Riverview Ct, Irvington
The real estate market north of New York City remains strong, with Westchester, Putnam, and Dutchess Counties each reflecting distinct market dynamics. In the third quarter, buyer demand remained healthy, while inventory, pricing, and pace varied, according to the Houlihan Lawrence Q3 2026 Westchester, Putnam and Dutchess Market Report released today.
Westchester County continued to be one of the region’s most competitive markets. Prices reached new highs, homes moved quickly, and buyers competed above asking. Limited inventory remains a defining characteristic of the market, supporting values even as the number of sales has moderated.
Putnam County reflected a more balanced environment, with prices rising while inventory increased from a year ago. Well-priced homes continued to attract strong interest, while the additional selection gave buyers more opportunity to evaluate properties, particularly at higher price points.
In Dutchess County, increased inventory has given buyers more leverage, with homes taking somewhat longer to sell. While prices rose, the changing balance between supply and demand underscores the importance of strategic pricing and positioning.
“At Houlihan Lawrence, we bring a local perspective to every market, combining deep knowledge of the communities we serve with a close understanding of the data,” said Houlihan Lawrence President & CEO Liz Nunan. “As conditions evolve, the value of experience and informed guidance remains constant. We are honored to be a trusted resource for our clients, helping them navigate every move with clarity and confidence.”
WESTCHESTER, PUTNAM, DUTCHESS MARKETS AT A GLANCE
(Q3 2026 vs Q3 2025)
WESTCHESTER COUNTY
Homes Sold: Down 2.2%
Median Sale Price: Up 10.1%
New York City Gateway
(Mount Vernon, New Rochelle, Pelham, and Yonkers)
Homes Sold: Down 15%
Median Sale Price: Up 4%
Lower Westchester
(Bronxville, Eastchester, Edgemont, Scarsdale, and Tuckahoe)
Homes Sold: Down 10%
Median Sale Price: Up 19%
Rivertown’s
(Ardsley, Dobbs Ferry, Hastings, Mount Pleasant, Pleasantville, Tarrytown, Briarcliff Manor, Elmsford, Irvington, Ossining, and Pocantico Hills)
Homes Sold: Down 3%
Median Sale Price: Up 15%
Greater White Plains
(Greenburgh, Valhalla and White Plains)
Homes Sold: Up 20%
Median Sale Price: Up 6%
Sound Shore
(Blind Brook, Harrison, Mamaroneck, Port Chester, Rye City and Rye Neck)
Homes Sold: Up 20%
Median Sale Price: Up 17%
Northern Westchester
(Bedford, Byram Hills, Chappaqua, Katonah-Lewisboro, North Salem and Somers)
Homes Sold: Up 1%
Median Sale Price: Up 5%
Northwest Westchester
(Croton-on-Hudson, Hendrick Hudson, Lakeland, Peekskill and Yorktown)
Homes Sold: Up 3%
Median Sale Price: Up 7%
PUTNAM COUNTY
(Brewster, Carmel, Garrison, Haldane, Lakeland, Mahopac and Putnam Valley)
Homes Sold: Down 3%
Median Sale Price: Up 3%
DUTCHESS COUNTY
Homes Sold: Down 1.9%
Median Sale Price: Up 10.2%
Southwest Dutchess
(Beacon, East Fishkill, Fishkill, La Grange, Poughkeepsie, City of Poughkeepsie and Wappinger)
Homes Sold: Up 1%
Median Sale Price: Up 10%
Southeast Dutchess
(Beekman, Dover, Pawling and Union Vale)
Homes Sold: Down 7%
Median Sale Price: Up 7%
Northwest Dutchess
(Clinton, Hyde Park, Milan, Pleasant Valley, Red Hook and Rhinebeck)
Homes Sold: Up 2%
Median Sale Price: Up 21%
Northeast Dutchess
(Amenia, North East, Pine Plains, Stanford and Washington)
Homes Sold: Down 28%
Median Sale Price: Up 12%
About Houlihan Lawrence: Houlihan Lawrence is the leading real estate brokerage serving New York City’s northern suburbs. Founded in Bronxville, New York, in 1888, the company is deeply committed to technological innovation and the finest client service. The company has 32 offices and 1,450+ agents serving Westchester, Putnam, Dutchess, Columbia, Ulster and Orange counties in New York and Fairfield County in Connecticut. For more information visit: http://www.houlihanlawrence.com/