Nor’easter Preparation & Flood Safety for Westchester Homeowners

Updated September 25, 2026

As another nor’easter approaches our area, homeowners throughout Westchester County should take a few precautions to protect their homes and families.

This is especially important for residents in New Rochelle, Pelham, Mamaroneck, Rye, White Plains and other Sound Shore communities, as well as anyone living near Long Island Sound, rivers, streams, ponds, drainage areas or other low-lying locations.

Heavy rain does not have to fall directly along the Sound to cause problems. Flash flooding can develop quickly near waterways and in areas where storm drains become overwhelmed.

Pay Particular Attention if You Live Near Water

Westchester has several areas with a history of flooding. Homeowners near the Mamaroneck River, Hutchinson River, Blind Brook and other streams and waterways should closely monitor changing weather conditions.

Residents along Long Island Sound also need to pay attention to coastal flooding, particularly when strong onshore winds coincide with high tides.

Even if your property has never flooded before, intense rainfall can overwhelm storm drains and create localized or flash flooding in a short period of time.

Before the Storm: Secure Your Property

• Bring patio furniture, umbrellas, decorations and other lightweight outdoor items inside.
• Secure grills, trash cans and anything that could become airborne during strong winds.
• Check your property for weakened or dead tree limbs.
• Clear leaves and debris from gutters, downspouts and exterior drains.
• Make sure downspouts are directing water away from your foundation.
• If you have a basement sump pump, test it before the heavy rain begins.
• If you have a battery backup for your sump pump, make sure it is charged and operating properly.

Prepare for Possible Power Outages

• Charge cell phones, tablets and portable battery packs.
• Have flashlights and fresh batteries available.
• Keep drinking water and non-perishable food available.
• Know how to report an electrical outage to your utility provider.
• Never approach a downed power line. Always assume it is energized.
• Portable generators should never be operated inside a house, basement, garage or other enclosed space.

Flash Flooding Can Develop Quickly

Flash flooding is particularly dangerous because conditions can change rapidly. A roadway that appears passable can be deeper than it looks or may have been damaged beneath the water.

Never attempt to drive or walk through a flooded roadway. Turn around and find another route.

If local officials issue an evacuation order or tell residents to move vehicles from a flood-prone area, follow those instructions promptly.

What Should You Do if Your Basement Floods?

First, think about electrical safety. Do not walk into standing water if electrical outlets, appliances, your electrical panel or other equipment may have been exposed to water.

If you cannot safely shut off electricity from a dry location, contact the fire department, utility company or a qualified electrician for guidance.

Once the area is safe:

1. Photograph and video the damage before cleanup. Take wide-angle photographs as well as close-ups showing water lines, damaged walls, flooring, appliances, furniture and personal property.
2. Contact your insurance company. Ask what documentation they need before damaged materials are removed.
3. Remove water safely. If there has been significant flooding and the ground outside the home remains saturated, do not necessarily pump a severely flooded basement completely dry all at once. Outside water pressure can potentially damage foundation walls. Seek professional advice when dealing with major flooding.
4. Begin drying the area as soon as it is safe. Use dehumidifiers, ventilation and appropriate water-removal equipment.
5. Remove materials that cannot be properly dried. Flood-soaked carpeting, padding, drywall, insulation and upholstered materials may need to be discarded.
6. Watch for mold. Wet materials should be cleaned and dried as quickly as possible. Mold can begin developing rapidly following water damage.

Before Throwing Damaged Property Away

Take photographs and videos first whenever it is safe to do so. Photograph appliance model and serial numbers and keep receipts for cleanup, drying equipment, repairs and replacement items.

If your insurer asks you to preserve samples of damaged flooring, carpet or other materials, follow their instructions.

Items that present an immediate health hazard should not be kept simply for an insurance inspection.

Mold After a Flood

The CDC recommends drying wet materials as quickly as possible, ideally within approximately 24 to 48 hours, to help reduce mold growth.

When cleaning areas affected by mold or contaminated floodwater, appropriate protective equipment may include gloves, eye protection, protective footwear and an N95 respirator.

People with asthma, significant allergies, underlying lung conditions or compromised immune systems should be particularly cautious around mold and may need professional assistance.

Never mix bleach with ammonia or other household cleaners.

Be Careful Hiring Contractors After a Storm

Major storms often bring an increase in emergency repair companies and door-to-door contractors.

Before hiring someone for water removal, mold remediation, roofing, tree work or home repairs:

• Verify that the contractor is properly licensed when a Westchester County license is required.
• Ask for proof of insurance.
• Get the scope of work and price in writing.
• Be cautious about large cash payments or demands for full payment before work begins.
• Keep copies of estimates, contracts, invoices and receipts.

