Why Windsor Terrace's Median Home Price Depends on Which Houses Happen to Sell That Month

Two real estate data services looked at the same corner of Brooklyn this spring and came back with opposite stories. Redfin's numbers for March 2026 showed Windsor Terrace home prices up 3.7 percent year over year, selling at a median of $1.5 million. PropertyShark's numbers for April, one month later, showed the median down 25.6 percent year over year, to $1.1 million. Neither service made an error. Both are describing a neighborhood so small that a handful of closings can flip the story from boom to bust and back again inside a single reporting cycle.

If you're comparing Windsor Terrace to Park Slope, or trying to decide whether now is the right window to buy, that swing matters more than any single number in either report. Here's what's actually driving it, and what it means for how you should read the comps.

The Math Behind the Contradiction

PropertyShark counted a total of nine transactions in Windsor Terrace in April 2026, a 47.1 percent drop from the same month a year earlier. Nine sales is not a market. It's a small sample that can be dominated by whatever happened to close that month: a single limestone townhouse sale on the high end, a single distressed co-op sale on the low end, and the median lurches accordingly.

Compare that to the Brooklyn-wide picture over the same stretch. The borough's median sale price came in around $850,000 in April 2026, and that figure moved in a relatively calm, single-digit range year over year. Brooklyn as a whole trades enough volume every month that outliers get absorbed into the average. Windsor Terrace does not have that luxury. A neighborhood moving nine homes in a month is one unusually large sale away from a headline that says the opposite of what's actually happening on the ground.

Pull the same April numbers apart by property type and the picture gets more instructive, not less. Single-family houses had a median sale price of $1.9 million, down 19.5 percent from a year earlier. Co-ops sold at a median of $840,000, up 50.7 percent over the same twelve months. Condos didn't generate enough sales that month to produce a reliable median at all. Three property types, three completely different directions, all inside the same thirty days, all inside the same nine transactions.

That's not a market correcting. That's a market too thin to average.

What Three Sources Say About the Same Window

Line up the reported medians from three different sources covering roughly the same stretch of early 2026 and the spread makes the point better than any explanation can.

Same neighborhood, overlapping months, a spread of nearly $600,000 between the low and high figure. Some of that gap comes from methodology, whether a service is counting condos, co-ops, and houses together or separately, and whether it's pulling from closed sales or a rolling average. But a meaningful part of it is simply the small-sample problem showing up again, from a different angle each time.

In a market this size, the median isn't a snapshot of value. It's a snapshot of whichever homes happened to close.

What "Cheaper Than Park Slope" Actually Means

The comparison everyone reaches for is straightforward: Windsor Terrace is the more affordable version of Park Slope, a few blocks south of Prospect Park with similar row houses at a lower price point. That comparison is directionally accurate, but the specific numbers people use to back it up deserve a second look.

A StreetEasy-sourced report cited in a January 2026 BKReader piece put Windsor Terrace's median asking price at $1.125 million against Park Slope's $1.723 million, a real and meaningful gap. The same report noted that Windsor Terrace had the steepest annual decline in median asking price of any neighborhood on its list, a drop of 12.8 percent, more than double the next steepest decline.

Two things are worth separating here. First, asking price and closed sale price are not the same measurement. An asking price tells you what sellers are requesting; a closed sale tells you what buyers actually paid, often after negotiation. Comparing an asking-price figure from one report to a closed-sale figure from another, as it's easy to do when skimming multiple sources, will make a neighborhood look more or less affordable than it is. Second, a 12.8 percent annual swing in a neighborhood already moving in the single digits of monthly transactions is consistent with the same sample-size story playing out again, not necessarily a genuine cooling of demand.

None of this means the Windsor Terrace discount to Park Slope is fake. It almost certainly reflects a real difference in commercial density, subway access, and overall market size between the two neighborhoods. It means the size of that discount, quoted to the decimal point, should be treated as directional rather than precise.

