Thomas Roberts | RealtorTom | Westchester Real Estate Insights
Westchester County real estate insights for buyers, sellers, and homeowners. Thomas Roberts (#RealtorTom) of William Raveis Real Estate provides local market updates, pricing trends, neighborhood information, and practical guidance for navigating today's housing market in New Rochelle and throughout Westchester County, NY.
Information on Mortages, Calculators, Current Market Conditions
Shore Park, also known as Shore Front Park, is a waterfront community park
in Pelham Manor, New York. With its large open lawn, playground, walking
path, and waterfront setting, it has been a special place for my family
over many years.
My Family’s Connection to Pelham
My connection to Pelham goes back much further than my visits to Shore Park.
I lived in Pelham for many years, and my family’s history in the community
extends across several generations.
My father grew up in Pelham. He first lived on Sparks Avenue, and his family
later moved to Cliff Avenue. My parents eventually lived on Ancon Avenue in
Pelham Heights. These family connections allowed me to know Pelham not only
as a place on the map, but as a community connected to my childhood, my
parents, and later my own children.
Pelham Heights is located within the Village of Pelham, while Shore Park is
located in the neighboring Village of Pelham Manor. Together, these villages
form part of the larger Town of Pelham community.
My Family Memories at Shore Park
When my children were younger, I would bring both of them to Shore Park to
play on the swings and walk around the grounds. The combination of the
playground, large grassy lawn, walking path, and waterfront scenery made it
an enjoyable place for us to spend time together outdoors.
Years later, I continued visiting the park and have walked my dog, Milo,
there during the fall. Autumn is an especially pleasant time to walk around
the park, enjoy the changing leaves, and take in the waterfront setting.
For me, Shore Park is not simply another local park. It is part of a much
larger personal connection to Pelham—a community where my father grew up,
where my parents lived, where I lived for many years, and where I created
memories with my own children.
Walking Around Shore Park
One of my favorite features is the walking path that loops around much of
the park. The Shore Park Trail follows the park’s large central lawn and
continues toward the waterfront.
The path provides an enjoyable recreational walk without requiring visitors
to travel far from the surrounding Pelham Manor neighborhood. It can be used
for a family walk, a quiet stroll, or an outing with a dog while following
the Village’s current rules.
What Can You Find at Shore Park?
Shore Park combines active family recreation with open space and a scenic
waterfront environment. Features within or associated with the park include:
A playground with swings and other play equipment
A large central lawn and open grassy space
A walking path around much of the park
Waterfront scenery
Areas for walking and outdoor relaxation
Parking near the park entrance
Restroom facilities
Bicycle racks and refuse receptacles
The Village of Pelham Manor has continued making improvements to the park.
Recent Village information has referenced renovated restroom facilities,
bicycle racks, restored refuse receptacles, and other enhancements for park
users.
Who May Use Shore Park?
Shore Park is not an unrestricted public park. Its use is limited to
residents of the Village of Pelham Manor and their permitted guests.
During the staffed season, visitors may encounter an attendant at the gate
who verifies eligibility to enter.
These access restrictions have a long history. Reporting about the park
explains that they are connected to a 1929 agreement and deed restriction
involving the underwater property on which much of the park was constructed.
Entrance procedures, guest policies, identification requirements, seasonal
staffing, and operating hours can change. Residents should confirm the
current rules with the Village of Pelham Manor before visiting.
Walking Dogs at Shore Park
Shore Park has also been a place where I have enjoyed walking Milo,
particularly during the fall. Dog owners should be aware of the Village’s
current regulations.
According to a Village reminder issued in October 2025, dogs must be on a
leash after 9:00 a.m. Dogs are not permitted inside the playground area,
and owners are responsible for supervising their pets and preventing them
from digging. Visitors should follow all current signs and Village rules,
since regulations may be updated.
Where Is Shore Park?
Shore Park is located along Shore Road in Pelham Manor, near the Long Island
Sound waterfront. The park entrance and parking area are accessible from
Shore Road.
The waterfront location and surrounding residential streets give Shore Park
a different feeling from many inland parks in lower Westchester County. It
offers eligible Pelham Manor residents and their guests a place for
recreation, family time, walking, and relaxation close to home.
Watch My Shore Park Video Tour
This one-minute video provides a brief look at Shore Park, its recreational
areas, and its scenic waterfront setting in Pelham Manor.
Park facilities, landscaping, entrance procedures, and regulations may have
changed since this video was recorded.
A Broader Look at Pelham, New York
Shore Park is one part of the larger Pelham community. The Town of Pelham
includes the Village of Pelham and the Village of Pelham Manor, each with its
own neighborhoods, architecture, parks, and community character.
In the following video, I provide a broader look at Pelham—a community that
has been connected to my family for generations.