Westchester Storm & Flood Resources

These official resources can be helpful before or after a storm:

• National Weather Service – New York Office
  Current weather forecasts, watches, warnings and coastal flood information.
  National Weather Service – New York
• New York State Flood Safety
  Preparedness, evacuation and flood-recovery information.
  New York State Flood Safety
• CDC Flood and Mold Cleanup Guidance
  Health and safety information for cleaning and drying a flooded home.
  CDC Mold Cleanup Guidance
• FEMA / National Flood Insurance Program
  Information about documenting flood damage, insurance claims and recovery.
  FloodSmart Flood Recovery Resources
• American Red Cross – Disaster Cleanup
  Information about safely cleaning a home following flooding or storm damage.
  American Red Cross Disaster Cleanup
• Westchester County Contractor License Search
  Check whether a home improvement contractor is licensed to work in Westchester County.
  Westchester County Contractor License Search
• New Rochelle Flood Information
  Local flood preparedness information for New Rochelle residents.
  City of New Rochelle Flood Information
• City of Rye Flood Information
  Local information including Blind Brook and other flood-related resources.
  City of Rye Flood Information

One Last Tip: Check on Your Neighbors

Once conditions are safe, check on elderly neighbors and anyone who may need assistance. A little preparation and communication can make a significant difference during a major storm.

Stay safe, Westchester.

Tom Roberts | RealtorTom
William Raveis Real Estate
Serving homeowners and buyers throughout Westchester County

This article is provided for general informational purposes. Conditions can change quickly. Always follow instructions from local emergency officials, your utility company, the National Weather Service and other appropriate authorities.

Frequently Asked Questions

What Westchester areas should pay particular attention to flooding?

Homes along Long Island Sound and properties near rivers, streams, ponds, storm drains and low-lying areas should monitor conditions closely. This includes areas around the Mamaroneck River, Hutchinson River, Blind Brook and other Westchester waterways.

What should I do if my basement starts flooding?

Do not enter standing water when electricity could be present. If it is safe, document the damage with photos and video, contact your insurance company and begin water removal and drying. Significant basement flooding may require professional assistance.

Should I pump all the water out of a flooded basement immediately?

Not necessarily. When outside groundwater remains high, removing a large amount of basement water too quickly can create pressure against foundation walls. New York State and disaster-recovery organizations recommend gradual removal in some severe flooding situations. Seek professional guidance if significant water is present.

How quickly should a flooded basement be dried?

The CDC recommends cleaning and drying wet materials as quickly as possible, ideally within 24 to 48 hours, to help prevent mold growth.

What should I photograph after storm or flood damage?

Take wide and close-up photographs and video of the affected rooms, water lines, walls, floors, furniture, personal belongings and damaged appliances. Photograph appliance model and serial numbers and keep repair and cleanup receipts.

How can I check a contractor after a Westchester storm?

Westchester County maintains an online license search for home improvement contractors. Homeowners should also request proof of insurance, obtain written estimates and contracts, and be cautious about demands for large advance payments.

What Is a Flip Tax? A Guide for Westchester Co-op Buyers and Sellers

If you are buying or selling a co-op in Westchester County, you may come across a closing expense with an unusual name: the flip tax.

Despite the name, a flip tax generally has nothing to do with buying a property, renovating it and quickly reselling it for a profit. In the co-op world, the term commonly refers to a transfer fee charged by the cooperative corporation when ownership of the co-op shares changes hands.

For buyers and sellers in Westchester communities with cooperative housing, understanding whether a particular building has a flip tax can be an important part of estimating the total cost of a transaction.

What Is a Co-op Flip Tax?

A flip tax is a fee that may be imposed by a cooperative corporation when the shares associated with an apartment are transferred from one owner to another.

When you purchase a co-op, you generally are not purchasing the apartment itself as real property in the same way you purchase a condominium. Instead, you purchase shares in the cooperative corporation allocated to a particular apartment and receive a proprietary lease giving you the right to occupy that apartment.

If you're new to cooperative ownership, start with my New York Co-op Buying Made Simple guide. It explains co-op ownership, important documents, financial preparation and the board-approval process.

Who Pays the Flip Tax?

The seller commonly pays the flip tax in many co-op transactions, but that should never simply be assumed.

Responsibility for the fee depends on the requirements of the particular cooperative and the terms of the transaction. The contract should clearly address which party is responsible for the fee.

Buyers and sellers should have their respective New York real estate attorneys review the contractual and legal obligations associated with the transaction.

How Is a Co-op Flip Tax Calculated?

There is no universal flip-tax formula that applies to every New York or Westchester cooperative.

A cooperative might calculate its transfer fee using:

• A percentage of the sale price
• An amount based on the number of shares allocated to the apartment
• A flat transfer fee
• Another formula established by the cooperative

Because the calculation can vary substantially from one building to another, buyers and sellers should confirm the actual requirements for the specific cooperative involved.

A Simple Flip Tax Example

Suppose a co-op sells for $400,000 and the cooperative's transfer fee is calculated as 2% of the sale price.

$400,000 × 2% = $8,000

In this hypothetical example, the flip tax would be $8,000. If the seller is responsible for the fee, it needs to be considered when estimating the seller's closing expenses and potential net proceeds.

This is only an example. Actual transfer fees and calculation methods vary by cooperative.

Why Do Co-ops Charge Flip Taxes?

A flip tax can provide additional revenue to the cooperative corporation when apartments change hands.

Depending on the cooperative, those funds may help support:

• Building maintenance
• Capital improvements
• Reserve funds
• Building operations

Why Sellers Should Know About the Flip Tax Before Listing

For a co-op seller, a flip tax can affect the amount of money ultimately received from the sale.

