The Bronx posted a 13.5% price-cut share in June 2026, 3.8 percentage points above its 10-year June average of 9.7%, the widest gap above its own norm of any borough. Citywide, 12.8% of active listings took a price cut in June against a 10-year June average of 11.5%. This page is the reference tracker for NYC price cuts and discounts: price-cut share, discount share, and sale-to-list ratio for all five boroughs, June 2026 against June 2025 and against ten years of Junes. In my 25+ years selling NYC real estate, these are the three numbers I check before any buyer I represent writes an offer.
All figures come from StreetEasy Market Reports, with data through June 2026. The 10-year June average covers 2016 through 2025. This piece is deliberately a data page. If you want the tactics side, closing-cost credits, repair allowances, and when to push on terms instead of price, that lives in how NYC price negotiations are changing this summer. It also pairs with the 5-borough price tracker, which follows price levels themselves rather than the negotiation gap.
What the Three Metrics Measure
Price-cut share
Out of every home listed for sale in a borough during the month, the share that took at least one reduction to its asking price. When this number climbs, more sellers are repricing while the listing is still on the market. It is the loudest public signal that an asking price missed.
Discount share
Out of the sales that closed during the month, the share that closed below asking price. Price-cut share measures what happens while a home sits on the market; discount share measures what happened at the closing table. The two do not have to move together, and in June 2026 they pointedly did not.
Sale-to-list ratio
Closed sale prices measured against asking prices, expressed as a percentage. A 97.0% citywide ratio, which is where NYC stood in June 2026, means sale prices came in about 3 points below asking in aggregate. Small moves matter here: on a $1,000,000 purchase, each percentage point is $10,000.
NYC Price Cuts by Borough: June 2026 vs History
Three tables, one per metric. The "vs 10-yr" column is the gap between June 2026 and that borough's own 10-year June average. Gaps are computed on unrounded values and then rounded, so a pair can look 0.1 point off from subtracting the displayed columns.
Price-cut share by borough
| Borough | Jun 2026 | Jun 2025 | 10-yr June avg | vs 10-yr |
|---|---|---|---|---|
| Manhattan | 13.5% | 13.7% | 12.3% | +1.2 pp |
| Brooklyn | 12.4% | 12.5% | 11.4% | +0.9 pp |
| Queens | 11.7% | 11.2% | 9.4% | +2.3 pp |
| Bronx | 13.5% | 10.1% | 9.7% | +3.8 pp |
| Staten Island | 12.2% | 10.2% | 11.3% | +0.9 pp |
| NYC | 12.8% | 12.7% | 11.5% | +1.4 pp |
Every borough is above its 10-year June norm. Queens at +2.3 points and the Bronx at +3.8 points show the biggest stretch. Manhattan and Brooklyn sit slightly below their June 2025 readings even while running above their long-run norms.
Discount share by borough
| Borough | Jun 2026 | Jun 2025 | 10-yr June avg | vs 10-yr |
|---|---|---|---|---|
| Manhattan | 14.0% | 14.2% | 17.7% | -3.7 pp |
| Brooklyn | 13.1% | 14.0% | 16.2% | -3.1 pp |
| Queens | 12.1% | 11.1% | 12.8% | -0.7 pp |
| Bronx | 7.8% | 4.6% | 8.0% | -0.2 pp |
| Staten Island | 8.8% | 9.9% | 12.4% | -3.6 pp |
| NYC | 13.2% | 13.4% | 16.4% | -3.2 pp |
The mirror image: every borough is below its 10-year June norm. Manhattan is 3.7 points below, Staten Island 3.6 below, Brooklyn 3.1 below. The Bronx figure of 7.8% is well above its June 2025 reading of 4.6% yet still 0.2 points under its own decade average.
Sale-to-list ratio by borough
| Borough | Jun 2026 | Jun 2025 | 10-yr June avg | vs 10-yr |
|---|---|---|---|---|
| Manhattan | 96.4% | 96.5% | 96.0% | +0.4 pp |
| Brooklyn | 98.1% | 98.2% | 98.4% | -0.3 pp |
| Queens | 97.2% | 97.2% | 96.9% | +0.3 pp |
| Bronx | 95.5% | 96.4% | 96.7% | -1.1 pp |
| Staten Island | 97.1% | 97.2% | 97.3% | -0.2 pp |
| NYC | 97.0% | 97.1% | 96.8% | +0.2 pp |
Citywide, closed sales ran at 97.0% of asking, 0.2 points above the decade norm. The Bronx is the outlier at 95.5%, 1.1 points below its norm and the largest below-norm gap of any borough.
The Counterintuitive Pairing
Price-cut share is above its 10-year June norm in all five boroughs. Discount share is below its 10-year June norm in all five boroughs, and citywide it sits at 13.2% against a 16.4% norm, 3.2 points under.
One consistent reading: more of the negotiation is happening in public, through the listed price, before an offer is ever written. Sellers who cut are repricing to the market, and once the price is right, the closing lands near it. The haggling did not disappear. It moved earlier in the process.
Watching for Price Cuts in a Specific Borough?
Every listing on the search page shows its current asking price. Cross-check what you find against the borough numbers above before you write an offer.
