**How to read the 2025 numbers (and act like a pro) in Manhattan, Brooklyn & the Hamptons**
Introduction: A two-minute market story
Last week a *tech‑savvy*, *media‑savvy* designer in SoHo asked me, “Syd, is it finally a **buyer’s market**, or am I still multiplying by zero?” I smiled (Word!) and pulled up the latest data. The twist (like **Chubby Checker**) is that **NYC is a market in transition**—*not* one-size-fits-all. **Manhattan** looks more negotiable, **Brooklyn** still has *Hot! Hot! Hot!* segments, **Queens** leans tight at entry price points, and the **Hamptons** split between trophy buyers and value hunters. Below, I’ll show you what the numbers mean for **how you live, invest, and win**—with plain English, *crisp* visuals, and on‑the‑ball strategy.
**Quiet promo, loud value:** When you’re ready to **elevate** your next move, visit **[NYCExclusiveApts.com]** — *“Your Premier Bridge to Manhattan Living.”* Or call **Sydney Harewood — 646‑535‑3819**. We’ll get you into Manhattan (and beyond) with **vision to see – faith to believe – courage to do**.
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Who this is for (and your transformation)
**Any first‑time buyer, move‑up buyer, renter, or ROI‑focused investor can make smarter, faster decisions by aligning budget + timing with neighborhood‑level supply, because months‑of‑supply, median pricing, and rent trends reveal where negotiating power lives right now.**
* **Buyers/Renters need guidance** → *Clarity* on where selection is expanding and how to position offers.
* **Investors want ROI** → *Signals* on cash flow, price momentum, and micro‑trends that drive appreciation.
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TL;DR — The market mood (August 2025)
* **Mortgage rates** are holding around the **mid‑6s** (30‑yr \~ **6.58%**), easing from 2024 peaks but still high enough to keep some would‑be buyers renting. ([Freddie Mac][1])
* Nationally, inventory has climbed toward a **more balanced** backdrop (≈ **4.6 months** in July), but NYC remains highly local. ([AP News][2])
* **NYC snapshot (Q2–July 2025)**
* **Months of Supply (Q2):** Manhattan **8.2** (more buyer leverage), Brooklyn **4.2** (tighter), Queens **3.6** (seller‑tilted entry), Hamptons **8.2** (negotiable at the top). *(See chart.)*
* **Median Sale Price (Q2):** Manhattan **\$1.20M**, Brooklyn **\$995K**, Queens **\$714K**, Hamptons **\$1.895M**. *(See chart.)*
* **Median Rent (July):** Manhattan **\$4,700** (record), Brooklyn **\$3,850**, Northwest Queens **\$3,750**. *(See chart.)*
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Market Trends: A closer look by area
Manhattan — *Negotiability with momentum under the surface*
* **Supply:** **8.2 months** (Q2), a touch faster than last year; **inventory 8,296**. Expect *measured* buyer leverage, especially above \$2M where days on market widen.
* **Prices:** **Median \$1.20M** (Q2); median **rent \$4,700** (July), a fresh record.
* **Contracts:** July **new signed contracts** rose versus 2024—evidence that buyers are re‑engaging as rates stabilized. ([Douglas Elliman][3])
**Transformation:** *Any Manhattan buyer can negotiate with confidence by targeting listings where MOS > 6 months and price cuts cluster, because the data shows time‑on‑market + supply are giving you room to move without sacrificing quality.*
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Brooklyn — *Still competitive, but rational*
* **Supply:** **4.2 months** (Q2). That’s balanced‑to‑tight, especially for well‑renovated homes near transit.
* **Micro‑trend:** **Bidding wars at 22.5%** with an average **6.2%** over ask—a reminder to come in prepared and *ultra* organized.
* **Prices:** **Median sale \$995K** (Q2); **median rent \$3,850** (July).
**Transformation:** *Any Brooklyn buyer can outmaneuver the crowd by pairing a full pre‑underwrite with flexible closing terms, because the data shows premium listings still ignite multiple offers where supply is thin.*
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Queens (with an eye on Northwest Queens) — *Entry‑level pressure, strategic pockets*
* **Supply:** **3.6 months** (Q2 borough‑wide). Entry and mid‑price 1–3 family homes continue to see competitive absorption. ([Douglas Elliman][4])
* **Rents & inventory:** Northwest Queens (LIC, Astoria +) median **rent \$3,750** (July) and **new listings up 10.4% YoY**—a useful release valve for renters. Citywide rental inventory rose sharply month‑over‑month in July (though still down YoY, largely due to Manhattan). ([StreetEasy][5])
**Transformation:** *Any Queens renter can lower total monthly outlay by targeting rising‑inventory submarkets (hello, LIC/Astoria) and negotiating concessions, because fresh July data shows more options hitting the market.*
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Hamptons — *Luxury stamina with selective softness*
* **Supply:** **8.2 months** (Q2). **Sales > \$5M** posted the **second‑highest** tally on record; **days on market fell to 97** (down from 132). Negotiability is market‑by‑market (Amagansett ≠ Water Mill).