The flip tax is not the only potential expense. Attorney fees, brokerage compensation, applicable governmental transfer taxes, building fees and other closing expenses may also affect a seller's net proceeds.

A cooperative flip tax should not be confused with governmental real estate transfer taxes. They are different potential transaction expenses.

For additional calculators, mortgage information, home-value resources and Westchester market information, visit my Westchester Real Estate Money Center.

Why Buyers Should Understand the Flip Tax

Even when the seller is expected to pay the flip tax, buyers should understand the building's transfer policies and overall financial structure.

Buying a co-op means evaluating more than the apartment. Buyers should also consider the cooperative corporation, financial statements, maintenance, assessments, building rules, financing requirements and board procedures.

I've put these topics together in my Complete Guide to Buying or Selling a Co-op in Westchester County.

Where Do You Find the Flip Tax?

The applicable transfer fee should be confirmed from the documents and information governing the particular cooperative and transaction rather than relying on assumptions or what another building charges.

Your attorney can review the appropriate documents and advise you about the legal obligations associated with the transaction.

As a real estate agent, I can help buyers and sellers identify questions that should be asked early in the process and help coordinate information among the parties, attorneys, lender, managing agent and other professionals involved in the transaction.

See Examples of Westchester Co-op Properties

Cooperative buildings and apartments can vary tremendously throughout Westchester County. Here are two short videos showing examples of co-op properties connected with my real estate work:

• Watch this Westchester co-op video
• See another Westchester co-op property

Frequently Asked Questions About Co-op Flip Taxes

Is a flip tax actually a tax?

Despite its common name, a co-op flip tax generally refers to a transfer fee imposed by the cooperative corporation rather than a governmental tax. It should not be confused with state or local real estate transfer taxes.

Does every Westchester co-op have a flip tax?

No. Co-op policies vary by building. Buyers and sellers should confirm whether a particular cooperative charges a transfer fee and how it is calculated.

Does the seller always pay the flip tax?

No. Sellers commonly pay the fee in many transactions, but responsibility should be confirmed based on the cooperative's requirements and the contract of sale.

How much is a co-op flip tax?

There is no standard amount. A cooperative may use a percentage of the sale price, a share-based calculation, a flat fee or another formula.

Can a flip tax affect a seller's net proceeds?

Yes. If the seller is responsible for the fee, it becomes one of the expenses that should be considered when estimating net proceeds.

When should I find out whether a co-op has a flip tax?

As early as possible. Sellers should understand relevant building fees when preparing to list, while buyers should understand the financial requirements of the cooperative during their due diligence.

Is a flip tax the same as the New York State transfer tax?

No. A cooperative's flip tax or transfer fee is separate from governmental transfer taxes that may also apply to a transaction.

Thinking About Buying or Selling a Westchester Co-op?

Co-op transactions have important differences from purchasing or selling a single-family home or condominium. Board requirements, financial standards, building rules, maintenance charges and transfer fees can all become part of the process.

If you're considering buying or selling a co-op in Westchester County, I can help you understand the real estate process, research available properties or prepare your co-op for the market.

Contact Thomas Roberts | RealtorTom

To contact Thomas Roberts, please click the link below to view his digital business card.

View Thomas Roberts' Digital Business Card

This article is provided for general educational and informational purposes and is not legal, tax or financial advice. Co-op rules, fees and transaction requirements vary. Buyers and sellers should consult their New York real estate attorney and other appropriate licensed professionals regarding their specific transaction.

Could Federal SNAP Cuts Raise Westchester Property Taxes? What Co-op Buyers Should Know

Updated September 23, 2026

A Westchester co-op owner recently asked me a question that many buyers and sellers may be thinking about: If federal funding changes put pressure on county budgets, could property taxes rise—and what would that mean for a co-op's monthly maintenance?

The short answer is that New York counties face a real increase in the cost of administering food assistance. But a possible county tax response is not the same as an approved future tax increase, and it does not tell us what any particular co-op will charge its shareholders. For a buyer, the building's actual budget and financial documents matter most.

What is changing with SNAP?

SNAP stands for the Supplemental Nutrition Assistance Program, the federal food assistance program. Beginning October 1, 2026, a federal law reduces the federal share of SNAP administrative costs from 50% to 25%. The New York State Association of Counties estimates that the change will shift about $168 million in annual administrative costs to New York's counties and New York City. That figure is statewide; it is not a projected property tax bill for Westchester or any individual homeowner.

County officials have warned that additional costs can force difficult budget choices, including taxes or service reductions. What a specific county ultimately does depends on its adopted budget and other revenue and spending decisions. No one can calculate a co-op apartment's future maintenance increase from the statewide SNAP estimate.

What has Westchester already approved?

Westchester's approved 2026 county budget includes a 3.7% increase in the county property tax levy. That is the county portion, not a 3.7% increase in every household's total property tax bill or in every co-op's maintenance. A property's total taxes may include school, municipal, county, and other charges; New York's property tax bill guide explains how these charges are billed.

For a later budget year, look for an adopted county budget before describing any particular increase as a fact. A proposed increase, a warning from county leaders, and a final approved levy are different things.