This additional video provides a wider look at Pelham beyond Shore Park.
Some buildings, businesses, public spaces, and other conditions may have
changed since the footage was recorded.
A Special Pelham Manor Community Space
For me, Shore Park is more than a point on a map. It is a place connected
with memories of bringing my children to the swings, walking around the
grounds together, and later returning with Milo during the fall.
Its large lawn, playground, walking loop, and waterfront setting help make
it a distinctive recreational space for eligible Pelham Manor residents and
their guests.
Before Visiting Shore Park
Visitors should verify current access rules, seasonal procedures, dog
regulations, parking requirements, and facility availability directly with
the Village of Pelham Manor.
No obligation. Property values are estimates and may vary based on the
home’s condition, location, improvements, and current market activity.
About the author: Thomas Roberts, also known as RealtorTom,
is a New York State licensed real estate salesperson with William Raveis
Real Estate. He creates local videos and articles about parks, walking
areas, neighborhoods, real estate, and community life throughout Pelham,
Pelham Manor, and Westchester County.
Tuesday, July 14, 2026
What the Bipartisan Housing Law Could Mean for Westchester County Real Estate
The 21st Century ROAD to Housing Act became federal law on
July 11, 2026, after receiving broad bipartisan support in Congress.
The legislation is intended to address housing affordability by encouraging additional
housing supply, modernizing certain housing programs, reducing selected regulatory
barriers and limiting some purchases of single-family homes by large institutional investors.
What could this new federal housing law mean for home buyers, homeowners, sellers and
communities across Westchester County, New York? Its effects will not
appear overnight, but the law could influence housing policy, financing and development
decisions over the coming years.
A Note to Readers
This article presents general, factual information about the 21st Century ROAD to Housing
Act and discusses some of its possible housing and real estate implications. It is not
intended to support or oppose a political party, elected official, candidate or political
viewpoint.
As a real estate professional, I respect that everyone has the right to form and express
their own opinion. I do not use this real estate blog to promote a personal political
position. The purpose of this article is to help readers understand a significant piece
of housing legislation and consider how it may relate to housing supply, affordability
and real estate in Westchester County.
I am a firm supporter of the federal Fair Housing Act, equal housing opportunity and the
principle that people should have access to housing without unlawful discrimination.
I am a New York State licensed real estate salesperson, not an attorney, accountant,
tax professional, lender, government representative or housing-policy specialist. This
article does not provide legal, tax, financial, mortgage, regulatory or governmental
advice. It also does not interpret federal, New York State, Westchester County or local
municipal laws. Readers should speak with an appropriately qualified professional about
their individual circumstances.
Respectful comments and differing viewpoints are welcome. Discriminatory, threatening,
abusive, defamatory, vulgar, spam-related or otherwise inappropriate comments will not
be tolerated and may be removed.
What Is the 21st Century ROAD to Housing Act?
The 21st Century ROAD to Housing Act is a broad federal housing package covering numerous
areas of housing policy. The final legislation contains 12 titles and 60
sections addressing matters that include housing supply, manufactured housing,
rural housing, homeownership access, housing-program reform, veterans' housing, oversight,
community banking and institutional ownership of homes.
The central idea behind the law is that the United States needs more housing and that
unnecessary obstacles can make homes more difficult or expensive to finance, approve
and build. The law therefore combines a number of different proposals rather than relying
on one single housing program.
The final version passed the United States Senate by a vote of
85–5 on June 22, 2026, followed by a
358–32 vote in the House of Representatives on June 23, 2026.
Those vote totals demonstrate the unusually broad bipartisan congressional support
behind the housing package.
How Did the Housing Bill Become Law Without the President's Signature?
President Donald Trump announced that he would not sign the housing bill, citing his
concerns about congressional action on separate voter-identification legislation. He
did not, however, veto the housing bill.
Under Article I, Section 7 of the United States Constitution, a bill generally becomes
law if the president does not sign or return it within ten days, excluding Sundays,
while Congress remains in session. Through that constitutional process, the housing
legislation became law without the president's signature on July 11, 2026.
The political dispute surrounding the president's decision was separate from the purpose
of the housing legislation itself. This article focuses on the housing and real estate
provisions rather than the political disagreement.
What Are Some of the Major Provisions?
Because this is a wide-ranging law, its individual provisions will affect different
parts of the housing system. Several of the most relevant areas for real estate
consumers include the following.
Encouraging Additional Housing Supply
A major goal of the law is to make it easier to create additional housing. Increasing
the number and variety of homes is generally viewed as one part of addressing long-term
affordability, particularly in markets where the supply of homes has not kept up with
demand.
Additional supply could include single-family homes, multifamily housing, manufactured
homes, rural housing, mixed-use development and the conversion of qualifying properties
to residential use.
