Mamaroneck Real Estate Market Update: August 2026

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

One of the pleasures of spending time in Mamaroneck is being able to walk around Mamaroneck Harbor and then head up Mamaroneck Avenue to Sal’s Pizza, just up the street. That short walk connects two familiar parts of the community: the waterfront and an active downtown filled with local businesses.

That personal experience is not a housing statistic, but it helps explain why local real estate cannot be understood only through numbers. Mamaroneck offers waterfront activity, neighborhood streets, local restaurants, shopping and transportation within a compact area. The August 2026 market reports add the data needed to understand how buyers and sellers were responding across different property types.

For another nearby outdoor destination, explore my article about Flint Park in Larchmont.

The most striking result was the shortage of single-family homes. Inventory fell 59% from one year earlier, leaving less than one month of supply. Condos and co-ops also recorded relatively small numbers of sales, while only two multifamily properties closed. Those sample sizes make it important to examine each segment separately and avoid applying one monthly median to every property.

Mamaroneck Housing Market at a Glance

Property type	Sales	Median price	Days on market	Inventory	Months of supply
Single-family	35	$2,326,018	17	16	0.93
Condominium	5	$645,000	56	8	2.46
Co-op	6	$309,500	28	13	2.05
Multifamily	2	$1,082,500	14	7	9.33

Source: William Raveis Local Housing Data for the Mamaroneck 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.

Single-Family Homes: Less Than One Month of Supply

The single-family report showed an exceptionally limited supply of available homes. Inventory fell to 16 homes, down 59% from August 2025. That represented only 0.93 months of supply, a year-over-year decline of 60.4%.

• 35 sales, up 20.7% year over year
• $2,326,018 median sale price, up 12.8%
• 17 median days on market, down 10.5%
• $786 median sale price per square foot, up 7.5%
• 97% sold within 90 days
• 94% sold for more than 95% of list price

Less than one month of supply indicates that buyers had very few choices relative to the recent pace of sales. The combination of higher sales, a shorter median marketing time and sharply lower inventory is consistent with a competitive single-family segment during August.

The $2,326,018 median should still be interpreted carefully. The particular mix of homes sold during a month—including their size, location, condition and price range—can move the median. It does not mean every home in the Mamaroneck School District gained 12.8% in value.

Mamaroneck Condos: More Supply and Longer Market Time

Five condominiums sold in August, up 25% from August 2025. The median sale price was $645,000, down 13.7%, while the median price per square foot increased 1% to $633.

• 8 units in inventory, up 33.3%
• 2.46 months of supply, up 53.8%
• 56 median days on market, up 143.5%
• 80% sold within 90 days
• 100% sold for more than 95% of list price

The condo figures suggest that buyers had somewhat more selection and properties took longer to sell. However, only five transactions closed. A small change in the types of units sold can substantially affect the median price and market time.

Condo buyers and sellers should compare units by location, building, size, condition, parking, amenities, common charges and taxes. Those property-specific factors are often more useful than a single school-district median.

Mamaroneck Co-ops: Lower Inventory and Faster Sales

The co-op market recorded 6 sales, down 50% year over year. The median sale price was $309,500, down 1.3%, while the median price per square foot rose 4.2% to $362.

• 13 units in inventory, down 31.6%
• 2.05 months of supply, down 32.5%
• 28 median days on market, down 60%
• 83% sold within 90 days
• 100% sold for more than 95% of list price

Co-op inventory tightened and the median time on market dropped considerably, but the six-sale sample remains small. The nearly unchanged median price and modest increase in price per square foot provide additional context, yet individual building comparisons remain essential.

Co-op buyers need to 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. Sellers should gather building documents early to reduce preventable 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.

Mamaroneck Multifamily Homes: Two Sales Require Caution

Only two multifamily properties sold in August, unchanged from August 2025. The reported median sale price was $1,082,500, down 13.4% year over year.

• 14 median days on market, up 40%
• 7 properties in inventory, up 133.3%
• 9.33 months of supply, up 185.2%
• 100% sold within 90 days
• 100% sold for more than 95% of list price

Although the inventory and months-of-supply percentages increased sharply, they started from very small numbers. With just two sales and seven available properties, one or two listings can create a large percentage change. These results should not be treated as a broad valuation trend.

Multifamily properties require property-specific analysis. Unit count, rents, expenses, leases, legal use, taxes, condition and anticipated capital improvements can matter as much as recent sale prices.