How do property taxes affect a co-op owner?

In a typical co-op, a corporation owns the building and shareholders own shares associated with their apartments. The building pays its real estate taxes, and those costs are among the expenses funded through monthly maintenance. New York State's property classification glossary describes cooperative ownership, while the IRS homeowner guide discusses a shareholder's share of a co-op corporation's real estate taxes.

A higher building tax bill can create pressure on maintenance, but it does not automatically produce an equal percentage increase in maintenance. Maintenance also supports insurance, utilities, payroll, repairs, reserves, and sometimes an underlying mortgage. The board may use reserves or make other budget choices. The allocation among apartments depends on the co-op's governing documents and share structure.

What should a Westchester co-op buyer review?

Before committing to a purchase, ask your attorney to help review the building's available financial statements, current budget, maintenance history, any outstanding or proposed assessments, and board disclosures about major repairs. Confirm what the listed maintenance includes and whether parking, utilities, or other charges are extra. Your lender may also have requirements concerning the co-op's finances.

If you are selling, accurate figures and timely documents help answer buyer questions. Avoid promising that maintenance will stay flat or predicting an increase before the board has announced one. For more on the buying process, see my New York co-op buying guide and homeownership costs page.

Questions shareholders can ask the board

1. What property tax amount is assumed in the next building budget?
2. Is a maintenance increase being considered? If so, when will the amount and effective date be known?
3. Are any special assessments planned or being discussed, and what would they fund?
4. What other major expenses or repairs are expected in the next year?
5. When will shareholders receive the latest financial statements and next budget?

Frequently asked questions

Will SNAP changes automatically raise my Westchester property taxes?

No. The federal funding change increases costs for counties, but the effect on any future property tax levy depends on county budget decisions.

Do Westchester co-op shareholders receive separate property tax bills for their apartments?

Generally, the co-op corporation pays real estate taxes on the building, and shareholders contribute through maintenance. Verify the specific building's charges and documents before purchasing.

If the county levy rises 3.7%, will my co-op maintenance rise 3.7%?

No direct percentage match can be assumed. The county levy is only one part of the building's tax and expense picture. Ask the board for its budget and any announced maintenance change.

Thinking about buying or selling a Westchester co-op? I can help you compare listings and organize the questions to discuss with the board, your attorney, and your lender. You can also read my New York co-op buying guide.

Thomas Roberts
Real Estate Agent with William Raveis
Visit my Instacard to connect with me

This article is for general educational information as of September 23, 2026. It is not legal, tax, or financial advice. County budgets and building costs can change. Consult your attorney, tax professional, lender, and co-op's official documents for advice and figures specific to your situation.

Rising Home Insurance Costs in New York: What Westchester Homeowners Should Know

For most working families, money is never really an abstract subject.

It is the mortgage payment. The property-tax bill. The electric bill. Groceries. Gas. College tuition. A car repair that comes at exactly the wrong time.

And for many people today, there is another concern sitting quietly in the background: job stability.

That is why rising homeowners insurance costs matter.

For a teacher coming home after a full day at school, a nurse finishing a long shift, a firefighter thinking about what is best for the family, or any homeowner trying to make the household budget work, insurance is not just another line on a closing statement.

It is real money coming out of the same household budget that pays for everything else.

The Cost of Owning a Home Is More Than the Mortgage

When people think about whether they can afford a home, they often start with the mortgage payment.

That makes sense.

But the mortgage is only one part of the actual cost of owning a home.

A homeowner may also be paying for:

• Property taxes
• Homeowners insurance
• Electricity
• Heating fuel
• Water and sewer charges
• Routine maintenance
• Unexpected repairs
• Landscaping and snow removal
• Home improvements

Those costs can change over time even if your mortgage payment stays exactly the same.

That is why I think buyers and homeowners should look at the whole cost of homeownership, not just the monthly loan payment.

Why Home Insurance Deserves More Attention

Insurance is easy to overlook because homeowners do not usually think about it every day.

You may pay the premium directly, or it may be collected through your mortgage escrow account.

Either way, it is still part of your housing cost.

If the premium rises, your total monthly or annual housing expense rises with it.

That matters even more when families are already dealing with higher grocery bills, energy costs, education expenses, medical costs, and other household pressures.

Insurance Is Not Based Only on What Your House Is Worth

One thing that sometimes surprises homeowners is that the amount it costs to insure a home is not necessarily tied directly to what the property would sell for.

Insurance companies may be looking at the potential cost of repairing or rebuilding the property.

That can include things such as:

• Construction materials
• Labor costs
• Demolition and debris removal
• Building-code requirements
• The size and type of the home
• The age and condition of certain systems

A house worth a certain amount on the real estate market may have a very different estimated rebuilding cost.

That is one reason homeowners should periodically review their coverage with a licensed insurance professional rather than simply assuming that a policy written years ago still fits the property today.

Older Westchester Homes Can Be Different

Westchester County has many older homes.

That is part of what gives communities such as Rye, New Rochelle, Mamaroneck, Larchmont, Pelham, White Plains, Bedford, Katonah and Lewisboro much of their character.

