Should you buy first or sell first? + Below-market NYC homes from $299K

The Legacy, #PH (Coldwell Banker Warburg) | https://www.cityrealty.com/nyc/carnegie-hill/the-legacy-157-east-84th-street/31882/PH/AHxldblIEL

Tuesday, Aug 18, 2026 By Cait Etherington

If you’re planning to trade one city home for another, you understandably may be wondering how to make the best decision in the current market. Should you wait to sell your current place until you're settled into a new one, or sell first and then buy something new?

High interest rates, high prices, and low inventory continue to pose unique challenges for consumers. Given all the variables defining the current market, what is the best way to protect your financial interest while also meeting your residential housing needs?

Buy Now, Sell Later

Depending on your circumstances, it is still a great time to buy. While prices in New York City haven’t yet experienced the declines impacting properties in some regions of the country, in most neighborhoods, they are no longer rapidly rising. More importantly, in the face of elevated mortgage rates, there are fewer consumers actively looking to buy, which means even with lower-than-average inventory, current buyers are less likely to face aggressive bidding wars of past years. For this reason, buying in the current market is likely going to be less stressful than it was a decade ago, but it all depends on what type of property you’re looking to buy and under what circumstances.

The buyers who likely have the most to gain in the current market are those shopping for luxury condos. According to City Realty’s “Blue Chip” Index, which tracks sales in the city’s top 100 condos, prices have dropped nearly 2% over the past three months and are down nearly 10% over the past six months. But even if this is a good time for some consumers to purchase a property, is it necessarily a good time for these consumers to sell?

https://www.cityrealty.com/nyc/building-indices/the-cityrealty-100/1

Like buying, deciding whether to sell at this time will likely depend on a number of factors. The most important factor is the type of property you're looking to offload. If you’re looking to sell a luxury townhouse or a modestly priced condo or co-op, inventory remains low and demand remains relatively high, so you’re likely to still see a strong return on your investment. If, on the other hand, you’re looking to sell a luxury condo, depending on demand in your building and when you originally purchased, it may be more strategic to hold the property or rent it out until the market shifts in your favor. However, given the lack of new condo supply coming to the Manhattan market, the shift is likely to be sooner than later.

Sell Now, Buy Later

While only a small percentage of homeowners can afford to buy now and sell later, anyone can consider selling now and buying later. This option is becoming increasingly popular, at the moment, but is it necessarily the best option?

On the selling side, unless you happen to be looking to sell a recently purchased luxury condo, you’re still likely to see a strong return on your investment. While you might not experience a multi-offer situation and your property may linger on the market somewhat longer than it would have a year ago, sellers don’t have much to worry about in the current market between persistent low inventory and high demand. The real dilemma facing most sellers at the moment is whether to sell and rent while the market cools off, or to sell and simultaneously buy a new home.

If your risk tolerance is high and you’re willing to gamble on the market being more in your favor over the next year, selling and temporarily renting could be advantageous. While a market collapse seems highly unlikely, especially in a place with low supply and where real estate prices tend to remain strong in nearly all economies, it is possible that prices will edge down at least slightly over the next few quarters. In addition, with fewer potential buyers on the market now, inventory is expected to build after Labor Day. Combined, this will likely open more opportunities for buyers later this year.

However, anyone who is thinking about selling and temporarily renting in hopes of reentering the market later will also face an additional challenge—finding a reasonably priced rental until in New York City. According to Corcoran, Manhattan market-rate rents hit an all-time high of $6,655/month in July. In addition, as more people hold off buying a first home and choose to sell now and buy later, the rental market is becoming increasingly crowded across the city, creating a surprising amount of competition for units in all price ranges and resulting in skyrocketing brokerage fees. But with mortgage rates still above 6 percent, even paying an exceptionally high brokerage fee on a rental may prove to be a better long-term financial decision.