What the August Market Means for Mamaroneck Buyers

Buyers should prepare according to the property type they are considering. The 0.93-month supply of single-family homes points to a highly competitive segment where financing, timing and a clear offer strategy matter. Condo buyers had slightly more supply, while the co-op market remained relatively tight.

• 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.

Competition should never replace careful decision-making. A sound purchase balances timely action with appropriate inspections, financial review and advice from qualified real estate, legal and lending professionals.

What the August Market Means for Mamaroneck Sellers

Single-family sellers faced very little competing inventory in August. That can create an opportunity, but it does not guarantee a particular sale price. Accurate pricing, preparation, photography and marketing remain important because buyers compare every property with the alternatives available at that moment.

Condo and co-op sellers should prepare building documents early and understand how monthly charges affect buyers’ total cost. Multifamily owners need an analysis that includes leases, operating information, property configuration and investment fundamentals.

Beginning the planning process before you are ready to list provides time to evaluate repairs, property presentation, required documents and a realistic pricing strategy without unnecessary pressure.

Thinking About Buying or Selling in Mamaroneck?

School-district statistics provide useful context, but your decision should be based on the segment that actually matches your home or search. I would be glad to prepare a focused analysis for a single-family home, condominium, co-op or multifamily property in the Mamaroneck area.

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
Call or text: (914) 440-3599
Email: Thomas.Roberts@raveis.com

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

Frequently Asked Questions About the Mamaroneck Real Estate Market

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

The median single-family sale price in the Mamaroneck School District was $2,326,018, up 12.8% compared with August 2025.

How limited was single-family inventory?

The report showed 16 single-family homes in inventory and only 0.93 months of supply. Inventory was down 59% year over year.

What was the median Mamaroneck condo price?

The August 2026 median condominium sale price was $645,000, based on five reported sales.

What was the median Mamaroneck co-op price?

The August 2026 median co-op sale price was $309,500, based on six reported sales.

What did Mamaroneck multifamily homes sell for?

The reported median was $1,082,500, but only two multifamily properties sold. That small sample should not be treated as a broad market trend.

Can these median prices determine what my property is worth?

No. A monthly median summarizes a group of sales and is not an appraisal or valuation of a particular property. A property-specific comparative market analysis is needed.

White Plains Real Estate Market Update: August 2026

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

I was recently in White Plains getting school supplies for my daughter. Driving through the traffic around The Westchester and City Center—and then trying to find parking—was a reminder of just how active this part of Westchester can be.

That experience is a personal observation, not a housing statistic. Still, it highlights part of White Plains’ identity: a city where established residential neighborhoods sit close to shopping, dining, offices, transportation and a busy downtown. The August housing reports provide the more precise picture of what was happening in the local real estate market.

The results differed significantly by property type. Single-family homes had just 1.76 months of supply. Condo inventory declined sharply, while co-op inventory increased. Only two multifamily properties sold, so that segment requires extra caution. Understanding those differences is much more useful than treating White Plains as one uniform housing market.

White Plains Housing Market at a Glance

Property type	Sales	Median price	Days on market	Inventory	Months of supply
Single-family	22	$978,500	22	27	1.76
Condominium	13	$585,000	52	41	3.09
Co-op	16	$272,000	35	61	4.26
Multifamily	2	$1,010,500	31	9	8.31

Source: William Raveis Local Housing Data for the White Plains School District, August 2026. Year-over-year comparisons are with August 2025. Median prices summarize the properties sold during the month and are not valuations of individual properties. Location, condition, size, amenities, expenses and other features can materially affect value.

Single-Family Homes: Only 1.76 Months of Supply

The single-family market showed the clearest inventory shortage. White Plains had 27 homes in inventory, down 22.9% from August 2025, and only 1.76 months of supply, down 13.6%.

• 22 sales, down 15.4% year over year
• $978,500 median sale price, up 7.9%
• 22 median days on market, down 24.1%
• $515 median sale price per square foot, up 22.1%
• 95% sold within 90 days
• 95% sold for more than 95% of list price

The lower number of sales does not necessarily mean that demand disappeared. Inventory declined by an even larger percentage than closings. When fewer homes are available, the shortage itself can limit how many transactions occur.

