Market Overview I Upper East Side I February 2026
Every month, we dive into the $1M+ market to uncover trends, then take a closer look at new developments, the $4M+ luxury segment, and the key factors shaping our city’s real estate landscape.
The real estate market in Upper East Side areas like Lenox Hill and Yorkville is showing diverse trends across different segments, making February a dynamic month.
Overall, the market is seeing notable growth. Contracts signed increased by 19 percent, reaching 131 signed contracts. The average price for these contracts jumped to $5.92 million, a substantial increase of 42 percent. Dollar volume also rose sharply by 67 percent to $775M, reflecting strong market activity. Of these contracts, 22 came from just two buildings, as we will highlight below. There were 173 new listings, with the highest being $89M for the penthouse at 1122 Madison Avenue, which is now also in contract. Total sales reached 115 in February, a slight increase from the prior year.
New developments had a mixed performance. While the number of contracts remained steady, the average price soared by an impressive 84 percent to $12.59 million. Out of the 25 contracts, 11 came from 1122 Madison Avenue and another 11 from The Strathmore. With 32 new listings and 12 sales, the new development market on the Upper East Side remains one to watch.
Properties above the $4M threshold also showed strong activity. Contracts signed increased by 13 percent, while dollar volume jumped 86 percent. Average prices climbed to $16.09 million, a 66 percent rise, driven largely by high demand for luxury properties, including key new developments at 1122 Madison Avenue. In February, the $4M+ market saw 36 contracts, 57 new listings, and 37 sales. The highest sale was a 6-bedroom, 14-bath townhouse in Lenox Hill, which closed at $55M.
The resale condo market held steady, with contract numbers remaining stable. Average prices rose 29 percent, suggesting increased demand, though recorded sales dipped, possibly reflecting inventory limitations.
Resale co-ops experienced healthy growth, with contracts up 33 percent and average prices also rising. Dollar volume increased 23 percent, showing strong buyer interest.
The single-family market posted exceptional results. Of the four single-family contracts, prices ranged from $3.995M to $57.5M. Dollar volume mirrored this surge, driven by limited availability and strong demand. With five new listings and 9 sales, the Upper East Side is seeing impressive activity in this segment.
All in all, February in the Upper East Side shows a market with strong activity and clear opportunities across segments. New developments and the $4M+ market are driving impressive growth, while resale condos and co-ops remain steady with healthy pricing trends. Single-family homes are seeing limited inventory but exceptional demand, making this a dynamic and varied market for buyers and sellers alike.
Disclaimer: All information is deemed reliable but not guaranteed. Prices, sales, and listings are subject to change and should be independently verified. This report is for informational purposes only and does not constitute financial or investment advice. Source: MarketProof, $1M+ Sales, 2026.
