New Appraisal Reports Start November 2: What New Rochelle and White Plains Buyers and Sellers Should Know

 

By Thomas Roberts, RealtorTom | William Raveis Real Estate

October 27, 2026

If you are selling a house in New Rochelle or buying a condo in White Plains, an upcoming change to mortgage appraisal reports is worth understanding.

Beginning November 2, 2026, new appraisal reports first submitted to Fannie Mae and Freddie Mac’s Uniform Collateral Data Portal generally must use UAD 3.6. Certain lenders can obtain a temporary exception.

The practical issue for buyers and sellers is preparation: accurate property information, clear communication with the lender, and a realistic appraisal schedule.

What is UAD 3.6?

UAD stands for Uniform Appraisal Dataset. It establishes a consistent way to record and electronically deliver information about a property being appraised for mortgage financing.

Fannie Mae and Freddie Mac are replacing their familiar fixed appraisal forms with a redesigned Uniform Residential Appraisal Report, or URAR. The report changes its sections according to the property and appraisal assignment. Houses, condominiums, co-ops, and small residential income properties can be documented within this flexible structure.

Previously, some details appeared in narrative addenda. The new system puts more information into specific, standardized fields, with space for explanations where needed. Its purpose is to make reports easier to understand and review consistently. Freddie Mac explains the redesign here.

What additional property details will appraisers report?

• Kitchens and bathrooms: their condition, update status, and update time frames.
• Interior and exterior: separate condition and quality ratings, in addition to overall ratings.
• Roof and converted space: estimated roof age and areas converted from their original use into living space.
• Solar and energy features: information such as whether renewable energy equipment is owned or leased.
• Accessory dwelling units: separate measurements and details about condition, access, and legal rentability.
• Visible defects: structured descriptions, photographs, and recommended actions where applicable.

The condition and quality rating scales themselves have not changed, although their definitions have been clarified. More detail does not automatically mean a higher or lower appraised value. See the joint Fannie Mae and Freddie Mac FAQs and inspection and reporting guidance.

Why New Rochelle and White Plains sellers should care

Our local housing stock includes older homes with additions, renovated kitchens, converted spaces, and improvements completed over many years. Keeping that history organized can help the appraiser understand what is actually there.

Imagine a New Rochelle house with an updated kitchen, an older roof, and a converted garage. The redesigned report provides more specific places to describe those differences. Calling the entire house “fully renovated” may leave important questions unanswered.

My recommendation is to prepare a short property information folder before the appraisal:

• List major improvements and the approximate year each was completed.
• Gather available permits and certificates for additions, conversions, and accessory apartments.
• Locate roof replacement records and solar ownership or lease documents, if applicable.
• Tell your agent about discrepancies between the listing, public records, and the actual layout.
• Arrange access to the areas needed for the appraisal assignment.

This is practical preparation, rather than a new universal document checklist imposed on every homeowner. Your agent can make relevant information available to the appraiser, who independently decides how it affects the valuation.

For White Plains condo and co-op sellers, coordinate with management when the lender or appraiser requests building information. The new report does not eliminate the lender’s separate review of the building or project.

Why buyers should care

Whether you are buying your first New Rochelle co-op or moving into a White Plains house, the appraisal is part of the lender’s assessment of the property supporting your mortgage.

The additional detail can help explain the property’s characteristics. It also makes early coordination useful during the transition. Ask your loan officer:

• Will my appraisal use UAD 3.6?
• Is your appraisal team ready to receive, review, and submit the new report?
• What is the appraisal fee and expected turnaround time for this property?
• Is there enough time for any questions or corrections before my planned closing?

A new reporting system can create a learning curve. That is a reason to confirm expectations early, rather than assume every transaction will be delayed.

A detailed appraisal does not replace a home inspection. The appraisal supports a mortgage valuation decision. Buyers should still arrange an appropriate home inspection to evaluate accessible systems and visible property conditions.

Will appraisals cost more or take longer?

The official guidance reviewed for this article does not establish a standard fee increase or a fixed increase in turnaround time. Fees and scheduling depend on the assignment, local availability, and the lender’s arrangements.

Buyers should get a current estimate from their lender. Sellers should coordinate access promptly. Both sides should leave room for reasonable follow-up questions.

What does the November 2 deadline actually mean?

The trigger is the appraisal report’s initial submission to the portal. It is not the date the buyer signs a contract, applies for a mortgage, or has the property visited by the appraiser.

An October contract can therefore involve the new format if the report is first submitted on or after November 2. An older report properly submitted before the deadline does not automatically become unusable that day; applicable reuse and expiration rules still matter.

Fannie Mae and Freddie Mac have also provided a temporary policy exception process. Lenders that obtain the applicable exception can continue submitting older UAD 2.6 reports through May 19, 2027, while transitioning.

In this guidance, the capitalized word “Seller” means the institution selling the mortgage to Fannie Mae or Freddie Mac. It does not mean the homeowner selling the house. Homeowners do not apply for that exception.

The November 2 mandate concerns the applicable Fannie Mae and Freddie Mac appraisal submissions. Buyers using FHA, VA, USDA, jumbo, or other loan programs should ask their lender which reporting requirements apply. Do not assume every program has the same deadline.

Questions home buyers and sellers ask about UAD 3.6

What changes with home appraisals on November 2, 2026?

