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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