Streamlining Certain Reviews and Construction Processes
The legislation seeks to streamline selected federal environmental reviews and
construction-related procedures. The purpose is to reduce duplication and delays while
maintaining applicable review requirements.
Faster federal procedures do not automatically eliminate New York State or local reviews.
Development proposals may still be subject to zoning, environmental, infrastructure,
planning-board and other municipal requirements.
Modernizing Manufactured-Housing Rules and Financing
The law includes changes related to manufactured housing and its financing. Manufactured
homes can provide a lower-cost housing option in some regions, although land availability,
local zoning and community acceptance will continue to influence where this type of
housing can be developed.
Expanding Access to Small-Dollar Mortgages
The legislation authorizes a pilot program intended to improve access to mortgages with
original principal balances of $100,000 or less. Small mortgages can be difficult for
borrowers to obtain because the cost of originating the loan may be high in relation to
the amount borrowed.
This provision may have limited direct application to many Westchester single-family
purchases because local prices frequently exceed that level. It could, however, be
relevant to lower-priced properties, certain cooperative apartments and housing markets
elsewhere in New York and the United States.
Addressing Large Institutional Purchases of Single-Family Homes
One of the law's most publicized provisions restricts certain large institutional
investors from acquiring additional single-family homes. The policy is intended to
reduce situations in which large investors compete directly against individuals and
families seeking to purchase homes.
Institutional ownership varies greatly by location. Therefore, this provision may have
a larger effect in markets where large companies have purchased substantial numbers of
single-family homes than in communities where such ownership is less common.
Updating Multifamily and Community-Banking Programs
Other sections address multifamily financing, community banks, rural housing, veterans'
housing programs, housing-data collection and federal program oversight. These provisions
may not generate as much public attention, but they could influence how housing is funded,
administered and monitored.
Why Housing Supply Matters
Housing affordability is influenced by many factors, including mortgage rates, property
taxes, insurance costs, labor expenses, construction materials, land prices, zoning,
income growth and the number of available homes.
Increasing supply cannot resolve every housing challenge, but it can create more choices
for buyers and renters. In areas with persistent demand and limited inventory, adding
homes may help reduce some of the pressure that leads to repeated bidding competition
and rapid price increases.
The relationship is not immediate. Planning, approvals, financing and construction can
take years. The law should therefore be viewed as a potential long-term housing measure,
not as an instant reduction in home prices or monthly housing expenses.
What Could the Housing Law Mean for Westchester County?
Westchester County is a high-cost housing market located directly north of New York City.
Many Westchester communities have limited vacant land, established neighborhoods,
significant infrastructure needs and local zoning requirements that influence what may
be built.
Federal housing legislation may provide new tools, financing changes or streamlined
procedures, but it does not independently determine where new housing will be approved
in Westchester. Local governments will continue to play a major role through zoning,
planning, infrastructure and land-use decisions.
The law could be most relevant to Westchester in several areas:
Transit-oriented housing: Development near Metro-North stations may
remain an important part of the local housing conversation.
Downtown redevelopment: Underused commercial properties may present
opportunities for residential or mixed-use projects where local regulations permit.
Multifamily housing: Changes to federal financing and construction
processes could support certain apartment or condominium projects.
Housing variety: Smaller homes, condominiums, cooperatives, accessory
units and other housing types may help meet the needs of first-time buyers, seniors
and people seeking to remain in their communities.
Affordability: More supply may help over time, but property taxes,
construction costs, financing costs and local land values will remain major factors.
How Could the Law Relate to Individual Westchester Communities?
New Rochelle
New Rochelle has already experienced substantial downtown residential development.
Its proximity to New York City, Metro-North service and established downtown make it a
useful example of how transit-oriented housing can add residential units in an existing
community.
Federal policies that improve financing or streamline certain housing procedures could
support future development. However, the location, size and design of any project would
remain subject to applicable state and local requirements.
White Plains
White Plains is another important employment, transportation and residential center.
Downtown redevelopment and housing near the train station could continue to play a role
in the city's housing supply.
Additional apartments and condominiums may broaden housing choices, but their actual
affordability will depend on construction costs, financing, project requirements and
local market conditions.
Mamaroneck and Larchmont
The Mamaroneck and Larchmont area has strong buyer demand and a limited supply of
available homes. Because these are established communities, future housing discussions
may involve redevelopment, downtown properties and carefully planned projects rather
than large subdivisions.
Rye and Rye Neck
Rye and the Rye Neck area generally have high land values and a limited supply of
single-family homes. Federal changes alone are unlikely to create an immediate increase
in inventory. Any meaningful expansion would still depend heavily on local land
availability, zoning and community planning.