Below-market opportunities

The Parc Vendome, #3J
$299,000

Midtown West | Condominium | Studio, 1 Bath | 582 ft²

The Parc Vendome, #3J (Douglas Elliman Real Estate)

From the Listing: RENT Stabilized Tenant in Place! This oversized alcove studio is almost 600 SF and features a generous layout and gets great light. It faces south and is extremely quiet. It is priced approximately 60% below market value for a smart and savvy buyer. The apartment is in need of some updating but has been meticulously maintained throughout the years. The pre-war quality of construction is evidenced the moment you enter the apartment. There is a lovely entry foyer with a very large double hung coat closet. See floor plan and full details here.

420 Beekman Hill, #4C
$420,000 (-10.3%)

Beekman/Sutton Place | Cooperative | 2 Bedrooms, 2 Baths | 1,350 ft²

420 Beekman Hill, #4C (Douglas Elliman Real Estate)

From the Listing: Any serious offer will be considered! Welcome to your future home. This spacious, south facing, two bedroom two bathroom home with lovely views overlooking landmarked townhouses and gardens in beautiful Beekman Place is a must see.It's exceptionally bright and quiet. The entry foyer features a large storage closet plus additional coat closet. Use your imagination to redesign the kitchen even possible to open it up. See floor plan and full details here.

One Central Park West, #314
$525,000 (-28.6%)

Central Park West | Condominium | 1 Bedroom, 1 Bath | 717 ft²

One Central Park West, #314 (Serhant)

From the Listing: OVER $200,000 PRICE REDUCTION - FULL RENOVATION ASSESSMENT DISCOUNTED BY THE SELLER. FIRM PRICE. Now offered at $525,000 , reduced from the original asking price of $735,000. The seller has discounted the purchase price to reflect the full cost of the upcoming renovation assessment.At this price, no further negotiation is anticipated. Owners may personally occupy the residence for up to 179 days per year. During the remaining eligible days, the residence participates in the hotel's rental program and is professionally rented and managed by the hotel, offering a streamlined opportunity to generate income when the owner is not in residence. See floor plan and full details here.

Magnolia Mansion Lofts, #5C
$750,000 (-3.7%)

East Harlem | Condominium | 3 Bedrooms, 2 Baths | 1,800 ft²

Magnolia Mansion Lofts, #5C (Coldwell Banker Warburg)

From the Listing: Priced to sell and major price reduction! Expansive 1800sf Duplex Loft in a Historic 1899 Schoolhouse Conversion! Discover a truly unique home in a beautifully converted 1899 schoolhouse. Offering approximately 1,800 square feet of living space, this oversized duplex loft is currently configured and used as a 4-bedroom residence, with the potential for a 5-bedroom layout. Designed for comfortable family living, the apartment features an exceptional floor plan with bathrooms on both levels. The main floor includes a spacious open kitchen, a dramatic double-height living room with soaring 14-foot ceilings, a large foyer/reception area, and a flexible bonus room that can serve as a den, home office, or fourth bedroom, along with a full bath. Upstairs, you'll find three bedrooms, another full bath, and an in-unit washer/dryer. See floor plan and full details here.

Cipriani Club Residences, #600
$750,000

Financial District | Condominium | 1 Bedroom, 1 Bath | 1,279 ft²

Cipriani Club Residences, #600 (R New York)

From the Listing: Welcome home to this glamorous corner One Bedroom apartment at the Cipriani Club Residences, a Classical Beaux-Arts masterpiece with a rich history on the world-famous Wall Street. The sun-drenched residence has an open concept living/dining room and kitchen. The living and dining area feature oversized windows showcasing historical Roman columns. The open chef's kitchen is complete with top-of-the-line appliances and perfect to entertain your guests. See floor plan and full details here.

106 Graham Avenue, #1B
$875,000

Williamsburg | Condominium | 2 Bedrooms, 1.5 Baths | 1,241 ft²

106 Graham Avenue, #1B (Compass)

From the Listing: Welcome to Residence 1B at 106 Graham, a boutique new development condominium in Williamsburg, offering modern design, private outdoor space, and a thoughtfully designed duplex layout. This 1,241 square foot two-bedroom, one-and-a-half-bath home is arranged across two levels, creating a natural separation between living and sleeping areas. See floor plan and full details here.