But older homes can also have older systems.

That may include:

• Roofs
• Electrical systems
• Plumbing
• Heating systems
• Windows
• Foundations
• Drainage systems

Those systems matter to buyers, inspectors, contractors and sometimes insurers.

If you own an older property, keeping good records of major improvements can be helpful. A newer roof, electrical upgrade, plumbing work or heating-system replacement may be useful information when discussing the property with insurance professionals or future buyers.

Water Damage Is Worth Paying Attention To

Water can cause some of the most expensive problems in a home.

It can come from many places:

• A leaking roof
• A broken pipe
• A failed water heater
• A sump-pump problem
• Drainage issues
• A sewer or drain backup
• Storm-related flooding

The important thing for homeowners to understand is that not every type of water damage is treated the same way by an insurance policy.

Coverage depends on the policy and the cause of the damage.

That is why homeowners should ask their insurance professional what is covered, what is excluded, and whether additional coverage may be appropriate for their particular property.

Property Taxes Belong in the Same Conversation

If we are talking about the rising cost of owning a home, we also have to talk about property taxes.

For Westchester homeowners, property taxes are often one of the largest annual expenses associated with homeownership.

Insurance and taxes are different expenses, but they affect the household budget in the same way: they are both part of the cost of keeping and owning the property.

I have written about taxes several times because they are such an important part of real estate ownership.

If you want to understand more about how taxes affect New York real estate, you may find these articles helpful:

• Is New York's Mansion Tax Still a Tax on Mansions?
• New Rochelle Homeowners and the June Tax Bill

You can also visit my real estate resource page for additional homeowner information.

For broader articles about household finances, interest rates, inflation and the economy, visit The Money Page.

Why This Matters to Buyers

For buyers, I think the important lesson is simple:

Do not stop your affordability calculation at principal and interest.

Before buying a home, try to understand the larger monthly picture.

That means asking about:

• Property taxes
• Insurance premiums
• Heating costs
• Electricity
• Water
• Maintenance
• Possible repairs

A home may technically fit within a mortgage approval and still feel uncomfortable in the family budget once all of the other expenses are included.

That is especially important for working families who also need room in the budget for retirement savings, college costs, vacations, emergencies and everyday life.

Why This Matters to Sellers

Sellers should think about insurance and carrying costs too.

Today's buyers are paying close attention to monthly expenses.

They may ask questions about taxes, heating costs, the age of the roof, the heating system, electrical service and other major components.

A well-maintained home with clear records can help buyers understand what they are purchasing.

That does not mean every seller needs to renovate the entire house before listing.

It means that knowing the condition of the home and having good documentation can make the property easier for a buyer to evaluate.

Multifamily Owners Need to Watch Insurance Closely

Insurance can become even more important with a two-family, three-family or other investment property.

For an investor, insurance is not just a household expense.

It is part of the property's operating cost.

A landlord may need to consider:

• Building coverage
• Liability protection
• Loss-of-rental-income coverage
• Deductibles
• Property condition
• Tenant-related risks
• Other property-specific coverage

When evaluating a multifamily property, insurance should be included along with taxes, heating, utilities, repairs, maintenance, vacancies, financing costs and capital improvements.

A property can have strong rental income and still be a weak investment if the expenses are too high.

What Can Homeowners Do?

I am not an insurance professional, and I do not try to play one.

But I do think homeowners should periodically ask questions.

You may want to review your policy with a licensed insurance professional and ask:

• Is the replacement-cost estimate still reasonable?
• Have improvements been made that should be reflected in the policy?
• Are my deductibles appropriate?
• Are there discounts available for certain safety or monitoring systems?
• Do I understand what water damage is and is not covered?
• Would any additional coverage make sense for this particular property?
• Should I compare coverage and premiums with other insurers?

The cheapest policy is not automatically the best policy.

Price matters, especially for working families, but coverage matters too.

Homeownership Is a Long-Term Household Decision

Most people do not buy a home simply because they believe the property will appreciate.

They buy because they want a place to live, raise a family, build stability, create memories and hopefully build long-term financial security.

But that does not mean the financial side can be ignored.

Inflation, insurance, taxes, repairs, college expenses, job changes and other pressures can all affect how comfortable homeownership feels over time.

That is why I believe the best real estate decisions come from looking at the whole picture rather than focusing on one number.

The Bottom Line

Homeowners insurance should not be treated as an afterthought.

It is part of the real cost of owning a home.

So are property taxes.

So are utilities, repairs, maintenance and the many other expenses that come with keeping a house running.

For working people, those costs all come out of the same paycheck.

Whether you are buying your first home, staying in the house you have owned for twenty years, selling, or considering an investment property, understanding those costs can help you make better decisions for yourself and your family.

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Questions About Buying or Selling a Home in Westchester County?

If you're considering buying or selling a home in Westchester County, I can help you look at more than just the asking price.

We can talk about the local real estate market, property taxes, comparable sales, property condition, and the other factors that may affect the real cost of owning a home.

