Staten Island, NY This Year Real Estate Market Guide: Prices, Neighborhoods and Timing

The median home sale price on Staten Island sits at approximately $715,000 as of September 2026. That figure represents a meaningful increase from roughly $670,000 at the same point in 2025, and it reflects a market that has continued to appreciate even as mortgage rates have kept some buyers on the sidelines. Staten Island remains one of the more affordable entry points into New York City homeownership, but prices have climbed steadily and buyers should plan accordingly.

Median Sale Price and Price Per Square Foot

Price per square foot on Staten Island currently averages around $370 to $410 depending on location, condition, and property type. Single-family detached homes, which make up the bulk of the housing stock here, tend to land at the higher end of that range in move-in-ready condition. Attached row homes, semi-detached colonials, and split-levels in older sections of the Island often come in closer to $340 to $360 per square foot. Condos and co-ops, particularly those near the St. George Ferry Terminal, trade on a separate pricing curve that factors in common charges and building amenities.

How Prices Have Moved Through 2026

The first quarter of 2026 came in strong. According to the Staten Island Real Estate Market Report for Q1 2026, median prices were already trending above 2025 levels as early as January, driven by limited inventory and continued demand from buyers priced out of Brooklyn and Manhattan. That momentum carried through the spring and into summer, with July 2026 showing continued price support even as the pace of transactions moderated slightly from the spring peak.

Heading into September 2026, the market has not reversed. Sellers are still achieving close to or above asking price on well-priced listings in desirable pockets. The moderation that did occur was more about pace than direction: homes are taking a week or two longer to go under contract compared to the spring frenzy, but prices have held.

2. Neighborhood Price Breakdown Across the Island

Staten Island is not a single market. Price ranges, housing stock, lot sizes, and commute dynamics vary significantly from the North Shore ferry corridor down through the Mid-Island to the South Shore waterfront communities. Understanding these differences helps buyers target the right area and helps sellers price accurately.

North Shore: St. George to Stapleton

The North Shore stretches from St. George through Tompkinsville, Stapleton, and into Clifton and Rosebank. This corridor has seen significant investment over the past several years, with the Empire Outlets retail complex, the New York Wheel site redevelopment discussions, and ongoing residential development near the St. George Ferry Terminal reshaping the physical landscape. Condos and mixed-use residential units in St. George currently range from roughly $350,000 for a one-bedroom to $600,000 and above for larger units with Manhattan views.

Single-family homes in Stapleton and Rosebank tend to be older Victorian and Colonial-era stock on smaller lots, often priced between $500,000 and $700,000 depending on updates. The ferry commute to Whitehall Street in Lower Manhattan takes roughly 25 minutes, making this corridor appealing to anyone who works in the Financial District or lower Midtown. For a deeper look at the St. George market specifically, see the St. George, Staten Island real estate market guide published here.

Mid-Island: New Springville to Heartland Village

The Mid-Island spans areas like New Springville, Bulls Head, Willowbrook, and Heartland Village, and it is where Staten Island's suburban character is most pronounced. Housing stock here is dominated by attached and semi-detached homes built largely in the 1970s through 1990s, with lot sizes typically running from 2,000 to 5,000 square feet. Prices in this zone currently range from about $550,000 to $750,000 for single-family homes, with newer or fully renovated properties pushing toward the top of that band.

The Staten Island Expressway and the Richmond Avenue corridor are the main arteries here. Commuters driving to the Goethals Bridge for New Jersey or to the Bayonne Bridge for connections north will find the Mid-Island reasonably accessible. The Staten Island Mall, located in New Springville, anchors retail and dining for much of this part of the Island.

South Shore: Annadale, Great Kills, Tottenville and Beyond

The South Shore is where Staten Island's largest lots and newest construction are concentrated. Communities like Annadale, Huguenot, Eltingville, Great Kills, and Tottenville offer detached single-family homes on lots ranging from 4,000 square feet up to a quarter-acre and beyond. Prices in this zone currently span roughly $650,000 to well over $1,000,000 for larger or waterfront properties.

Tottenville, at the southern tip of the Island, is about 17 miles from the St. George Ferry Terminal by car and roughly 50 minutes by the Staten Island Railway. Great Kills Harbor and Conference House Park are physical anchors of the South Shore's outdoor life, with the park offering over 260 acres of trails, shoreline, and the historic Conference House itself. Buyers interested in the Great Kills area can find detailed process and cost information in the Great Kills buyer's guide on this site.

3. Inventory, Competition and Market Conditions in September 2026

Inventory remains the defining constraint of the Staten Island market in 2026. The number of active listings across the Island is running well below historical norms, which is the primary reason prices have continued to rise despite elevated mortgage rates. Sellers who bought or refinanced at 3% rates between 2020 and 2022 have been reluctant to give up those loans, reducing the natural turnover that would otherwise replenish supply.

How Much Supply Is Actually Out There

As of September 2026, active listings on Staten Island are estimated at roughly 1.5 to 2 months of supply across most price bands. A balanced market is generally considered to have four to six months of supply, so the Island is still firmly in seller's market territory by that measure. The sub-$700,000 segment is especially tight, with well-maintained homes in areas like Eltingville, Annadale, and New Springville often receiving multiple offers within the first week of listing.

