30 years of National Homeownership Month 

Homeownership remains a cornerstone of the American Dream — but getting started can feel overwhelming. Nearly 1 in 4 Gen Z and Millennial adults say they’re anxious about where to begin and who to trust. And 69% of U.S. adults mistakenly believe mortgage rates are at all-time highs. Add Redfin’s headline about “500,000 more sellers than buyers,” and hesitation is understandable. But here’s what’s missing:

  • 72% of renters are more worried about rising rents and their long-term finances.

  • While rates are up from pandemic lows, they’re still under the historical average of 7.7%; and projected to dip in the year ahead.

  • 22 of the top 50 metro areas have returned to…

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Market Shifts Are Reshaping Westchester’s Peak Season


Click the Chart for All Statistics

Spring 2025 may have brought another early peak in Westchester’s real estate market. For the third year in a row, new listings declined from April to May, bucking the pre-2020 trend where May was usually the high point. Although inventory is up from last year, it's still well below historical norms, with fewer than half as many homes for sale this spring as in 2015. Here’s a deeper dive into Westchester County’s Spring markets since 2015:

  • Earlier New Listing Peak: April has outpaced May for new listings in recent years, possibly due to sellers trying to attract buyers ahead of rising competition.

  • Inventory Trends: The peak in…

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Today would have been my grandfather’s 105th birthday.

Thirty-five years before he was born, his grandfather (my great-great-grandfather) founded our firm in 1885.

As we celebrate Father’s Day this weekend, I’m especially grateful for the legacy both my grandfather and father passed down. 140 years later, and our family is still doing the work we love.

A. Ragetté Real Estate and Fire Insurance, circa 1890 in New York City.

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More Homes Selling to the Highest (Cash) Bidder

Westchester County’s housing market has strongly favored sellers in recent years, with many buyers forced to offer above the asking price just to stay competitive. According to my research, 56.2% of homes in Westchester sold for more than the listed price last year.  With all-cash offers becoming more frequent,  HousingWire is reporting that New York ranks second in the nation with 40.4% of purchases made in cash. It begs the question: What makes cash offers so appealing to sellers?

  1. Fewer Risks: No appraisal and mortgage approvals are required.

  2. Can Close “As-Is”: The ability to close with issues like open permits or code violations which lenders will typically…

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Inside Westchester’s Bidding Wars

Bidding wars in Westchester County, New York

The Westchester County housing market continues to see a high volume of homes selling above their asking price. My analysis of single-family home sales by school district reveals that 56.2% of closed sales last year sold above list price. Of the 39 school districts I reviewed, 30 had a majority of sales close above asking, while only 9 districts fell below the 50% mark. Every school district, with the exception of Bronxville (99.3%) and Tuckahoe (96.8%), had an average sale-to-list price ratio above 100%.

Highest Percentage of Sales Over Ask:
    1.  Hendrick Hudson:  77.8%
    2.  Rye Neck:  72.2%
    3.  Elmsford:  70.8%
    4.  Irvington:  69.4%
    5.  Ardsley:  68.4%
    6.  Peekskill:  67.9%
…

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After 5 emails, 21 phone calls, and 181 text messages - we had a deal.

As a service-based business, it’s natural to want to share only the wins, but it’s just as important to be honest about the tough moments, too. If you’ve been house hunting lately, you know how tough the market is.

Last week, my buyers offered $100,000 over asking with excellent terms — strong down payment, no formal inspection, and a flexible closing — for a home they truly loved. It wasn’t a bidding war, but there was competition, and comparable sales supported the offer. So, we led with a strong and serious offer.

Then, we lost — to an all-cash buyer.

We regrouped, removed the escalation clause (since $20k over all-cash wasn’t enough of an…

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Think Prices Are Dropping? Not in New York

According to Realtor.com, 18% of home listings nationwide had price reductions last month, marking the highest percentage for any April since 2016. While the article doesn’t define what constitutes a "healthy" rate, historical trends suggest that around 10% to 15% of active listings typically undergo a price cut. Many Southern and Western states reported reductions above 15%, and nearly all states experienced an increase in price reductions compared to last year. In Westchester County, 224 out of 1,328 active listings in April had a price drop, a 6.67% increase from the same period in 2024.

Ralph’s Take

What does this mean for Westchester County? I track price reduction…

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What If You Bought Your Home in 1995?

According to ResiClub's analysis of the Freddie Mac House Price Index, U.S. home prices surged by an impressive 300% from March 1995 to March 2025. Despite market fluctuations over the past three decades, homeowners experienced substantial gains in home equity, highlighting the enduring value of real estate as a wealth-building tool. Some may argue that stocks offer superior returns, noting that the S&P 500 Index rose by roughly 926% over the same period, but consider this:

  • Leverage: Home price gains can yield far higher returns on a buyer’s down payment due to mortgage leverage.

  • Opportunity Cost: Choosing to skip homeownership often means paying rent and underinvesting in…

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Can You Buy a Home with Crypto? Yes, But Read This First.

Cryptocurrency saw gains this week, with Bitcoin surpassing $100,000 for the first time since February. The digital currency market has already disrupted banking, finance, and art. Now, it’s knocking at the door of real estate. Yes, you can buy a home with Bitcoin, Ethereum, or another digital currency. But before you start moving your Dogecoin to a cold wallet and house-hunting in Westchester, there are a few key things you should know:

  1. Not All Sellers Will Accept Crypto: 

    The deal often requires converting your cryptocurrency into dollars through a third-party service or crypto-friendly escrow company. It’s rare (but not impossible) to find sellers willing to…

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Equity Flex: Baby Boomers are Driving the Market

Despite millennials entering their peak home-buying years, baby boomers outpaced them significantly in home purchases over the past year. According to the 2025 Home Buyers and Sellers Generational Trends Report by the National Association of Realtors (NAR), baby boomers accounted for 42% of all home buyers, a sharp contrast to the 29% share held by millennials. This marks a notable decline in millennial participation, down from 38% the year before. Additional findings:

  • Silent Generation (ages 79–99): purchased highest share of new construction.

  • Baby Boomers (ages 60-78): the largest share of buyers and sellers.

  • Gen Xers (ages 45-59): made up 24% of home…

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