Thomas Roberts | RealtorTom
Licensed New York Real Estate Salesperson
William Raveis Real Estate – Rye, NY

View My Digital Business Card

This article is for general real estate education and informational purposes only. It is not insurance, legal, tax, investment, mortgage, or financial advice. Insurance policies, premiums, underwriting standards, coverage, exclusions, deductibles, tax obligations, and individual financial circumstances vary. Homeowners, buyers, sellers and investors should consult qualified insurance professionals, attorneys, accountants, lenders, tax professionals and other appropriate licensed professionals regarding their individual circumstances.

Katonah-Lewisboro Real Estate Market Update: August 2026

Single-family homes, condominiums, co-ops and multifamily properties

A few weeks ago, I traveled from northern Westchester into New York City on the weekend. I found plenty of parking at the station lot, the parking was free during my visit, and the train provided an easy way to get into the city without driving all the way into Manhattan.

That was my experience on one particular weekend, so travelers should always check current train schedules, parking signs and payment requirements. Still, the trip was a useful reminder that living in the Katonah-Lewisboro area can combine northern Westchester’s residential setting with access to New York City.

For additional local context, compare these figures with my earlier Katonah-Lewisboro real estate market update.

The August 2026 real estate reports show why each property type needs to be examined separately. Single-family homes accounted for nearly all the month’s sales. Two condominiums sold, while there were no co-op or multifamily closings. The co-op report showed no inventory at all, while the multifamily report showed one property in inventory but no completed sale.

Katonah-Lewisboro Housing Market at a Glance

Property type	Sales	Median price	Days on market	Inventory	Months of supply
Single-family	15	$950,000	29	36	2.57
Condominium	2	$732,600	15	6	4.00
Co-op	0	No August sales	Not available	0	Not available
Multifamily	0	No August sales	Not available	1	12.00

Source: William Raveis Local Housing Data for the Katonah-Lewisboro School District, August 2026. Year-over-year comparisons are with August 2025. School-district boundaries do not necessarily match municipal or postal boundaries. Buyers should verify the school district for any specific address. Median prices summarize the properties sold during the month and are not valuations of individual properties.

Single-Family Homes: Fewer Sales and Lower Inventory

The single-family report recorded 15 sales, down 46.4% from August 2025. Inventory also declined, falling 16.3% to 36 homes. Months of supply stood at 2.57, down 4.8% year over year.

• $950,000 median sale price, down 16.8% year over year
• 29 median days on market, down 6.5%
• $453 median sale price per square foot, up 1.7%
• 100% sold within 90 days
• 87% sold for more than 95% of list price

The median sale price declined while the median price per square foot increased slightly. Those results are not necessarily contradictory. The mix of properties sold—including location, acreage, house size, condition and price range—can influence the median in a given month.

Fifteen sales are enough to provide useful context, but they do not mean that every home in Katonah, Goldens Bridge, Cross River, South Salem, Waccabuc or another part of the school district changed in value by the same percentage. Northern Westchester properties can differ substantially in lot size, utilities, road access, age and condition.

Katonah-Lewisboro Condos: Two Sales Require Caution

Two condominiums sold in August, unchanged from August 2025. The reported median sale price was $732,600, up 33.2%, and the median price per square foot rose 30.1% to $430.

• 15 median days on market, down 28.6%
• 6 units in inventory, down 14.3%
• 4.00 months of supply, up 4.8%
• Both sales closed within 90 days and for more than 95% of list price

With only two transactions, the price and market-time statistics reflect a very small sample. The types of units sold can move the median substantially. Condo buyers and sellers should compare location, development, size, condition, parking, amenities, common charges and taxes.

If you are interested in a condominium in the Katonah-Lewisboro area, I can check which properties are currently available and arrange showings for suitable active listings. Current status should always be confirmed because inventory can change after the reporting date.

Co-ops: No Sales and No Inventory Reported

The August report showed no co-op sales and no co-op inventory in the Katonah-Lewisboro School District. It also showed no activity in August 2025. With no transactions or listings in the dataset, there is no median price, price per square foot, market time or months-of-supply figure to analyze.

The 0% fields for sales within 90 days and sales above 95% of list price should not be interpreted as poor performance. There were no completed transactions to measure. In a property category this small, a future listing or closing could change the monthly report immediately.

If a co-op is part of your search, I can check current availability within the district and nearby northern Westchester communities. If a suitable property becomes available, we can review its monthly maintenance, building finances, financing requirements and board process before scheduling the next steps.

Multifamily Homes: One Property in Inventory but No Sale

No multifamily property closed during August 2026, and none had closed in August 2025. Therefore, there is no August median sale price, price per square foot or median market time to report.

• 0 sales
• 1 property in inventory, unchanged from August 2025
• 12.00 months of supply

The 12-month supply figure is based on extremely limited activity and should not be interpreted like a larger market segment. With one available property and no August closings, a single listing or sale can alter the calculation significantly.

If you are considering a multifamily property, I can confirm whether the reported listing remains active and arrange a showing if it fits your needs. Multifamily buyers should evaluate unit count, rents, expenses, leases, legal use, taxes, utilities, septic or well considerations, condition and anticipated capital improvements.

What the August Market Means for Buyers

Single-family buyers had more selection than buyers in the smaller property categories, but 36 available homes across the school district still represents a limited pool. Condo buyers should recognize that the reported price changes came from only two sales. Co-op and multifamily buyers may need patience and a current listing search because those categories had little or no August activity.

