Staten Island, NY Real Estate Market Guide: Prices, Neighborhoods and Timing for Buyers and Sellers

The median home sale price on Staten Island sits at approximately $685,000 as of September 2026. That figure reflects a market that has continued its upward trajectory through 2026, driven by constrained inventory and steady buyer demand from within the borough and from buyers priced out of Brooklyn and Manhattan. The borough has not seen a meaningful price correction; instead, appreciation has slowed slightly from the sharper gains recorded in 2024 and 2025, settling into a more measured pace.

Borough-Wide Median Prices

Single-family detached homes, the most common housing type on Staten Island, carry the highest median prices, typically ranging from $620,000 on the North Shore to well above $900,000 in waterfront pockets of the South Shore. Attached row homes and semi-detached houses, which make up a significant share of the stock in areas like Grasmere, Dongan Hills, and New Springville, generally trade between $480,000 and $620,000. Condominiums and co-ops represent a smaller slice of the market and tend to list between $280,000 and $450,000 depending on size, building age, and proximity to the Staten Island Railway or ferry.

For a deeper look at how these figures compare to prior years, the Staten Island Home Value Guide from DeFalco Realty provides a useful historical price breakdown that puts current figures in context.

How Prices Have Shifted in 2026

Year-over-year appreciation on Staten Island is running at roughly 4 to 6 percent through September 2026, depending on the neighborhood and property type. That is a moderation from the 8 to 10 percent annual gains seen in 2024, but it still outpaces inflation and reflects a market that is not pulling back. Sellers who purchased five or more years ago are sitting on substantial equity, particularly in the South Shore communities that saw the strongest run-up during the post-pandemic period.

What Different Price Points Get You

At $500,000 to $580,000, buyers are typically looking at older attached homes in mid-island neighborhoods, or smaller single-family homes on the North Shore that may need cosmetic updates. From $620,000 to $780,000, the inventory opens up considerably: well-maintained detached colonials, expanded ranches, and newer construction townhomes across areas like Annadale, Eltingville, and Woodrow. Above $850,000, buyers enter the territory of larger center-hall colonials, expanded waterfront-adjacent properties near Great Kills Harbor, and custom-built homes in Tottenville and Richmond Valley.

2. Neighborhood Breakdown: What Each Area of Staten Island Looks Like on the Market

Staten Island spans 58 square miles and roughly 60 distinct neighborhoods, each with its own housing stock, price range, and commute profile. Understanding those differences is essential before you make an offer or set a listing price. The borough divides naturally into three broad zones: the North Shore, the mid-island corridor, and the South Shore. For a side-by-side look at how the North Shore and South Shore compare on commute times, home prices, and neighborhood character, see the dedicated comparison guide on this site.

You can read the full breakdown in North Shore vs. South Shore of Staten Island: Commute, Neighborhood Feel, and Home Prices Compared, which covers the specifics in depth.

North Shore Neighborhoods

The North Shore stretches from St. George at the ferry terminal through Stapleton, Tompkinsville, Clifton, Rosebank, and into the Westerleigh and Sunnyside areas as you move inland. St. George itself has seen sustained interest tied to the St. George Theatre, the Empire Outlets retail complex, and direct ferry access to Lower Manhattan in roughly 25 minutes. Median sale prices in St. George and Stapleton currently range from $420,000 to $580,000, with a mix of Victorian-era single-families, multi-family homes, and newer condo conversions. The North Shore generally offers lower entry prices than the South Shore, with trade-offs in lot size and housing age that buyers should evaluate in person.

For a detailed look at the St. George submarket specifically, the St. George, Staten Island Real Estate Market Guide covers pricing, property types, and timing in that neighborhood.

Mid-Island Neighborhoods

The mid-island corridor includes New Springville, Heartland Village, Bulls Head, Willowbrook, and the areas surrounding the Staten Island Mall. This zone is dominated by post-war and 1970s-era single-family homes, garden apartments, and attached row houses. Prices here typically run from $480,000 to $660,000 for detached single-families, with attached homes and condos available at lower price points. The Staten Island Expressway (I-278) runs east-west through this zone, making car-based commutes to the Goethals Bridge and into New Jersey relatively straightforward, though rush-hour congestion on the expressway is a real factor buyers should test during their search.

South Shore Neighborhoods

The South Shore is where Staten Island's newer housing stock is concentrated, with large colonial and expanded ranch homes built primarily from the 1980s through the 2010s. Neighborhoods like Annadale, Huguenot, Woodrow, Eltingville, Great Kills, and Tottenville feature wider lots, more garage space, and newer construction than the North Shore. Median prices on the South Shore currently range from $620,000 in areas like Eltingville and Great Kills to $800,000 and above in Tottenville and Richmond Valley, where homes often sit on quarter-acre or larger lots. The South Shore is farther from the ferry, so most residents commute by car via the Staten Island Expressway or the Korean War Veterans Parkway, or use the Staten Island Railway which runs from Tottenville all the way to St. George.

3. Timing the Market: When to Buy or Sell on Staten Island

Timing matters on Staten Island, and the borough follows seasonal patterns that are predictable enough to plan around. Spring historically brings the highest inventory and the most buyer competition. Fall, including September and October, is a secondary active window where serious buyers and sellers transact without the frenzy of the spring market. If you are weighing whether to list now or wait until spring, that decision has its own nuances worth understanding in detail.

