W E S TC H E S T E R , P U T N A M & D U TC H E S S
Market Report
Q2-2026
1 8 H E M L O C K R O A D, B R O N X V I L L E , N Y
Q2-2026 MARKET REPORT
EXECUTIVE SUMMARY
The real estate market across Westchester, Putnam and Dutchess Counties delivered another resilient quarter, with sustained buyer demand continuing to support price appreciation despite moderating sales activity in several segments. Demand continues to outpace supply across much of the region. While buyers have become more selective, they remain ready to act when well-priced, move-in-ready homes come to market, supporting healthy competition and continued price growth. Westchester County continues to lead the region's luxury market, with strong pricing and sustained demand despite fewer closed sales. Putnam County remained steady, reflecting balanced buyer activity and stable pricing. Dutchess County continues to attract buyers seeking value, lifestyle and space, while also seeing inventory improve across several price segments compared to a year ago. As we enter the second half of the year, the market is gradually becoming more balanced. Buyers are benefiting from increased selection, while sellers who price strategically and present their homes well continue to achieve excellent results. The fundamentals remain exceptionally strong, reinforcing the long-term appeal and value of our markets. At Houlihan Lawrence, we remain committed to delivering the expertise, local insight and trusted guidance that have defined our market leadership for generations. We are grateful for the opportunity to guide buyers and sellers with confidence through every stage of their real estate journey.
With Warm Regards, Liz Nunan President and CEO
P R O U D LY T H E # 1 B R O K E R A G E
NORTH of N Y C OKMLS, GMLS, CGNDMLS, SMARTMLS, 1/1/25–6/30/25, Total Volume Sold by company, Single Family, Westchester, Putnam, Dutchess, Columbia and Fairfield Counties combined.
TABLE OF CONTENTS SECOND QUARTER 2026
WESTCHESTER COUNTY
NORTHERN WESTCHESTER
DUTCHESS COUNTY
Single Family Home Overview
Bedford, Byram Hills, Chappaqua, KatonahLewisboro, North Salem, Somers
Single Family Home Overview
NEW YORK CITY GATEWAY Mount Vernon, New Rochelle, Pelham, Yonkers
NORTHWEST WESTCHESTER Croton-Harmon, Hendrick Hudson, Lakeland, Peekskill, Yorktown
LOWER WESTCHESTER Bronxville, Eastchester, Edgemont, Scarsdale, Tuckahoe
THE RIVERTOWNS Ardsley, Briarcliff Manor, Dobbs Ferry, Elmsford, Hastings, Irvington, Mount Pleasant, Ossining, Pleasantville, Pocantico Hills, Tarrytown
GREATER WHITE PLAINS
SOUTHEAST DUTCHESS Beekman, Dover, Pawling, Union Vale
SOUTHWEST DUTCHESS WESTCHESTER COUNTY Condominium Overview
WESTCHESTER COUNTY
Beacon, East Fishkill, Fishkill, LaGrange, Poughkeepsie, Poughkeepsie/City, Wappinger
NORTHEAST DUTCHESS
Co-Operative Overview
Amenia, North East, Pine Plains, Stanford, Washington
PUTNAM COUNTY
NORTHWEST DUTCHESS
Greenburgh, Valhalla, White Plains
Brewster, Carmel, Garrison, Haldane, Mahopac, Putnam Valley
Clinton, Hyde Park, Milan, Pleasant Valley, Red Hook, Rhinebeck
THE SOUND SHORE
PUTNAM COUNTY
DUTCHESS COUNTY
Blind Brook, Harrison, Mamaroneck, Port Chester, Rye City, Rye Neck
Condominium Overview HOULIHANLAWRENCE.COM
Condominium Overview
WESTCHESTER COUNTY SINGLE FAMILY HOMES QUARTERLY MARKET OVERVIEW
Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
1075
1166
-7.8%
1770
1980
-10.6%
AVERAGE SALE PRICE
$1,584,109
$1,425,357
11.1%
$1,474,620
$1,321,919
11.6%
MEDIAN SALE PRICE
$1,240,000
$1,075,000
15.3%
$1,100,000
$960,000
14.6%
AVERAGE PRICE PER SQUARE FOOT
$544
$498
9.2%
$514
$474
8.4%
% SALE PRICE TO LIST PRICE
107.0
104.6
2.3%
105.1
103.4
1.6%
HOMES SOLD
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026
AS OF JUNE 30, 2025
2026 vs. 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$0 - $499,999
31
47
1
51
49
1
-39.2%
-4.1%
$500,000 - $699,999
115
188
1
141
195
1
-18.4%
-3.6%
$700,000 - $999,999
293
360
1
253
394
1
15.8%
-8.6%
$1,000,000 - $1,499,999
142
290
1
172
302
1
-17.4%
-4.0%
$1,500,000 - $1,999,999
85
178
1
100
163
1
-15.0%
9.2%
$2,000,000 - $2,499,999
39
83
1
53
73
1
-26.4%
13.7%
$2,500,000 - $2,999,999
34
66
1
51
53
1
-33.3%
24.5%
$3,000,000 - $3,999,999
44
62
1
44
50
1
0.0%
24.0%
PRICE RANGE
$4,000,000 and up
80
43
2
68
33
2
17.6%
30.3%
Market Totals
863
1317
1
933
1312
1
-7.5%
0.4%
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$861,787
$866,975
$859,520
$955,518
$1,056,459
$1,130,537
$1,151,947
$1,255,713
$1,328,193
Average Price/SqFt
$319
$321
$320
$337
$375
$411
$425
$457
$477
$514
Average Price/SqFt
Days On Market
80
74
76
73
49
39
43
39
40
41
Days On Market
%Sale Price to List Price
97.4
97.1
96.5
98.0
100.0
102.6
102.1
102.8
103.5
105.1
%Sale Price to List Price
Source: Onekey MLS, SINGLE FAMILY HOMES
$1,474,620 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.
NEW YORK CITY GATEWAY SINGLE FAMILY HOMES
HOMES SOLD Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
MOUNT VERNON
21
34
-38%
45
58
-22%
NEW ROCHELLE
74
69
7%
112
120
-7%
PELHAM
32
26
23%
43
37
16%
YONKERS
95
101
-6%
189
185
2%
NYC Gateway
222
230
-4%
389
400
-3%
SCHOOL DISTRICT
CLICK ON A SCHOOL DISTRICT FOR THE LATEST MONTHLY MARKET REPORT.
HOMES SOLD Q 2 - 2026 VS. Q 2 - 2025
MOUNT VERNON
NEW ROCHELLE
PELHAM
YONKERS
MEDIAN SALE PRICE Q 2 - 2026 VS. Q 2 - 2025
NEW ROCHELLE
20%
MEDIAN SALE PRICE Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
MOUNT VERNON
$750,000
$692,500
8%
$725,000
$667,500
9%
NEW ROCHELLE
$1,223,500
$1,200,000
2%
$1,131,000
$999,450
13%
PELHAM
$1,926,000
$1,641,250
17%
$1,700,000
$1,518,000
12%
YONKERS
$850,000
$725,000
17%
$815,000
$715,000
14%
NYC Gateway
$990,071
$827,500
20%
$890,000
$794,500
12%
SCHOOL DISTRICT
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4%
houlihanlawrence.com/communities Source: Onekey MLS, Single-family homes, Zones 7 & 8
NEW YORK CITY GATEWAY SINGLE FAMILY HOMES MOUNT VERNON, NEW ROCHELLE, PELHAM, YONKERS Click on a School district to obtain the latest monthly market report.