The median price and price per square foot both increased, but that does not mean every White Plains house appreciated by the same amount. The mix of properties sold during a month can influence both figures. A house near downtown may attract a different buyer pool from one in Gedney Farms, the Highlands, Fisher Hill, Haviland Manor or another part of the White Plains School District.

White Plains Condos: More Sales but Fewer Choices

The condominium market recorded 13 sales, up 18.2% from August 2025. The median sale price was $585,000, up 3.5%, while the median price per square foot rose 19.6% to $547.

• 41 units in inventory, down 28.1%
• 3.09 months of supply, down 22.2%
• 52 median days on market, up 33.3%
• 77% sold within 90 days
• 100% sold for more than 95% of list price

The condo results were mixed: closings increased and inventory declined, yet the median marketing time lengthened. That is why buyers and sellers should look beyond a single headline. Building, location, unit size, condition, parking, amenities, common charges and taxes can all influence the market response.

For buyers who want access to downtown White Plains, Metro-North, shopping or lower-maintenance living, condos can offer an important alternative to single-family homes. Sellers should compare their unit with competing listings in the same building or comparable buildings rather than relying only on the citywide median.

White Plains Co-ops: Faster Sales with More Inventory

White Plains recorded 16 co-op sales, down 5.9% year over year. The median sale price was $272,000, down 12.3%, and the median price per square foot declined 2.7% to $285.

• 61 units in inventory, up 27.1%
• 4.26 months of supply, up 30.8%
• 35 median days on market, down 47.8%
• 88% sold within 90 days
• 94% sold for more than 95% of list price

The co-op segment provided buyers with more inventory than it did one year earlier. At the same time, the properties that sold moved substantially faster based on the median days-on-market figure. The lower median price may partly reflect the mix of units sold, so owners should not interpret it as an automatic 12.3% change in the value of every co-op.

Co-op buyers need to evaluate more than the purchase price. Monthly maintenance, included expenses, building finances, financing policies and board requirements vary. Buyers should review the complete financial and legal package with their attorney and lender. Sellers should gather building and financial documents early to reduce preventable 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.

White Plains Multifamily Homes: Only Two August Sales

The August report recorded only two multifamily sales, with a median sale price of $1,010,500. No multifamily sales were reported for August 2025, so a meaningful year-over-year comparison cannot be calculated for sales volume, median price or market time.

• 31 median days on market
• 9 properties in inventory, down 18.2%
• 8.31 months of supply, down 11.9%
• 100% sold within 90 days
• 100% sold for more than 95% of list price

Because only two properties closed, these figures should not be treated as a broad valuation trend. Multifamily properties require property-specific analysis. Unit count, rents, expenses, leases, legal use, taxes, condition and anticipated capital improvements can matter as much as recent sale prices.

What the August Market Means for White Plains Buyers

Buyers should prepare according to the property type they are considering. The 1.76-month supply of single-family homes points to a competitive segment where financing, timing and offer strategy matter. Condo inventory also declined substantially. Co-op buyers had more units available, but they must account for building-specific financial and approval requirements.

• Obtain a current mortgage pre-approval or prepare proof of funds.
• Understand the full 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 purchasing a multifamily property.

Competition should never replace careful decision-making. A strong strategy balances speed with appropriate due diligence and advice from qualified real estate, legal, lending and inspection professionals.

What the August Market Means for White Plains Sellers

Single-family and condo owners benefited from limited supply, but low inventory does not guarantee a particular price. The strongest pricing analysis compares a property with recent sales and active competition while accounting for its specific location, condition, updates, size, layout, taxes, parking and buyer expectations.

Co-op and condo sellers should prepare building documents early and understand how monthly charges affect buyers’ total cost. Multifamily owners need an analysis that includes leases, operating information, property configuration and investment fundamentals.

If you are thinking about selling, beginning the planning process before you are ready to list gives you time to evaluate repairs, preparation, documentation and pricing without unnecessary pressure.

Thinking About Buying or Selling in White Plains?

Citywide and school-district statistics provide context, but your decision should be based on the segment of the White Plains market that matches your home or search. I would be glad to prepare a focused analysis for a single-family home, condominium, co-op or multifamily property.

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
Call or text: (914) 440-3599
Email: Thomas.Roberts@raveis.com

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

Frequently Asked Questions About the White Plains Real Estate Market

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

The median single-family sale price was $978,500, up 7.9% compared with August 2025.

Was single-family inventory limited in White Plains?

