Greenwich CT Housing Market: Fall 2026 Update

The Greenwich Association of REALTORS August report counted 37 single-family closings, down from 58 in August 2025. The median sale price jumped 41% to $3,950,000. Homes averaged 17 days on market, against 55 a year earlier, and sold for 103.6% of list price. Only 17 new single-family listings came on during the month.

Mark Pruner of Compass put the sales count in context in the Greenwich Sentinel. August 2009, in the middle of the Great Recession, had 36 sales. Before this year the second-lowest August was 2011 with 55. The ten-year August average is 72. His read is that 2009 and 2011 were short on buyers, while August 2026 was short on houses: Greenwich started September with 75 listings, 22% below the previous August record low.

Treat the $3.95M figure with care. With 37 sales, a few big closings move the median a lot. The year-to-date number is steadier: through July, 305 single-family homes closed at a median of $3,602,000, up 14% from $3,150,000, per Greenwich MLS figures published by the Greenwich Streets Team. Sales volume through July (305) was almost identical to 2025 (304), so the gain came from price.

On September 1 the Greenwich MLS showed 80 single-family homes for sale, plus 26 condos and 12 land parcels. How those 80 break down by price matters more than the total, because the town behaves like two separate markets. The inventory counts on this page do not match because each source counted differently: the Greenwich Association of REALTORS reported 83 active homes at the end of August, the Greenwich MLS showed 80 on September 1, and Pruner counted 75 at the start of September.

Counts from the Greenwich Streets Team (Greenwich MLS, September 1, 2026). The $4M to $8M row is the remainder of the 80 listings.

For most price ranges under $10 million, Pruner says months of supply are now measured in weeks. The top end is looser: 6.9 months of supply above $10 million. Even there, 21 homes have already sold over $10 million this year, against a historical full-year average of 14. Sales between $6.5 million and $10 million nearly doubled, 41 through August versus 21 a year earlier, which Pruner attributes partly to buyers stepping down from the $10 million-plus tier.

Why so few listings? Pruner points to retirees with little to trade down into, Connecticut capital gains tax at up to 6.99%, and the state conveyance tax of 2.5% on sales over $2.5 million. If you are selling a home elsewhere to fund a Greenwich purchase, check the Greenwich property tax math on the new assessment before you set a budget.

Owners who have just sold a business and are weighing the capital gains bill before buying here may also want advice on structuring the proceeds. An M&A advisory firm for family offices can help model the tax and capital questions before you commit to a purchase.

Riverside, Old Greenwich and Cos Cob each have a Metro-North station, and the Greenwich Streets Team calls these in-town areas the tightest part of the market, especially under $4 million.

Cos Cob had the biggest price gain and the steepest drop in volume: 27 sales through July against 38 a year earlier, because so little came up for sale. It is still the least expensive of the three, but "starter" there now means a median of $2.4 million. Compare the areas side by side in the Greenwich neighborhoods guide.

Buyers who cannot find a house are buying condos. Through July there were 115 condo and co-op closings, up 25% from 92, and the median crossed $1 million for the first time at $1,075,000. In August the GAR condo and co-op median was $1,162,500 on 14 sales, and new condo listings nearly doubled, from 11 to 21.

That makes condos the only part of Greenwich where supply is rising. The 26 condos for sale on September 1 were the most of any point in 2026, against a year average of about 17, and they are taking about 55 days to sell. Read the fine print on the list, though. Pruner counted 31 condo and co-op listings in early September, five of them co-ops and four of the "condos" actually boat slips.

Across nine lower Fairfield County towns, Matt Caiola's August report (SmartMLS data) counted 346 single-family sales, down 6.7%, at a median of $1,408,500, up 0.6%. About 68% of those homes sold above asking. The median time on market rose to 20 days from 15. Greenwich is falling harder on volume than its neighbors because it has less to sell.

*Greenwich row: Greenwich Association of REALTORS (Greenwich MLS), August 2026 single-family closings. SmartMLS leaves out most Greenwich MLS sales, so its Greenwich count is incomplete. Other towns: SmartMLS single-family closings, August 2026, via Matt Caiola's report.

• More listings in September, briefly. Last year single-family inventory went from 99 homes in late August to 131 by mid-September, and it usually falls again by November. If you want choice, the next few weeks are the window.
• Under $4 million, be ready before you tour. There were 34 single-family homes for sale under $4 million across the whole town on September 1. Get pre-approved, know your tax number, and expect competition on anything move-in ready.
• Above $8 million, you can negotiate. With 24 homes in that range competing for a smaller pool of buyers, the Greenwich Streets Team says there is real room on price and terms, especially for homes that have been sitting.
• Private listings have new rules. Since October 1, a Connecticut agent who advertises a home in public, or shares it across two or more brokerages, must also put it on the MLS or another open site. Office exclusives are still allowed if they stay private. Our guide to Connecticut's private listings law explains what that means for off-market homes in Greenwich.
• New rentals are years out. Benedict Court, a 120-unit building one block from Greenwich Avenue, broke ground on September 18. Forty percent of the units are reserved for moderate-income households, with rents capped around $2,000 for a one-bedroom and $2,500 for a two-bedroom. It is expected to finish in 2028, per Connecticut Public.

If the numbers above rule out buying right away, rent for a year while you learn the neighborhoods. Our Greenwich cost of living breakdown covers taxes, childcare, and the train pass alongside housing.