New appraisal reports first submitted to Fannie Mae and Freddie Mac’s Uniform Collateral Data Portal generally must use UAD 3.6, a more detailed, standardized reporting format. Certain lenders can obtain a temporary exception.

Does UAD 3.6 apply to homes in New Rochelle and White Plains?

Yes, when the transaction requires an appraisal submitted under the applicable Fannie Mae or Freddie Mac requirements. The reporting change is national, rather than a separate New Rochelle or White Plains rule.

Will UAD 3.6 lower my home’s appraised value?

The reporting change does not automatically lower or raise a home’s value. The appraiser must still support the value conclusion with the property’s characteristics and relevant market evidence.

What should a home seller prepare for the new appraisal report?

Organize available renovation dates, roof records, permits, and documents for additions, converted spaces, accessory apartments, and solar equipment. Ask your agent which information is relevant to your property.

Will my appraisal cost more after November 2?

There is no universal fee increase established by the official UAD guidance reviewed for this article. Ask your lender for the fee and expected turnaround time for your particular appraisal.

Does the new appraisal replace a home inspection?

No. An appraisal supports a mortgage valuation decision. A home inspection evaluates accessible systems and visible conditions for the buyer. Buyers should still arrange an appropriate inspection.

Does an October purchase contract avoid the new appraisal format?

No. The general deadline is based on the report’s initial portal submission date, rather than the contract or mortgage application date. Ask the lender which format applies and whether it has an applicable approved exception.

Do homeowners need to request a UAD 3.6 exception?

No. The exception process is for eligible lenders selling mortgages to Fannie Mae or Freddie Mac. The word Seller in that guidance refers to the mortgage seller, rather than the homeowner.

Planning a move in New Rochelle or White Plains?

You do not need to learn the technical language behind appraisal software. You do need accurate property information and a team that communicates about the financing schedule.

If you are preparing to sell or buy in New Rochelle, White Plains, or a nearby Westchester community, I would be happy to help you understand the steps and prepare the right questions for your lender.

Thomas Roberts | RealtorTom
New York State Licensed Real Estate Salesperson
William Raveis Real Estate

Information reviewed October 27, 2026. Loan requirements and appraisal procedures depend on the program and lender.

Official sources

• Fannie Mae: Uniform Appraisal Dataset and temporary exception information
• Freddie Mac: UAD 3.6 resources
• Joint UAD 3.6 Frequently Asked Questions
• UAD 3.6 Inspection and Reporting Tips

By Thomas Roberts | RealtorTom | William Raveis Real Estate

Selling a family home can bring up questions that go well beyond pricing, repairs, and preparing for showings. Who can sign the paperwork? Does a will need to go through court? What happens when the home is held in a trust?

A home held in a trust or estate can often be sold, but the first step is confirming ownership and who has the legal authority to act. The deed, trust documents, and any court appointment papers help determine how the sale can move forward.

For families in New Rochelle, White Plains, Mamaroneck, Rye, Larchmont, Pelham, Harrison, Bedford, and throughout Westchester County, understanding the terminology can make conversations with an attorney and real estate professional more productive.

Questions covered in this guide

• What is a trust?
• What is a revocable living trust?
• What is an irrevocable trust?
• How do revocable and irrevocable trusts differ?
• Can a house in an irrevocable trust be sold?
• Who can sign for a trust?
• What does estate sale mean?
• What are the different estate and trust roles?
• What is probate?
• Does every inherited home require probate?
• What does Westchester Surrogate’s Court handle?
• What should a family gather before listing?
• How can a real estate agent help?

What is a trust, and how can it hold a home?

A trust is a legal arrangement in which a trustee holds and manages assets for beneficiaries under written terms. A home can be one of those assets. The grantor, also called the settlor, creates the trust; the trustee manages its assets; and beneficiaries receive benefits according to its terms.

Creating a trust document and transferring a home into the trust are separate steps. Ask your attorney to confirm that the property has been properly transferred and that the ownership records reflect the intended arrangement.

New York’s rules on funding a lifetime trust explain why the transfer itself matters.

What is a revocable living trust in New York?

A revocable living trust is created during a person’s lifetime and generally allows its creator to amend or revoke it while legally competent, following the trust document and applicable law. The creator may also serve as trustee.

A useful New York distinction: a lifetime trust is irrevocable unless it expressly states that it is revocable. The actual wording matters more than what someone informally calls the trust.

See New York Estates, Powers and Trusts Law § 7-1.16 .

What is an irrevocable trust?

An irrevocable trust generally cannot be freely amended or canceled by its creator. Changes may still be possible under the trust terms and applicable law, sometimes requiring consent or court involvement.

Families may use irrevocable trusts for inheritance planning and, in appropriate circumstances, tax or asset-protection planning. Those benefits depend on the trust’s structure and the rights retained by the creator.

Transferring a home into an irrevocable trust does not automatically eliminate taxes or protect the property from every claim. An attorney and tax professional should evaluate the specific arrangement.

Read the Cornell Legal Information Institute explanation of irrevocable trusts .

What is the difference between a revocable and an irrevocable trust?

The main difference is the creator’s ability to change or cancel the trust. A revocable trust generally preserves that flexibility. An irrevocable trust generally limits it. Both can hold real estate, but the trustee’s powers and the beneficiaries’ rights depend on the governing documents and applicable law.

