Behind the Numbers

What July's Data Tells Us

Westchester's market held its shape this month, but not the same way in every price point.

At the higher end, demand kept accelerating even as choices narrowed. Single-family closed sales climbed 9.1% year-over-year to 638 homes, while active inventory fell 9.3% — that combination pushed the median sale price to $1,258,000, up 9.4% from last July, with sellers netting nearly 108% of list price on average. For move-up buyers and families relocating from the city, that's the headline: fewer homes on the market, faster sales, and pricing power still firmly with sellers.

The middle of the market told a tighter story. Condo sales actually slipped 7.4% even as the median price jumped 17.5% to $622,500 — a sign that what did trade skewed newer, larger, or better located, rather than the whole segment appreciating evenly. With inventory down 4.4%, condo buyers are finding less to choose from and paying up for what's available.

Co-ops, meanwhile, opened up. New listings surged 27.2% year-over-year, giving first-time buyers and downsizers meaningfully more to look at, even as the median price rose a more moderate 10.9% to $249,500. It's the one corner of the county where supply is genuinely loosening — worth watching if you've felt priced out elsewhere.

Zoom out to the trailing twelve months and the picture steadies: single-family days on market actually improved, down to 37 days (a 9.8% drop) even as sales held their pace — a market functioning efficiently rather than running hot and cold. For sellers, timing remains favorable across price points. For buyers, preparation and a clear-eyed view of the numbers still matter most, especially where inventory is tightest.