Data and market analysis courtesy of, my brother, Mark Pruner, Greenwich Streets Team at Compass.  What follows is my take on what these numbers mean if you are actually trying to buy or sell in Greenwich.

I have been doing this in Greenwich since 1985. Every six months the town gets a report card, and every six months buyers and sellers ask me the same question: does this mean I should move now, or wait?

Here is the honest answer for the first half of 2026.

Is inventory really as low as everyone says?

Yes, and it keeps finding new lows. We had 108 listings at this point in 2026, down 16 percent from last year's 133. Go back to before Covid, and we are down 85 percent from 2019. I have said "inventory can't get much lower" for four years running, and I have been wrong every time.

Here is what that actually means for you. If you are selling, a well-priced home is not sitting around. The median time on market this June was 20 days. If you are buying, waiting for more choices to show up is not a strategy. It is a bet that has not paid off for the buyers who have tried it.  Since 2019 most areas of Greenwich have doubled, yes doubled in value.  I see a continued appreciation in property values for the near term.

Does less inventory mean fewer sales?

Not this year, and that is the more interesting story. We sold 231 single-family homes in the first half of 2026, almost identical to last year's 232. We are managing that by selling what does come on the market faster. A lot of listings hit in the middle of a month and go to contract before the month ends. Those never even show up in the official inventory count.

How much have prices actually gone up?

The median sale price is $3.71 million, up 12.4 percent from $3.25 million last year. Price per square foot rose from $813 to $901, up 10.8 percent.

I want to be direct about something here, because I do not like giving clients numbers that sound better than they are. A 12.4 percent jump in the median price does not mean your specific house went up 12.4 percent. Median price is easily skewed by what happened to be selling that year. We had fewer sales under $2 million this time around, which pulls the median and average up on its own, regardless of what any individual home actually gained.

If you want a cleaner read on real appreciation, look at the sale price to assessment ratio instead. That figure moved from 2.19 to 2.42, an increase of 10.5 percent, which lines up closely with the price-per-square-foot number. When two independent measures agree that closely, I trust them more than a headline median.

What is happening at different price points?

Not the same thing everywhere, which is exactly why Greenwich should never be talked about as one market.

• Above $10 million, sales are down slightly from last year's record pace, but we are still on track for the second-highest number of ultra-high-end sales on record. Months of supply in this segment actually tightened, from 13.2 to 11.6 months, because inventory is shrinking faster than sales are slowing.

• Between $6.5 and $10 million, demand has been strong and days on market have dropped noticeably.

• Between $1 and $2 million, sales are down. This is the range most affected by mortgage rates, so higher rates are doing exactly what you would expect. Even so, supply is razor thin. Between $1 and $1.5 million we have only five listings, about six weeks of supply at the current sales pace.

So what should you actually do in the second half of 2026?

I will tell you what I tell every client: do not let short-term noise change a decision that makes sense for your life. Rates and inflation are stubborn, there is political pressure to bring rates down before an election, and global events can move markets in ways nobody predicts with a straight face. None of that changes the fundamentals that have supported Greenwich for decades: constrained supply, strong schools, and a direct line to Manhattan.

Watch the trends that are built to last, not the headlines that will not matter in six months.

If you are weighing a move in Greenwich, whether you are buying, selling, or trying to figure out what your specific situation calls for, I would rather give you a straight answer than a sales pitch. Reach out and let's talk about where you actually stand.

Russell Pruner | Senior Real Estate Specialist | CRS | GR |  SRES | Six-Time GAR-GMLS President | 40+ Years in Greenwich | Greenwich Streets Team at Compass

Frequently Asked Questions

Is Greenwich, CT still a good real estate investment in 2026?

The fundamentals haven't changed: constrained supply, strong schools, and a direct commuter line to Manhattan. Prices are up 12.4% year over year on the median and 10.8% on a price-per-square-foot basis.

How much have home prices increased in Greenwich in 2026?

The median sale price for the first half of 2026 was $3.71 million, up from $3.25 million last year. Price per square foot rose from $813 to $901.

Why is Greenwich real estate inventory so low?

Inventory sits at 108 listings, down 16% from last year and 85% below pre-Covid 2019 levels. Well-priced homes are going under contract in a median of 20 days, often before they show up in official inventory counts.

Is it a bad time to buy in Greenwich because of interest rates?

Higher rates have slowed the $1 to $2 million range specifically, where more buyers use mortgages. Above $6.5 million, demand and pace have stayed strong regardless of rates.