Yes. The report showed 27 single-family homes in inventory and 1.76 months of supply, with inventory down 22.9% year over year.

What was the median White Plains condo price?

The August 2026 median condominium sale price was $585,000, based on 13 reported sales.

What was the median White Plains co-op price?

The August 2026 median co-op sale price was $272,000, based on 16 reported sales.

What did multifamily homes sell for in White Plains?

The reported median was $1,010,500, but only two multifamily properties sold. That small sample should not be treated as a broad market trend.

Can these median prices determine what my White Plains property is worth?

No. A monthly median summarizes a group of sales and is not an appraisal or valuation of a particular property. A property-specific comparative market analysis is needed.

New Rochelle Real Estate Market Update: August 2026

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

I was walking through the Quaker Ridge Shopping Center in New Rochelle last week on my way to the post office, and the parking lot was remarkably busy. Shoppers were coming and going, cars were circulating for spaces, and the whole center felt active.

A crowded shopping-center parking lot is not a housing statistic, but it does offer a snapshot of everyday life in a city that has continued to grow and evolve. New Rochelle combines established residential neighborhoods, apartment and condominium living, local shopping, Metro-North access and proximity to New York City. That variety continues to attract buyers at many stages of life.

For another look at how the city is changing, read my update on Pratt Landing in New Rochelle.

The August housing figures tell a more precise story. The market was not the same across every property type. Single-family homes remained tightly supplied, condominiums recorded a higher median sale price, co-op sales increased, and the multifamily results require caution because only one property sold during the month.

New Rochelle Housing Market at a Glance

Property type	Sales	Median price	Days on market	Inventory	Months of supply
Single-family	33	$1,325,000	31	53	2.21
Condominium	5	$761,000	64	23	5.41
Co-op	19	$243,500	68	65	5.34
Multifamily	1	$1,300,000	28	21	8.69

Source: William Raveis Local Housing Data for the New Rochelle School District, August 2026. Year-over-year comparisons are with August 2025. Median prices are not property valuations; location, condition, size, amenities and individual features can materially affect value.

Single-Family Homes: Low Inventory and Strong Prices

The most important single-family number was not only the $1,325,000 median sale price, which was up 16.5% from August 2025. It was also the limited supply of homes available to buyers.

• 33 sales, down 17.5% year over year
• 53 homes in inventory, down 20.9%
• 2.21 months of supply, down 15.1%
• 31 median days on market, up 3.3%
• $537 median sale price per square foot, up 14.4%
• 94% sold within 90 days
• 91% sold for more than 95% of list price

With inventory down by more than one-fifth and only 2.21 months of supply, buyers had fewer choices than they did a year earlier. That combination helps explain why the median sale price and price per square foot both increased even though the number of closed sales declined.

For sellers, low supply may create an opportunity, but it does not eliminate the need for accurate pricing, preparation and marketing. Buyers compare every new listing with the other homes available at that moment. A home that is well presented and positioned for its neighborhood and condition can attract stronger attention than one priced solely from a citywide median.

New Rochelle Condos: Higher Median Price, Longer Marketing Time

Five condominiums sold in August, the same number as in August 2025. The median sale price reached $761,000, up 22.9%, while the median price per square foot rose 23.0% to $546.

• 5 sales, unchanged year over year
• 23 units in inventory, up 15.0%
• 5.41 months of supply, down 7.5%
• 64 median days on market, up 45.5%
• 60% sold within 90 days
• 100% sold for more than 95% of list price

The condo figures send a mixed but useful message: prices were higher, yet properties took longer to sell. Because only five sales closed, the mix of units sold can move the median significantly. Buyers and sellers should compare similar buildings, locations, monthly charges, amenities, parking arrangements and unit condition before drawing conclusions from the citywide figure.

New Rochelle Co-ops: More Sales and a Higher Median Price

Co-ops recorded the largest number of attached-home transactions in this report. There were 19 sales, up 46.2% from August 2025, and the median sale price was $243,500, up 16.0%.

• 65 units in inventory, up 3.2%
• 5.34 months of supply, down 5.3%
• 68 median days on market, down 6.8%
• $265 median sale price per square foot, down 3.0%
• 63% sold within 90 days
• 89% sold for more than 95% of list price

New Rochelle co-ops can provide a different path to homeownership than single-family homes or condos, but the purchase process has additional considerations. Monthly maintenance, building finances, board requirements and financing rules can vary considerably. Buyers should review the complete financial and legal package with their attorney and lender, and sellers should prepare 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.