Choosing between them is an estate-planning decision. The appropriate arrangement depends on the owner’s goals, family circumstances, finances, and legal considerations.

Can you sell a house held in an irrevocable trust?

Yes, a house held in an irrevocable trust may be sold when the trustee has the necessary authority and applicable requirements are satisfied. Irrevocable does not mean the property must remain in the trust forever.

Before listing, the attorney should review:

• The trustee’s power to sell the property.
• Any restrictions or required approvals.
• Which trustee or trustees must sign.
• How the proceeds must be held or distributed.

Selling the house does not automatically allow the creator or beneficiaries to receive or spend the sale proceeds personally.

A New York appellate decision involving trust property sales illustrates why the language of the trust is important.

Who can sign the documents to sell a home held in a trust?

The authorized trustee or trustees generally act for the trust in a property sale. A beneficiary does not automatically have authority to sign simply because they will benefit from the sale. The trust document, applicable law, and title requirements determine the necessary authority and signatures.

If a trustee has died, resigned, or become unable to serve, the authority of a successor trustee should be documented. Your attorney should confirm who can act before listing agreements or sale contracts are signed.

What does estate sale mean when buying or selling a home?

In real estate, an estate sale generally means a property is being sold as part of settling a deceased person’s estate. The same phrase can also describe a sale of household belongings, such as furniture, artwork, and kitchenware.

An estate sale is not automatically a bargain. The description alone does not establish the home’s condition, market value, or the seller’s willingness to negotiate.

Buyers should evaluate comparable sales, inspections, financing, and contract terms just as carefully as with another property. Families selling an estate home also need a pricing strategy based on the current market.

How are an executor, administrator, trustee, and beneficiary different?

An executor is named in a will and appointed by the court to administer an estate. An administrator is appointed by the court, commonly when there is no will. A trustee manages trust assets. A beneficiary receives benefits under a will, trust, or other arrangement.

One person may hold more than one role, but those roles carry different powers and responsibilities. Being named executor in a will does not itself constitute court appointment.

Executors and administrators have responsibilities beyond selling a house. These can include collecting assets, addressing debts and expenses, and distributing property appropriately.

The New York courts provide an overview of estate fiduciaries and their responsibilities .

What is probate, and does having a will avoid it?

Probate is the court process for establishing that a will is valid and appointing an executor to administer the estate. Having a will does not, by itself, avoid probate. In New York, a proceeding to administer an estate without a will is generally called administration.

You may also hear the terms Letters Testamentary and Letters of Administration. These are court documents associated with an executor’s or administrator’s appointment and authority.

The attorney should review any restrictions and determine what authority or additional approval the proposed sale requires.

Learn more from New York Courts: Probate When a Person Dies with a Will .

Does every inherited home in New York require probate?

No. The necessary process depends on ownership and the circumstances of the estate. A home properly held in a trust, or owned with applicable survivorship rights, may pass outside probate. In some situations involving a death without a will, real property passes by law to the people entitled to inherit it.

That does not mean every resulting sale is immediately ready to close. An attorney and title professional should confirm ownership, the people entitled to inherit, liens, and any necessary proceedings or documents.

Do not assume all children or beneficiaries have equal interests or identical authority to sign.

The New York courts discuss an example involving inheritance of a house without a will and explain ownership arrangements that can pass outside probate .

What does Westchester County Surrogate’s Court handle?

Westchester County Surrogate’s Court in White Plains handles matters involving deceased persons’ estates, including probate, administration, and disputes about wills or estate management. The appropriate county for a probate proceeding generally follows the deceased person’s legal domicile.

Owning a house in Westchester does not, by itself, determine where every estate proceeding belongs. Situations involving another state or multiple properties may require additional legal review.

Visit the official Westchester County Surrogate’s Court page for court information.

What should a family gather before listing a trust or estate home?

Start with the deed, relevant trust documents, the will, any court appointment papers, mortgage statements, property-tax records, and information about the home’s condition. The attorney can identify additional documents and approvals needed for the sale.

Other useful records may include:

• Insurance information and ongoing utility expenses.
• Available surveys, permits, and improvement records.
• Information about outstanding loans or other property obligations.
• Condominium common charges or co-op maintenance statements.
• Relevant association or building documents.

This is a preparation list. The documents required for your transaction depend on the ownership arrangement and property.

How can a real estate agent help with a Westchester trust or estate sale?

A real estate agent can analyze comparable sales, recommend preparation, develop a pricing and marketing strategy, coordinate showings, and help manage negotiations. The attorney advises on ownership and legal authority, while a qualified tax professional addresses tax consequences.

A house in Bedford, a condominium in White Plains, and a co-op in New Rochelle can involve different preparation and transfer requirements. Co-ops involve shares and a proprietary lease, so their documents and transfer procedures deserve separate review.

Coordinating early helps the family understand what can move forward now and which issues need to be resolved before closing.

Planning a trust or estate home sale in Westchester County?

You do not need every answer before starting a conversation. Begin by gathering the ownership documents and identifying the attorney handling the trust or estate.

From there, we can discuss the home’s condition, comparable sales, preparation options, and a marketing plan that fits your circumstances. Whether the property is in Rye, Mamaroneck, Pelham, New Rochelle, White Plains, or another Westchester community, my role is to help you understand the real estate side with clear communication and practical guidance.

What’s My Home Worth?