The full analysis of fall versus spring timing is covered in Is Fall 2026 a Good Time to Sell a Home on Staten Island or Should I Wait Until Spring? if you want the complete breakdown.

Seasonal Patterns That Shape Inventory

Active listings on Staten Island typically peak between April and June, when sellers list ahead of the school-year transition and buyers are most motivated. Inventory drops sharply in July and August as summer vacations slow the pace, then picks back up in September and October before fading again through November and December. Right now, in September 2026, the market is in that secondary active window: inventory is tighter than spring but buyer motivation is high, and homes that are priced correctly are moving quickly.

What Mortgage Rates Are Doing to Buyer Demand

Mortgage rates remain an important variable shaping who can afford to buy on Staten Island right now. Rates on a conventional 30-year fixed mortgage are currently hovering in the mid-6 percent range as of September 2026, which is meaningfully lower than the peaks seen in late 2023 but still high enough to affect monthly payment calculations at Staten Island price points. A buyer financing $600,000 at 6.5 percent carries a principal-and-interest payment of roughly $3,792 per month before taxes and insurance, so affordability is a real constraint that continues to shape demand.

How Long Homes Are Sitting Before They Sell

The median days on market for Staten Island homes is currently running between 28 and 45 days, depending on price point and location. Well-priced homes in the $550,000 to $750,000 range on the South Shore are still seeing multiple offers within the first two weeks of listing. Homes above $900,000 and properties that need significant updates tend to sit longer, often 60 to 90 days, before the right buyer emerges. Understanding where your target home or your own property falls on that spectrum directly affects how you negotiate.

4. What Buyers Need to Know Before Making an Offer

Buying on Staten Island in September 2026 means navigating a market that still favors sellers in the most competitive price bands, while offering more breathing room at the higher end. Preparation separates buyers who close on the home they want from those who lose it to a faster-moving competitor.

Inventory Conditions and Competition

Active inventory on Staten Island remains below the levels that would constitute a balanced market. The borough has consistently had fewer than three months of supply throughout 2026, which is the threshold below which conditions are considered to favor sellers. That means buyers should be pre-approved, not just pre-qualified, before they start touring homes. Sellers on Staten Island will often not seriously consider an offer that is not accompanied by a solid mortgage pre-approval letter or proof of funds for cash purchases.

Hidden Costs Beyond the Purchase Price

The purchase price is only part of what you will spend when buying a home on Staten Island. New York State transfer taxes, attorney fees, title insurance, home inspection costs, and mortgage origination fees can add $15,000 to $30,000 or more to your total closing costs depending on the purchase price. Property taxes on Staten Island vary by neighborhood and assessed value; a single-family home with a market value around $700,000 might carry annual property taxes ranging from $6,500 to $10,000 depending on the specific block and any applicable exemptions. For a full breakdown of what to budget beyond the purchase price, the hidden costs guide on this site covers each line item in detail.

See What Hidden Costs Should I Expect When Buying a Home in Staten Island Beyond the Purchase Price for a complete itemized overview.

Researching Schools and Districts on Your Own

School district boundaries are a common consideration for buyers, and the right way to research them is directly through official sources. The New York City Department of Education maintains zoning maps and enrollment information that you can cross-reference with any specific address. Because district boundaries on Staten Island do not always follow neighborhood lines, it is worth verifying the assigned schools for any home you are seriously considering rather than assuming based on the neighborhood name alone. For guidance on how to look up that information accurately, the school district research guide on this site walks you through the process step by step.

5. What Sellers Need to Know Before Listing

Sellers on Staten Island are in a relatively strong position in September 2026, but that does not mean every home sells quickly or at full ask. The homes that perform best are the ones that are priced accurately from day one and presented in clean, move-in condition. Overpriced listings are sitting longer than they did two years ago, and price reductions after extended market time can signal weakness to buyers and ultimately net sellers less than a correctly priced launch would have.

Pricing Strategy in the Current Market

A comparative market analysis, or CMA, is the starting point for any pricing decision on Staten Island. A CMA looks at closed sales of similar homes within roughly a half-mile radius over the past 90 to 180 days, adjusting for differences in square footage, lot size, condition, and features like garages, updated kitchens, and finished basements. On Staten Island, finished basements and attached garages are particularly meaningful to buyers and can add $20,000 to $40,000 to a home's effective market value compared to an otherwise similar property without those features.

Preparing Your Home for Staten Island Buyers

Staten Island buyers at the $600,000 to $800,000 price point are typically not looking for a project. They want a home that feels move-in ready, even if it is not fully renovated. Fresh paint in neutral tones, clean landscaping, a functional kitchen and bathrooms, and no obvious deferred maintenance items like aging roofs or cracked driveways make a measurable difference in how quickly a home sells and what offers come in. Professional photography is standard in this market; listings with high-quality images consistently generate more showings in the first week than those without.

How Quickly Homes Are Moving

Correctly priced homes in the South Shore's most active neighborhoods are still going under contract within 14 to 21 days of listing in September 2026. The North Shore sees slightly longer average market times, typically 30 to 50 days, partly because the buyer pool for some property types there is narrower. Sellers who are also buying their next home on Staten Island need to coordinate timing carefully, since contingent offers are less competitive in a low-inventory market. Many sellers in this position work with their agent to line up their next purchase before or simultaneously with their listing, rather than selling first and then scrambling to find something.

If you are also thinking about what new construction options might be available as your next move, the New Construction Developments and Housing Projects on Staten Island in 2026 guide covers what is currently being built and where.