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026
AS OF JUNE 30, 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
$0 - $299,999
1
1
$300,000 -$399,999
5
7
$400,000 - $499,999
3
$500,000 - $599,999 $600,000 - $799,999 $800,000 - $999,999
2026 vs. 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
1
1
0
Not Valid
0.0%
0.0%
1
5
1
5
0.0%
600.0%
5
1
10
9
1
-70.0%
-44.4%
9
18
1
17
24
1
-47.1%
-25.0%
65
91
1
55
98
1
18.2%
-7.1%
54
49
1
45
50
1
20.0%
-2.0%
$1,000,000 - $1,999,999
52
85
1
61
84
1
-14.8%
1.2%
$2,000,000 and up
10
19
1
19
25
1
-47.4%
-24.0%
Market Totals
199
275
1
213
291
1
-6.6%
-5.5%
PRICE RANGE
% CHANGE IN PENDINGS
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$632,015
$648,249
$642,005
$728,107
$775,473
$815,581
$833,982
$955,020
$1,014,247
Average Price/SqFt
$282
$298
$300
$319
$350
$380
$385
$420
$440
$467
Average Price/SqFt
Days On Market
80
67
67
67
47
40
49
40
41
46
Days On Market
%Sale Price to List Price
97.9
97.7
98.1
98.3
100.2
101.9
101.3
102.6
102.9
102.4
%Sale Price to List Price
Source: Onekey MLS, Single-family homes, Zones 7 & 8
$1,117,250 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.
LOWER WESTCHESTER SINGLE FAMILY HOMES
HOMES SOLD Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
BRONXVILLE
15
14
7%
20
17
18%
EASTCHESTER
31
22
41%
47
35
34%
EDGEMONT
25
20
25%
35
31
13%
SCARSDALE
56
65
-14%
82
90
-9%
TUCKAHOE
5
11
-55%
11
17
-35%
Lower Westchester
132
132
0%
195
190
3%
SCHOOL DISTRICT
CLICK ON A SCHOOL DISTRICT FOR THE LATEST MONTHLY MARKET REPORT.
HOMES SOLD Q 2 - 2026 VS. Q 2 - 2025
BRONXVILLE
EASTCHESTER
EDGEMONT
SCARSDALE
TUCKAHOE
0%
MEDIAN SALE PRICE Q 2 - 2026 VS. Q 2 - 2025
11%
MEDIAN SALE PRICE SCARSDALE
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Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
BRONXVILLE
$3,550,000
$3,038,000
17%
$3,132,500
$3,026,000
4%
EASTCHESTER
$1,188,000
$1,177,550
1%
$1,150,000
$999,000
15%
EDGEMONT
$1,695,000
$1,300,000
30%
$1,780,000
$1,250,000
42%
SCARSDALE
$2,975,000
$2,500,000
19%
$2,854,624
$2,459,950
16%
TUCKAHOE
$1,500,000
$1,105,000
36%
$1,500,000
$1,495,000
0%
Lower Westchester
$2,100,000
$1,900,000
11%
$2,005,500
$1,800,000
11%
SCHOOL DISTRICT
houlihanlawrence.com/communities Source: Onekey MLS, Single-family homes, Zone 6
LOWER WESTCHESTER SINGLE FAMILY HOMES BRONXVILLE, EASTCHESTER, EDGEMONT, SCARSDALE, TUCKAHOE Click on a School district to obtain the latest monthly market report.
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026
AS OF JUNE 30, 2025
2026 vs. 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
$0 - $499,999
0
0
Not Valid
0
0
Not Valid
0.0%
0.0%
$500,000 - $699,999
0
2
0
1
1
1
-100.0%
100.0%
$700,000 - $999,999
9
11
1
11
17
1
-18.2%
-35.3%
$1,000,000 - $1,499,999
7
27
1
10
35
1
-30.0%
-22.9%
$1,500,000 - $1,999,999
11
27
1
13
25
1
-15.4%
8.0%
$2,000,000 - $2,499,999
4
26
1
13
17
1
-69.2%
52.9%
$2,500,000 - $2,999,999
6
12
1
8
14
1
-25.0%
-14.3%
$3,000,000 - $3,999,999
6
21
1
4
13
1
50.0%
61.5%
$4,000,000 and up
17
12
1
22
12
2
-22.7%
0.0%
Market Totals
60
138
1
82
134
1
-26.8%
3.0%
PRICE RANGE
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$1,512,618
$1,423,513
$1,412,626
$1,532,327
$1,638,540
Average Price/SqFt
$444
$436
$420
$432
$476
$529
$543
$578
$608
$678
Average Price/SqFt
Days On Market
80
75
83
82
47
41
42
43
44
36
Days On Market
%Sale Price to List Price
96.9
96.1
95.7
97.2
99.7
102.5
101.4
102.9
103.1
107.5
%Sale Price to List Price
Source: Onekey MLS, Single-family homes, Zone 6
$1,803,841 $1,861,669 $1,964,004
$2,110,882 $2,425,772 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.
THE RIVERTOWNS SINGLE FAMILY HOMES
HOMES SOLD Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
ARDSLEY
18
15
20%
26
28
-7%
BRIARCLIFF MANOR
17
12
42%
28
26
8%
DOBBS FERRY
14
18
-22%
19
29
-35%
ELMSFORD
11
8
38%
21
17
24%
HASTINGS
15
16
-6%
20
22
-9%
IRVINGTON
17
12
42%
26
29
-10%
MOUNT PLEASANT
10
22
-55%
24
39
-39%
OSSINING
37
35
6%
68
62
10%
PLEASANTVILLE
9
13
-31%
17
25
-32%
POCANTICO HILLS
0
0
0%
0
3
-100%
TARRYTOWN
9
12
-25%
17
19
-11%
The Rivertowns
157
163
-4%
266
299
-11%
SCHOOL DISTRICT
CLICK ON A SCHOOL DISTRICT FOR THE LATEST MONTHLY MARKET REPORT. ARDSLEY DOBBS FERRY HASTINGS MOUNT PLEASANT PLEASANTVILLE TARRYTOWN
BRIARCLIFF MANOR ELMSFORD IRVINGTON OSSINING POCANTICO HILLS
HOMES SOLD Q 2 - 2026 VS. Q 2 - 2025
4%
MEDIAN SALE PRICE Q 2 - 2026 VS. Q 2 - 2025
24%
MEDIAN SALE PRICE Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
ARDSLEY
$1,185,000
$1,126,000
5%
$1,160,000
$932,500
24%
BRIARCLIFF MANOR
$1,650,000
$1,420,000
16%
$1,462,500
$1,301,400
12%
DOBBS FERRY
$1,507,500
$1,475,000
2%
$1,500,000
$1,300,000
15%
ELMSFORD
$750,000
$703,500
7%
$737,000
$715,000
3%
HASTINGS
$1,500,000
$1,317,500
14%
$1,387,500
$1,295,000
7%
IRVINGTON
$1,795,000
$1,480,000
21%
$1,772,500
$1,109,000
60%
MOUNT PLEASANT
$970,499
$795,000
22%
$840,000
$750,000
12%
OSSINING
$790,000
$799,000
-1%
$785,000
$685,500
15%
PLEASANTVILLE
$1,321,000
$900,000
47%
$1,170,000
$929,000
26%
POCANTICO HILLS
$0
$0
0%
$0
$995,000
%
TARRYTOWN
$1,171,000
$692,500
69%
$1,171,000
$809,000
45%
The Rivertowns
$1,171,000
$947,525
24%
$999,499
$890,000
12%
SCHOOL DISTRICT
THE RIVERTOWNS
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houlihanlawrence.com/communities
Source: Onekey MLS, Single-family homes, Zone 3
THE RIVERTOWNS SINGLE FAMILY HOMES ARDSLEY, BRIARCLIFF MANOR, DOBBS FERRY, ELMSFORD, HASTINGS, IRVINGTON, MOUNT PLEASANT OSSINING, PLEASANTVILLE, POCANTICO HILLS, TARRYTOWN Click on a School district to obtain the latest monthly market report.
