Westchester County Real Estate Market Forecast 2026: What the Latest Data Says

If you're thinking about buying or selling a home in Westchester County, you've probably heard all kinds of predictions about where the housing market is headed.

Are prices finally going to come down? Will more homes hit the market? Is Westchester still favoring sellers? Should buyers wait? Is now the time for sellers to list?

Those are fair questions, but national housing headlines aren't going to give you a very good picture of what's happening here in Westchester.

According to OneKey MLS data through August 2026, the median sale price for Westchester County single-family homes was higher than it was during the comparable period a year earlier. Inventory was lower, homes sold faster and sellers received a higher percentage of their original asking price.

That's the countywide picture. Once you start looking at individual communities, it gets more complicated.

Scarsdale and White Plains, for example, showed very different inventory and pricing trends during the same period. Condos and co-ops are another story altogether.

That's why when someone asks me, "How is the Westchester real estate market?" I usually need to know a little more before I can give them a useful answer.

I'm John Buoninfante, your Westchester Realtor, and I move people in and out of Westchester County.

Let's look at what the latest OneKey MLS data actually tells us about the Westchester housing market in 2026, and just as importantly, what it doesn't tell us.

Westchester County Housing Market: August 2026

Let's start with single-family homes across Westchester County.

According to the August 2026 OneKey MLS Local Market Update:

Source: OneKey MLS, Westchester County Local Market Update, August 2026.

The median sale price for a single-family home was $1.205 million, up 9.5% from $1.1 million in August 2025.

Inventory dropped from 906 homes to 774, a 14.6% decline. New listings were down 15.6%, and homes that sold spent a median of 28 days on the market, compared with 30 days a year earlier.

Sellers also received an average 105.7% of their original list price, up from 103.6% in August 2025.

That's a pretty competitive month on paper. But August by itself isn't enough for me to tell a buyer or seller that this is where the entire Westchester market is headed. One month can be influenced by the particular homes that happened to sell.

The 12-month numbers give us a better perspective.

The 12-Month Numbers Give Us Better Context

For the 12 months through August 2026, Westchester County single-family homes showed:

Source: OneKey MLS Local Market Update, Westchester County single-family homes, 12 months through August 2026.

Over this longer period, the median sale price was $1.06 million, an increase of 9.3%.

Inventory was 4.4% lower, and median days on market fell from 41 to 37 days.

Closed sales were basically flat, increasing just 0.2%, while sellers received an average 104.2% of their original list price, compared with 103.2% during the previous comparable period.

I put more weight on these numbers than I do on a single month because they give us a broader view of what's been happening.

Through August 2026, Westchester single-family homes were selling at a higher median price, with somewhat less inventory and shorter marketing times than during the previous comparable 12-month period.

That tells us where the market has been. It doesn't tell us with certainty where it's going.

Is Westchester County Still a Seller's Market in 2026?

If we're looking strictly at the countywide single-family numbers, several indicators continue to show competitive conditions.

Inventory is lower. Median sale prices are higher. Homes are selling faster. Sellers are also receiving a higher percentage of their original asking price.

But I'd be careful about taking those numbers and applying them to every house in Westchester.

Westchester is made up of cities, towns and villages with very different housing stock, price ranges and levels of inventory. Even within the same community, market conditions can change depending on the type of property and price point.

A well-priced single-family home in one part of the county may attract several interested buyers very quickly. Another home can sit longer with very different negotiating dynamics.

So if you're thinking about buying or selling, I wouldn't stop at the county numbers. I'd want to know what's happening in the market that actually affects you.

Scarsdale vs. White Plains: Why the County Average Doesn't Tell the Whole Story

You can see this pretty clearly when we compare Westchester County with Scarsdale and White Plains over the same trailing 12-month period through August 2026:

Source: OneKey MLS Local Market Updates, single-family homes, 12 months through August 2026.

The difference in inventory stands out immediately.

Scarsdale's inventory declined 36.4%, compared with just 2.4% in White Plains. The two communities also had different median prices, price changes and original-list-price percentages.

That doesn't mean one market is better than the other. It means they're different.

If I'm working with a buyer looking in White Plains, I want to know what's happening in White Plains at the price point and property type they're considering.

If I'm talking with someone about selling a house in Scarsdale, I'm not going to price that property based on the Westchester County median.

As the decision gets more specific, the data should get more specific too.

Property Type Matters Too

The same thing applies to property type.

Westchester has a large market for condominiums and co-ops in addition to single-family homes. Those properties can have very different price points, monthly costs, inventory and buyer pools.