An online estimate is a starting point. A market analysis for listing purposes may differ from a formal appraisal needed for estate or tax purposes.

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

This article provides general educational information, not legal or tax advice. Trust terms, ownership arrangements, and estate circumstances differ. Consult a New York attorney and qualified tax professional about your situation.

Before the Renovation Begins: Is Your Contractor’s Insurance Protecting You?

By Thomas Roberts | RealtorTom
NYS Licensed Real Estate Salesperson | William Raveis Real Estate

When hiring a contractor, most property owners focus on the estimate, the schedule, and the quality of the work. Those details matter—but so does a question that is easy to overlook:

If someone gets hurt or your property is damaged, what insurance protection is actually in place?

Whether you are replacing a roof, renovating a kitchen, painting a building, or repairing a sidewalk in Westchester County, verifying insurance should happen before work begins.

Why Property Owners Need to Pay Attention

Imagine hiring a roofing contractor for a multifamily building. A worker falls from a ladder and suffers a serious injury. The resulting claim may involve both the contractor and the property owner.

New York Labor Law Section 240 addresses elevation-related protections for workers performing certain activities. Section 241 addresses safety requirements for construction, excavation, and demolition work.

Depending on the circumstances, an owner may face liability without personally supervising the project. Both statutes include an exception for qualifying owners of one- and two-family dwellings who contract for the work but do not direct or control it. Whether that exception applies requires a review of the facts.

Hiring a contractor does not automatically remove your exposure as the property owner.

Injuries are only one concern. Construction can also lead to water damage, fire, or damage to neighboring property. Understanding the insurance arrangements ahead of time can help you avoid a difficult coverage dispute later.

What Insurance Should You Ask About?

Have your insurance broker review the contractor’s coverage against the actual project. A small interior job and a major roofing project can present very different risks.

Commercial General Liability Insurance

Ask whether the policy covers the contractor’s proposed work, what limits apply, and whether exclusions could affect protection for claims arising from your project.

Workers’ Compensation Insurance

New York requires workers’ compensation coverage for most employers. Verify the contractor’s status rather than accepting an informal assurance that everyone working on the job is an independent contractor. Construction has specific rules for determining worker classification.

The New York State Workers’ Compensation Board’s employer coverage search can help you check reported workers’ compensation, disability benefits, and Paid Family Leave coverage. Ask your broker to help resolve missing records, name differences, or other questions.

Disability Benefits and Paid Family Leave Coverage

Covered New York employers also have obligations under these programs. Disability benefits generally address qualifying off-the-job injuries or illnesses; they serve a different purpose from workers’ compensation. Paid Family Leave provides benefits for qualifying family-related leave.

Umbrella or Excess Liability Insurance

Ask your broker whether additional liability limits are appropriate and how any umbrella or excess policy applies to the proposed work.

There is no single coverage amount that makes every renovation adequately insured. The scope of work, property type, exclusions, and policy terms all matter.

A Certificate of Insurance Is Only the Starting Point

A contractor may hand you a Certificate of Insurance and say, “You’re covered.”

That document can provide useful information, but it does not create coverage or change the policy. The New York State Department of Financial Services cautions that a certificate may not accurately reflect all actual policy terms.

Being listed as a certificate holder is different from having additional insured protection.

Ask your broker whether you—and any LLC or other entity that owns the property—should be included as additional insureds under the contractor’s liability policy.

Then request the applicable endorsement or policy language. Additional insured status must come from the policy itself, through an endorsement or other qualifying language. A statement on a certificate cannot expand the policy’s coverage.

Have your broker confirm that the protection applies to your project, including any conditions that must be satisfied before work starts.

Review Your Own Property Insurance, Too

Before a substantial renovation, tell your insurance broker what work you are planning. Explain the scope, expected duration, and whether the property will remain occupied.

Ask:

• Does my existing policy address this project?
• Are there exclusions, deductibles, or notification requirements I should understand?
• Do I need additional or different coverage during construction?
• What documents should I obtain from the contractor?

For a co-op or condominium renovation, also obtain the building’s current alteration agreement and insurance requirements before scheduling work. Ask management what approvals and supporting documents are required.

Installing Solar Panels or Planning Roof Work?

Solar projects can raise additional questions about the roof, equipment ownership, maintenance, and responsibility for damage. Before installation—or roof work involving existing panels—review both the project’s insurance arrangements and the solar agreement.

For related considerations, read Considering Solar Panels? Know the Legal and Financial Risks Before You Sign.

A Practical Checklist Before Work Begins

1. Get a written agreement. Clearly identify the contractor, work, payment terms, and insurance requirements.
2. Obtain current insurance documentation. Check the contractor’s legal name and policy dates.
3. Have your broker review the coverage. Confirm that it fits the proposed work.
4. Verify additional insured protection where appropriate. Obtain the supporting policy documentation and confirm any conditions.
5. Ask about subcontractors. Establish who will perform the work and how their insurance will be verified.
6. Use your attorney for contract protections. Have an attorney review indemnification and defense provisions rather than relying on generic wording.
7. Keep the records together. Save the contract, insurance documents, permits, building approvals, and relevant correspondence.

Insurance Matters for Routine Maintenance, Too

These questions are useful beyond major renovations. Roof repairs, gutter work, masonry repairs, and other maintenance projects also involve people working on your property.