Pelham, Eastchester, Scarsdale and Harrison
These communities face their own combinations of housing demand, development limitations,
infrastructure concerns and local planning priorities. The federal law may provide tools
that municipalities or developers can consider, but it does not create a single housing
approach that applies equally to every location.
Katonah, Lewisboro, Bedford and Northern Westchester
Northern Westchester has a different development pattern from the county's cities and
southern villages. Larger parcels, environmental considerations, septic systems, water
resources and transportation access can all affect development.
Federal provisions involving rural housing, smaller communities and manufactured housing
may be worth watching, although their local relevance will depend on municipal rules,
infrastructure and the characteristics of each site.
What Should Westchester Home Buyers Watch?
Home buyers should not expect the new law to produce an immediate wave of available homes
or a sudden reduction in mortgage rates. Instead, buyers may want to follow:
New residential and mixed-use development proposals
Local zoning and planning-board discussions
Changes involving condominium, cooperative and multifamily financing
Mortgage rates and lending requirements
Inventory levels in the specific community and property type they are considering
New programs for first-time and moderate-income buyers
Real estate conditions can differ significantly among single-family homes, condominiums,
cooperative apartments and multifamily properties. Buyers should evaluate the market for
their particular property type rather than relying only on broad national headlines.
What Should Westchester Home Sellers Watch?
Sellers should also view the law as a long-term development rather than an immediate
change in home values. Important factors will continue to include:
The number of competing homes listed for sale
Mortgage rates and buyer purchasing power
New construction or redevelopment in the immediate area
The home's condition, presentation and pricing
Local school, transportation and community characteristics
Demand for the specific location and property type
Even if housing supply grows, well-located and properly priced Westchester homes may
continue to attract strong interest. Sellers should base decisions on current local
comparable sales and active competition rather than assumptions about what a federal law
might eventually do.
Will the New Housing Law Lower Home Prices in Westchester?
The law is not expected to cause an immediate reduction in Westchester County
home prices.
Home prices are determined by local supply and demand, mortgage rates, employment,
household income, taxes, property condition, location and many other factors. Federal
legislation may help support the creation of additional housing, but bringing new homes
to market usually requires a lengthy process.
Over time, additional housing may provide buyers with more choices and help moderate the
pace of price growth in some locations. That is different from predicting that current
home values will decline.
Westchester is not one uniform real estate market. Conditions in a downtown condominium
market may differ from conditions for single-family homes in a suburban school district
or cooperative apartments in a particular building.
My Westchester Real Estate Perspective
As a Westchester County real estate professional, I regularly speak with buyers who are
concerned about limited inventory, affordability, mortgage expenses and competition for
desirable homes. I also speak with homeowners who want to understand whether current
market conditions make it a good time to sell.
The 21st Century ROAD to Housing Act is important because it recognizes that housing
affordability and availability are national concerns. However, no single federal law
can resolve every local housing challenge.
The practical impact in Westchester will depend on how the federal provisions are
implemented, whether funding is appropriated for authorized programs, how New York State
responds and what decisions are made by individual cities, towns and villages.
Buyers and sellers should continue to follow local inventory, recent sales, interest
rates and community-level development rather than making decisions solely from a national
political or economic headline.
Frequently Asked Questions
What is the 21st Century ROAD to Housing Act?
It is a bipartisan federal housing law intended to encourage housing supply, modernize
housing programs, improve certain financing options, streamline selected procedures and
restrict some purchases of single-family homes by large institutional investors.
When did the housing bill become law?
The legislation became law on July 11, 2026, without the president's signature.
Did President Trump veto the housing bill?
No. President Trump declined to sign the bill, but he did not veto it. It became law
through the constitutional process that applies when a president takes no action within
the prescribed period while Congress remains in session.
Will the law immediately lower home prices?
No immediate reduction in home prices should be assumed. The legislation is primarily
designed to address longer-term housing supply and program issues. Local prices will
continue to depend on local inventory, demand, mortgage rates, taxes and economic
conditions.
Will it create more homes in Westchester County?
It may provide tools or financing changes that support future housing, but it does not
automatically approve local construction. New projects will still depend on land,
financing, infrastructure, municipal zoning and applicable review processes.
Does the law eliminate local zoning?
No. Local zoning and land-use decisions will continue to be important. The legislation
contains federal housing policies, but it does not simply eliminate municipal control
over every development decision.
Does this article endorse a political party or elected official?
No. This article is intended to provide neutral housing and real estate information. It
does not endorse or oppose a political party, candidate, elected official or political
viewpoint.
What do you think about housing affordability, inventory and future development in
Westchester County? Do you believe additional housing options would help buyers, or are
you concerned about infrastructure, density and community planning?
Readers are welcome to share thoughtful opinions in the comment section. Differing
viewpoints are respected, but comments must remain civil and appropriate. Discriminatory,
abusive, threatening, defamatory, vulgar or spam-related comments may be removed.