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026
AS OF JUNE 30, 2025
2026 vs. 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$0 - $299,999
4
1
4
0
0
Not Valid
0.0%
0.0%
$300,000 -$399,999
1
3
1
1
6
1
0.0%
-50.0%
$400,000 - $499,999
2
2
1
5
2
3
-60.0%
0.0%
$500,000 - $599,999
3
6
1
9
15
1
-66.7%
-60.0%
$600,000 - $799,999
17
26
1
38
39
1
-55.3%
-33.3%
$800,000 - $999,999
33
50
1
18
50
1
83.3%
0.0%
$1,000,000 - $1,999,999
33
93
1
48
94
1
-31.3%
-1.1%
$2,000,000 and up
24
17
1
23
11
2
4.3%
54.5%
Market Totals
117
198
1
142
217
1
-17.6%
-8.8%
PRICE RANGE
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$750,311
$777,617
$741,685
$775,845
$855,711
$919,216
$959,722
$1,019,478
$1,125,184
Average Price/SqFt
$323
$327
$319
$327
$357
$394
$406
$443
$467
$493
Average Price/SqFt
Days On Market
72
66
74
73
49
39
41
36
42
38
Days On Market
%Sale Price to List Price
98.9
100.2
97.6
98.5
100.2
103.5
103.1
103.4
104.8
106.2
%Sale Price to List Price
Source: Onekey MLS, Single-family homes, Zone 3
$1,236,040 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.
GREATER WHITE PLAINS SINGLE FAMILY HOMES
HOMES SOLD Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
GREENBURGH
25
28
-11%
45
46
-2%
VALHALLA
15
19
-21%
23
32
-28%
WHITE PLAINS
45
49
-8%
75
96
-22%
Greater White Plains
85
96
-12%
143
174
-18%
SCHOOL DISTRICT
CLICK ON A SCHOOL DISTRICT FOR THE LATEST MONTHLY MARKET REPORT.
HOMES SOLD Q 2 - 2026 VS. Q 2 - 2025
GREENBURGH WHITE PLAINS
12%
MEDIAN SALE PRICE
VALHALLA
Q 2 - 2026 VS. Q 2 - 2025
2%
WHITE PLAINS MEDIAN SALE PRICE
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SCHOOL DISTRICT
Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
GREENBURGH
$850,000
$918,750
-8%
$850,000
$895,000
-5%
VALHALLA
$999,999
$775,000
29%
$930,000
$772,500
20%
WHITE PLAINS
$950,000
$1,101,000
-14%
$950,000
$957,500
-1%
Greater White Plains
$930,000
$916,250
2%
$921,000
$900,000
2%
houlihanlawrence.com/communities Source: Onekey MLS, Single-family homes, Zone 4
GREATER WHITE PLAINS SINGLE FAMILY HOMES GREENBURGH, VALHALLA, WHITE PLAINS Click on a School district to obtain the latest monthly market report.
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026
AS OF JUNE 30, 2025
2026 vs. 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
$0 - $299,999
0
0
Not Valid
0
0
Not Valid
0.0%
0.0%
$300,000 -$399,999
1
0
Not Valid
0
2
0
0.0%
-100.0%
$400,000 - $499,999
0
1
0
1
1
1
-100.0%
0.0%
PRICE RANGE
% CHANGE IN PENDINGS
$500,000 - $599,999
2
7
1
1
7
1
100.0%
0.0%
$600,000 - $799,999
16
34
1
15
34
1
6.7%
0.0%
$800,000 - $999,999
26
27
1
16
24
1
62.5%
12.5%
$1,000,000 - $1,999,999
17
26
1
12
15
1
41.7%
73.3%
$2,000,000 and up
2
2
1
3
1
3
-33.3%
100.0%
Market Totals
64
97
1
48
84
1
33.3%
15.5%
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$620,612
$645,852
$645,219
$689,133
$728,516
$768,699
$857,794
$879,399
$966,377
Average Price/SqFt
$300
$304
$308
$322
$351
$377
$399
$423
$440
$454
Average Price/SqFt
Days On Market
64
63
69
59
43
33
37
33
34
28
Days On Market
%Sale Price to List Price
98.4
98.4
97.9
98.5
100.7
103.2
103.6
103.7
105.1
106.6
%Sale Price to List Price
Source: Onekey MLS, Single-family homes, Zone 4
$992,889 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.
THE SOUND SHORE SINGLE FAMILY HOMES
HOMES SOLD Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
BLIND BROOK
15
24
-38%
21
30
-30%
HARRISON
32
34
-6%
44
62
-29%
MAMARONECK
62
65
-5%
75
94
-20%
PORT CHESTER
19
19
0%
37
32
16%
RYE CITY
20
39
-49%
37
54
-32%
RYE NECK
18
20
-10%
21
27
-22%
The Sound Shore
166
201
-17%
235
299
-21%
SCHOOL DISTRICT
CLICK ON A SCHOOL DISTRICT FOR THE LATEST MONTHLY MARKET REPORT.
HOMES SOLD Q 2 - 2026 VS. Q 2 - 2025
BLIND BROOK
HARRISON
MAMARONECK
PORT CHESTER
RYE CITY
RYE NECK
17%
MEDIAN SALE PRICE Q 2 - 2026 VS. Q 2 - 2025
11%
MEDIAN SALE PRICE Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
BLIND BROOK
$1,615,000
$1,372,500
18%
$1,615,000
$1,313,237
23%
HARRISON
$3,007,250
$1,787,500
68%
$3,007,250
$1,749,500
72%
MAMARONECK
$2,072,500
$1,906,000
9%
$2,086,500
$1,822,000
15%
PORT CHESTER
$872,000
$815,000
7%
$780,000
$752,350
4%
RYE CITY
$3,078,012
$2,595,000
19%
$2,755,555
$2,810,000
-2%
RYE NECK
$1,615,000
$1,363,000
19%
$1,600,000
$1,301,000
23%
The Sound Shore
$2,005,000
$1,800,000
11%
$1,901,000
$1,730,000
10%
SCHOOL DISTRICT
THE SOUND SHORE
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THE SOUND SHORE SINGLE FAMILY HOMES BLIND BROOK, HARRISON, MAMARONECK, PORT CHESTER, RYE CITY, RYE NECK Click on a School district to obtain the latest monthly market report.