The Building That's About to Rewrite the Comp Set

Here's the development that matters more than any single month's median: sales launched this spring at The Windsor, a nine-story, 98-unit condominium at 23 Ocean Parkway, directly across from Prospect Park's southwest corner. Designed by Gene Kaufman Architects, the building includes more than 18,000 square feet of indoor and outdoor amenities and offers studios through three-bedrooms, with prices spanning roughly $500,000 at the low end to about $1.67 million for the largest units.

This matters for the comps conversation for a specific reason. Remember that PropertyShark couldn't calculate a statistically significant condo median for Windsor Terrace in April 2026, because there simply weren't enough condo sales to work with. That's been the pattern in this neighborhood for years: houses and co-ops trade regularly, condos barely trade at all. The Windsor changes that math almost overnight. Once even a handful of its units start closing, they will make up a large share, possibly the majority, of Windsor Terrace's condo sales for the next year or more.

According to reporting from Commercial Observer published in late July 2026, the development team expected to receive a temporary certificate of occupancy within four to five weeks of that report, with move-ins beginning in October. That timeline suggests the certificate of occupancy already arrived by late August, putting the building on track for its first residents to move in next month. Anyone pulling a "Windsor Terrace condo median" a year from now should know they're likely looking at one building's closing prices, not a broad cross-section of the neighborhood.

How to Actually Compare Windsor Terrace

If you're using neighborhood data to make a real decision, a few adjustments make the numbers far more trustworthy than taking any single month at face value.

1. Look at trailing twelve-month medians instead of single-month snapshots. In a neighborhood moving fewer than a dozen homes some months, one month tells you almost nothing.
2. Keep property types separate before comparing across neighborhoods. Blending co-op, condo, and house sales into one median, in a market this thin, manufactures a trend that isn't there.
3. Confirm whether you're looking at asking prices or closed sale prices before comparing two sources. They answer different questions and rarely line up cleanly.
4. Give The Windsor's closings a year or two before treating condo medians in this neighborhood as representative of anything beyond that one building.

The Neighborhood the Data Doesn't Capture

None of this shows up in a median, but it's part of what a buyer is actually paying for. Windsor Terrace still has Kensington Stables, the last remaining horseback riding stable in the area, and the Engine Company 240 firehouse, an 1896 building with official New York City landmark status. Farrell's Bar & Grill has been pouring drinks on Prospect Park West since 1933. The Prospect Avenue and Fort Hamilton Parkway corridors carry a mix of longtime and newer businesses, Juice Box, Della, Hilltop Tavern, Krupa Grocery, and Double Windsor among them, alongside the Saturday farmers market at Bartel-Pritchard Square, right at the neighborhood's gateway to the park.

These are the variables a median can't touch, and they're often the reason a buyer chooses one block over another even when the spreadsheet says the numbers are close. In a market this small, they carry real weight.

A Neighborhood Small Enough to Need a Human Reading the Comps

Windsor Terrace's numbers move the way they do precisely because so few homes change hands in any given month. That's not a flaw in the data, it's a feature of a tightly held, low-turnover neighborhood, but it means the headline figure in any single report deserves a second look before you act on it. The Mazurek Team works across Brownstone Brooklyn, including Windsor Terrace, and tracks these comps closely enough to know when a monthly swing is signal and when it's just nine houses telling a story that won't hold up next month. If you're weighing Windsor Terrace against Park Slope or anywhere else in the area, get a free home valuation and a conversation grounded in what's actually closing, not just what a single data pull says this week.

Frequently Asked Questions

Is Windsor Terrace actually cheaper than Park Slope? Generally yes, and the gap has been consistent across multiple reports, but the exact size of that gap varies depending on whether you're comparing asking prices or closed sales, and which month you pull.

Why do different real estate sites show such different Windsor Terrace prices? Windsor Terrace closes very few homes in a typical month, sometimes under a dozen. With that few data points, one large or small sale can swing a median significantly, and different services use slightly different methodologies on top of that.

Will The Windsor condo launch change Windsor Terrace's home price data? Almost certainly, at least for the condo category specifically. With so few condo sales historically, the building's closings, expected to begin around October 2026, will make up an outsized share of the neighborhood's condo comps for at least the next year.