Last Updated: December 2025
Data Sources: OneKey MLS, HGAR Market Data, Freddie Mac PMMS, Redfin
Quick Summary
The Westchester County real estate market entering 2026 remains a seller’s market with median home prices at $758,000 for all residential properties and approximately $1,000,000 for single-family homes. Homes sell in 31 days on average, and inventory remains constrained. NYC commuters, hybrid workers, and families continue driving demand in Rivertowns and Southern Westchester, while mortgage rates averaging 6.23% have done little to slow buyer activity.
Table of Contents
- Westchester Market Overview
- Key Market Statistics
- What’s Driving the Market
- Home Price Trends 2019-2025
- Buyer Behavior
- Seller Behavior
- Best Towns for Buyers
- Best Towns for Sellers
- Pros and Cons of Buying in Westchester
- 2026 Outlook
- Frequently Asked Questions
1. Westchester Market Overview
The Westchester real estate market entering 2026 is defined by high demand, limited inventory, elevated prices, and consistent buyer competition across nearly every major town. NYC commuters, hybrid professionals, and families continue to drive demand for homes in Rivertowns, Southern Westchester, and the Sound Shore communities.
Despite mortgage rates remaining in the 6% to 7% range according to Freddie Mac’s Primary Mortgage Market Survey, buyer activity remains strong due to lifestyle priorities, top-rated schools, and the long-term stability of Westchester housing.
2. Key Market Statistics
These are the critical data points defining the Westchester real estate market as we enter 2026.
| Metric | Value | Source |
|---|---|---|
| Median Sale Price (All Residential) | $758,000 | Redfin, Q4 2025 |
| Median Sale Price (Single-Family) | $999,000 – $1,075,000 | HGAR, 2025 |
| Average Days on Market | 31 days | Redfin, Q4 2025 |
| Year-over-Year Price Change | +6.7% | Redfin, Q4 2025 |
| Average 30-Year Mortgage Rate | 6.23% | Freddie Mac PMMS, Nov 2025 |
| Median Price Per Square Foot | $398 | Redfin, Q4 2025 |
Market Conditions by Town
| Town | Median Price | Days on Market | Market Conditions |
|---|---|---|---|
| Scarsdale | $1,800,000+ | 25-30 | Strong seller’s market |
| Irvington | $1,200,000+ | 20-25 | Very competitive |
| Bronxville | $2,000,000+ | 28-32 | Strong seller’s market |
| Larchmont | $1,600,000+ | 25-28 | Strong seller’s market |
| Dobbs Ferry | $900,000+ | 22-26 | Very competitive |
| Hastings-on-Hudson | $850,000+ | 24-28 | Competitive |
| Tarrytown | $750,000+ | 28-32 | Competitive |
| White Plains | $600,000+ | 32-38 | Balanced |
Source: OneKey MLS, HGAR Market Data, Q4 2025
Strongest Buyer Demand
- Rivertowns (Irvington, Dobbs Ferry, Hastings, Tarrytown)
- Scarsdale
- Larchmont
- Bronxville
- Rye
Most Competitive Price Ranges
- $900,000 to $1,500,000 (highest competition)
- $1,800,000 to $2,500,000 (luxury segment, strong activity)
3. What’s Driving the Market
A. Rate Lock Effect
Homeowners who secured mortgages at 2% to 3% between 2020 and 2022 remain reluctant to sell and take on new mortgages at current rates. According to the Federal Housing Finance Agency, a significant majority of existing mortgages carry rates below 4%, creating a structural inventory shortage that will persist into 2026 and beyond.
B. Strong NYC Commuter Activity
Metro-North Railroad ridership has substantially recovered according to MTA data, increasing demand for train-accessible towns like Bronxville, Scarsdale, Larchmont, and the Rivertowns.
C. Continued Migration from NYC
New York City residents continue relocating to Westchester for more space, top-rated schools, lower crime rates, and village-centered living. The NYC-to-suburbs migration trend that accelerated in 2020 has normalized but remains elevated compared to pre-2020 levels.