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Towers on the Park II, #2N
$899,000

Central Park West | Condominium | 2 Bedrooms, 1.5 Baths | 839 ft²

Towers on the Park II, #2N (ICONIC PROS)

From the Listing: RENOVATED & MOVE-IN READY! Welcome to Residence 2N, a beautifully renovated two-bedroom, one-and-a-half-bath home located in one of Manhattan's most desirable neighborhoods. Thoughtfully updated with timeless finishes and quality craftsmanship, this residence offers the perfect balance of modern style, functionality, and everyday comfort.LIVING ROOM See floor plan and full details here.

327 West 11th Street, #5R
$999,000 (-7.5%)

West Village | Cooperative | 2 Bedrooms, 1 Bath

327 West 11th Street, #5R (Compass)

From the Listing: Located on a quiet, tree-lined street in the far West Village, this beautifully appointed two-bedroom residence offers a rare opportunity to own a piece of classic New York in Manhattan’s most sought-after neighborhood.

This home is rich in pre-war detail, featuring exposed brick, soaring ceilings, tall windows, and beautifully preserved hardwood floors. Bathed in natural light with city and garden views, the apartment offers a warm and inviting atmosphere that perfectly balances charm and functionality. See floor plan and full details here.

The River Ridge, #1F
$1,250,000 (-9.7%)

Lower East Side | Condominium | 2 Bedrooms, 1.5 Baths | 1,973 ft²

The River Ridge, #1F (Compass)

From the Listing: INCREDIBLE SPACE AND VALUE This oversized duplex two bedroom** CONDOMINIUM offers an enormous 1,973 square feet of total living space at just over $700 per square foot! The home was recently repainted and flooring freshly finished. Upstairs features kitchen, dining, living room, bedroom and full bathroom with 10'6" ceilings.Downstairs is a massive recreational space suited for a second bedroom or artist's studio, music room, home office, gym, or media room and features a half bath. Few homes in Manhattan offer this kind of square footage at this price point. See floor plan and full details here.

199 Prince Street, #22
$1,275,000

SoHo | Condominium | 2 Bedrooms, 1 Bath

199 Prince Street, #22 (Douglas Elliman Real Estate)

From the Listing: Location, Location, Location (Prime SoHo) - Renovated CONDO 2BR With Low Monthlies. Pls email Joe M. (as opposed to text) for further details on this home. Tastefully renovated move-in ready CONDO apt. on an A+ postcard-worthy SoHo block (Prince @ Sullivan) with low monthlies, beautifully preserved pre-war detailing, perfect natural light and skyline views, high ceilings, and a level of peace and quiet rare to find in central Downtown NYC. See floor plan and full details here.

27 East 65th Street, #9DE
$1,295,000 (-28.1%)

Park/Fifth Ave. to 79th St. | Cooperative | 3 Bedrooms, 3.5 Baths

27 East 65th Street, #9DE (Brown Harris Stevens Residential Sales LLC)

From the Listing: A grand and sundrenched corner 6-room home on a high floor in a full-service luxury cooperative just one block from Central Park. Residence 9DE at 27 East 65th Street is a beautifully proportioned 3-bedroom, 3.5-bathroom residence overlooking Madison Avenue and 65th Street, with a thoughtful layout and all exterior-facing rooms, filling the home with warm southern and western light throughout the day. See floor plan and full details here.

27 East 65th Street, #5BC
$1,395,000

Park/Fifth Ave. to 79th St. | Cooperative | 3 Bedrooms, 3 Baths | 2,100 ft²

27 East 65th Street, #5BC (Douglas Elliman Real Estate)

From the Listing: TBD See floor plan and full details here.

219 Withers Street, #1B
$1,399,000

Williamsburg | Condominium | 3 Bedrooms, 2 Baths | 1,623 ft²

219 Withers Street, #1B (Corcoran Group)

From the Listing: Welcome to 219 Withers Street, Residence 1B: a beautifully renovated, flexible duplex residence located in an intimate boutique condominium on one of Williamsburg's most charming tree-lined blocks. Offering approximately 1,623 square feet of interior living space, this expansive home combines modern comfort, thoughtful design, and exceptional versatility. See floor plan and full details here.