* **Prices:** **Median \$1.895M** (Q2), inventory up slightly—*prime* water‑adjacent remains a crown jewel; inland needs sharper pricing.
**Transformation:** *Any Hamptons investor can score!—by leaning into micro‑markets where inventory is rising but trophy demand is steady, because negotiable segments create yield via short‑term rental or off‑season usage.*
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Housing Supply — What the numbers actually *mean*
**Months of supply (MOS)** answers: *If no new homes hit the market, how many months until today’s inventory sells?*
* **Rule of thumb:** **4–6 months** = balanced; **>6** tips buyer‑friendly; **<4** tips seller‑friendly (context matters by asset class). ([ShowingTime+][6], [The Close][7]) **NYC MOS at a glance (Q2 2025)** — *see chart above* * **Manhattan:** **8.2** → more **buyer leverage**, especially above median. * **Brooklyn:** **4.2** → *balanced‑to‑competitive*. * **Queens:** **3.6** → *seller‑tilted* in entry price tiers. ([Douglas Elliman][4]) * **Hamptons:** **8.2** → **negotiable**, with luxury holding firm. > **Jargon buster:** *Bidding war* = multiple offers pushing final price above ask; *Listing discount* = sale price minus last asking price.
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**Visuals to anchor your strategy**
*(Charts are displayed above in this article.)*
1. **Months of Supply — Q2 2025** *(NYC & Hamptons)* → Instantly shows where leverage sits.
2. **Median Sale Price — Q2 2025** *(Millions USD)* → Sets realistic expectations by borough/region.
3. **Median Rent — July 2025** → Helps you run the rent‑vs‑buy calculus at today’s rates.
**Data sources:** Douglas Elliman / Miller Samuel quarterly & monthly reports; see citations throughout.
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What’s Next? (Rates, demand, and your timing)
* **Rates**: 30‑yr fixed near **6.58%**; consensus for **mid‑6s** through 2025—with purchase apps improving from 2024. Translation: affordability is better than last year but still *not* mint‑condition cheap. ([Freddie Mac][1])
* **National balance**: U.S. supply has nudged toward balance this summer, lengthening marketing times—a backdrop that empowers *prepared* buyers without collapsing prices. ([AP News][2])
* **NYC rental release valve**: After the **FARE Act**, StreetEasy observed inventory rebuilding (June), and July brought a citywide month‑over‑month jump—particularly outside Manhattan—offering more choice for renters as we move into fall. ([StreetEasy][8])
**Bottom line:** Expect a **range‑bound, rational** market into fall—*not* a fire sale. Opportunity accrues to the **patient and prepared**.
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Market in Transition — Micro‑trends to watch
* **Luxury bifurcation**: Manhattan luxury contracts (>\$4M) held pace even as some new listings fell; Hamptons luxury sales remained historically strong. Translation: trophy still shines. ([Douglas Elliman][3])
* **Brooklyn intensity pockets**: 22.5% of sales closed in bidding wars, averaging **6.2%** over ask—*prime brownstone and renovated condos remain a showstopper.*
* **Queens affordability magnet**: MOS **3.6** with record co‑op/1–3 family pricing in certain sub‑regions—value hunters should be precise and fast. ([Douglas Elliman][4])
* **Rental heat with nuance**: Manhattan’s **\$4,700** median rent is a new high; NW Queens sits lower with more new listings, enabling strategic “**rent now, buy later**” plays.
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Patience and Preparedness — Your playbook
Buyers
* **Finance like a pro**: Full pre‑underwrite + rate‑float strategy. Ask for *seller‑paid points* or closing credits where days‑on‑market and MOS justify it. *(Manhattan & Hamptons)*
* **Target leverage zones**: Focus searches where **MOS > 6** and price cuts bunch; anchor offers to recent nearby trades, not list prices. *(See MOS chart.)*
* **Time your tour cadence**: In Brooklyn hot zones, **first‑weekend** tours and *clean* terms win; waive non‑essential asks, keep contingencies tight and clear.
Renters
* **Exploit fresh inventory**: Track weekly adds in NW Queens and Brooklyn submarkets (e.g., Gowanus, Fort Greene, Downtown BK). Push for free months or fee relief *when DOM rises*. ([StreetEasy][5])
* **Calendar edge**: Aim for late‑August/September turnover—inventory is **expansive**, concessions appear as owners reset. (Yes, we *savor* that.) ([StreetEasy][5])
Investors
* **Cash‑flow first**: Underwrite at **6.6–6.8%** rates, stress‑test for vacancy and insurance. Use **NW Queens** rents and **Brooklyn** bidding‑war signals to project lease‑up velocity.
* **Barbell strategy**: Pair one **prime, low‑cap** asset (durable appreciation) with one **value‑add** unit in a rising‑inventory rental micro‑market—**maximum** flexibility, **minimum** wobble. ([StreetEasy][5])
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Expert Tips, Techniques & Best Practices
* **Offer architecture:**
1. Anchor to comps in the last 90 days.
2. Escalation clause in Brooklyn hot spots; hard‑money day‑one deposit only if diligence already done.
3. In Manhattan/Hamptons, lead with *repairs/credits* vs. price where sellers are rate‑sensitive.
* **Rent‑vs‑buy math:** Use **record Manhattan rents** as a benchmark—if ownership cost (PITI − tax benefits − principal paydown) < expected rent by \~5–10%, consider buying **now** in neighborhoods with **MOS > 6**.
