 (-5%)

Why some properties take longer to sell than others

The impact of market conditions

Why a stale listing may be your best bet

Questions to consider when looking at stale listings in the current market

Select which properties are of interest to you:

Price improved listings with upcoming open houses

40 East 84th Street, #7CD
$4,750,000 (-8.7%)

225 East 79th Street, #PHA
$2,895,000 (-13.6%)

Hayden House, #6A
$1,850,000 (-7.3%)

9 Prospect Park West, #1A
$1,695,000 (-24.7%)

Carlton Regency South, #16B
$1,175,000 (-6%)

Cannon Point North, #11M
$1,495,000 (-3.5%)

181 East 73rd Street, #12A
$1,350,000 (-3.2%)

Park South Tower, #19D
$999,000 (-8.8%)

201 East 79th Street, #18A
$995,000 (-9.5%)

Columbus Park Tower, #4-B
$840,000 (-5.1%)

The Cloister, #109
$799,000 (-6%)

122 West 80th Street, #3F
$729,000 (-1.5%)

599 West End Avenue, #7BC
$699,000 (-6.7%)

The Wellesley, #8F
$690,000 (-4.8%)

425 West End Avenue, #3C
$685,000 (-5.5%)

The Hamilton, #2L
$650,000 (-10.3%)

233 East 69th Street, #17G
$675,000 (-6.9%)

345 West 55th Street, #7C
$625,000 (-5.2%)

Murray Hill Plaza, #11L
$615,000 (-7.9%)

Sutton Gardens, #8U
$539,000 (-6.3%)

406 West 46th Street, #2C
$495,000 (-7.5%)

130 East 17th Street, #1A
$479,000 (-8.8%)

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In this article:

What is a stale listing?

Why some properties take longer to sell than others

The impact of market conditions

Why a stale listing may be your best bet

Questions to consider when looking at stale listings in the current market

Select which properties are of interest to you:

Price improved listings with upcoming open houses

Related Listings

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