What Those Westchester Price Cuts Really Mean

Westchester County Listings with Price Reductions (Monthly)

Nationally, more sellers are cutting asking prices as rising inventory, and pickier buyers collide. According to Realtor.com, price cuts showed up on about 1 in 5 listings last June, the highest share since at least 2016. Perhaps surprisingly, despite all the bidding wars, Westchester has followed suit. Let’s take a closer look at what our own price-reduction data actually shows.

  • January YoY:  January 2026 saw just 85 cuts — a 25% drop from 2025.

  • Most Reductions:  June 2022 tops the list with 538 reductions (26.2% of listings).

  • Fewest Reductions:  December 2023 bottoms out at 76 reductions (6.2%).

  • Annual Reductions:  2024 had just…

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Stop Over-Spending on Pre-Sale Renovations

New York Home Projects with the Highest Return-on-InvestmentIf you’re planning to sell your home this spring, you shouldn’t wait to start making updates. In today’s market, homes that feel well-maintained and move-in ready still stand out and sell for top dollar. To decide what’s worth doing, I recommend leaning on return-on-investment (ROI) data, which shows that smaller, visual improvements can pay off just as much as – or more than – major renovations. Here are the highlights from Zonda’s 2025 Cost vs Value Reportfor the New York market:

  • 323% ROI: Garage door replacement (top performer in New York)

  • 103% ROI: Minor midrange kitchen remodel (slightly pays for itself)

  • 25% ROI: Solar power installation (limited…

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White Cabinets? That’s So 2025

Wood cabinetry has surpassed white as the most popular choice in kitchen remodels, according to Houzz’s 2026 Kitchen Trends Study, which surveyed over 1,700 homeowners about recent renovations. Wood cabinets are now chosen in 29% of projects, just edging out white at 28%, with medium and light wood tones leading the way. While white and off-white remain significant players, colorful cabinets like green and blue are still niche, though green has now overtaken gray. The study also highlights a continued preference for contrasting upper and lower cabinets and a surge in wood countertops on kitchen islands. Additional findings:

  • Popular wood tones:  medium 15%, light 11%, dark 3%.

  • …

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Counties New York Homebuyers Love

The Hudson Gateway Association of Realtors (HGAR) ranked the New York counties that saw the biggest year-over-year increase in home sales in 2025, just in time for Valentine’s Day. Putnam County tops the list with the strongest sales growth and the tightest inventory, showing how intense buyer demand remains there. Several Hudson Valley and downstate counties — including Ulster, Rockland, Westchester, and Sullivan — also posted notable gains, underscoring that many local markets stayed competitive despite broader national housing headwinds. Key points:

  • Head-Over-Heels: Putnam - Sales up 15.6%. 1.7 months of inventory

  • Fighting Over: Westchester - 45 days on market. 1.6…

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60.8% of Westchester Homes Closed Over Asking

Single Family Home Statistics by Westchester County School District

In my last newsletter, I broke down the strongest performing price ranges in Westchester County. This week, we’re focusing in on school districts — and what I found was wild: In 2025, 60.8% of single-family homes in Westchester sold over asking — up from 56.2% in 2024.???? In every school district but four, more than half of single-family sales closed above list price. Five districts were above 70%: Rye Neck (71.2%), Lakeland (71.2%), Elmsford (71.4%), White Plains (72.0%), and Mamaroneck (72.5%). Additional highlights:

  • Highest Median Price: Bronxville - $2,750,000

  • Highest Average Price: Rye City - $3,038,695

  • Highest Median Sale-to-List:…

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Modest Prices, More Inventory, and Better Odds in 2026

Real Estate Forecast

The most recent 2026 real estate forecasts point to a cooler but stable market rather than a boom or a crash. Zillow and Redfin see U.S. home prices rising only about 1–1.2% in 2026, as affordability slowly improves but high prices and rates keep demand in check. Mortgage rate projections cluster around the low-6% range for much of 2026, with only gradual easing expected. Slightly lower rates and rising inventory should bring more transactions as the market continues to normalize after the pandemic-era rollercoaster.

Ralph’s Take

When you blend these forecasts together, you get a pretty clear picture of where I think the national market is headed in 2026: increased…

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Westchester’s Hottest Price Ranges of 2025

Where buyers actually showed up — and what it means for your price strategy.

Westchester’s Hottest Price Ranges of 2025

If you want to know where the real market is, don’t start with closed sales — start with showings. I pulled every showing on listed homes across Westchester County in 2025 and grouped them by price range. The result is a clear look at which price ranges are truly hot, which are just warm, and where buyer activity starts to thin out. Most of Westchester’s showing activity was in the mid-market tier, with nearly half of the roughly 170,000 showings on homes priced between $400,000 and $900,000.

Additional Findings:

  • Heaviest Pool of Buyers: $600k to $700k with about 18,800 showings.

    • …

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White Plains Affordable Housing Lottery Announcement

Downtown White Plains has launched a rare housing lottery offering 108 renovated condos at 6 Cottage Place and 99 Church Street. Priced from the low $200Ks and available to households earning up to 100% of the Area Median Income, these studio to three-bedroom homes include accessibility-adapted units and are located in a walkable, transit-friendly neighborhood. It’s one of Westchester’s most significant affordable homeownership opportunities in years.

  • Starting prices: mid $200Ks (Cottage) / low $300Ks (Church)

  • Open to households at or below 100% Area Median Income

  • Accessible units available for residents with mobility or hearing/vision…

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WSJ: When Home Sellers Set Prices Too High, They’re Paying for It

Average Cumulative Price Cut Between Listing and Sale

According to a new report from The Wall Street Journal, homes that underwent price reductions this year spent nearly five times longer on the market compared to homes that were priced right from the start. Not only that, but many of them ended up selling for less than similar homes listed more strategically. This “price and pray” strategy may have worked in the turbocharged 2021–2022 market. But in today’s climate, it’s a recipe for lost momentum and missed opportunity. Additional findings:

  • 20% of active listings in October had a price cut.

  • 57% of homes sold in 2025 (through October) had at least one price cut.

  • Many sellers cut…

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Westchester Real Estate’s Largest Price Reductions!

These Westchester properties have had some of the steepest drops from their original list prices to today’s asking numbers. As market conditions shift and buyer feedback rolls in, sellers often need to adjust to stay competitive. The homes highlighted below represent the largest of those resets, just in time for Black Friday!

49 Indian Hill Road, Pound Ridge

$7,500,000 → $4,300,000

4 Woodland Place, White Plains

$1,999,995 → $1,400,000

14 Hamilton Avenue, New Rochelle

$1,400,000 → $999,000

1430 Riverview Avenue, Peekskill

$1,229,000 → $890,000

1 Scarsdale Road,…

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