Days on Market and Offer Dynamics

The median days on market for Staten Island homes is currently sitting around 28 to 35 days, up modestly from the 18 to 22 days seen during the spring 2026 peak. That does not mean the market has cooled dramatically. It means buyers have slightly more time to conduct due diligence before committing, which is a healthier dynamic than the waived-inspection offers that characterized 2021 and 2022. Listings priced correctly still move quickly; overpriced listings now sit and require reductions.

New Construction and Its Effect on Resale Inventory

New construction is adding some inventory, particularly on the South Shore where developable land still exists. Builders are active in pockets of Charleston, Richmond Valley, and parts of Tottenville, with new single-family homes typically coming to market in the $850,000 to $1,200,000 range depending on size and finishes. For a full picture of what is being built right now, the new construction developments guide for Staten Island in 2026 covers active projects in detail.

4. What Buyers Need to Know Right Now

Buying in Staten Island in September 2026 requires preparation and realistic expectations. The combination of limited inventory and prices that have not pulled back means buyers need to be financially ready to move when the right home appears. That means pre-approval in hand, a clear sense of your price ceiling, and an understanding of what compromises you are and are not willing to make.

Mortgage Rates and Purchasing Power

Thirty-year fixed mortgage rates are currently in the 6.5% to 7.0% range as of September 2026, depending on credit profile, loan type, and lender. At a 6.75% rate, a buyer putting 20% down on a $715,000 home carries a principal and interest payment of approximately $3,710 per month before taxes and insurance. That is a significant monthly commitment, and it is one reason why buyers who can qualify for down payment assistance programs or FHA financing are exploring those options carefully. Staten Island buyers who are purchasing for the first time should review the first-time home buyer guide for Staten Island for a full breakdown of loan programs and eligibility.

What to Budget Beyond the Purchase Price

Closing costs on Staten Island typically add 2% to 4% of the purchase price on top of the down payment. On a $715,000 purchase, that means budgeting an additional $14,000 to $28,600 for items like mortgage origination fees, title insurance, New York State transfer taxes, mansion tax (which applies to purchases of $1,000,000 and above), attorney fees, and prepaid property taxes. Staten Island property taxes vary by neighborhood and assessed value, but annual tax bills on a median-priced home commonly run between $6,000 and $10,000. The full breakdown of these costs is covered in the hidden costs of buying a home on Staten Island article on this site.

How to Position an Offer in This Market

In a market with limited inventory and multiple-offer situations still occurring on well-priced homes, offer strategy matters. Buyers who lead with a strong pre-approval letter from a reputable lender, a reasonable earnest money deposit, and a clean contract structure tend to stand out. Escalation clauses can be useful when competing, but they need to be structured carefully so you do not overpay relative to what an appraisal will support. Working with an agent who knows Staten Island's hyperlocal pricing is essential here because the difference between Eltingville and Huguenot, or between a renovated and an unrenovated home on the same block, can be $80,000 or more.

5. What Sellers Need to Know About Timing and Pricing

Sellers in Staten Island hold real leverage in September 2026, but that leverage is not unlimited. The window between a well-priced listing that generates multiple offers and an overpriced one that sits and goes stale has narrowed. Buyers have access to more data than ever, and they notice when a listing drops its price after two weeks on the market. Getting the price right from day one is more important now than at any point in the past several years.

Is Now a Good Time to List

September and October historically represent a secondary selling season on Staten Island, with serious buyers who did not find a home in the spring re-entering the market. Inventory typically drops heading into November and December, which can work in a seller's favor if they list now and capture buyers before the holiday slowdown. The question of whether fall or spring is the better season for a specific home is nuanced, and the fall 2026 versus spring selling timing guide for Staten Island covers that comparison in detail.

How to Price Correctly the First Time

Pricing on Staten Island requires a granular comparative market analysis, not a borough-wide average. A three-bedroom colonial in Westerleigh and a three-bedroom colonial in Willowbrook are not the same product even if they share square footage. Lot size, garage configuration, basement finish, proximity to the expressway, and the age of mechanical systems all affect where a home lands relative to recent sales. An agent who has closed transactions in your specific neighborhood within the past six to twelve months will have the clearest read on what buyers are actually paying.

Preparing Your Home for the Current Buyer Pool

Today's buyers on Staten Island are making large financial commitments and they scrutinize condition carefully. Pre-listing repairs that address obvious deferred maintenance, a fresh coat of neutral paint, and professional photography are baseline expectations for any listing above $600,000. Homes with updated kitchens and bathrooms are still commanding premiums, but sellers do not need to undertake a full renovation to be competitive. Decluttering, deep cleaning, and ensuring the exterior presents well from the street are the highest-return preparation steps for most Staten Island sellers.

For a broader look at 2026 trends and predictions, the Staten Island real estate market 2026 overview from DeFalco Realty provides additional context on where the market has been and where analysts expect it to go.