Zach and Heather Harrison
Westchester County’s 2025 Market Report Shows County-Wide Price Growth and More Than $7.5 Billion in Closed Volume
The Zach & Heather Harrison Team Updates ‘Bidding War Intensity’ Analysis
Highlighting the Region’s Most Competitive Towns
Westchester County’s residential real estate market closed out 2025 with strong price appreciation across every major property type, even as inventory remained severely constrained. According to the newly released 2025 Westchester County Market Report from The Zach & Heather Harrison Team at Compass — the #1 residential sales team in Westchester — total closed sales volume for single-family homes, condos and co-ops surpassed $7.5 billion, up sharply from 2024.
“2025 proved that buyer demand in Westchester is incredibly resilient,” said Zach Harrison, co-leader of The Zach & Heather Harrison Team. “Single-family sales rose again, prices moved higher across the board and well-priced listings continued to draw multiple offers. Even with rates and headlines shifting throughout the year, buyers showed up in force whenever the right home hit the market.”
Year-to-date through the end of 2025, single-family home sales increased 4.3 percent county-wide, with sold volume climbing 10.6 percent from approximately $5.7 billion in 2024 to more than $6.3 billion in 2025. The county-wide median single-family price rose 6.5 percent to $985,000, while the average price climbed 6.0 percent to $1,314,056. Condos and co-ops also posted solid gains: county-wide median condo prices rose 5.9 percent and co-op median prices jumped 8.4 percent versus 2024.
“We continue to see strong demand from New York City buyers who want more space, great schools and a different pace of life,” said Heather Harrison. “That city-to-suburbs pipeline, combined with extremely low inventory, is what keeps this market competitive. In many of Westchester’s core towns, bidding wars actually picked up in the second half of the year, and buyers had to be ready with their best terms from day one.”
Q4 2025 COUNTY-WIDE MARKET HIGHLIGHTS (YTD 2025 VS. YTD 2024)
Single-Family Homes
Sales: 4,595 → 4,793 (+4.3%)
Sold Volume: $5,694,337,060 → $6,298,269,767 (+10.6%) Median Price: $925,000 → $985,000 (+6.5%) Average Price: $1,239,246 → $1,314,056 (+6.0%) Average Days on Market (DOM): 39 → 40 (+2.6%)
Condos
Sales: 1,201 → 1,200 (–0.1%)
Sold Volume: $749,588,144 → $782,445,567 (+4.4%) Median Price: $500,000 → $529,500 (+5.9%) Average Price: $624,137 → $652,038 (+4.5%) Average DOM: 42 → 46 (+9.5%)
Co-ops
Sales: 1,507 → 1,589 (+5.4%)
Sold Volume: $373,970,395 → $420,090,568 (+12.3%) Median Price: $207,500 → $225,000 (+8.4%) Average Price: $248,156 → $264,374 (+6.5%) Average DOM: 58 → 61 (+5.2%)
Residential Rentals
Rentals: 3,596 → 3,628 (+0.9%)
Total Rental Volume: $15,714,923 → $16,191,210 (+3.0%) Median Rent: $3,300 → $3,400 (+3.0%) Average Rent: $4,370 → $4,463 (+2.1%) Average DOM: 41 → 43 (+4.9%)
INVENTORY REMAINS FAR BELOW PRE-PANDEMIC NORMS
Active listings across Westchester County have dropped dramatically since before the pandemic, underscoring just how tight supply remains. According to MLS data, the number of single-family homes on the market in September 2025 totaled roughly 1,700 countywide—down from more than 5,100 in September 2019, representing a 67 percent decline in active listings. Every community has felt the squeeze: on average, towns recorded a roughly 70 percent drop in active listings over that six-year period, illustrating the severe supply constraints driving today’s competitive market conditions and continued price growth.
TOWN-LEVEL HIGHLIGHTS
Several communities stood out for notable shifts in pricing and activity in 2025:
Byram Hills Single-family sales were essentially steady (–1.7%), but sold volume rose 11.0 percent to more than $230.5 million. The median single-family price climbed 12.5 percent to $1,670,000 and the average price increased 12.8 percent to $1,953,756, while average days on market fell 11.6 percent—signaling a very strong high-end market.
Chappaqua Single-family sales jumped 22.5 percent (160 to 196 closings), and sold volume increased 18.5 percent to more than $307.7 million. Prices remained elevated, with only slight easing at the margin, while average DOM dropped 24.4 percent, indicating faster-moving inventory and continued buyer competition.