My seasonal maintenance checklist for New Rochelle property owners covers projects to consider before winter. Whenever you hire someone to perform that work, include insurance verification in your planning.

Look Beyond the Lowest Estimate

Price matters, but it is only part of choosing a contractor.

A clear agreement, appropriate insurance, and careful verification belong in the same conversation as workmanship and scheduling. Taking time to review those details before construction begins is part of protecting your property investment.

Frequently Asked Questions About Contractor Insurance in New York

Does a Certificate of Insurance mean I am covered?

No. A Certificate of Insurance summarizes insurance information but does not create coverage or change a policy. Your broker should review the applicable policy terms and any endorsements to determine what protection applies to you and your project.

What is the difference between a certificate holder and an additional insured?

A certificate holder is identified as the recipient of an insurance certificate. An additional insured receives protection under the policy, subject to its terms, conditions, and exclusions. Being a certificate holder alone does not make you an additional insured.

Can a New York property owner face liability if a contractor’s worker is injured?

Yes, depending on the circumstances. New York Labor Law Sections 240 and 241 can impose obligations on owners for certain work. Both include an exception for qualifying owners of one- and two-family dwellings who do not direct or control the work. An attorney should assess whether the exception applies and whether other grounds for liability remain.

How can I check a contractor’s workers’ compensation coverage?

Use the New York State Workers’ Compensation Board’s employer coverage search and compare the results with the contractor’s legal business name and documentation. Ask your insurance broker to review any discrepancies or claimed exemptions.

How much liability insurance should my contractor carry?

There is no single limit that fits every project. Your insurance broker should evaluate the work, property type, potential losses, exclusions, and policy terms, including whether umbrella or excess liability coverage is appropriate.

Should I notify my insurance company before renovating?

Before a substantial renovation, contact your insurance broker to review your existing policy, notification requirements, and whether additional or different coverage is needed during construction.

What should co-op and condo owners check before renovating?

Obtain the building’s current alteration agreement, insurance requirements, and approval procedures. Have your broker review the required coverage and additional insured documentation before work is scheduled.

Planning Improvements Before Buying or Selling in Westchester?

Whether your property is in New Rochelle, White Plains, Mamaroneck, Rye, Larchmont, Pelham, Harrison, Bedford, or the Katonah-Lewisboro area, renovation decisions can be part of a larger real estate plan.

I can help you think through how the work fits your buying or selling plans and identify questions to discuss with your contractor, insurance broker, and attorney.

Thomas Roberts | RealtorTom
NYS Licensed Real Estate Salesperson
William Raveis Real Estate
View my digital business card and contact information

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Official New York Resources

• New York Labor Law Section 240
• New York Labor Law Section 241
• Department of Financial Services: Certificates of Insurance
• Workers’ Compensation Coverage Requirements
• Disability and Paid Family Leave Coverage Requirements
• Search Employer Insurance Coverage

This article provides general information, not legal or insurance advice. Coverage and liability depend on the policy, project, and circumstances. Consult your insurance broker and attorney about your property.

What’s Your Westchester Home Worth?

Thinking about improvements or a future move? Start exploring your home’s estimated value.

What’s My Home Worth?

Seller Concessions in New York: Less Cash at Closing, More Room to Negotiate

By Thomas Roberts | RealtorTom
New York State Licensed Real Estate Salesperson
William Raveis Real Estate

A buyer may be comfortable with the monthly mortgage payment but still need help with closing costs. A seller may want another way to negotiate and keep a transaction moving. A seller concession can sometimes help bring those needs together.

For buyers and sellers in Westchester County and across New York, understanding how a credit affects financing, cash needed at closing, and the seller’s proceeds is essential.

What Is a Seller Concession?

A seller concession commonly takes the form of a negotiated contribution toward the buyer’s eligible closing costs. You may also hear it called a seller credit.

The credit is applied through the closing process. It is not simply cash handed to the buyer to spend however they choose.

Depending on the mortgage program and lender approval, eligible expenses may include:

• Loan origination fees
• Mortgage discount points
• Appraisal fees
• Title insurance and related charges
• Attorney fees
• Recording fees
• Certain mortgage insurance costs
• Prepaid homeowners insurance and tax escrow deposits

Your lender should confirm which expenses qualify before you negotiate the credit.

A $600,000 Example

Suppose a buyer agrees to purchase a home for $600,000, with a $15,000 seller credit toward eligible closing costs.

If the lender approves the full credit and the buyer has enough eligible expenses, it can reduce the buyer’s cash needed at closing by $15,000.

The contract price remains $600,000. The seller receives $585,000 before other selling expenses and any mortgage payoff. That amount is not the seller’s final net proceeds.

Seller Credit Versus Price Reduction

A price reduction and a closing cost credit solve different financial needs.

A price reduction lowers the agreed purchase price and may reduce the loan amount and monthly payment.

A seller credit helps pay eligible closing expenses and may reduce the cash the buyer needs to bring to closing.

A $15,000 price reduction does not necessarily reduce the buyer’s immediate cash requirement by $15,000. Ask your lender to compare both options using the same loan assumptions.

When Might Seller Concessions Help?

• A buyer has a down payment but needs help with eligible closing expenses.
• A seller wants another way to respond to an offer.
• A property has been on the market and the seller wants to encourage interest.
• Inspection negotiations lead the parties to consider an approved credit.
• A buyer is considering lender-approved discount points or an interest rate buydown.