New Rochelle Multifamily Homes: One Sale Means Extra Caution

The August report recorded only one multifamily sale. That property sold for $1,300,000, producing a reported median price increase of 49.4% from August 2025. However, with only one closing, that price represents a single transaction and should not be treated as evidence that every multifamily property gained 49.4% in value.

• 1 sale, down 80.0% year over year
• 21 properties in inventory, up 75.0%
• 8.69 months of supply, up 117.2%
• 28 days on market
• 100% sold within 90 days and for more than 95% of list price

Multifamily properties need property-specific analysis. Unit count, rents, expenses, leases, legal use, condition, taxes and potential capital improvements can matter as much as recent sale prices. Owners and investors should examine comparable properties and income-producing fundamentals rather than rely on one monthly median.

What the August 2026 Market Means for New Rochelle Buyers

Buyers should prepare differently depending on the property type. The 2.21-month supply of single-family homes points to a competitive segment where financing, timing and a clear offer strategy matter. Condo and co-op buyers may have more room to compare options, but they also need to study building-specific costs, rules and financial condition.

Before touring seriously, buyers should have a current mortgage pre-approval or proof of funds, understand their total monthly payment and identify the property features they will not compromise on. Good preparation makes it easier to act confidently when the right New Rochelle home appears.

What the Market Means for New Rochelle Sellers

Low single-family inventory is encouraging for homeowners considering a sale, but a citywide median cannot determine the value of an individual home. The strongest pricing analysis considers recent comparable sales, current competition, location, condition, updates, layout, lot, taxes and buyer response.

Condo and co-op sellers should also factor in building-specific competition and assemble the required documents early. Multifamily owners need an analysis that includes leases, operating information and legal property configuration.

Thinking About Buying or Selling in New Rochelle?

If you want to understand how these August 2026 figures relate to a particular New Rochelle home, condominium, co-op or multifamily property, I would be glad to prepare a more focused market analysis.

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
Call or text: (914) 440-3599
Email: Thomas.Roberts@raveis.com

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

Frequently Asked Questions About the New Rochelle Real Estate Market

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

The median single-family sale price was $1,325,000, up 16.5% compared with August 2025.

Was New Rochelle a low-inventory market in August 2026?

Single-family inventory was especially limited, with 53 homes available and 2.21 months of supply. Conditions differed for condos, co-ops and multifamily properties.

How much did New Rochelle condos sell for?

The August 2026 median condominium sale price was $761,000. Only five condo sales closed, so individual building and unit comparisons remain important.

How much did New Rochelle co-ops sell for?

The August 2026 median co-op sale price was $243,500, with 19 sales recorded during the month.

Can the August median price tell me what my New Rochelle property is worth?

No. A monthly median summarizes a group of sales; it is not an appraisal or a valuation of a particular property. A property-specific comparative market analysis is needed.

Is New York’s Mansion Tax Still a Tax on Mansions?

Why are some Westchester County buyers paying a “mansion tax” when the property they are purchasing may be an ordinary single-family home by local market standards?

A neutral discussion of an important housing question

This article is intended to begin a factual, nonpartisan conversation about New York’s mansion tax. It does not advocate for a political party or tell readers what position they should take.

As a real estate agent, I respect that people may reach different conclusions about taxes and housing policy. Thoughtful comments are welcome, but inappropriate or discriminatory comments will be removed. This article is general information and is not legal, tax, mortgage, or financial advice.

Why Are Buyers Paying a Mansion Tax on Ordinary Homes?

The word ordinary is subjective. A $1 million home remains far more expensive than the typical home in many parts of New York State and the country. However, real estate is local. In several Westchester County communities, crossing the $1 million mark no longer means that a buyer is purchasing an estate, an exceptionally large residence, or what most people would traditionally call a mansion.

New York created its additional real estate transfer tax in 1989. It became effective on July 1 of that year. The tax is commonly called the mansion tax, although that nickname does not determine which properties are covered.

According to the New York State Department of Taxation and Finance, an additional tax equal to 1% of the purchase price generally applies when qualifying residential real estate sells for $1 million or more.

Outside New York City, the basic calculation is generally straightforward:

Purchase price × 1% = New York mansion tax

The buyer generally pays this additional tax. Importantly, it is ordinarily calculated on the entire purchase price, not only the portion above $1 million.