Questions About the Westchester County Real Estate Market?
National housing policy can influence the market, but every real estate decision is
local. For information about current inventory, recent sales or buying and selling a
home in Westchester County, contact Thomas Roberts, RealtorTom.
Flint Park in Larchmont, New York, is a community park offering walking paths,
nature trails, playground areas, athletic fields, tennis courts, paddle courts,
basketball, and picnic areas. It is a place where Larchmont residents and
visitors can enjoy both active recreation and quieter outdoor spaces.
A Personal Connection to Flint Park
Flint Park is one of those special places that holds many wonderful memories
for me. When my children were younger, I would bring them there to walk, play
on the swings, and enjoy the slides.
It is a wonderful place to visit throughout the year, whether you are taking
a quiet walk, bringing the children to the playground, or enjoying one of the
park’s many recreational facilities.
What Can You Find at Flint Park?
Flint Park is the largest park in the Village of Larchmont. According to the
Village, the park offers a combination of active and passive recreational
amenities, including:
Three natural-grass playing fields
One artificial-turf playing field
Six tennis courts
Three paddle courts
One basketball court
Nature trails and walking areas
Picnic areas
The Village of Larchmont’s largest playground
Flint Park is also home to the Flint Park Summer Day Camp and community
activities such as the annual Sprint to Flint run. Permits may be required
to use the athletic fields and tennis courts.
Dogs are not permitted in Flint Park, with the exception of service animals.
Visitors should check posted signs and current Village regulations before
using the park’s courts, fields, and other facilities.
Walking and Outdoor Recreation
One of the qualities that makes Flint Park special is its combination of
recreation and nature. Families can use the playground, athletes can enjoy
the fields and courts, and walkers can explore the park’s quieter paths and
natural areas.
This variety makes Flint Park an appealing destination for children,
families, athletes, and anyone looking for an enjoyable outdoor walk in
Larchmont.
Where Is Flint Park?
Flint Park is located at the end of Locust Avenue in Larchmont, New York.
The park is easily accessible from Boston Post Road.
When visiting with my children, we would usually park in the Hummocks parking
lot and walk into the park. Another way to reach Flint Park is to turn from
Boston Post Road onto Bronson Avenue, turn left onto Locust Avenue, and
continue toward the park entrance at the end of Locust Avenue.
Because parking regulations and access conditions can change, visitors
should always follow current signs and Village parking rules.
Flint Park Video Tour
This video tour was recorded in 2019. Some park features, facilities,
landscaping, parking arrangements, and access conditions may have changed
or been renovated since the video was filmed.
Flint Park and the Larchmont Community
Flint Park’s location places it near the shops, restaurants, neighborhoods,
and community life of the Village of Larchmont. Its mix of recreation,
walking areas, open space, and family activities helps make it an important
community destination.
Whether you are a longtime resident, new to the area, or simply exploring
parks and walking trails in southern Westchester County, Flint Park is worth
discovering.
About the author: Thomas Roberts, also known as RealtorTom,
is a New York State licensed real estate salesperson with William Raveis Real
Estate. He creates videos and articles about parks, neighborhoods, housing,
and community life throughout Larchmont and Westchester County.
Katonah-Lewisboro Real Estate Market Update: June 2026
Navigating today’s suburban real estate market requires good timing,
hyperlocal data, and a clear understanding of how each community is
changing. As an active real estate professional in Westchester County,
I review these numbers to help buyers and homeowners better understand
current conditions.
If you are looking for real estate information about Katonah, Lewisboro,
and the surrounding school district, here is how the market performed
through June 2026.
Living in and Around Katonah
When I am not analyzing market numbers or showing homes, you can often
find me enjoying the communities of northern Westchester. On a typical
Sunday morning, I enjoy walking my dog, Milo, into Katonah.
I usually park on Bedford Road, walk along Allen Place, stop for coffee
at Tazza, and stroll past the local shops before turning onto the parkway.
That familiarity with the streets, businesses, and character of the area
is one of the reasons I enjoy working with people interested in the
Katonah-Lewisboro community.
🎥 Katonah-Lewisboro Market Video
Watch my brief video summary of the Katonah-Lewisboro real estate market.
The video will load when it approaches the visible portion of your screen.
🏡 Single-Family Homes
The single-family sector continued to demonstrate substantial price
appreciation, even as overall transaction volume slowed because of
limited inventory.
Median sale price: $1,430,000, up 36.8% compared
with June 2025
Unit sales: 24 homes, down 17.2% year over year
Days on market: 28 days, down 39.1%
Median sale price per square foot: $433, up 2.5%
Inventory: 46 active listings, down 29.2%
Months of supply: 3.08 months, down 31.6%
Market activity: 92% of homes sold within 90 days,
while 88% sold for more than 95% of their original asking price
These figures point to a competitive environment for buyers. I recently
showed several single-family homes in the area and watched my clients face
intense highest-and-best situations—even with a planned 50% down payment.