Concessions are negotiable. They do not guarantee a faster sale or a successful closing.

Benefits and Tradeoffs for Buyers

Lower Cash Needed at Closing

An approved credit can reduce upfront closing expenses, allowing the buyer to retain more of their own savings after the purchase.

Those retained savings may be useful for moving, furnishings, maintenance, or emergencies. The credit itself, however, is not a cash allowance for those purchases.

Mortgage Qualification Still Matters

A seller concession does not automatically make a buyer qualify for a mortgage. The lender still reviews income, credit, debts, required funds, and the property.

A Higher Price Can Increase Borrowing Costs

If the parties negotiate a higher purchase price to help offset the credit, the buyer may borrow more and pay more interest. Review the monthly payment and total borrowing costs before deciding.

Benefits and Tradeoffs for Sellers

A seller credit provides another negotiating option and may help a qualified buyer move forward. However, it reduces the seller’s proceeds.

Compare offers by reviewing the price minus credits, along with financing, contingencies, timing, and other terms.

For example, a $600,000 offer with a $15,000 credit and a $585,000 offer without that credit have the same starting amount before other expenses. Their final costs and transaction risks can still differ.

Review the credit with your lender and attorney before closing.

Mortgage Limits and Unused Credits

There is no single concession limit for every mortgage. The loan program, occupancy, loan-to-value ratio, and lender requirements matter.

For Fannie Mae loans, financing contributions cannot fund the buyer’s down payment or satisfy required reserves. Contributions exceeding eligible closing costs require different underwriting treatment. Other mortgage programs have their own requirements.

Do not assume unused credit will become cash back. Ask your lender and attorney what happens if the final eligible costs are less than the negotiated credit.

Read the Fannie Mae guidance on interested party contributions for more information.

Appraisals and Inspection Repairs

Increasing the contract price does not establish the home’s market value. The appraisal and the lender’s financing requirements still matter.

If the appraisal is below the contract price, the parties may need to revisit the price, credit, financing, or buyer’s cash contribution.

A repair credit also may not satisfy a lender’s requirement to correct a property condition before closing. Confirm whether the issue requires actual repairs rather than a credit.

How to Approach Concessions in New York

1. Start with the lender. Obtain an estimate of eligible expenses and the permitted contribution.
2. Compare the options. Review cash to close, monthly payments, borrowing costs, and seller proceeds.
3. Have your attorney document the agreement. Clear contract language should reflect the negotiated terms.
4. Keep the lender informed. Disclose credits and any changes to the agreement.
5. Review the closing paperwork. Confirm the credit matches the agreement and is applied correctly.

The Consumer Financial Protection Bureau’s Closing Disclosure explainer can help buyers review their closing documents.

Frequently Asked Questions

Is a seller concession the same as a price reduction?

No. A price reduction lowers the purchase price. A seller credit contributes toward eligible buyer costs through closing.

Can a seller credit pay my down payment?

Do not plan on using a closing cost credit for your down payment. Fannie Mae prohibits that use of interested party contributions. Your lender must confirm the rules for your mortgage program.

Do concessions automatically make a buyer qualify for a mortgage?

No. They may reduce upfront cash needs, but the lender still evaluates income, credit, debts, required funds, and the property.

Can a credit replace inspection repairs?

Sometimes a negotiated credit can address an inspection concern, but it may not replace repairs the lender requires before closing.

Does the seller have to agree to a concession?

No. Seller concessions are negotiated. The seller should consider the effect on proceeds and the overall offer terms.

Make the Numbers Work Before You Negotiate

A properly structured seller concession can help bridge a cash-to-close gap and give both parties another way to reach an agreement.

The best starting point is a clear lender estimate and a careful comparison of the buyer’s costs and seller’s proceeds.

Planning to buy or sell in Westchester County? I’m Thomas Roberts, RealtorTom, with William Raveis Real Estate. I can help you compare your real estate options and coordinate the conversation with your lender and attorney.

Explore more financing resources on The Money Page.

Considering a co-op? Read Buying or Selling a Co-op in Westchester.

This article provides general education, not legal, tax, or mortgage advice. Consult your attorney and lender about your transaction. Mortgage program requirements can change.

September 2026 Katonah–Lewisboro real estate: home sales, median prices, inventory and market insights for buyers and sellers.

Katonah–Lewisboro Real Estate Market Update: September 2026

September data • October 2026 draft

On Saturday morning, I was driving along Katonah Avenue on my way to the bank. With the autumn leaves and cool air, Katonah reminded me of a New England vacation town. There’s a relaxing feeling about this time of year—apple pie, pumpkins and Halloween just around the corner.

Katonah–Lewisboro’s September report pairs stronger single-family sales with a slightly lower median sale price. Condominiums present a different picture: only two sales closed, and reported inventory and months of supply increased.

September housing market at a glance

Geography: Katonah-Lewisboro School District. Property types are reported separately. All year-over-year comparisons below are with September 2025.

Property type	Unit Sales	Median Sale Price	Days on Market	Inventory	Months of Supply
Single-family	24	$1,111,625	29	48	3.25
Condominium	2	$609,714	26	9	6.35
Co-op	0	Not available	Not available	0	Not available
Multi-unit	0	Not available	Not available	3	Not available

Source: William Raveis Local Housing Data, September 2026, reports generated October 5, 2026. “Days on Market” is reproduced as labeled; the supplied reports do not specify whether it is an average or median. Inventory is the report’s September figure, not a live listing count. Unavailable statistics are not zero values.