• Obtain a current mortgage pre-approval or prepare proof of funds.
• Verify the school district and municipal jurisdiction for each address.
• Review wells, septic systems, oil tanks, wetlands and private-road arrangements when applicable.
• Understand the complete monthly cost, including taxes, insurance and association charges.
• Review recent comparable sales before determining an offer strategy.

What the August Market Means for Sellers

Single-family sellers should not apply the 16.8% change in median price directly to their own homes. A focused analysis should consider recent comparable sales, active competition, acreage, condition, updates, layout, utilities, taxes and the specific location within the district.

Owners of condos, co-ops or multifamily properties need a longer view than one monthly report because transaction volume is small. Reviewing sales over a broader period and examining current competition will usually provide a more meaningful pricing foundation.

Thinking About Buying or Selling in Katonah-Lewisboro?

School-district statistics provide useful context, but your decision should be based on the market segment and property characteristics that match your situation. I would be glad to prepare a focused analysis, check current listings and arrange showings for available single-family homes, condominiums, co-ops or multifamily properties.

Helpful Real Estate Resources

• Planning a commute? Review my guide to Metro-North train stations.
• Considering a sale? Begin with a Raveis home-value estimate, then contact me for a property-specific market analysis. An online estimate is a starting point, not an appraisal.

Thomas Roberts
NYS Licensed Real Estate Salesperson
William Raveis Real Estate, Rye
Email: Thomas.Roberts@raveis.com

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This market update is for general informational purposes only. Real estate conditions, train schedules, parking rules and listing availability can change. Equal Housing Opportunity.

Frequently Asked Questions About the Katonah-Lewisboro Real Estate Market

What was the median single-family home price in August 2026?

The median sale price in the Katonah-Lewisboro School District was $950,000, down 16.8% compared with August 2025. The mix of homes sold can affect the monthly median.

How many single-family homes sold?

There were 15 reported single-family sales, with 36 homes in inventory and 2.57 months of supply.

What was the median condo price?

The reported median was $732,600, but only two condos sold. That small sample should not be treated as a broad valuation trend.

Did any co-ops sell?

No. The report showed no co-op sales and no co-op inventory during August 2026.

Did any multifamily properties sell?

No multifamily properties closed during the month. The report showed one property in inventory, subject to confirmation of its current listing status.

Can these figures determine what my property is worth?

No. Monthly figures summarize groups of transactions and are not an appraisal or valuation of a particular property. A property-specific comparative market analysis is needed.

Thomas Roberts | RealtorTom
Licensed New York Real Estate Salesperson
William Raveis Real Estate – Rye, NY

View My Digital Business Card

Rye Real Estate Market Update: August 2026

Single-family homes, condominiums, co-ops and multifamily properties

One of the things I enjoy about working in Rye is how easy it is to experience downtown as part of an ordinary day. I can have breakfast at The Granola Bar on Purchase Street and then walk down the street to the William Raveis Real Estate office at 78 Purchase Street.

That walk passes local businesses and the everyday activity that gives downtown Rye its character. It is a personal observation, not a housing statistic, but it is a reminder that real estate is connected to how people experience a community—its streets, shops, services, transportation and neighborhoods.

The August 2026 reports provide the data behind the local housing picture. Single-family sales increased substantially even as available inventory fell. One co-op sold, while no condominiums or multifamily properties closed during the month. A zero-sales month does not establish a value trend; it means there were no closed transactions from which to calculate an August median sale price.

Rye Housing Market at a Glance

Property type	Sales	Median price	Days on market	Inventory	Months of supply
Single-family	19	$3,106,000	12	10	1.35
Condominium	0	No August sales	Not available	6	6.55
Co-op	1	$725,000	9	4	1.71
Multifamily	0	No August sales	Not available	1	4.00

Source: William Raveis Local Housing Data for the Rye City School District, August 2026. Year-over-year comparisons are with August 2025. School-district market boundaries do not necessarily match municipal or postal boundaries. Median prices summarize the properties sold during the month and are not valuations of individual properties.

Rye Single-Family Homes: More Sales, Much Less Inventory

The single-family market recorded 19 sales, up 58.3% from August 2025. At the same time, inventory fell to only 10 homes, down 66.7% year over year. Months of supply declined 60.3% to 1.35 months.

• $3,106,000 median sale price, down 11.5% year over year
• 12 median days on market, up 50%
• $872 median sale price per square foot, up 7.7%
• 100% sold within 90 days
• 95% sold for more than 95% of list price

The combination of more closed sales and sharply lower inventory points to a competitive single-family segment. Although median days on market increased from the prior year, 12 days is still a short marketing period, and every reported sale closed within 90 days of listing.

The median sale price declined while the median price per square foot increased. Those two results are not necessarily contradictory. The mix of homes sold—including their size, location, condition and price range—can change the citywide median. The figures do not mean every Rye home lost 11.5% of its value or gained 7.7% on a per-square-foot basis.