For homeowners considering a move, limited competing inventory may create
a favorable selling opportunity. However, every property and personal
situation is different, so pricing and timing should be evaluated
individually.
🏢 Condominiums
The condominium segment experienced a substantial increase in median
pricing, along with a notable reduction in the number of available choices
for buyers.
Median sale price: $551,250, up 25.3% compared
with June 2025
Unit sales: 2 condominiums, down 60% year over year
Days on market: 11 days, down 80.4%
Median sale price per square foot: $380, up 11.8%
Inventory: 6 active listings, down 33.3%
Months of supply: 4 months, down 3.7%
Market activity: 100% of the condominiums sold
within 90 days and for more than 95% of their original asking prices
Important context: Only two condominium sales were
included in this period. With such a small sample, percentage changes can
appear unusually large and should be interpreted cautiously.
🎥 More Katonah-Lewisboro Real Estate Information
🏘️ Multifamily Properties
There were no multifamily sales recorded in the reported
area during June 2026. This type of property remains scarce in the
immediate market, meaning that a new multifamily listing may attract
significant attention.
The absence of sales does not establish a reliable market price or trend
for multifamily properties. A longer reporting period and
property-specific analysis would be needed.
🏙️ Co-ops and the Combined Market
Standalone co-op data was limited in the aggregate district report.
However, the combined figures across the reported housing categories
continued to show limited inventory and strong pricing:
Combined median sale price: $1,325,000, up 38.7%
compared with June 2025
Combined unit sales: 26 properties, down 23.5%
Combined days on market: 27 days, down 42.6%
Combined inventory: 53 available properties, down 28.4%
Combined months of supply: 3.2 months, down 28%
📌 What This Could Mean for Buyers and Homeowners
The June 2026 figures show a market characterized by limited inventory,
rising median prices, and relatively fast sales. Buyers should be prepared
before visiting properties, understand their financing, and carefully
evaluate comparable sales before making an offer.
Homeowners should avoid assuming that every property increased by the same
percentages shown in the broader report. Location, condition, renovations,
property type, lot size, school-district boundaries, and recent comparable
sales can all influence an individual home’s market value.
💵 Curious What Your Home May Be Worth?
If you own a home in Katonah, Lewisboro, or elsewhere in Westchester
County, you can request a complimentary home-value estimate.
No obligation. Automated estimates are not appraisals and may vary based
on a property’s condition, location, improvements, and current market
activity.
📬 Stay Connected and Informed
Follow my updates and subscribe to my YouTube channel for additional
market reports, community tours, local information, and Westchester real
estate guidance.
Market statistics are provided for general informational purposes and
reflect the reporting period identified above. They are not guarantees of
future performance or the value of any individual property. Buyers and
sellers should obtain property-specific professional guidance.
Rye Real Estate Market Update: June 2026 Property Trends & Local Insights
I was grabbing my morning coffee at the Starbucks on Purchase Street this past Tuesday when I caught a bit of a conversation between two people nearby. One of the women was sharing how incredibly frustrated her sister and brother-in-law are right now. They have been desperately searching for a house here in Rye because they want their children settled and ready to start the school year this September—the absolute last thing they want is to pull their kids out of class and move them mid-year. It was a stressful conversation to listen to, but it perfectly captures the high-stakes, emotional reality of our current local market.
The truth is, families are facing an incredibly tight window, and demand is intense. If you or anyone you know has been even remotely thinking about selling a home in Rye, please have them reach out to me immediately—I have motivated, pre-approved buyers who are ready to make a move right now. To show you exactly what sellers and buyers are up against, let’s dive into the fresh June 2026 market statistics across every property type.
Single Family
The single-family housing sector in Rye continues to exhibit exceptional demand, characterized by heightened sales volume and severe inventory compression[cite: 10].
Median Sale Price: Solidified at $2,906,024, remaining perfectly balanced and unchanged compared to June 2025.
Unit Sales: Experienced a strong expansion, climbing to 15 units closed, representing a 28.3% increase year-over-year.
Market Velocity: Days on market adjusted upward by 87.5% to settle at an average of 30 days. However, pricing power remains absolute, with 100% of properties selling for over 95% of their list price, and 87% closing within 90 days of listing.
Inventory Crunch: Total available inventory plummeted by 55.2% to just 13 active listings. This supply drought has pushed the months of supply down by 33.6% to a lean 1.88 months, heavily favoring sellers.
Price per Square Foot: The median sale price per square foot ticked upward by 3.6% to reach $864/SF.
