Catch It Early: Open House Invitation

OPEN HOUSE: Saturday, September 27th: 1:00 - 3:00pm

ADDRESS: 1504 Fox Glen Drive, Hartsdale

Enjoy the ease of townhouse-style living in this bright and beautifully updated two-story condo with oversized windows throughout. With its own private front entrance, covered porch, and upper-level balcony, this home provides both indoor style and outdoor enjoyment. Residents of The Colony enjoy ample parking, beautifully maintained grounds, a large in-ground pool with sundeck, and a fenced-in playground. A rare opportunity for low maintenance living with space, style, and amenities!

Watch Our Video Tour Here!

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Fed Rates DOWN - Mortgage Rates UP??

2025 Mortgage Rates Since April High

The day after the Fed trimmed short-term rates by 25 basis points, mortgage rates did the opposite of what many expected. The 30-year fixed rate, which had been on a steady decline since hitting 7.08% in May and dropping to 6.13% on Tuesday, suddenly reversed course climbing back up to 6.37% yesterday, reported by Mortgage News Daily. Even with the bump, rates are still hovering near their lowest levels of the year. According to the Mortgage Bankers Association:

  • Mortgage rates have held steady or fallen for 10 weeks.

  • Mortgage applications increased 6 of the last 7 weeks.

  • Mortgage applications jumped 29.7% last week compared to the week prior.

  • …

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Post-Pandemic Shift: Rates Now Drive Buyer Behavior

In recent months, mortgage rates have slipped from 7.04% in January to around 6.30%, sparking renewed discussion about whether lower borrowing costs will unlock more demand. ResiClub’s 25-year analysis reveals wide swings in buyer sensitivity to mortgage rates, depending on the housing cycle. In some periods, demographics and credit standards mattered more. In others, rates barely moved the needle. But in the current post-pandemic cycle, mortgage rates have emerged as the dominant force shaping demand.

  • Early 2000s (2000–2004): Falling rates fueled the housing bubble

  • Housing bust (2005–2009): Demand collapsed despite lower rates

  • …

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The Sleepover Strategy

When it comes to selling a home, first impressions matter, but what if buyers could sleep on it, literally? A growing trend in real estate, especially in luxury markets and planned communities, is allowing serious buyers to spend the night in a property before making an offer. The extended showing gives them a true sense of the home’s features, potential nighttime noise, and the vibe of the surrounding neighborhood. 33% of buyers who spend the night end up buying — that's three times the conversion rate of a traditional showing. Why it’s interesting:

  • Sleepover showings convert at 33%, compared to 11% for standard tours.

  • Sellers gain leverage: no buyer’s remorse, fewer surprises,…

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The $1 House: Real Estate’s Latest Bidding War Trigger

In today’s overheated housing market, desperate buyers aren’t the only ones making bold moves, some homeowners are flipping the script with a striking tactic: listing their homes for just $1. While no one expects to walk away with a property for less than the cost of a pack of gum, this marketing move is igniting exactly what it’s designed to create: buzz, bidding wars, and viral attention.

Ralph’s Take

Why does the $1 strategy work? Because everyone clicks. A house listed for a dollar is clickbait, engineered for attention. An agent in New Jersey just turned a $1 listing into a $550,000 sale — they were hoping for $500,000. Another pulled in 47 offers. In the…

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What the Mortgage Rate Drop Means for Homebuyers in Westchester County

If the Fed cuts rates in September, it doesn’t guarantee mortgage rates will move lower. This is a conversation I’ve had with many of my clients. With a strong economy and low unemployment, mortgage rates may stay put. Yes, a Fed rate cut usually puts some downward pressure on borrowing costs, but it’s not guaranteed. Mortgage rates move more closely with bond yields, which are heavily influenced by inflation expectations and overall economic strength. If investors still see inflation risk or the labor market looks too strong, those yields (and mortgage rates) won’t budge much, even if the Fed is cutting.

We saw this last fall, and it could happen again.…

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Westchester Condo Inventory Hits Highest Level in 3 Years

As homebuyers work to balance budget constraints with lifestyle priorities, condominiums are becoming one of the most practical choices on the market. Whether you're a first-time buyer aiming to build equity or looking to downsize while staying in a prime location, today’s condo market offers strong opportunities — with inventory levels peaking at their highest level since 2021.

 

START YOUR CONDO SEARCH HERE


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Westchester County Mid‑Year 2025 Home Sales by School District

Westchester County, Home Sales by School District

Click on Map for Interactive Data

This interactive map highlights 2025 mid-year single-family home sales in Westchester County, broken down by school district. The color scale reflects the median days on market — with darker red areas indicating faster-moving inventory and green areas showing slower sales activity.

Click the map to explore full district-level data, including:

  • Closed sales volume

  • Median days on market (DOM)

  • Average list price and closed price

  • Median and highest sale-to-list ratios

  • Lowest and highest recorded sale prices

As always, we're here to answer your…

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New York Ranks 10th in “Equity-Rich” Homeowners

Equity Rich Homeowners by State

We’ve been talking a lot about equity lately, and if you’re a homeowner, it might be one of your favorite subjects. It’s also a big reason why all-cash purchases are on the rise. New York ranks second in the country, with 40.4% of recent home sales made in cash. But even among those with mortgages, nearly half (46.2%) are considered “equity-rich”, meaning they owe less than half of their home’s current value, according to ATTOM’s latest report. New York remains hot, rolling in at 10th place with 54.1% equity-rich mortgages.

States with the biggest year-over-year equity gains include:

  • Connecticut: up from 42.2% to 48.0%

  • New York: up from 49.1% to…

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Westchester Housing Data Shows Growing Shift Toward Second Half Sales

Westchester County Pending Home Sales - 1st Half vs 2nd Half

For years, Westchester County’s single-family home market followed a familiar seasonal pattern, with spring and the broader first half of the year driving most pending home sales. However, data from 2015 to 2025 shows a clear shift: in both 2023 and 2024, the second half of the year accounted for the majority of our annual pending sales, while the first half’s share has fallen noticeably from the mid-50% range seen in periods before the pandemic years.

Ralph’s Take

Why Is the Second Half of the Year Gaining Strength?

It’s not mortgage rates. In September 2023, rates spiked and stayed elevated through the end of the year. In 2024, they followed…

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