What stands out this month

Single-family sales increased 60.0% while the median sale price declined 1.2%. Median price per square foot rose 16.2%, showing why a single measure cannot explain the entire market. Condos had 6.35 months of supply versus 3.25 for houses, although the two-sale condo sample limits conclusions.

Katonah–Lewisboro Single-family market

The report recorded 24 sales and a $1,111,625 median sale price. The reported days-on-market figure was 29.

• Unit Sales: 24 (up 60.0% vs sept 2025).
• Median Sale Price: $1,111,625 (down 1.2% vs sept 2025).
• Days on Market: 29 (down 19.4% vs sept 2025).
• Median Sale Price/SF: $438 (up 16.2% vs sept 2025).
• Inventory: 48 (down 21.3% vs sept 2025).
• Months of Supply: 3.25 (down 12.4% vs sept 2025).

96% sold within 90 days of listing; 92% sold for more than 95% of list price. These are shares of sales meeting those thresholds, not an average sale-to-list ratio.

Katonah–Lewisboro Condominium market

The report recorded 2 sales and a $609,714 median sale price. The reported days-on-market figure was 26.

• Unit Sales: 2 (down 33.3% vs sept 2025).
• Median Sale Price: $609,714 (up 9.6% vs sept 2025).
• Days on Market: 26 (up 13.0% vs sept 2025).
• Median Sale Price/SF: $305 (down 22.0% vs sept 2025).
• Inventory: 9 (up 80.0% vs sept 2025).
• Months of Supply: 6.35 (up 164.7% vs sept 2025).

100% sold within 90 days of listing; 100% sold for more than 95% of list price. These are shares of sales meeting those thresholds, not an average sale-to-list ratio.

Small sample: This category had only 2 closing(s). Its median and percentages can change sharply with the particular properties sold. They should not be treated as a broad change in every property’s value.

Katonah–Lewisboro Co-op market

No co-op sales were recorded in September. Reported inventory was 0. A median sale price and days-on-market result are unavailable; the report’s 0% sold indicators do not describe an actual group of completed sales.

Katonah–Lewisboro Multi-unit market

No multi-unit sales were recorded in September. Reported inventory was 3. A median sale price and days-on-market result are unavailable; the report’s 0% sold indicators do not describe an actual group of completed sales.

What buyers should do next

Start with the segment that fits your plans, then compare similar homes and current listings. Have financing or proof of funds prepared and review the total monthly cost before making an offer. A monthly market snapshot provides context; the condition, location and pricing of a particular property determine how you should approach it.

What sellers should do next

Use recent comparable sales and current competition to set your strategy. A district median is not a suggested list price. Preparation, realistic pricing and clear marketing remain important even when inventory is limited. Condo and co-op sellers should gather building documents early; multi-unit sellers should assemble leases, income and expense records and information about permitted use.

Helpful resources and a local conversation

Visit my Forms and Links page and Metro-North station guide. Considering a sale? Start with a Raveis home-value estimate, then contact me for a property-specific analysis. An automated estimate is a starting point, not an appraisal.

Planning a purchase? Visit my Real Estate Money Page to explore financing tools, then confirm your options and total monthly costs with your lender.

For more local reading, explore my post about the New Croton Dam and reservoir and my earlier Katonah–Lewisboro School District single-family market post. Earlier market figures cover a different reporting period; use the September 2026 data above for this month’s snapshot.

Thomas Roberts | RealtorTom
NYS Licensed Real Estate Salesperson
William Raveis Real Estate, Rye, NY
Thomas.Roberts@raveis.com

General market information. Conditions vary by property, building and price range. Equal Housing Opportunity.

Frequently asked questions

What area and period does this report cover?

These figures cover the Katonah-Lewisboro School District for September 2026. They are not a citywide or countywide report, and they do not summarize the full third quarter.

What were the September 2026 median sale prices?

Single-family: $1,111,625 (24 sales). Condominium: $609,714 (2 sales). Co-op: unavailable because no sales closed (0 sales). Multi-unit: unavailable because no sales closed (0 sales).

Does a change in median price show how much my home gained or lost?

No. A median summarizes the sales that closed during the month. Changes in the mix of properties sold can change the median. A property-specific comparative market analysis is needed.

How should I compare houses, condos and co-ops?

Compare similar properties within the same segment. For condos and co-ops, include monthly charges, building finances, condition, parking and applicable purchase requirements.

How can I get a market analysis for my property?

Contact Thomas Roberts at William Raveis Real Estate in Rye for a comparison of recent sales and current competition tailored to your property.

Rye City Real Estate Market Update: September 2026

September data • October 2026 draft

On a recent visit to Rye, I stopped at Sunrise Pizza on Purdy Avenue for a slice—and I have to say, it was really good pizza. Afterward, I headed toward Playland Parkway and on to my next appointment. That was a little snapshot of my day in Rye; now, let’s take a look at what the latest housing numbers tell us.

Rye City’s September single-family report recorded more closings and sharply lower inventory than a year earlier. The condo and co-op results also deserve attention, but with just two sales in each category, their monthly medians need context.

September housing market at a glance

Geography: Rye City School District. Property types are reported separately. All year-over-year comparisons below are with September 2025.