South Star, #9C
$1,399,000 (-5.2%)

Financial District | Condominium | 3 Bedrooms, 2 Baths | 1,412 ft²

South Star, #9C (Serhant)

From the Listing: This expansive three-bedroom, two-bathroom corner residence is located in the heart of the Financial District and offers an exceptional combination of space, light, and thoughtful design. Spanning approximately 1,412 square feet, the home features one of the building's most desirable split-bedroom layouts, ideal for privacy and flexible living. The main living and dining area is generous and well proportioned, highlighted by high ceilings, crown moldings, and oversized double paned windows with southern and eastern exposures.Natural light fills the space throughout the day, while city views provide energy without compromising tranquility. A washer and dryer are conveniently located near the entry. See floor plan and full details here.

The Netherlands, #5A
$1,400,000

Riverside Dr./West End Ave. | Condominium | 3 Bedrooms, 1 Bath | 1,571 ft²

The Netherlands, #5A (Brown Harris Stevens Brooklyn LLC)

From the Listing: Welcome to Unit 5A at The Netherlands, a magnificent pre-war condominium situated on one of the Upper West Side's most coveted, tree-lined blocks. Offered in estate condition, this spacious residence requires a full renovation, presenting a blank canvas that allows you to design every single detail from scratch. Whether you are looking to restore its classic pre-war charm-highlighted by soaring ceilings, classic moldings, and large windows that invite excellent natural light-or design a sleek, modern oasis, this is a rare opportunity to build the exact home you've envisioned. See floor plan and full details here.

28 West 96th Street, #9
$1,450,000

Central Park West | Condominium | 3 Bedrooms, 2.5 Baths | 1,200 ft²

28 West 96th Street, #9 (Serhant)

From the Listing: A rare triplex moments from Central Park, with two private outdoor spaces of its own. Tucked inside a classic Upper West Side brownstone, this 3-bedroom, 2.5-bath triplex spans 1,200 square feet across three beautifully laid-out levels. Yes, it's a walk-up, but leads to a home worth the climb, with a layout, light, and outdoor space that are hard to find anywhere in the city, at any price point. See floor plan and full details here.

The Sweet William, #2C
$1,450,000 (-3%)

Riverside Dr./West End Ave. | Condominium | 3 Bedrooms, 1.5 Baths | 1,542 ft²

The Sweet William, #2C (Corcoran Group)

From the Listing: CLASSIC 7 PREWAR CONDOMINIUM - RENOVATION OPPORTUNITY ON THE UPPER WEST SIDE Bring your architect and imagination to this spacious Classic 7 condominium, offering the rare opportunity to create a bespoke home in one of the Upper West Side's most desirable locations. A gracious gallery entrance leads to expansive east-facing living and dining rooms overlooking Broadway with beautiful morning light. Original prewar details, generous proportions, and high ceilings provide an exceptional foundation for a stunning renovation. See floor plan and full details here.

50 Pine Street, #12PHN
$1,495,000 (-21.1%)

Financial District | Condominium | 3 Bedrooms, 3 Baths | 2,202 ft²

50 Pine Street, #12PHN (Corcoran Group)

From the Listing: Incredible Price Drop! Penthouse Duplex Loft with Private Rooftop in the Financial District! Rare opportunity to own a sprawling 2,200 sq ft 3BR/3BA duplex loft penthouse with a 500 sq ft private rooftop terrace in the heart of the Financial District. This sun-filled home features 15 oversized windows, soaring 11-ft beamed ceilings, and a true loft-style layout ideal for entertaining and everyday living.Highlights include excellent closet space, in-unit washer/dryer, and a private storage cage. See floor plan and full details here.