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026 PRICE RANGE
SUPPLY: ACTIVE LISTINGS
AS OF JUNE 30, 2025
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
2026 vs. 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$0 - $499,999
0
2
0
1
2
1
-100.0%
0.0%
$500,000 - $699,999
4
10
1
12
8
2
-66.7%
25.0%
$700,000 - $999,999
10
34
1
20
26
1
-50.0%
30.8%
$1,000,000 - $1,499,999
20
42
1
21
35
1
-4.8%
20.0%
$1,500,000 - $1,999,999
13
43
1
14
43
1
-7.1%
0.0%
$2,000,000 - $2,499,999
6
24
1
10
25
1
-40.0%
-4.0%
$2,500,000 - $2,999,999
5
27
1
10
15
1
-50.0%
80.0%
$3,000,000 - $3,999,999
9
27
1
14
24
1
-35.7%
12.5%
$4,000,000 and up
30
24
1
17
18
1
76.5%
33.3%
Market Totals
97
233
1
119
196
1
-18.5%
18.9%
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$1,389,048 $1,440,893
$1,395,712
$1,501,625 $1,640,195
$1,718,630
$1,748,512
$1,893,479
$2,014,048 $2,284,491 Average Sale Price
Average Price/SqFt
$440
$433
$424
$448
$489
$525
$555
$595
$614
$685
Average Price/SqFt
Days On Market
75
79
81
66
50
38
43
36
36
37
Days On Market
%Sale Price to List Price
97.1
95.6
95.8
97.7
100.3
103.5
102.6
103.5
103.6
106.2
%Sale Price to List Price
Source: Onekey MLS, Single-family homes, Zone 5
* Homes sold for 2026 are annualized based on actual sales year-to-date.
NORTHERN WESTCHESTER SINGLE FAMILY HOMES
HOMES SOLD Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
BEDFORD
43
47
-9%
73
93
-22%
BYRAM HILLS
30
26
15%
44
42
5%
CHAPPAQUA
31
50
-38%
51
80
-36%
KATONAH LEWISBORO
36
55
-35%
64
89
-28%
NORTH SALEM
3
8
-63%
17
16
6%
SOMERS
37
31
19%
62
53
17%
Northern Westchester
180
217
-17%
311
373
-17%
SCHOOL DISTRICT
CLICK ON A SCHOOL DISTRICT FOR THE LATEST MONTHLY MARKET REPORT.
HOMES SOLD Q 2 - 2026 VS. Q 2 - 2025
BEDFORD
BYRAM HILLS
CHAPPAQUA
KATONAH-LEWISBORO
NORTH SALEM
SOMERS
17%
MEDIAN SALE PRICE Q 2 - 2026 VS. Q 2 - 2025
10%
MEDIAN SALE PRICE Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
BEDFORD
$1,900,000
$1,275,000
49%
$1,500,000
$1,260,000
19%
BYRAM HILLS
$1,806,500
$1,990,000
-9%
$1,806,500
$1,640,500
10%
CHAPPAQUA
$1,630,000
$1,501,250
9%
$1,630,000
$1,501,250
9%
KATONAH LEWISBORO
$1,280,000
$1,200,000
7%
$1,217,500
$999,600
22%
NORTH SALEM
$795,000
$942,500
-16%
$1,125,000
$985,000
14%
SOMERS
$925,000
$765,000
21%
$900,000
$770,000
17%
Northern Westchester
$1,369,500
$1,251,100
10%
$1,300,000
$1,250,000
4%
SCHOOL DISTRICT
BEDFORD
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NORTHERN WESTCHESTER SINGLE FAMILY HOMES BEDFORD, BYRAM HILLS, CHAPPAQUA, KATONAH-LEWISBORO, NORTH SALEM, SOMERS Click on a School district to obtain the latest monthly market report.
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026 PRICE RANGE
SUPPLY: ACTIVE LISTINGS
AS OF JUNE 30, 2025
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
2026 vs. 2025
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$0 - $499,999
5
7
1
12
8
2
-58.3%
-12.5%
$500,000 - $699,999
16
27
1
17
23
1
-5.9%
17.4%
$700,000 - $999,999
36
53
1
44
64
1
-18.2%
-17.2%
$1,000,000 - $1,499,999
29
65
1
47
79
1
-38.3%
-17.7%
$1,500,000 - $1,999,999
26
47
1
29
41
1
-10.3%
14.6%
$2,000,000 - $2,499,999
10
13
1
13
15
1
-23.1%
-13.3%
$2,500,000 - $2,999,999
18
11
2
19
9
2
-5.3%
22.2%
$3,000,000 - $3,999,999
15
11
1
20
8
3
-25.0%
37.5%
$4,000,000 and up
29
6
5
18
2
9
61.1%
200.0%
Market Totals
184
240
1
219
249
1
-16.0%
-3.6%
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$927,859
$903,299
$912,892
$996,057
$1,199,666
$1,338,290
$1,297,536
$1,451,157
$1,465,307
Average Price/SqFt
$285
$278
$281
$293
$342
$389
$398
$426
$441
$472
Average Price/SqFt
Days On Market
102
97
93
90
55
42
45
46
41
48
Days On Market
%Sale Price to List Price
96.0
95.9
94.7
98.0
99.1
101.8
101.3
101.4
103.0
103.8
%Sale Price to List Price
Source: Onekey MLS, Single-family homes, Zone 2
$1,613,773 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.
NORTHWEST WESTCHESTER SINGLE FAMILY HOMES
HOMES SOLD SCHOOL DISTRICT
Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
CROTON HARMON
20
17
18%
30
30
0%
HENDRICK HUDSON
22
27
-19%
37
46
-20%
LAKELAND
39
36
8%
67
80
-16%
PEEKSKILL
14
13
8%
26
30
-13%
YORKTOWN
28
32
-13%
58
53
9%
Northwest Westchester
123
125
-2%
218
239
-9%
CLICK ON A SCHOOL DISTRICT FOR THE LATEST MONTHLY MARKET REPORT.
HOMES SOLD Q 2 - 2026 VS. Q 2 - 2025
CROTON–HARMON
HENDRICK HUDSON
LAKELAND
PEEKSKILL
2%
MEDIAN SALE PRICE
YORKTOWN Q 2 - 2026 VS. Q 2 - 2025
3%
MEDIAN SALE PRICE
YORKTOWN
SCHOOL DISTRICT
Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
CROTON HARMON
$1,192,000
$815,500
46%
$887,500
$820,250
8%
HENDRICK HUDSON
$807,500
$675,000
20%
$770,000
$728,250
6%
LAKELAND
$660,000
$680,000
-3%
$675,000
$622,000
9%
PEEKSKILL
$582,500
$605,000
-4%
$607,500
$572,499
6%
YORKTOWN
$870,000
$786,000
11%
$850,000
$690,000
23%
Northwest Westchester
$727,001
$705,000
3%
$731,500
$660,000
11%
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NORTHWEST WESTCHESTER SINGLE FAMILY HOMES CROTON–HARMON, HENDRICK HUDSON, LAKELAND, PEEKSKILL, YORKTOWN Click on a School district to obtain the latest monthly market report.