Condo
The condominium market in Rye faced a notably quieter month in June 2026, dealing with severe product scarcity that impacted overall sales velocity and pricing metrics[cite: 9].
Median Sale Price: Adjusted downward by 41.5% to $1,126,000.
Unit Sales: Declined by 50.0% year-over-year, with only 2 units closed throughout the month.
Days on Market: Properties averaged 21 days on the market before finding a buyer, an increase of 40.0% compared to the previous year.
Transaction Metrics: While 100% of these listings sold within 90 days, only 50% fetched over 95% of the original list price.
Supply and Inventory: Active inventory dropped significantly by 55.6%, leaving a mere 4 units available. Months of supply decreased by 25.9% to 3.20 months.
Price Trends: The median sale price per square foot compressed by 11.5% to land at $731/SF.
Multi Family
Multi-family assets remain highly exclusive and tightly held throughout the local market. For the month of June 2026, there were no newly recorded transactions or active public listings in this specific asset category. This historical absence of inventory underscores the long-term premium placed on income-producing properties within the community, making off-market opportunities and direct professional networks the primary avenues for acquiring multi-unit properties.
Co-op
Cooperative apartments proved to be a highly competitive and dynamic sector in June 2026, offering strong value but operating under intense supply limitations[cite: 8].
Median Sale Price: Surged significantly by 43.1% year-over-year to $572,500.
Unit Sales: Rose to 4 completed transactions, marking a solid 33.3% increase vs. June.
Flawless Execution: In an impressive display of market demand, 100% of co-ops sold within 90 days of listing, and 100% sold for over 95% of their list price
Days on Market: Averaged 20 days, a modest 17.6% increase over last year
Inventory Constraints: Total inventory dropped by 42.9% down to just 4 active units. This has driven the months of supply down by 58.7% to a critical 1.33 months.
Price per Square Foot: Interestingly, the median sale price per square foot decreased by 20.4% to $438/SF, indicating that larger or uniquely configured units may have heavily influenced the overall median sale price figures.
Mamaroneck Real Estate Market Report: June 2026 Trends & Critical Insights
Last week, I was heading down Mamaroneck Avenue to grab a slice of pizza at Sal's—honestly, the best pizza in the area—when my phone rang. It was a potential buyer calling from NYC, asking about 4-bedroom, 2-bath single-family homes off Palmer Avenue. As we dove into current prices and I asked if they had already spoken with a mortgage advisor, they were completely shocked by the numbers. But that is the reality of our current local market: historic low inventory combined with intense buyer demand has created an incredibly competitive environment across Westchester County.
If you have been tracking property values or planning a transition before the upcoming fall season, staying informed about local market movements is absolutely essential. This comprehensive report breaks down exactly how the local market is performing across every property type in June 2026 to help you navigate your next move with total confidence.
Single Family Homes
The single-family housing segment remains the primary driver of highly competitive activity, characterized by climbing valuations and swift turnarounds.
Median Sale Price: $2,350,000, reflecting a substantial 23.2% increase compared to June 2025.
Unit Sales: 31 homes closed, down a slight 3.1% year-over-year.
Days on Market (DOM): Homes are moving incredibly fast, averaging just 19 days on the market (up 5.6% from last year).
Median Sale Price per Square Foot: Reached $830, marking an 18.9% upward surge from June 2025.
Inventory & Supply: Total available inventory dropped 34.7% to 32 homes, leaving the market with a tight 2.00 months of supply (a 31.6% decrease).
Market Velocity: An impressive 97% of homes sold within 90 days, and 94% of properties sold for over 95% of their original list price.
Condo
Condominiums are serving as a highly sought-after alternative, demonstrating strong double-digit price growth as inventory remains scarce.
Median Sale Price: $948,000, representing a massive 33.5% jump versus June 2025.
Unit Sales: 5 units closed, which is a 25.0% increase over the previous year.
Days on Market (DOM): Condos averaged 47 days on the market before finding a buyer, an increase of 46.9%.
Median Sale Price per Square Foot: Crept up 2.2% to $605 per square foot.
Inventory & Supply: Available inventory remained unchanged at 5 units, keeping the months of supply at a highly restricted 1.36 months (up 2.3%).
Market Velocity: Exactly 80% of listed condos sold within 90 days, and 80% successfully closed for over 95% of their listing price.
Multi Family
The multi-family property sector continues to experience severe supply constraints throughout the region. For the month of June 2026, public market data shows a lack of new closed transactions within this specific micro-market. This scarcity highlights the fierce retention of income-producing assets by local investors and underscores why buyers must be fully prepared with pre-approvals the moment an asset becomes available.
Co-op
The co-op market offers accessible entry-level options, though changing inventory mixes can cause significant shifts in monthly statistical averages.
Median Sale Price: $245,000, a decrease of 71.0% compared to June 2025, heavily influenced by the specific mix of smaller units closing this month.