Kips Bay Towers, #2LK
$1,500,000 (-11.5%)

Gramercy Park | Condominium | 3 Bedrooms, 2 Baths

Kips Bay Towers, #2LK (Brown Harris Stevens Residential Sales LLC)

From the Listing: This is a truly unique opportunity-combination units like this don't come available often at Kips Bay Towers. Now, you can design and transform this expansive blank canvas into the home you've always envisioned! Currently being legally combined, this spacious 1,625 SF apartment will be delivered as a fully legal combination at closing. The layout offers endless potential, whether you're looking to create a luxurious 3-bedroom sanctuary or even a 4-bedroom home.With 14 large windows and both north and west exposures, this home is flooded with natural light all day long. Enjoy open views of the iconic Chrysler Building and the vibrant city skyline. While the apartment is in need of renovation, the possibilities are endless. See floor plan and full details here.

144 West 27th Street, #10F
$1,795,000 (-28.2%)

Chelsea | Condominium | 2 Bedrooms, 2 Baths | 1,822 ft²

144 West 27th Street, #10F (Brown Harris Stevens Brooklyn LLC)

From the Listing: At $985/square foot this apartment is priced to sell! The perfect sized space in a terrific neighborhood, this is an opportunity for you to design the home you really want. Currently set up as a 3BR with 2BA.There's an open kitchen plan, an enormous great room. Bright, even light from windows lined along the entire North wall and a bonus East facing side window with a pretty view. Small shared balcony, unique ony to 10th floor! See floor plan and full details here.

7 West 96th Street, #11A/11E
$3,200,000

Central Park West | Cooperative | 5 Bedrooms, 3.5 Baths

7 West 96th Street, #11A/11E (Douglas Elliman Real Estate)

From the Listing: Residence 11A/11E at 7 West 96th Street is a rare and thoughtfully combined home, offering expansive proportions, abundant light, and exceptional flexibility. Formed by the seamless integration of a six-room and a three-room apartment, this residence provides a layout that adapts beautifully to a variety of living needs. A gracious entry foyer leads into an impressive, loft-like expanse of living and dining space, stretching over 30 feet with sunny southern exposures that flood the home with natural light throughout the day. See floor plan and full details here.

291 Seventh Avenue, #4
$3,375,000

Chelsea | Condominium | 3 Bedrooms, 2 Baths | 3,396 ft²

291 Seventh Avenue, #4 (Brown Harris Stevens Residential Sales LLC)

From the Listing: Most lofts give you openness. This one makes that openness easy to live in. A private elevator enters directly into this full-floor Chelsea residence, where generous scale, western light, and thoughtful separation create a home that feels expansive without becoming undefined. The great room sets the tone immediately: open, bright, and beautifully proportioned. It has the volume and ease people look for in a downtown loft, but without the common trade-off of one vast room trying to serve every purpose at once. On the western side of the home, a flexible secondary area creates space for dining, lounging, working, or creative use. See floor plan and full details here.

Hotel des Artistes, #303/304/305/306
$3,925,000

Central Park West | Cooperative | 5 Bedrooms, 3 Baths

Hotel des Artistes, #303/304/305/306 (Compass)

From the Listing: An extraordinary opportunity to combine the long-time studio and residence of a well-known artist. The combined units offer spacious living and dining spaces with soaring 18'9'' ceilings and oversized windows, providing northern light and views of the gardens of the West 68th Street townhouses. The two units surround a private outdoor terrace. See floor plan and full details here.

135W52, #PH5S
$6,995,000 (-2.8%)

Midtown West | Condominium | 5 Bedrooms, 4.5 Baths | 4,373 ft²

135W52, #PH5S (Douglas Elliman Real Estate)

From the Listing: This extraordinary duplex penthouse soaring high above Midtown will take your breath away with its jaw-dropping city views, meticulously-designed interiors, and generous private outdoor space. Sophisticated living is exemplified in a showplace home boasting sprawling 4,373 sq ft interiors over 2 stories, with 5 bedrooms, 4 and a half baths, and a fabulous layout for entertaining. The modern work-of-art is fit for the most discerning, set on the 41st floor of a coveted full-service, amenity-rich condominium in an incomparable central Manhattan locale. See floor plan and full details here.