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026
AS OF JUNE 30, 2025
2026 vs. 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$0 - $299,999
0
1
0
1
3
1
-100.0%
-66.7%
$300,000 -$399,999
2
5
1
3
5
1
-33.3%
0.0%
$400,000 - $499,999
6
12
1
11
9
1
-45.5%
33.3%
PRICE RANGE
$500,000 - $599,999
11
19
1
18
24
1
-38.9%
-20.8%
$600,000 - $799,999
57
52
1
38
62
1
50.0%
-16.1%
$800,000 - $999,999
34
27
1
16
20
1
112.5%
35.0%
$1,000,000 - $1,999,999
18
13
1
17
14
1
5.9%
-7.1%
$2,000,000 and up
6
2
3
3
0
Not Valid
100.0%
0.0%
Market Totals
134
131
1
107
137
1
25.2%
-4.4%
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$440,676
$452,763
$479,052
$515,998
$581,686
$628,779
$655,533
$696,218
$733,270
Average Price/SqFt
$221
$228
$238
$257
$287
$309
$327
$349
$370
$397
Average Price/SqFt
Days On Market
75
66
68
62
43
36
37
37
38
43
Days On Market
%Sale Price to List Price
98.6
98.6
98.3
99.3
101.4
102.1
102.5
102.8
102.7
103.2
%Sale Price to List Price
Source: Onekey MLS, Single-family homes, Zone 1
$840,655 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.
WESTCHESTER COUNTY CONDOMINIUMS QUARTERLY MARKET OVERVIEW
Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
341
329
3.6%
596
569
4.7%
AVERAGE SALE PRICE
$706,338
$696,153
1.5%
$697,130
$687,048
1.5%
MEDIAN SALE PRICE
$575,000
$534,000
7.7%
$543,500
$540,000
0.6%
AVERAGE PRICE PER SQUARE FOOT
$485
$468
3.6%
$481
$462
4.1%
AVERAGE DAYS ON MARKET
47
44
6.8%
52
51
2.0%
% SALE PRICE TO LIST PRICE
101.7
100.8
0.9%
101.1
100.8
0.3%
UNITS SOLD
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026
AS OF JUNE 30, 2025
2026 vs. 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
$0 - $299,999
19
10
2
21
12
$300,000 -$399,999
30
28
1
42
41
$400,000 - $499,999
55
54
1
61
$500,000 - $599,999
38
34
1
$600,000 - $799,999
48
54
$800,000 - $999,999
25
31
$1,000,000 - $1,999,999
46
PRICE RANGE
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
2
-9.5%
-16.7%
1
-28.6%
-31.7%
52
1
-9.8%
3.8%
42
38
1
-9.5%
-10.5%
1
38
39
1
26.3%
38.5%
1
31
13
2
-19.4%
138.5%
81
1
37
53
1
24.3%
52.8%
$2,000,000 and up
16
24
1
28
19
1
-42.9%
26.3%
Market Totals
277
316
1
300
267
1
-7.7%
18.4%
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$443,196
$442,707
$458,771
$482,458
$550,343
$572,239
$584,052
$624,136
$651,945
Average Price/SqFt
$314
$324
$336
$342
$383
$402
$408
$437
$453
$481
Average Price/SqFt
Days On Market
68
67
69
66
58
51
46
42
46
52
Days On Market
%Sale Price to List Price
97.8
97.8
97.5
97.8
99.3
100.3
100.1
101.0
100.9
101.1
%Sale Price to List Price
Source: Onekey MLS, Condominiums
$697,130 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.
WESTCHESTER COUNTY CO-OPERATIVES QUARTERLY MARKET OVERVIEW
Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
379
405
-6.4%
719
742
-3.1%
AVERAGE SALE PRICE
$264,391
$259,647
1.8%
$272,865
$259,360
5.2%
MEDIAN SALE PRICE
$235,000
$220,000
6.8%
$235,000
$220,000
6.8%
AVERAGE PRICE PER SQUARE FOOT
$280
$266
5.3%
$281
$265
6.0%
AVERAGE DAYS ON MARKET
60
65
-7.7%
59
70
-15.7%
% SALE PRICE TO LIST PRICE
100.6
100.1
0.5%
100.7
100.2
0.5%
UNITS SOLD
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026
AS OF JUNE 30, 2025
2026 vs. 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
$0 - $299,999
322
396
1
288
405
1
11.8%
-2.2%
$300,000 -$399,999
60
101
1
52
78
1
15.4%
29.5%
$400,000 - $499,999
17
28
1
19
27
1
-10.5%
3.7%
$500,000 - $599,999
8
11
1
11
12
1
-27.3%
-8.3%
$600,000 - $799,999
9
8
1
4
12
1
125.0%
-33.3%
$800,000 - $999,999
2
6
1
4
3
1
-50.0%
100.0%
$1,000,000 - $1,999,999
2
3
1
1
0
Not Valid
100.0%
0.0%
PRICE RANGE
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$2,000,000 and up
0
0
Not Valid
0
0
Not Valid
0.0%
0.0%
Market Totals
420
553
1
379
537
1
10.8%
3.0%
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$187,833
$198,839
$204,519
$219,619
$222,699
$230,871
$232,424
$248,010
$264,407
Average Price/SqFt
$193
$204
$214
$225
$228
$236
$240
$258
$271
$281
Average Price/SqFt
Days On Market
85
77
68
66
72
72
72
59
61
59
Days On Market
%Sale Price to List Price
97.5
97.9
98.0
97.7
97.9
98.5
98.5
100.2
100.6
100.7
%Sale Price to List Price
Source: Onekey MLS, Co-Operatives
$272,865 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.
PUTNAM COUNTY SINGLE FAMILY HOMES
HOMES SOLD Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
BREWSTER
27
21
29%
52
52
0%
CARMEL
45
56
-20%
92
98
-6%
GARRISON
0
7
-100%
0
12
-100%
HALDANE
16
12
33%
23
24
-4%
LAKELAND
5
8
-38%
16
16
0%
MAHOPAC
51
43
19%
79
71
11%
PUTNAM VALLEY
19
22
-14%
40
37
8%
Putnam county
163
169
-4%
302
310
-3%
SCHOOL DISTRICT
CLICK ON A SCHOOL DISTRICT FOR THE LATEST MONTHLY MARKET REPORT.
HOMES SOLD Q 2 - 2026 VS. Q 2 - 2025
BREWSTER GARRISON LAKELAND PUTNAM VALLEY
CARMEL HALDANE MAHOPAC
4%
MEDIAN SALE PRICE Q 2 - 2026 VS. Q 2 - 2025
0%
MEDIAN SALE PRICE Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
BREWSTER
$550,000
$530,000
4%
$552,500
$524,950
5%
CARMEL
$510,000
$525,000
-3%
$537,750
$503,807
7%
GARRISON
$0
$720,000
%
$0
$770,000
%
HALDANE
$1,062,500
$839,500
27%
$999,000
$789,500
27%
LAKELAND
$626,000
$585,000
7%
$616,500
$585,000
5%
MAHOPAC
$685,000
$640,000
7%
$681,000
$645,000
6%
PUTNAM VALLEY
$527,000
$640,500
-18%
$533,500
$550,000
-3%
Putnam county
$598,200
$600,000
0%
$600,000
$585,000
3%
SCHOOL DISTRICT
BREWSTER-MAHOPAC
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houlihanlawrence.com/communities Source: Onekey MLS, Single-family homes, Zone 9
PUTNAM COUNTY SINGLE FAMILY HOMES BREWSTER, CARMEL, GARRISON, HALDANE, LAKELAND, MAHOPAC, PUTNAM VALLEY Click on a School district to obtain the latest monthly market report.