Rye Condos: No August Closings, but Six Units in Inventory

No condominium sales closed in the Rye City School District during August 2026. As a result, there was no August median sale price, price per square foot or median market time to report. The 0% figures shown for sales within 90 days and sales above 95% of list price should not be interpreted as poor performance; there were no closed sales to measure.

• 0 sales, compared with 2 in August 2025
• 6 units in inventory, up 50%
• 6.55 months of supply, up 254.5%

A zero-sales month does not tell us that Rye condos have no demand or establish a new price direction. Condo transactions occur in small numbers, and the timing of a single closing can change a monthly report substantially.

If you are interested in a Rye condominium, I can check which units are currently active, explain the building-specific considerations and arrange showings of properties that match your needs. Listing status can change after the reporting date, so current availability should always be confirmed.

Rye Co-ops: One Sale Means One Property Set the Median

Only one co-op sold during August. That transaction produced a reported median sale price of $725,000, up 48% from August 2025, and a median price per square foot of $630, up 35.4%.

• 1 sale, down 83.3% year over year
• 9 days on market, down 62.5%
• 4 units in inventory, down 42.9%
• 1.71 months of supply, down 34.7%
• The sale closed within 90 days and for more than 95% of list price

Because there was only one sale, the median price, price per square foot, market time and percentage measures all reflect that single transaction. They should not be treated as proof that every Rye co-op increased in value by the same percentage.

Co-op buyers should evaluate monthly maintenance, included expenses, building finances, financing policies and board requirements. Buyers should review the complete financial and legal package with their attorney and lender, while sellers should assemble building documents early to reduce avoidable delays.

If a co-op is part of your plans, start with my complete guide to buying or selling a co-op in Westchester, then use the New York co-op buying guide for important rights, documents and board-preparation details.

Rye Multifamily Homes: No August Closings

No multifamily properties closed during August 2026. Therefore, there was no August median sale price, price per square foot or median market time. One multifamily sale had closed in August 2025, but comparing that one prior transaction with a zero-sale month would not establish a reliable price trend.

• 0 sales, compared with 1 in August 2025
• 1 property in inventory, unchanged year over year
• 4.00 months of supply, up 66.7%

If you are considering a Rye multifamily property, I can confirm what is currently available and arrange a showing when an active property fits your search. Multifamily listings require property-specific analysis of unit count, rents, expenses, leases, legal use, taxes, condition and anticipated capital improvements.

What the August Market Means for Rye Buyers

Single-family buyers faced only 1.35 months of supply, which calls for preparation and timely decision-making. Buyers interested in condos, co-ops or multifamily homes should not assume that a low number of monthly closings means there are no opportunities. In smaller market segments, available inventory and transaction timing can change quickly.

• Obtain a current mortgage pre-approval or prepare proof of funds.
• Understand the complete monthly cost, including taxes, insurance and applicable common charges or maintenance.
• Review recent comparable sales before determining an offer strategy.
• Study building finances and rules when purchasing a condo or co-op.
• Evaluate leases, income, expenses and legal use when considering a multifamily property.

What the August Market Means for Rye Sellers

Rye single-family sellers faced very little competing inventory in August, but low supply does not guarantee a particular sale price. Accurate pricing, preparation, photography and marketing remain essential.

For condo, co-op and multifamily owners, one quiet month should not be used by itself to determine value. A focused analysis should consider recent comparable sales over a longer period, current competition, location, condition, building expenses, parking and other property-specific features.

Interested in Buying or Selling in Rye?

Rye City School District statistics provide useful context, but your decision should be based on the market segment that matches your property or search. I would be glad to prepare a focused analysis, check current listings and arrange showings for available single-family homes, condominiums, co-ops or multifamily properties.

Helpful Real Estate Resources

• Planning a commute? Review my guide to Metro-North train stations.
• Considering a sale? Begin with a Raveis home-value estimate, then contact me for a property-specific market analysis. An online estimate is a starting point, not an appraisal.

Thomas Roberts | RealtorTom
Licensed New York Real Estate Salesperson
William Raveis Real Estate – Rye, NY

View My Digital Business Card

This market update is for general informational purposes only. Real estate conditions and listing availability can change and may vary by neighborhood, building, price range and property condition. Equal Housing Opportunity.

Frequently Asked Questions About the Rye Real Estate Market

What was the median price of a Rye single-family home in August 2026?

The median single-family sale price in the Rye City School District was $3,106,000, down 11.5% compared with August 2025. The mix of homes sold can affect the monthly median.

How limited was Rye single-family inventory?

The report showed 10 single-family homes in inventory and 1.35 months of supply. Inventory was down 66.7% year over year.

Did any Rye condos sell in August 2026?

No condominium sales closed during the month. The report showed six units in inventory, but current listing availability should be confirmed before scheduling a showing.

What was the median Rye co-op price?

The reported median was $725,000, but only one co-op sold. That one transaction should not be treated as a broad market trend.

Did any Rye multifamily properties sell in August 2026?

No multifamily sales closed during the month. The report showed one property in inventory, subject to confirmation of its current listing status.

Can these figures determine what my Rye property is worth?

No. Monthly figures summarize a group of transactions and are not an appraisal or valuation of a particular property. A property-specific comparative market analysis is needed.