Property type	Unit Sales	Median Sale Price	Days on Market	Inventory	Months of Supply
Single-family	12	$2,362,500	21	11	1.42
Condominium	2	$1,781,250	14	5	5.00
Co-op	2	$371,000	17	8	3.56
Multi-unit	0	Not available	Not available	0	Not available

Source: William Raveis Local Housing Data, September 2026, reports generated October 5, 2026. “Days on Market” is reproduced as labeled; the supplied reports do not specify whether it is an average or median. Inventory is the report’s September figure, not a live listing count. Unavailable statistics are not zero values.

What stands out this month

The single-family report recorded 12 closings, 11 properties in inventory and 1.42 months of supply. This suggests limited choice in that segment. All recorded single-family sales were for more than 95% of list price; this does not mean all sold above asking or that the sale-to-list ratio was 100%.

Rye City Single-family market

The report recorded 12 sales and a $2,362,500 median sale price. The reported days-on-market figure was 21.

• Unit Sales: 12 (up 50.0% vs sept 2025).
• Median Sale Price: $2,362,500 (up 32.6% vs sept 2025).
• Days on Market: 21 (up 10.5% vs sept 2025).
• Median Sale Price/SF: $908 (up 7.9% vs sept 2025).
• Inventory: 11 (down 69.4% vs sept 2025).
• Months of Supply: 1.42 (down 65.5% vs sept 2025).

92% sold within 90 days of listing; 100% sold for more than 95% of list price. These are shares of sales meeting those thresholds, not an average sale-to-list ratio.

Rye City Condominium market

The report recorded 2 sales and a $1,781,250 median sale price. The reported days-on-market figure was 14.

• Unit Sales: 2 (up 100.0% vs sept 2025).
• Median Sale Price: $1,781,250 (up 61.9% vs sept 2025).
• Days on Market: 14 (down 92.7% vs sept 2025).
• Median Sale Price/SF: $1,001 (down 11.2% vs sept 2025).
• Inventory: 5 (unchanged vs sept 2025).
• Months of Supply: 5.00 (up 108.3% vs sept 2025).

100% sold within 90 days of listing; 100% sold for more than 95% of list price. These are shares of sales meeting those thresholds, not an average sale-to-list ratio.

Small sample: This category had only 2 closing(s). Its median and percentages can change sharply with the particular properties sold. They should not be treated as a broad change in every property’s value.

Rye City Co-op market

The report recorded 2 sales and a $371,000 median sale price. The reported days-on-market figure was 17.

• Unit Sales: 2 (down 33.3% vs sept 2025).
• Median Sale Price: $371,000 (up 19.7% vs sept 2025).
• Days on Market: 17 (up 70.0% vs sept 2025).
• Median Sale Price/SF: $409 (up 5.7% vs sept 2025).
• Inventory: 8 (down 11.1% vs sept 2025).
• Months of Supply: 3.56 (up 15.2% vs sept 2025).

100% sold within 90 days of listing; 100% sold for more than 95% of list price. These are shares of sales meeting those thresholds, not an average sale-to-list ratio.

Small sample: This category had only 2 closing(s). Its median and percentages can change sharply with the particular properties sold. They should not be treated as a broad change in every property’s value.

Rye City Multi-unit market

No multi-unit sales were recorded in September. Reported inventory was 0. A median sale price and days-on-market result are unavailable; the report’s 0% sold indicators do not describe an actual group of completed sales.

What buyers should do next

Start with the segment that fits your plans, then compare similar homes and current listings. Have financing or proof of funds prepared and review the total monthly cost before making an offer. A monthly market snapshot provides context; the condition, location and pricing of a particular property determine how you should approach it.

What sellers should do next

Use recent comparable sales and current competition to set your strategy. A district median is not a suggested list price. Preparation, realistic pricing and clear marketing remain important even when inventory is limited. Condo and co-op sellers should gather building documents early; multi-unit sellers should assemble leases, income and expense records and information about permitted use.

Helpful resources and a local conversation

Visit my Forms and Links page and Metro-North station guide. Considering a sale? Start with a Raveis home-value estimate, then contact me for a property-specific analysis. An automated estimate is a starting point, not an appraisal.

Thomas Roberts | RealtorTom
NYS Licensed Real Estate Salesperson
William Raveis Real Estate, Rye, NY
Thomas.Roberts@raveis.com

General market information. Conditions vary by property, building and price range. Equal Housing Opportunity.

Frequently asked questions

What area and period does this report cover?

These figures cover the Rye City School District for September 2026. They are not a citywide or countywide report, and they do not summarize the full third quarter.

What were the September 2026 median sale prices?

Single-family: $2,362,500 (12 sales). Condominium: $1,781,250 (2 sales). Co-op: $371,000 (2 sales). Multi-unit: unavailable because no sales closed (0 sales).

Does a change in median price show how much my home gained or lost?

No. A median summarizes the sales that closed during the month. Changes in the mix of properties sold can change the median. A property-specific comparative market analysis is needed.

How should I compare houses, condos and co-ops?

Compare similar properties within the same segment. For condos and co-ops, include monthly charges, building finances, condition, parking and applicable purchase requirements.

How can I get a market analysis for my property?

Contact Thomas Roberts at William Raveis Real Estate in Rye for a comparison of recent sales and current competition tailored to your property.