What Those Westchester County Price Cuts Really Mean

What Those Westchester Price Cuts Really Mean

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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Modest Prices, More Inventory, and Better Odds in 2026

Modest Prices, More Inventory, and Better Odds in 2026

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 County's Hottest Price Ranges of 2025

Westchester’s Hottest Price Ranges of 2025

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

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

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

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!

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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NAR’s Forecast: Home Sales Headed for a 14% Increase

NAR’s Forecast: Home Sales Headed for a 14% Increase

The latest forecast from the National Association of Realtors (NAR) predicts existing home sales in the U.S. will increase by about 14% in 2026, driven by improving economic fundamentals and a slight easing of mortgage rates. Home prices are expected to continue rising nationally around 4% next year, after an estimated 3% rise by the end of this year. Additional predictions:

• 14% increase in existing home sales.

• 5% increase in new home sales.

• Mortgage rates to drop gradually to 6%.

Ralph’s Take

I’ll be putting together a full list of forecasts as we get closer to the end of the year, but here’s my early read:…

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Luxury Home Prices Jump 3x Faster Than Average

Luxury Home Prices Jump 3x Faster Than Average

Luxury housing continued to outperform the broader market in October, with prices up 5.5% — nearly triple the growth of non-luxury homes, according to Redfin. Strong equity markets and cash-heavy buyers are keeping high-end demand resilient, even as typical buyers remain constrained by current mortgage rates. Additional findings:

• Number of sales: Luxury up 2.9%. Non-luxury sales at 0.7%.

  • Both markets are still near decade-low October levels.

• Inventory: Luxury up 6.4%. Non-luxury up 9.5%

  • Highest October levels in 5 years, but still below pre-pandemic norms.

• Days on Market: Luxury up to 58…

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For Sale By Fewer: FSBO Sales Plunge to Historic Low

For Sale By Fewer: FSBO Sales Plunge to Historic Low

The latest data from the National Association of Realtors (NAR) reveals that For Sale By Owner (FSBO) sales have plummeted to just 5% of all transactions — an all-time low. Back in the 1980s, FSBOs made up 21% of the market. Here’s what changed according to the report:

• Lower Returns: FSBO homes typically sell for nearly $100K less.

• Limited Reach: No MLS means fewer eyes on your home.

• Off-Market Deals: Most FSBOs are sold to friends or family.

• Online Gap: FSBO listings rarely show up where buyers are searching.

• Legal Risk: One wrong form can turn into a costly mistake.

Ralph’s Take

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The Westchester Market: From Hot to Healthy?

The Westchester Market: From Hot to Healthy?

The latest Market Hotness Rank from Realtor.com® and the Federal Reserve Bank of St. Louis (FRED) shows that Westchester County’s housing market could be transitioning toward a more balanced pace after two years of intense competition. The rank measures how “hot” an area’s market is compared to all U.S. counties — with 1 representing the hottest and 1,612 the coolest in the nation.

Westchester’s Market Hotness Rank so far in 2025:

• January (Rank 636): Soft start to the year following late-2024 cooldown.

• March (Rank 360): ???? Peak Spring demand.

• June (Rank 590): Early signs of the summer slowdown.

• August (Rank 851): ❄️…

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Realtor.com Says It’s Go Time for Buyers

Realtor.com Says It’s Go Time for Buyers

Still looking for the right home to buy? Mid-October may be your best shot. Realtor.com data shows that the week of October 12–18 is when the market tilts in buyers’ favor: more listings, lower prices, and fewer bidding wars. Sellers are more motivated, competition eases, and prices dip just enough to make a real difference — about $15,000 in savings on a median home. Here’s the breakdown:

• Listings jump 32% higher compared to earlier months.

• Prices dip 3–4% below peak levels.

• Competition falls by roughly 30%, easing bidding wars.

• October posts the lowest seller premium of the year (~8.8%).

• Buyers gain leverage to…

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