Greenwich single-family home sales held at about 38 for the third straight month, the highest October level since 2021.

That's the headline finding from real estate analyst Mark Pruner's October market report in the Greenwich Sentinel, published Nov. 6. The flat line is unusual for a market that typically swings month to month, Pruner noted, but October 2026 topped both October 2024 and October 2025.

Pruner, a founder of the GreenwichStreets Team at Compass, attributed the steadiness to rising inventory. Listings climbed through September and October when they would typically shrink, and contracts rose as buyers snapped up fresh options.

$10M market eyes second-best year

The ultra-high-end bracket is surging. Through early November, 26 homes above $10 million had sold and six more were under contract, Pruner reported. That pace would make 2026 the second-best year ever in that bracket. The all-time record was set in 2025, when sales above $10 million doubled the previous high of 19 set in 2007.

Through October 2024, only 14 sales above $10 million had closed, underscoring the acceleration.

Pruner noted that an El Niño winter could keep high-end listings active rather than being pulled for the season, as sellers have traditionally done.

Supply stays tight

Below $10 million, Pruner described a "super-seller's market" with less than three months of supply. Overall supply sat at 2.5 months. Below $800,000, there was no inventory at all, with only three sales year-to-date.

Greenwich had 115 single-family listings as of early November, matching 2025 exactly. The one exception: 28 listings above $10 million this year versus 22 last year.

Median days on market reached 21 in October, up slightly from 19 year-to-date. Contracts were down 17%, a lag Pruner tied to August, when only 75 homes were listed.

A September analysis by Robin DuCharme Pastore and Jackie Hammock offered broader price context. Greenwich's average sale price had climbed 11% year-over-year to $4.6 million, with the median up 14% to $3.7 million.

What's ahead

Pruner predicted the midterm election results would release pent-up demand, pointing to the Dow's post-election jump and what he called the "wealth effect." Bonus season adds another factor. Many financial-services workers now receive bonuses as stock vesting over three or more years rather than lump-sum cash.

As of early November, Greenwich had 115 listings and 2.5 months of supply across the market.