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026 PRICE RANGE
SUPPLY: ACTIVE LISTINGS
AS OF JUNE 30, 2025
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
2026 vs. 2025
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$0 - $299,999
3
7
1
10
5
2
-70.0%
40.0%
$300,000 -$399,999
18
22
1
15
22
1
20.0%
0.0%
$400,000 - $499,999
36
20
2
30
35
1
20.0%
-42.9%
$500,000 - $599,999
44
29
2
36
42
1
22.2%
-31.0%
$600,000 - $799,999
57
65
1
59
51
1
-3.4%
27.5%
$800,000 - $999,999
33
15
2
36
15
2
-8.3%
0.0%
$1,000,000 - $1,999,999
21
21
1
21
16
1
0.0%
31.3%
$2,000,000 and up
11
1
11
11
1
11
0.0%
0.0%
Market Totals
223
180
1
218
187
1
2.3%
-3.7%
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$370,986
$393,793
$386,753
$439,259
$505,011
$546,689
$546,532
$635,593
$646,545
Average Price/SqFt
$184
$196
$199
$212
$248
$269
$278
$314
$319
$340
Average Price/SqFt
Days On Market
105
92
80
81
60
49
56
51
52
57
Days On Market
%Sale Price to List Price
96.8
97.3
97.5
97.6
99.9
100.4
100.8
100.9
101.2
100.2
%Sale Price to List Price
Source: Onekey MLS, Single-family homes, Zone 9
$672,277 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.
PUTNAM COUNTY CONDOMINIUMS QUARTERLY MARKET OVERVIEW
Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
41
18
127.8%
79
36
119.4%
AVERAGE SALE PRICE
$494,009
$337,100
46.5%
$472,069
$362,114
30.4%
MEDIAN SALE PRICE
$425,000
$343,000
23.9%
$425,000
$360,000
18.1%
AVERAGE PRICE PER SQUARE FOOT
$311
$285
9.1%
$309
$293
5.5%
AVERAGE DAYS ON MARKET
46
52
-11.5%
44
52
-15.4%
% SALE PRICE TO LIST PRICE
100.8
101.2
-0.4%
100.3
101.4
-1.1%
UNITS SOLD
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026
AS OF JUNE 30, 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
$0 - $299,999
0
8
$300,000 -$399,999
4
9
$400,000 - $499,999
0
$500,000 - $599,999
1
$600,000 - $799,999 $800,000 - $999,999 $1,000,000 - $1,999,999
PRICE RANGE
2026 vs. 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
0
2
6
1
-100.0%
33.3%
1
4
9
1
0.0%
0.0%
12
0
4
6
1
-100.0%
100.0%
4
1
2
0
Not Valid
-50.0%
0.0%
2
6
1
2
7
1
0.0%
-14.3%
2
11
1
3
3
1
-33.3%
266.7%
1
0
Not Valid
0
0
Not Valid
0.0%
0.0%
$2,000,000 and up
0
0
Not Valid
0
0
Not Valid
0.0%
0.0%
Market Totals
10
50
1
17
31
1
-41.2%
61.3%
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$240,562
$275,464
$251,661
$260,385
$296,280
$317,437
$348,979
$355,421
$459,028
$472,069 Average Sale Price
Average Price/SqFt
$168
$194
$185
$202
$215
$241
$268
$276
$309
$309
Average Price/SqFt
Days On Market
83
83
65
82
48
41
49
32
39
44
Days On Market
%Sale Price to List Price
96.9
98.3
98.1
97.9
99.8
101.0
101.9
100.7
99.6
100.3
%Sale Price to List Price
Source: Onekey MLS, Condominiums
* Homes sold for 2026 are annualized based on actual sales year-to-date.
DUTCHESS COUNTY SINGLE FAMILY HOMES QUARTERLY MARKET OVERVIEW
Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
392
417
-6.0%
817
824
-0.8%
AVERAGE SALE PRICE
$664,919
$579,615
14.7%
$634,333
$568,615
11.6%
MEDIAN SALE PRICE
$550,000
$490,000
12.2%
$525,000
$485,000
8.2%
AVERAGE PRICE PER SQUARE FOOT
$297
$269
10.4%
$288
$271
6.3%
% SALE PRICE TO LIST PRICE
98.7
99.4
-0.7%
98.9
99.2
-0.3%
HOMES SOLD
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026
AS OF JUNE 30, 2025
2026 vs. 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$0 - $299,999
17
24
1
41
33
1
-58.5%
-27.3%
$300,000 -$399,999
60
64
1
83
74
1
-27.7%
-13.5%
$400,000 - $499,999
99
94
1
113
99
1
-12.4%
-5.1%
$500,000 - $599,999
96
80
1
78
58
1
23.1%
37.9%
$600,000 - $799,999
139
91
2
125
60
2
11.2%
51.7%
$800,000 - $999,999
81
24
3
72
22
3
12.5%
9.1%
$1,000,000 - $1,999,999
87
19
5
80
17
5
8.8%
11.8%
$2,000,000 and up
55
13
4
54
9
6
1.9%
44.4%
Market Totals
634
409
2
646
372
2
-1.9%
9.9%
PRICE RANGE
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$298,591
$331,749
$332,613
$415,296
$471,189
$499,000
$489,665
$592,534
$598,900
Average Price/SqFt
$130
$140
$148
$171
$200
$219
$223
$262
$282
$288
Average Price/SqFt
Days On Market
135
131
119
112
94
79
73
59
59
63
Days On Market
%Sale Price to List Price
96.8
97.5
97.0
98.3
99.9
99.5
99.7
99.7
99.8
98.9
%Sale Price to List Price
Source: Onekey MLS, Single Family.
$634,333 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.
SOUTHWEST DUTCHESS SINGLE FAMILY HOMES
HOMES SOLD Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
BEACON
22
21
5%
42
45
-7%
EAST FISHKILL
54
39
39%
120
78
54%
FISHKILL
18
23
-22%
37
40
-8%
LA GRANGE
23
24
-4%
47
45
4%
POUGHKEEPSIE TWP
58
65
-11%
113
126
-10%
POUGHKEEPSIE CITY
28
37
-24%
64
76
-16%
WAPPINGER
34
38
-11%
77
75
3%
Southwest Dutchess
237
247
-4%
500
485
3%
TOWN/CITY
CLICK TO OBTAIN A SPECIFIC TOWN/CITY MONTHLY MARKET REPORT.