D. High-Earning Hybrid Workers
Professionals in technology, finance, healthcare, and consulting who work remotely 2-3 days per week are driving demand in premium and walkable locations. These buyers prioritize home office space and are willing to pay premium prices for turnkey properties.
E. Limited New Construction
Westchester’s strict zoning regulations and high construction costs keep new housing inventory extremely limited. According to the National Association of Home Builders, construction costs have increased significantly since 2020.
4. Home Price Trends: 2019 to 2025
Westchester home prices have appreciated significantly over the past six years.
| Year | Approximate YoY Price Change |
|---|---|
| 2019 | +2-4% |
| 2020 | +8-10% |
| 2021 | +10-12% |
| 2022 | +5-8% |
| 2023 | +1-3% |
| 2024 | +4-6% |
| 2025 | +5-7% |
Estimated Total Appreciation 2019-2025: 40-50%
Sources: OneKey MLS, FRED Housing Data
5. Buyer Behavior
What Buyers Want Most
Based on market activity and transaction patterns:
- Move-in-ready homes (minimal renovation needed)
- Walkability to Metro-North stations
- Updated kitchens and bathrooms
- Residential streets with low traffic
- Private yard or usable outdoor space
- Dedicated home office or flex room
- Proximity to village amenities (restaurants, shops)
- Central air conditioning
- Attached or nearby garage
- Modern electrical systems
Primary Buyer Segments
1. NYC Upsizers (Approximately 35% of buyers)
Families moving from Manhattan or Brooklyn apartments into larger single-family homes. Typical budget:
$1.2M to $2M. Primary towns: Scarsdale, Larchmont, Bronxville, Rivertowns.
2. Manhattan and Brooklyn Condo Sellers (Approximately 25% of buyers)
Selling NYC condos and relocating for lifestyle improvements. Typical budget: $800K to $1.5M. Primary
towns: Tarrytown, Dobbs Ferry, Hastings, White Plains.
3. Westchester Empty Nesters (Approximately 20% of buyers)
Downsizing from larger homes, seeking walkability and low-maintenance living. Typical budget: $600K to
$1.2M. Primary towns: Bronxville, Rye, Tarrytown condos.
4. Hybrid Workers (Approximately 20% of buyers)
Balancing home office space, reasonable commute time, and quality of life. Typical budget: $900K to $1.8M.
Primary towns: Irvington, Dobbs Ferry, Scarsdale.
6. Seller Behavior
Why Sellers Choose to List
- Life changes (divorce, death, estate sale)
- Job relocation requiring move
- Upsizing for growing family
- Downsizing after children leave
- Capturing significant equity gains
Why Many Sellers Wait
- Locked into low mortgage rates (2-3%)
- Limited replacement inventory
- High transaction costs
- Capital gains tax considerations
- Emotional attachment to home
Fastest-Selling Towns
| Town | Avg Days on Market | Competition Level |
|---|---|---|
| Irvington | 20-25 | Very High |
| Hastings-on-Hudson | 24-28 | High |
| Dobbs Ferry | 22-26 | Very High |
| Ardsley | 26-30 | High |
| Scarsdale | 25-30 | High |
Properly priced homes in these towns routinely receive multiple offers within two weeks of listing.