For the 12 months through August 2026, OneKey MLS reported a Westchester County median sale price of approximately $550,000 for condominiums and $240,000 for co-ops.

I wouldn't compare either number directly with the $1.06 million single-family median. We're talking about different types of ownership and very different properties.

This is another reason broad statements about "Westchester home prices" can be misleading. You need to know which part of the market you're talking about.

Will Westchester Home Prices Go Down?

I get asked this a lot, and there's no honest way to know for certain.

What we do know is that the latest OneKey MLS data does not show a countywide decline in the median sale price for single-family homes. The trailing 12-month median through August 2026 was 9.3% higher than during the previous comparable period.

That doesn't mean prices are going to keep rising at that rate.

Median sale price is a measurement of properties that have already sold. It's not a forecast, and it can also be influenced by the mix of homes that close during a particular period.

What happens from here will depend on several things, including inventory, new listings, buyer demand, mortgage rates, affordability, the broader economy and what's happening within individual Westchester communities.

So I wouldn't tell a buyer, "You need to buy now because prices are definitely going higher."

I also wouldn't tell someone, "Just wait because prices are definitely coming down."

We don't have data that supports either prediction.

Will More Homes Come on the Market?

This is one of the numbers I'm paying the most attention to.

New single-family listings in August 2026 were down 15.6% compared with August 2025. But over the trailing 12 months, new listings were down only 2.1%.

That's a big difference.

If we start seeing new listings increase consistently and inventory rebuild over several months, buyers could eventually have more choices.

On the other hand, if inventory stays tight while buyer demand remains strong, desirable homes that are priced properly could continue to see plenty of competition.

I don't want to make that call based on one month's numbers. I want to see whether a pattern develops.

What Could Change the Westchester Market?

There are a handful of numbers I'll continue watching through the rest of 2026.

Inventory. Are buyers actually getting more homes to choose from, or does supply remain limited?

New listings. One strong or weak month doesn't mean much by itself. A consistent change over several months is more useful.

Days on market. If homes begin taking noticeably longer to sell across multiple months, that's something I'd pay attention to.

Original list price received. This gives us another way to see how sale prices are performing compared with where sellers initially priced their homes.

Closed sales. Transaction volume helps us understand activity, although more or fewer sales alone doesn't tell us who has the negotiating advantage.

Median sale price. It's useful, but I don't like looking at it in isolation. It makes more sense alongside inventory, sales activity and the mix of homes being sold.

Mortgage rates and affordability. Financing costs affect purchasing power, but the impact isn't necessarily the same in every Westchester community or price range.

I wouldn't use any one of these numbers to call a market shift. I'm more interested in what they start telling us when we look at them together.

Should Buyers Wait for the Westchester Market to Change?

If you're thinking about waiting, I'd first want to know what you're actually waiting for. Lower prices, lower mortgage rates, more inventory, or just not finding the kind of house you want right now are all very different reasons, and they call for different answers.

If you're waiting because you're convinced prices are going to fall, we don't know that they will. If you're waiting for mortgage rates to come down, rates can change, but so can home prices and the amount of competition you face.

If the homes currently available don't fit your needs, staying patient may make perfect sense.

For my buyers, I would much rather look at their finances and timeline along with recent sales, current inventory and competition in the communities they're considering than tell them to make a major decision based on a national forecast.

Should Westchester Sellers List Now or Wait?

Sellers have a similar decision to make.

Countywide data through August 2026 shows several favorable indicators for single-family sellers. Inventory is lower, marketing times are shorter and sellers are receiving a higher percentage of their original asking price than during the previous comparable period.

That doesn't automatically mean you should put your house on the market tomorrow.

Before recommending anything, I'd want to know where the property is, its likely price range and condition, what you're competing against and why you're thinking about selling in the first place.

And if you're selling one Westchester home and buying another, we need to look at both sides. Getting a great result on your sale doesn't help nearly as much if you haven't thought through where you're going next.

The market matters. Your situation matters more.

What I'm Watching for the Rest of 2026

If I had to narrow it down to three things, these would be at the top of my list.

Inventory is the first. Westchester single-family inventory remains below the previous comparable period, and if we start seeing a sustained increase, that could give buyers more options and potentially change some of the competitive dynamics we've been seeing.

New listings are the second. August's 15.6% year-over-year decline caught my attention, but I want to see what happens over the next several months before treating it as a broader trend.