HOMES SOLD Q 2 - 2026 VS. Q 2 - 2025
BEACON FISHKILL POUGHKEEPSIE TWP WAPPINGER
EAST FISHKILL LA GRANGE POUGHKEEPSIE CITY
4%
MEDIAN SALE PRICE Q 2 - 2026 VS. Q 2 - 2025
16%
MEDIAN SALE PRICE
POUGHKEEPSIE AREA
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TOWN/CITY
Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
BEACON
$635,000
$700,000
-9%
$612,500
$681,000
-10%
EAST FISHKILL
$661,248
$580,000
14%
$597,500
$582,500
3%
FISHKILL
$625,000
$500,000
25%
$606,000
$468,750
29%
LA GRANGE
$530,000
$486,000
9%
$505,000
$489,000
3%
POUGHKEEPSIE TWP
$463,000
$425,000
9%
$455,000
$424,000
7%
POUGHKEEPSIE CITY
$495,000
$375,000
32%
$414,000
$365,000
13%
WAPPINGER
$517,500
$477,500
8%
$500,000
$485,000
3%
Southwest Dutchess
$550,000
$475,000
16%
$514,000
$473,000
9%
SOUTHWEST DUTCHESS SINGLE FAMILY HOMES BEACON, EAST FISHKILL, FISHKILL, LA GRANGE, POUGHKEEPSIE TWP, POUGHKEEPSIE CITY, WAPPINGER Click to obtain a specific town/city monthly market report.
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026 PRICE RANGE
SUPPLY: ACTIVE LISTINGS
AS OF JUNE 30, 2025
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
2026 vs. 2025
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$0 - $299,999
7
17
1
26
19
1
-73.1%
-10.5%
$300,000 -$399,999
37
40
1
40
47
1
-7.5%
-14.9%
$400,000 - $499,999
58
65
1
67
66
1
-13.4%
-1.5%
$500,000 - $599,999
48
57
1
48
39
1
0.0%
46.2%
$600,000 - $799,999
73
51
1
67
34
2
9.0%
50.0%
$800,000 - $999,999
34
11
3
31
17
2
9.7%
-35.3%
$1,000,000 - $1,999,999
35
5
7
17
9
2
105.9%
-44.4%
$2,000,000 and up
10
2
5
6
1
6
66.7%
100.0%
Market Totals
302
248
1
302
232
1
0.0%
6.9%
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$281,118
$314,552
$320,202
$363,732
$414,987
$442,724
$468,903
$508,777
$534,007
Average Price/SqFt
$126
$138
$148
$161
$190
$210
$220
$246
$263
$272
Average Price/SqFt
Days On Market
127
125
113
101
85
66
65
53
50
55
Days On Market
%Sale Price to List Price
97.9
99.1
98.3
99.2
100.9
100.7
100.0
100.7
100.9
100.7
%Sale Price to List Price
Source: Onekey MLS, Single Family.
$555,960 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.
SOUTHEAST DUTCHESS SINGLE FAMILY HOMES
HOMES SOLD Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
BEEKMAN
19
17
12%
33
28
18%
DOVER
8
8
0%
17
24
-29%
PAWLING
14
18
-22%
29
38
-24%
UNION VALE
9
5
80%
15
10
50%
Southeast Dutchess
50
48
4%
94
100
-6%
TOWN/CITY
CLICK TO OBTAIN A SPECIFIC TOWN/CITY MONTHLY MARKET REPORT.
HOMES SOLD Q 2 - 2026 VS. Q 2 - 2025
BEEKMAN
DOVER
PAWLING
UNION VALE
MEDIAN SALE PRICE Q 2 - 2026 VS. Q 2 - 2025
DUTCHESS COUNTY
houlihanlawrence.com/communities Source: Onekey MLS.
5%
MEDIAN SALE PRICE Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
BEEKMAN
$630,000
$669,000
-6%
$617,000
$550,000
12%
DOVER
$392,000
$437,500
-10%
$395,000
$398,340
-1%
PAWLING
$652,250
$647,500
1%
$610,500
$627,500
-3%
UNION VALE
$640,000
$646,000
-1%
$630,000
$584,500
8%
Southeast Dutchess
$616,000
$645,500
-5%
$549,500
$542,500
1%
TOWN/CITY
Preview all our HD Videos of Westchester, Putnam and Dutchess
4%
SOUTHEAST DUTCHESS SINGLE FAMILY HOMES BEEKMAN, DOVER, PAWLING, UNION VALE Click to obtain a specific town/city monthly market report.
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026
AS OF JUNE 30, 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
$0 - $299,999
2
3
$300,000 -$399,999
4
5
$400,000 - $499,999
11
$500,000 - $599,999 $600,000 - $799,999
2026 vs. 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
1
2
0
Not Valid
0.0%
0.0%
1
9
8
1
-55.6%
-37.5%
10
1
15
16
1
-26.7%
-37.5%
10
11
1
10
11
1
0.0%
0.0%
23
14
2
23
7
3
0.0%
100.0%
$800,000 - $999,999
20
3
7
8
1
8
150.0%
200.0%
$1,000,000 - $1,999,999
4
3
1
24
3
8
-83.3%
0.0%
$2,000,000 and up
7
2
4
7
0
Not Valid
0.0%
0.0%
Market Totals
81
51
2
98
46
2
-17.3%
10.9%
PRICE RANGE
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$305,775
$313,657
$326,521
$392,541
$491,327
$507,149
$490,938
$615,463
$601,093
Average Price/SqFt
$128
$138
$146
$169
$201
$214
$219
$246
$270
$267
Average Price/SqFt
Days On Market
140
121
108
102
90
79
69
59
64
66
Days On Market
%Sale Price to List Price
95.8
96.2
96.2
97.5
98.7
99.4
99.4
98.4
100.0
97.0
%Sale Price to List Price
Source: Onekey MLS, Single Family.
$615,439 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.
NORTHWEST DUTCHESS SINGLE FAMILY HOMES
HOMES SOLD Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
CLINTON
4
7
-43%
10
17
-41%
HYDE PARK
27
27
0%
64
61
5%
MILAN
8
7
14%
18
11
64%
PLEASANT VALLEY
13
16
-19%
33
30
10%
RED HOOK
12
15
-20%
26
35
-26%
RHINEBECK
16
16
0%
28
29
-3%
Northwest Dutchess
80
88
-9%
179
183
-2%
TOWN/CITY
CLICK TO OBTAIN A SPECIFIC TOWN/CITY MONTHLY MARKET REPORT.
HOMES SOLD Q 2 - 2026 VS. Q 2 - 2025
CLINTON
HYDE PARK
MILAN
PLEASANT VALLEY
RED HOOK
RHINEBECK
9%
MEDIAN SALE PRICE Q 2 - 2026 VS. Q 2 - 2025
16%
MEDIAN SALE PRICE Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
CLINTON
$1,297,500
$539,900
140%
$845,500
$710,000
19%
HYDE PARK
$425,000
$407,000
4%
$427,200
$405,000
6%
MILAN
$747,500
$600,000
25%
$637,500
$650,000
-2%
PLEASANT VALLEY
$485,000
$480,000
1%
$485,000
$508,750
-5%
RED HOOK
$787,500
$495,000
59%
$715,000
$550,000
30%
RHINEBECK
$696,000
$624,500
11%
$937,500
$700,000
34%
Northwest Dutchess
$550,000
$475,000
16%
$550,000
$500,000
10%
TOWN/CITY
DUTCHESS COUNTY
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NORTHWEST DUTCHESS SINGLE FAMILY HOMES CLINTON, HYDE PARK, MILAN, PLEASANT VALLEY, RED HOOK, RHINEBECK Click to obtain a specific town/city monthly market report.