Mamaroneck Single-family sales in Mamaroneck rose 1.9 percent, but pricing moved sharply higher. The median single-family price climbed 15.0 percent to $1,845,000 and the average price rose 13.2 percent to $2,080,447. Sold volume increased 15.3 percent and average DOM fell 18.7 percent, highlighting Mamaroneck as one of the county’s most in-demand coastal markets.
Scarsdale In Scarsdale, single-family sales dipped 7.2 percent year-over-year, but pricing moved decisively higher. Sold volume climbed 7.5 percent to more than $540 million, the median single-family price rose 8.8 percent to $2,459,950 and the average price jumped 15.8 percent to $2,784,365. Even with average days on market increasing from 38 to 51 days, Scarsdale remains one of Westchester’s premier luxury markets, with buyers willing to pay a premium for renovated and well-located homes.
Rye Across Rye City and the surrounding Rye P.O. area, the luxury single-family market remained extremely active. In Rye P.O., single-family sales grew 35.3 percent and sold volume surged 55.5 percent, while the average price climbed nearly 15 percent.
Yonkers In Yonkers, single-family sales surged 18.1 percent and sold volume grew 20.3 percent year-over-year. Median and average single-family prices both ticked higher, while condo and co-op segments remained active with modest price gains despite mixed sales counts. Yonkers continues to serve as a key entry point to the Westchester market for buyers trading up from the city and nearby boroughs.
BIDDING WAR INTENSITY ANALYSIS
Using data from the year-end report, The Zach & Heather Harrison Team has updated its proprietary Bidding War Intensity analysis for all major Westchester towns, highlighting where days on market have fallen the most—a key signal of multiple-offer activity and heightened buyer competition. The latest analysis shows especially strong bidding pressure in traditionally supply-constrained markets such as Chappaqua, Byram Hills, Mamaroneck and several southern Westchester communities.
Bidding War Intensity Chart – Top 10 Towns Using year-over-year changes in average days on market for single-family homes, The Zach & Heather Harrison Team identified the markets where bidding wars intensified the most in 2025. Bronxville P.O., Purchase P.O. and Bronxville led the pack, with DOM dropping between 33
percent and 46 percent, respectively, followed by Chappaqua, Pound Ridge P.O., and Mamaroneck, all posting DOM declines of more than 18 percent. These rapid market times signal heightened competition, multiple-offer scenarios, and aggressive bidding across Westchester’s most sought-after communities.
Top 10 Towns by Bidding War Intensity (Single-Family, YTD 2025 vs 2024)
Rank Town Avg. DOM 2024 Avg DOM 2025 % Change (DOM) “Intensity” (DOM drop)
1 Bronxville P.O. 52 28 -46.2% 46.2%
2 Purchase P.O. 131 83 -36.6% 36.6%
3 Bronxville 64 43 -32.8% 32.8%
4 Chappaqua 41 31 -24.4% 24.4%
5 Pound Ridge P.O. 60 46 -23.3% 23.3%
6 Mamaroneck 32 26 -18.7% 18.7%
7 Larchmont P.O. 28 23 -17.9% 17.9%
8 Harrison 60 50 -16.7% 16.7%
9 Eastchester 39 33 -15.4% 15.4%
10 Lakeland 38 33 -13.2% 13.2%
Additional high-pressure markets (honorable mentions):
● Byram Hills: 43 → 38 days (-11.6%)
● White Plains: 32 → 30 days (-6.2%)
● Pelham: 33 → 31 days (-6.1%)
● Yorktown: 33 → 31 days (-6.1%)
“As we look ahead to the 2026 spring market, we do not expect a flood of new inventory to suddenly appear,” Zach Harrison added. “Serious buyers are still out there, and when the right home comes on, they are prepared to move quickly and bid aggressively. For sellers who are considering a move, this remains a very favorable backdrop if you price strategically and present your home well.”
Heather Harrison concluded, “For buyers, the key is preparation. You need a clear strategy, realistic expectations and an advisor who understands how each town behaves at different price points. In a market this tight, local expertise can be the difference between watching a listing go pending and actually winning the house.”
All statistics are based on OneKey MLS data for Westchester County for the period 01/01/2024–12/31/2025, comparing year-to-date 2024 and 2025 results.