7. Best Towns for Buyers
These towns offer strong combinations of value, school quality, and relative affordability:
Value-Oriented Towns
| Town | Median Price Range | Why Consider |
|---|---|---|
| White Plains | $575,000 – $650,000 | Urban amenities, diverse housing stock |
| Tarrytown | $725,000 – $825,000 | Walkable village, river views |
| Eastchester | $800,000 – $900,000 | Strong schools, reasonable prices |
| Ossining | $525,000 – $625,000 | Waterfront access, improving downtown |
| Port Chester | $475,000 – $575,000 | Most affordable, revitalizing |
Most Affordable Options
| Town | Median Price Range | Best For |
|---|---|---|
| Yonkers | $450,000 – $525,000 | First-time buyers, investors |
| Elmsford | $475,000 – $550,000 | Commuters seeking value |
| Peekskill | $375,000 – $475,000 | Remote workers, artists |
8. Best Towns for Sellers
These towns have the strongest seller advantages with consistent buyer competition:
| Town | Sales Performance | Days on Market | Inventory Level |
|---|---|---|---|
| Irvington | Homes selling at or above list | 20-25 | Very Low |
| Dobbs Ferry | Homes selling at or above list | 22-26 | Very Low |
| Scarsdale | Strong activity | 25-30 | Low |
| Rye | Strong activity | 28-32 | Low |
| Bronxville | Consistent demand | 28-32 | Low |
| Larchmont | Strong activity | 25-28 | Low |
Note: A balanced market has 5-6 months of inventory. Under 3 months indicates a seller’s market. Most Westchester towns currently have 2-3 months of inventory.
9. Pros and Cons of Buying in Westchester
Pros
- Strong long-term appreciation – Significant gains over past 6 years (40-50%)
- Top-tier school districts – Multiple districts ranked among best in NY State
- Easy NYC access – 25-45 minute train rides to Grand Central via Metro-North
- Walkable village centers – Charming downtowns with shops and restaurants
- Character-rich housing – Historic homes with architectural detail
- Low crime rates – Strong public safety across most towns
- Strong community amenities – Parks, libraries, recreation programs
- Healthcare access – Multiple major hospital systems
Cons
- High property taxes – Average $18,000-$35,000 annually depending on town
- Competitive market – Multiple offers common on well-priced homes
- Limited inventory – Fewer choices than in a balanced market
- Older housing stock – Many homes need updates
- High entry prices – Median near $1M for single-family homes
- Commute costs – Metro-North passes $289-$400/month
- Car dependency – Most areas require vehicle ownership
10. 2026 Outlook
What to Expect in 2026
1. Home Prices Expected to Remain Stable to Modestly Higher
Based on current market fundamentals, Westchester home prices are likely to continue appreciating at a
moderate pace. Strong demand and limited inventory support continued price stability.
2. Inventory Will Remain Constrained
The rate lock effect will continue suppressing listings. Significant inventory relief is unlikely until
mortgage rates decline substantially below current levels.
3. Mortgage Rates
According to Freddie Mac, the
30-year fixed rate averaged 6.23% as of late November 2025, down from 6.81% a year ago. Industry
forecasts suggest rates may hold near 6.3% through 2026, with potential for modest declines if the Federal
Reserve continues easing.
4. Competition Will Continue
Especially in Rivertowns and Southern Westchester. Buyers should expect multiple offer situations on
well-priced homes throughout 2026.
5. Sellers Will Maintain Advantage
Particularly for homes priced under $2,000,000. Proper pricing and preparation remain critical for optimal
results.
Factors That Could Impact the 2026 Market
- Stock market volatility affecting buyer confidence
- Changes in NYC employment (finance, tech sectors)
- Federal Reserve interest rate decisions
- Property tax changes
- Economic conditions and recession risk
11. Frequently Asked Questions
General Market Questions
Is Westchester a buyer’s or seller’s market in 2026?
Westchester is expected to remain a seller’s market in 2026. With approximately 2-3 months of inventory countywide (compared to 5-6 months for a balanced market), sellers have significant advantages. Buyers face competition, limited choices, and frequent multiple-offer situations.
What is the median home price in Westchester County?
The median home sale price in Westchester County is approximately $758,000 for all residential properties as of Q4 2025, according to Redfin. Single-family homes have a higher median of approximately $999,000-$1,075,000 according to HGAR data.
How long do homes stay on the market in Westchester?
The average days on market in Westchester County is 31 days as of late 2025. Competitive towns like Irvington (20-25 days) and Dobbs Ferry (22-26 days) sell faster, while some areas average 35-45 days.