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026 PRICE RANGE
SUPPLY: ACTIVE LISTINGS
AS OF JUNE 30, 2025
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
2026 vs. 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$0 - $299,999
4
3
1
7
11
1
-42.9%
-72.7%
$300,000 -$399,999
14
17
1
19
18
1
-26.3%
-5.6%
$400,000 - $499,999
25
16
2
23
14
2
8.7%
14.3%
$500,000 - $599,999
28
11
3
12
8
2
133.3%
37.5%
$600,000 - $799,999
30
22
1
25
14
2
20.0%
57.1%
$800,000 - $999,999
16
8
2
24
3
8
-33.3%
166.7%
$1,000,000 - $1,999,999
31
7
4
23
3
8
34.8%
133.3%
$2,000,000 and up
18
2
9
18
3
6
0.0%
-33.3%
Market Totals
166
86
2
151
74
2
9.9%
16.2%
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$305,887
$343,844
$349,296
$487,909
$524,933
$576,571
$513,940
$676,432
$665,213
Average Price/SqFt
$127
$138
$147
$186
$212
$233
$225
$299
$316
$328
Average Price/SqFt
Days On Market
142
137
130
127
108
102
86
62
67
77
Days On Market
%Sale Price to List Price
96.1
95.9
96.1
99.6
100.2
97.9
99.4
99.0
99.2
99.0
%Sale Price to List Price
Source: Onekey MLS, Single Family.
$757,260 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.
NORTHEAST DUTCHESS SINGLE FAMILY HOMES
HOMES SOLD Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
AMENIA
6
9
-33%
12
14
-14%
NORTH EAST
6
6
0%
9
8
13%
PINE PLAINS
1
2
-50%
5
4
25%
STANFORD
3
4
-25%
7
6
17%
WASHINGTON
9
13
-31%
11
24
-54%
Northeast Dutchess
25
34
-27%
44
56
-21%
TOWN/CITY
CLICK TO OBTAIN A SPECIFIC TOWN/CITY MONTHLY MARKET REPORT.
HOMES SOLD Q 2 - 2026 VS. Q 2 - 2025
AMENIA
NORTH EAST
PINE PLAINS
STANFORD
27%
MEDIAN SALE PRICE
WASHINGTON Q 2 - 2026 VS. Q 2 - 2025
12%
MEDIAN SALE PRICE DUTCHESS COUNTY
Preview all our HD Videos of Westchester, Putnam and Dutchess
houlihanlawrence.com/communities Source: Onekey MLS.
TOWN/CITY
Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
AMENIA
$360,500
$403,840
-11%
$384,500
$325,500
18%
NORTH EAST
$367,000
$365,000
1%
$400,000
$462,500
-14%
PINE PLAINS
$440,000
$2,117,500
-79%
$440,000
$572,500
-23%
STANFORD
$558,000
$675,000
-17%
$558,000
$590,000
-5%
WASHINGTON
$910,000
$600,000
52%
$995,000
$694,435
43%
Northeast Dutchess
$449,000
$512,500
-12%
$441,250
$520,000
-15%
NORTHEAST DUTCHESS SINGLE FAMILY HOMES AMENIA, NORTH EAST, PINE PLAINS, STANFORD, WASHINGTON Click to obtain a specific town/city monthly market report.
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026
AS OF JUNE 30, 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
$0 - $299,999
4
1
$300,000 -$399,999
5
2
4
6
3
15
$400,000 - $499,999
5
3
2
$500,000 - $599,999 $600,000 - $799,999
10
1
13
3
$800,000 - $999,999
11
$1,000,000 - $1,999,999 $2,000,000 and up
Market Totals
85
PRICE RANGE
2026 vs. 2025
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
3
2
-33.3%
-66.7%
1
15
-66.7%
100.0%
8
3
3
-37.5%
0.0%
10
8
0
Not Valid
25.0%
0.0%
4
10
4
3
30.0%
-25.0%
2
6
9
1
9
22.2%
100.0%
17
4
4
16
2
8
6.3%
100.0%
20
7
3
23
5
5
-13.0%
40.0%
23
4
95
19
5
-10.5%
21.1%
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$402,794
$511,235
$451,937
$637,083
$818,376
$830,655
$619,430
$1,094,392
$918,960
Average Price/SqFt
$176
$174
$163
$201
$256
$280
$254
$331
$354
$349
Average Price/SqFt
Days On Market
180
180
178
168
141
110
103
93
104
98
Days On Market
%Sale Price to List Price
92.4
91.0
91.0
93.8
96.3
97.2
97.3
98.6
96.3
91.1
%Sale Price to List Price
Source: Onekey MLS, Single Family.
$1,065,204 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.
DUTCHESS COUNTY CONDOMINIUMS QUARTERLY MARKET OVERVIEW
Q2 2026
Q2 2025
% CHANGE
YTD 2026
YTD 2025
% CHANGE
75
84
-10.7%
136
141
-3.5%
AVERAGE SALE PRICE
$409,687
$357,207
14.7%
$373,997
$360,850
3.6%
MEDIAN SALE PRICE
$358,000
$308,000
16.2%
$337,500
$315,000
7.1%
AVERAGE PRICE PER SQUARE FOOT
$294
$288
2.1%
$282
$284
-0.7%
AVERAGE DAYS ON MARKET
47
44
6.8%
55
49
12.2%
% SALE PRICE TO LIST PRICE
102.3
102.0
0.3%
101.0
101.0
0.0%
UNITS SOLD
SUPPLY DEMAND ANALYSIS AS OF JUNE 30, 2026
AS OF JUNE 30, 2025
2026 vs. 2025
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$0 - $299,999
16
19
1
18
24
1
-11.1%
-20.8%
$300,000 -$399,999
16
16
1
14
14
1
14.3%
14.3%
$400,000 - $499,999
12
6
2
3
4
1
300.0%
50.0%
$500,000 - $599,999
7
11
1
4
8
1
75.0%
37.5%
$600,000 - $799,999
7
10
1
6
4
2
16.7%
150.0%
$800,000 - $999,999
2
1
2
2
3
1
0.0%
-66.7%
$1,000,000 - $1,999,999
2
0
Not Valid
1
1
1
100.0%
-100.0%
PRICE RANGE
$2,000,000 and up
1
0
Not Valid
0
0
Not Valid
0.0%
0.0%
Market Totals
63
63
1
48
58
1
31.3%
8.6%
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
TEN-YEAR MARKET HISTORY
Average Sale Price
$185,155
$191,931
$200,709
$246,157
$283,501
$286,366
$326,935
$358,717
$373,334
Average Price/SqFt
$138
$144
$153
$180
$209
$225
$246
$264
$284
$282
Average Price/SqFt
Days On Market
106
99
107
90
89
58
61
43
47
55
Days On Market
%Sale Price to List Price
96.7
97.0
97.6
97.3
98.1
100.5
100.0
100.9
100.6
101.0
%Sale Price to List Price
Source: Onekey MLS, Condominium.
$373,997 Average Sale Price
* Homes sold for 2026 are annualized based on actual sales year-to-date.