The national housing market has been making headlines—and one stat in particular has people talking: about half of homes are selling for less than their asking price. If you’re a seller, that number can feel intimidating, but here’s the truth—it’s not bad news.
Our market is shifting back toward balance after years of bidding wars and soaring offers. That means strategy matters more than ever. The good news? Westchester County homeowners who price their homes smartly are still closing deals at (and even above) asking price. Let’s break it down.
Right now, about 50% of homes are selling under asking price, according to the latest data from Cotality. While that may sound concerning, it’s actually a healthy return to what’s considered “normal.”
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2018–2019: Roughly 50–55% of homes sold under asking—completely standard.
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2021–2022: With record-low mortgage rates and historic demand, only about 25% sold under asking. Sellers had the upper hand.
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2025: We’re back to around 50%, right in line with what’s typical for a balanced market.
This isn’t a weak market—it’s a stable one. Buyers have more options, and sellers who position their homes strategically are still winning.
Why Pricing Strategy Matters More Than Ever
Pricing has always been important, but in today’s Westchester County real estate market, it’s everything.
A few years ago, sellers could overshoot their asking price and still attract multiple offers. Today, buyers are navigating higher interest rates, more inventory, and stricter budgets. That means your home’s first impression matters most—especially in the first two weeks on the market.
If a property is priced too high, serious buyers may pass it over, and once a listing sits too long, it can be difficult to recover without price cuts. On the flip side, about half of homes are still selling at or above asking. The difference? Sellers who priced correctly from day one.
How to Price Your Home for Success in Westchester County
Want your home to land in the “sold at asking” category? Here are a few tips:
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Get a Comparative Market Analysis (CMA).
Online estimates can’t capture the unique character of Westchester neighborhoods—or the upgrades in your home. A CMA prepared by The Geiger Stern Team gives you a clear, accurate picture of your home’s current market value. -
Don’t overprice “just to test it.”
Starting high may seem safe, but it often backfires. A competitive, well-researched price attracts serious buyers faster. -
Consider buyer psychology.
A fair price makes buyers feel they’re getting value, which can drive stronger offers. -
Factor in current market conditions.
From mortgage rates to local inventory, outside forces matter. What worked in 2021 doesn’t necessarily work now. -
Be flexible.
Markets shift. Sellers who adapt to changing conditions—whether it’s interest rates or buyer demand—position themselves for success.
The Bottom Line
Westchester County’s housing market isn’t cooling—it’s normalizing. And in a balanced market, strategy separates sellers who struggle from those who succeed.
The Geiger Stern Team specializes in helping Westchester County homeowners sell smart. From preparing a detailed CMA to designing a tailored pricing and marketing plan, we’ll make sure your home stands out—and sells for what it deserves.
Thinking about selling your home? Don’t leave money on the table. Reach out to The Geiger Stern Team in Westchester County, NY, today and let’s create a winning strategy for your sale.