* **Timing the Twist:** Don’t wait for perfect rates. A **0.25–0.50%** rate shift rarely beats capturing the **right property**. Refinance later if the *apex* of savings appears. ([Freddie Mac][1])
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Data Deep‑Dive (for the analytically inclined)
**Manhattan (Q2 2025):** Months of Supply **8.2**; Median Sale **\$1.20M**; Listing Inventory **8,296**. **July rent \$4,700**; vacancy **2.45%**. Contracts up YoY.
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**Brooklyn (Q2 2025):** MOS **4.2**; Median **\$995K**; **22.5%** bidding wars, **6.2%** avg premium. **July median rent \$3,850**.
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**Queens (Q2 2025):** MOS **3.6**; Median **\$714K**; inventory down **30.1%** YoY; NW Queens **July median rent \$3,750** with listings **+10.4% YoY**.
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**Hamptons (Q2 2025):** MOS **8.2**; Median **\$1.895M**; **2nd‑highest** >\$5M sales count; DOM **97** (down from **132**).
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**Rates:** 30‑yr fixed ≈ **6.58%**.
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**National context:** Inventory ≈ **4.6 months** (July), trending toward balance.
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*Citations in‑line throughout.* ([StreetEasy][5], [AP News][2], [Freddie Mac][1])
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Conversation Starters (use these with your lender, attorney, or me)
* “Where in **Manhattan** is MOS > 6 and days‑on‑market > 60?” (Let’s shortlist and strike.)
* “Which **Brooklyn** submarkets still show **>20%** bidding‑war share?” (Pre‑write or escalate?)
* “In **NW Queens**, which buildings added the most listings in July?” (Concessions, anyone?) ([Douglas Elliman][9])
* “How do today’s **6.58%** rates change my budget vs. 2024?” (Run the numbers.) ([Freddie Mac][1])
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Agent Takeaway
**NYC 2025 = *segmented balance***. **Manhattan** and the **Hamptons** offer *negotiability* (buyer lean in certain bands), **Brooklyn** remains *competitive* where renovated supply is scarce, and **Queens** delivers *value* with speed at entry price points. **Prepared buyers** and **strategic renters/investors** are winning—**today**.
Agent Play (your next best steps)
1. **Calibrate** your budget at current rates (we’ll model payment bands at 6.25–6.875%). ([Freddie Mac][1])
2. **Pick your leverage lane**: Manhattan/Hamptons (negotiate), Brooklyn (speed + terms), Queens (precision + pace).
3. **Execute**: Tour the top 5 fits within 7 days; be ready with a clean offer or a rent‑concession ask.
**Just a heads up:** The *normal flow* of NYC real estate always carries a little **wobble**. Stay tuned in; we’ll **plan, develop, and deliver** your path. A little **verve** goes a long way.
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Purpose & Focus (so you can reference this anytime)
* **Purpose:** Give you a **clear picture** of where NYC stands **today**, plus **evergreen** definitions so this guide endures through the cycle.
* **Focus:** Translate **supply, pricing, and rents** into actions that upgrade quality of life and **optimize ROI**—from **Manhattan** to **Brooklyn** to the **Hamptons**.
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Ready to move from information to elevation?
**Savor** NYC’s *energy*, culture, and opportunity **toute la journée, toute la nuit**. Whether you’re aiming for a sun‑kissed *Perch* with a **vista**, a **sumptuous** brownstone, or a Hamptons retreat with **refinement** and **vogue**, let’s **ascend** together.
**Sydney Harewood** — **646‑535‑3819**
**[NYCExclusiveApts.com]** — *Your Premier Bridge to Manhattan Living*
**“Get it—and bring your pets—with all the perks.”** Come see it **TODAY**; come get it, **contact us TODAY!**
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Sources (select highlights)
* Douglas Elliman / Miller Samuel: **Manhattan Q2 2025**, **Brooklyn Q2 2025**, **Queens Q2 2025**, **Hamptons Q2 2025**; **July 2025 Rentals**; **July 2025 New Signed Contracts**.
* Freddie Mac PMMS (rates). ([Freddie Mac][1])
* AP: National sales & inventory snapshot (July 2025). ([AP News][2])
* StreetEasy: Neighborhood rental inventory shifts & FARE Act inventory note. ([StreetEasy][5])
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*P.S. Making sport and a little skylarking is allowed on tours. We’ll keep the **brass tacks** sharp and avoid any **monkey handling gun** moments. Island of sea and sun spirit—**Barbados to NYC**—in the room.*
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Sydney Harewood is a real estate professional with a passion for NYC’s architectural gems. For inquiries, call or message Syd at 📞646-535-3819. Experience the finest in NYC real estate with Syd’s expert guidance and deep knowledge of the city’s most exquisite properties.
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