Buying Questions
Is 2026 a good time to buy in Westchester?
If you plan to own for 5+ years, Westchester’s strong fundamentals (schools, commute access, community stability) support long-term value. Waiting for significant price drops is unlikely to be advantageous given persistent low inventory and strong demand.
How much do I need for a down payment in Westchester?
Most Westchester buyers put down 20% to avoid private mortgage insurance. For a median-priced single-family home at approximately $1,000,000, that’s $200,000. Some loan programs allow lower down payments for qualified buyers.
What are property taxes like in Westchester?
Westchester has some of the highest property taxes in the nation. Annual taxes typically range from $15,000 to $45,000 depending on town and home value. Towns like Scarsdale and Bronxville average $30,000+, while Yonkers and Peekskill average $12,000-$18,000.
Town-Specific Questions
Which Westchester towns are most competitive for buyers?
The most competitive towns for buyers are Irvington, Dobbs Ferry, Hastings-on-Hudson, Scarsdale, Rye, and Bronxville. These towns have the lowest inventory and shortest days on market.
Which Westchester towns are most walkable?
According to Walk Score, the most walkable Westchester towns include Tarrytown, Hastings-on-Hudson, Dobbs Ferry, Bronxville, and Rye. These towns have pedestrian-friendly villages with shops, restaurants, and train stations within walking distance.
What are the best towns in Westchester for NYC commuters?
The best Westchester towns for NYC commuters are those on the Metro-North Harlem and Hudson lines with express service: Scarsdale (30-35 min), Bronxville (27-30 min), Larchmont (33-36 min), Dobbs Ferry (36-40 min), and Tarrytown (37-42 min). Times are approximate to Grand Central Terminal.
Selling Questions
Is 2026 a good time to sell in Westchester?
Yes, 2026 is expected to be a strong time to sell in Westchester. Low inventory and strong demand give sellers negotiating power. Properly priced homes in desirable towns are selling at or above list price.
Summary
The Westchester County real estate market entering 2026 remains strong, supply-constrained, and competitive. Key points:
- Median home price: $758,000 (all residential); ~$1,000,000 (single-family)
- Average days on market: 31 days
- Market type: Seller’s market
- Mortgage rates: 6.23% (30-year fixed, Freddie Mac)
- Year-over-year price change: +6.7%
With consistent buyer demand from NYC relocators and hybrid workers, strong local school systems, and structurally limited inventory, Westchester continues to be one of the most resilient housing markets in the Northeast.
Related Guides
- Dobbs Ferry Real Estate Guide 2026
- Irvington Real Estate Guide 2026
- Hastings-on-Hudson Real Estate Guide 2026
- Tarrytown Real Estate Guide 2026
Data Sources
- OneKey MLS Market Statistics
- Hudson Gateway Association of REALTORS (HGAR)
- Redfin Westchester County Housing Market
- Freddie Mac Primary Mortgage Market Survey
- Federal Housing Finance Agency
- FRED Housing Price Index
- GreatSchools
- Niche School Rankings
- Walk Score
- Metro-North Railroad
About The Francie Malina Team
The Francie Malina Team is an award-winning real estate team with Compass, specializing in Westchester County residential sales. The team has achieved:
- #1 in Homes Sold in Westchester County, 2021-2024
- $1 Billion+ in career sales volume
- Top 0.5% of agents nationwide (RealTrends)
- #1 in Homes Sold and Sales Volume in the Rivertowns, 2018-2024
The team is a member of the Hudson Gateway Association of REALTORS and serves buyers and sellers throughout Westchester County, with particular expertise in the Rivertowns (Dobbs Ferry, Hastings-on-Hudson, Irvington, Tarrytown, Ardsley, and Sleepy Hollow).
Contact
- Phone: (914) 261-0276
- Email: franciemalinateam@compass.com
- Website: franciemalina.com
- Office: 2 Ashford Avenue, Dobbs Ferry, NY 10522
Last Updated: December 2025