The Legacy, #PH
$11,995,000

Carnegie Hill | Condominium | 5 Bedrooms, 6+ Baths | 6,700 ft²

The Legacy, #PH (Coldwell Banker Warburg)

From the Listing: PRICE DROP This INCREDIBLE TRIPLEX PENTHOUSE located on the Upper East Side in a private full-service CONDO building is something to be seen. Occupying the 5th, 6th and 7th floor - there is over 6000 interior square feet and over 3000 exterior square feet. Get ready to be wowed by this loft like apartment with THREE large private outdoor spaces. See floor plan and full details here.

Tags:

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Contributing Writer Cait Etherington Cait Etherington has over twenty years of experience working as a journalist and communications consultant. Her articles and reviews have been published in newspapers and magazines across the United States and internationally. An experienced financial writer, Cait is committed to exposing the human side of stories about contemporary business, banking and workplace relations. She also enjoys writing about trends, lifestyles and real estate in New York City where she lives with her family in a cozy apartment on the twentieth floor of a Manhattan high rise.

Read Full Bio | Contact Cait Etherington

In this article:

Buy Now, Sell Later

Sell Now, Buy Later

Below-market opportunities

The Parc Vendome, #3J
$299,000

420 Beekman Hill, #4C
$420,000 (-10.3%)

One Central Park West, #314
$525,000 (-28.6%)

Magnolia Mansion Lofts, #5C
$750,000 (-3.7%)

Cipriani Club Residences, #600
$750,000

106 Graham Avenue, #1B
$875,000

Select which properties are of interest to you:

Towers on the Park II, #2N
$899,000

327 West 11th Street, #5R
$999,000 (-7.5%)

The River Ridge, #1F
$1,250,000 (-9.7%)

199 Prince Street, #22
$1,275,000

27 East 65th Street, #9DE
$1,295,000 (-28.1%)

27 East 65th Street, #5BC
$1,395,000

219 Withers Street, #1B
$1,399,000

South Star, #9C
$1,399,000 (-5.2%)

The Netherlands, #5A
$1,400,000

28 West 96th Street, #9
$1,450,000

The Sweet William, #2C
$1,450,000 (-3%)

50 Pine Street, #12PHN
$1,495,000 (-21.1%)

Kips Bay Towers, #2LK
$1,500,000 (-11.5%)

144 West 27th Street, #10F
$1,795,000 (-28.2%)

7 West 96th Street, #11A/11E
$3,200,000

291 Seventh Avenue, #4
$3,375,000

Hotel des Artistes, #303/304/305/306
$3,925,000

135W52, #PH5S
$6,995,000 (-2.8%)

The Legacy, #PH
$11,995,000

Price Cuts: Dakota spread once asking $39M drops to $12.5M; Hudson Yards penthouse gets $12M trim

What is a classic six apartment? Why NYC buyers still covet this prewar layout

Manhattan and Brooklyn home prices by neighborhood + What the median buys in 12 popular areas

Price Cuts: Sting’s former 15 CPW duplex gets $5M chop; Gold Coast penthouses see deep discounts

No Board Approval Required: Sponsor co-ops from $500K as The Veridian launches sales in Bay Ridge

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

As NYC students head back to school, see the city's most impressive school-to-residential conversions

A Fresh Start: NYC’s best apartment-cleaning services + Estate-condition listings from $340K

Should you buy first or sell first? + Below-market NYC homes from $299K

In this article:

Buy Now, Sell Later

Sell Now, Buy Later

Below-market opportunities

Select which properties are of interest to you:

Related Listings

Tags:

Related Articles

Price Cuts: Dakota spread once asking $39M drops to $12.5M; Hudson Yards penthouse gets $12M trim

What is a classic six apartment? Why NYC buyers still covet this prewar layout

Manhattan and Brooklyn home prices by neighborhood + What the median buys in 12 popular areas

Price Cuts: Sting’s former 15 CPW duplex gets $5M chop; Gold Coast penthouses see deep discounts

No Board Approval Required: Sponsor co-ops from $500K as The Veridian launches sales in Bay Ridge

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

As NYC students head back to school, see the city&#039;s most impressive school-to-residential conversions

A Fresh Start: NYC’s best apartment-cleaning services + Estate-condition listings from $340K

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As NYC students head back to school, see the city's most impressive school-to-residential conversions