Days on market and original list price received round out the list. If homes consistently start taking longer to sell while sellers receive less relative to their original asking prices, that would give us more evidence that conditions are changing.

Those trends are much more useful to me than trying to react to every housing headline.

My Westchester County Real Estate Market Forecast

So where do I think the Westchester market goes from here?

Based on the data we have through August, I don't think there's enough evidence to make a dramatic prediction in either direction.

The numbers show that over the previous 12 months, Westchester single-family homes had a higher median sale price, somewhat lower inventory, shorter marketing times and a higher percentage of original asking price received than during the comparable period a year earlier.

That's evidence of what has already happened. It's not proof of what happens next.

I'll be paying particularly close attention to inventory, new listings, affordability, days on market and what sellers are actually receiving compared with their asking prices.

As new OneKey MLS reports come out, I'll adjust my view if the numbers change.

And if you're actually preparing to buy or sell, I wouldn't spend too much time trying to forecast the entire county anyway.

I'd rather look at the community, property type and price range that affects your decision.

That's where these numbers become useful.

Frequently Asked Questions About the Westchester Real Estate Market

What is the median home price in Westchester County in 2026?

According to OneKey MLS, the median sale price for Westchester County single-family homes was $1,060,000 for the 12 months through August 2026, up 9.3% from the previous comparable period.

For August 2026 alone, the median sale price was $1,205,000.

These figures refer specifically to single-family homes and shouldn't be interpreted as the value of an individual property.

Are Westchester County home prices going down?

The OneKey MLS data used in this report does not show a countywide decline in the median sale price for single-family homes through August 2026.

The trailing 12-month median increased 9.3% compared with the previous comparable period.

That's historical data, however. It doesn't guarantee that prices will continue moving in the same direction.

Is Westchester County a seller's market in 2026?

Several countywide indicators for single-family homes show competitive conditions through August 2026. Inventory was lower, median days on market were shorter and sellers received a higher percentage of their original asking price than during the previous comparable period.

I still wouldn't use one label for every Westchester property. Conditions can change considerably depending on the community, property type and price range.

Is now a good time to buy a home in Westchester County?

There isn't one answer that works for every buyer.

Your finances, timeline, housing needs and the conditions in the communities you're considering are more important than a broad prediction about where the Westchester market is headed.

Before making that decision, I'd look at recent sales, current inventory and the amount of competition at your price point.

Is now a good time to sell a home in Westchester County?

The countywide single-family data through August 2026 contains several favorable indicators for sellers, but that doesn't automatically mean now is the right time for every homeowner to sell.

Your location, likely price range, property condition, competing inventory and plans after the sale all matter.

Will Westchester home prices fall if mortgage rates decline?

Not necessarily.

Lower mortgage rates can improve purchasing power and potentially affect buyer demand. At the same time, inventory, affordability and local market conditions also influence prices.

There isn't a simple relationship where lower mortgage rates automatically mean lower Westchester home prices.

Why do Scarsdale and White Plains have different real estate market trends?

Scarsdale and White Plains are separate housing markets with different housing stock, price ranges, inventory and transaction patterns.

During the 12 months through August 2026, their inventory changes, median prices and original-list-price-received percentages differed significantly.

That's why I use community-specific data when I'm helping someone make an actual buying or selling decision instead of relying only on Westchester County averages.

Where does the market data in this report come from?

The housing statistics in this report come from OneKey MLS Local Market Updates for Westchester County, Scarsdale and White Plains.

Unless otherwise stated, the figures refer to single-family homes. The article also identifies whether a statistic represents August 2026 alone or the trailing 12 months through August 2026.

Planning to Buy or Sell in Westchester County?

Countywide market numbers are a good place to start. Once you're getting serious about buying or selling, we need to get more specific.

If you're buying, I can help you look at recent sales, current inventory and competition in the communities and price range you're considering.

If you're selling, I can look at recent comparable sales, competing inventory and what's happening in your particular part of the Westchester market.

And if you're still in the research stage and thinking about moving here, download my Moving to Westchester County Guide. It will help you get familiar with the communities, housing, commuting and some of the other things you'll want to understand before making a move.

https://johnbuoninfante137.lpages.co/westchester-guide/

If you're further along and want to talk through your situation, reach out. We can look at the numbers that actually apply to your move instead of trying to make a decision from a countywide headline.

John Buoninfante
Licensed Associate Real Estate Broker
Real Broker NY LLC
646-391-1093
buoninfanteteam@gmail.com
JohnWestchesterRealtor.com