Search Active ListingsPrice Cuts by Property Type: Condo vs Co-op vs Single-Family
The borough averages hide real spread between property types. Here is the June 2026 cut, segment by segment.
| Borough | Segment | Price-cut share | Sale-to-list ratio |
|---|---|---|---|
| Manhattan | Condo | 12.5% | 95.5% |
| Manhattan | Co-op | 15.2% | 97.2% |
| Manhattan | Single-family | 8.1% | 90.8% |
| Brooklyn | Condo | 11.8% | 99.2% |
| Brooklyn | Co-op | 14.9% | 98.0% |
| Brooklyn | Single-family | 11.4% | 95.7% |
| Queens | Condo | 9.5% | 96.6% |
| Queens | Co-op | 11.7% | 97.8% |
| Queens | Single-family | 14.0% | 96.3% |
| Bronx | Condo | 8.6% | 94.1% |
| Bronx | Co-op | 15.2% | 95.9% |
| Bronx | Single-family | 10.8% | 95.5% |
| Staten Island | Condo | 20.0% | n/a |
| Staten Island | Co-op | 5.6% | 94.2% |
| Staten Island | Single-family | 11.4% | 100.0% |
Co-ops carry the highest cut shares in three boroughs: 15.2% in Manhattan, 14.9% in Brooklyn, 15.2% in the Bronx. Queens flips the pattern, with single-family homes at 14.0% leading that borough. Manhattan single-family homes cut least often at 8.1% but closed furthest from asking, at a 90.8% sale-to-list ratio. Staten Island's 20.0% condo cut share and 100.0% single-family sale-to-list ratio both come from very small monthly pools, so treat them as directional at most. The Staten Island condo sale-to-list figure is n/a; it is not available in the source data.
Active Sale Listings Across the Boroughs
Current sale listings in Manhattan, Brooklyn, Queens, and the Bronx
114 MERCER Street #2
SoHo
100 W 39th Street #42E
Midtown
Listing information provided courtesy of the Real Estate Board of New York's Residential Listing Service (RLS). Information is deemed reliable but not guaranteed. Sale listings verified. ©2026 REBNY. RLS data displayed by Keller Williams NYC.
The 10 Neighborhoods With the Highest Price-Cut Share
Of the 169 neighborhoods with enough data to qualify (a non-null reading in at least 10 of the 12 months from July 2025 through June 2026), these ten posted the highest June 2026 price-cut shares. Staten Island reports at the borough level only in this dataset, so it does not appear in neighborhood rankings.
| Rank | Neighborhood | Borough | Price-cut share, Jun 2026 | Median price, Jun 2026 (context only) |
|---|---|---|---|---|
| 1 | Mott Haven | Bronx | 44.4% | n/a |
| 2 | Little Neck | Queens | 40.0% | $1.46M |
| 3 | Columbia St Waterfront District | Brooklyn | 37.5% | $845K |
| 4 | Morris Heights | Bronx | 37.5% | n/a |
| 5 | Bedford Park | Bronx | 33.3% | $138K |
| 6 | Old Mill Basin | Brooklyn | 31.2% | $1.20M |
| 7 | Clearview | Queens | 28.6% | $300K |
| 8 | Rosedale | Queens | 28.6% | $45K |
| 9 | Hillcrest | Queens | 27.3% | $1.20M |
| 10 | South Ozone Park | Queens | 27.3% | $900K |
Read this table with both hands on the caveats. Neighborhood price-cut shares come from small monthly listing pools; a 44.4% share in Mott Haven is a fraction of a few dozen listings or fewer, not a verdict on hundreds of homes. The median prices are single-month figures and can be thin-volume artifacts. Rosedale's $45K and Bedford Park's $138K reflect a handful of low-priced closings, likely small co-ops or distressed units, not typical home values in those markets. Mott Haven and Morris Heights medians are n/a, not available in the source data. For how neighborhood prices have held up over the long run, the neighborhood price resilience tracker covers 2010 through 2026.
How to Read This as a Buyer
Keep the interpretation arithmetic. A borough where price-cut share runs well above its own norm is a borough where more asking prices are bending. A sale-to-list ratio below norm says closings are landing further under asking than usual. Here is where NYC price cuts stand, borough by borough:
Furthest above their price-cut norms
- • Bronx: 13.5%, +3.8 pp vs its 10-year June average, +3.4 pp vs June 2025
- • Queens: 11.7%, +2.3 pp vs norm, +0.5 pp vs June 2025
- • Staten Island: 12.2%, +0.9 pp vs norm, +2.0 pp vs June 2025
Above norm, but cooling vs last June
- • Manhattan: 13.5%, +1.2 pp vs norm, -0.2 pp vs June 2025
- • Brooklyn: 12.4%, +0.9 pp vs norm, -0.1 pp vs June 2025
- • NYC overall: 12.8%, +1.4 pp vs norm
Two more arithmetic anchors. The Bronx pairs the largest above-norm price-cut gap with the only sale-to-list ratio more than a point below its norm, 95.5% against 96.7%. And discount share is under its decade norm in every borough, so a below-ask close is still less common than in a typical June even where cuts are frequent. In plain terms: the data says ask-side flexibility is up, and closing-table flexibility is not. What you do with that at the offer table, credits, repair allowances, timing, is covered in the summer negotiation guide. How long listings sit before those cuts arrive is in the days on market tracker.
Method notes: all figures from StreetEasy Market Reports, data through June 2026. The 10-year June average is the mean of the ten June readings from 2016 through 2025 for each borough, with all ten present. Percentage-point gaps are computed on unrounded values, then rounded to one decimal. Neighborhood rankings require a non-null price-cut share in at least 10 of the 12 months from July 2025 through June 2026; 169 of 176 neighborhoods qualify.
Buying in NYC This Fall?
Milton Coste, Licensed Real Estate Associate Broker, represents buyers across all five boroughs. Bring a listing and we'll run it against these numbers together.
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