Unit Sales: 5 units closed, a sharp 150.0% spike over last year's figures.
Days on Market (DOM): Co-ops sold at an efficient pace, averaging 20 days on the market (up 66.7%).
Median Sale Price per Square Foot: Stood at $368, down 26.7% year-over-year.
Inventory & Supply: Total active inventory dropped 38.5% to 16 units, reducing the total months of supply down 54.4% to a lean 2.37 months.
Market Velocity: Flawless efficiency was recorded here, with 100% of co-ops selling within 90 days and 100% closing for over 95% of the list price.
How is the Local Market Doing?
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Navigating the White Plains Real Estate Market: June 2026 Local Trends & Insights
The spring and early summer market has brought both incredible opportunities and unique challenges for buyers and sellers across Westchester County. If you are currently looking to purchase a home, you already know the story on the ground: **limited inventory** is creating a highly competitive environment. It is not uncommon to see desirable properties fail to last the weekend, with listing agents frequently calling for "highest and best" offers within days of hitting the market.
Recently, while showing a home in the popular Chatterton area of White Plains, this reality hit home once again. Knowing there would be a surge of multiple offers, I advised my clients on market realities so they could position their offer strategically. Even with substantial down payments and highly competitive terms, buyers must rely on real-time, hyper-local data to succeed. Let’s dive straight into the definitive June 2026 market numbers for the White Plains area across all major property types to see exactly how the market is performing.
Single Family
The single-family housing sector in the White Plains area remains a core driver of competitive local interest, defined by rising equity and fast-paced transactions.
Median Sale Price: $1,060,522, representing an increase of 10.5% compared to June 2025.
Unit Sales: 21 single-family homes closed during the month.
Days on Market: Homes moved exceptionally fast, averaging just 15 days on the market—a sharp decrease of 59.5% year-over-year.
Price per Square Foot: The median sale price per square foot ticked up to $503, a 4.5% increase from last year.
Inventory & Supply: Active inventory stood at 39 available homes (down 2.5%), while the months of supply sat at 2.60 (up 3.5%).
Market Competitiveness: Highlighting the fierce demand, 100% of these homes sold within 90 days, and 95% sold for over 95% of their original listing price.
Condo
Condominiums continue to offer an appealing alternative to single-family living in White Plains, though overall inventory constraints continue to shape the numbers.
Median Sale Price: $515,000, softening slightly with a modest decrease of 4.9% versus June 2025.
Unit Sales: Total closed volume reached 10 units for the month.
Days on Market: The average time on market jumped to 68 days, reflecting a 41.7% increase year-over-year.
Price per Square Foot: The median rate landed at $493 per square foot, remaining nearly flat with a tiny 0.7% dip from the prior year.
Inventory Dynamics: Active condo inventory decreased significantly by 37.3% down to 37 available units, keeping the months of supply lean at 2.72 months (a 35.7% drop).
Multi Family
Multi-unit investment properties and multi-family configurations saw an aggressive push in value, emphasizing substantial demand among local real estate investors.
Median Sale Price: Climbed to $1,181,000, posting an impressive surge of 33.4% compared to June 2025.
Unit Sales: Sales volume remained highly exclusive, with 1 unit closed during June 2026.
Days on Market: Multi-unit properties averaged 10 days on the market before going under contract.
Inventory Levels: Total available inventory scaled down by 14.3% to 6 active listings, while the current months of supply expanded by 64.3% to sit at a 6.00-month supply.
Co-op
Cooperative apartments represented a highly active segment of the local market, offering accessible entry points alongside steady pricing adjustments.
Median Sale Price: Reached $255,000, reflecting a healthy upward bump of 5.5% over June 2025.
Unit Sales: Closed unit sales finished at 15 transactions.
Days on Market: Co-ops spent an average of 50 days listed on the market, declining by 27.5% compared to last year.
Price per Square Foot: Progressed upward to a median of $287 per square foot, an 8.8% increase year-over-year.
Inventory Shift: Active inventory grew significantly by 53.1% to 49 listings, pushing the months of supply up 62.1% to a healthier 3.46-month benchmark.
What This Means for You
Whether you're looking at a single-family home near the Chatterton area, considering a low-maintenance condo or co-op, or tracking investment opportunities, navigating this landscape takes preparation and professional guidance. Real estate moves fast here, and having an advisor who tracks these metrics daily makes all the difference.
Curious about how these market shifts impact your specific property values? Take the first step by checking your home's current standing instantly:
For more deep dives into the Westchester County real estate landscape, be sure to follow me and subscribe to this blog. Don't forget to check out my latest market breakdown videos on my official RealtorTom YouTube channel, and hit subscribe there for up-to-the-minute video walkthroughs and local inventory advice!