A $1,050,000 New Rochelle Homebuyer Example

Consider a buyer purchasing a qualifying New Rochelle residence for $1,050,000:

Item	Amount
Purchase price	$1,050,000
Mansion tax rate	1%
Estimated mansion tax	$10,500

That $10,500 can be due in addition to the buyer’s down payment and other closing expenses. Depending on the transaction, those expenses may include attorney fees, title insurance, lender charges, appraisal costs, inspections, prepaid property taxes, homeowners insurance, and moving expenses.

The example does not mean that every buyer at this price is financially overextended. It demonstrates why buyers need to identify the mansion tax early when calculating how much cash they may need to close.

What Has Inflation Done to the Original $1 Million Threshold?

This is at the center of the current debate.

When the statewide threshold was established in 1989, $1 million had substantially more purchasing power than it does today. Using the federal Consumer Price Index as a general measurement, $1 million in 1989 represents approximately $2.7 million in 2026 dollars. The exact result varies slightly depending on the month and inflation measurement used.

Measurement	Approximate amount
Original threshold in 1989	$1,000,000
Approximate CPI-adjusted equivalent in 2026	About $2.7 million
Current statewide threshold	$1,000,000

The U.S. Bureau of Labor Statistics CPI calculator can be used to examine how purchasing power has changed.

The threshold has not been automatically indexed to inflation. As home prices have increased, more transactions can cross the same fixed line—even when the properties themselves have not become larger or more luxurious.

Why New Rochelle Illustrates the Question

New Rochelle provides a useful local example. According to the May 2026 single-family market statistics previously reviewed for this blog, the average closed sale price was approximately $1,350,500.

That does not mean every New Rochelle home sold for more than $1 million. An average can be affected by the number and price of the properties sold during a particular month. Buyers can still find homes below the mansion-tax threshold, and condominiums, co-ops, multifamily properties, and single-family homes represent different market segments.

Nevertheless, an average single-family sale price above $1.3 million shows why this question is relevant locally. A qualifying home does not have to resemble a traditional mansion before the transaction becomes subject to the tax.

Similar questions can arise in parts of Larchmont, Mamaroneck, Rye, Rye Neck, Pelham, Scarsdale, White Plains, and other high-cost Westchester markets. Price alone does not describe a property’s size, condition, lot, location, or amenities.

The Argument for Changing the Threshold

Critics of the current system generally raise several concerns:

• The $1 million threshold has not kept pace with inflation.
• The tax applies to the full purchase price once the transaction reaches the threshold.
• High-cost regional markets can push otherwise typical local homes into the taxable category.
• The additional cash required at closing can affect a buyer’s budget or purchasing power.
• The term “mansion tax” may no longer accurately describe every property subject to it.

Some possible policy changes discussed by critics include raising the threshold, indexing it to inflation, creating regional thresholds, or applying a graduated system so that the tax is imposed only on the portion of the price above a specified amount.

These are policy options, not recommendations in this article. Each would create tradeoffs involving tax revenue, administrative complexity, regional fairness, and the treatment of buyers at different price levels.

The Argument for Keeping the Mansion Tax

Supporters can also make a significant policy argument for retaining the tax:

• A buyer able to purchase a home for $1 million or more may have greater financial resources than the average New Yorker.
• Home values and homeowner wealth have increased substantially in many areas.
• The tax raises state revenue without applying the same charge to lower-priced transactions.
• Raising the threshold could reduce revenue unless the state replaces it through another source.
• A uniform statewide rule is simpler to administer than separate thresholds for different counties or communities.

Supporters may also argue that a home does not need to be a literal mansion for a high-value transaction to justify an additional transfer tax. From that perspective, the nickname may be outdated while the underlying policy remains defensible.

Has Updating the Threshold Been Discussed?

Yes—but it has not resulted in a statewide threshold change.

Proposals to modify the tax have been introduced in the New York State Legislature over the years. For example, a 2013–2014 proposal sought to adjust the threshold for inflation. More recently, the proposed Middle-Class Homebuyer Protection Act stated that the tax was enacted in 1989 and had not been adjusted for inflation or changing housing-market conditions.

Introducing a bill does not mean that it has become law. As of this writing, the general statewide threshold remains $1 million.

That leads to a more precise question: Why has the changing effect of the threshold not produced broader public discussion or a completed statewide adjustment?

Possible explanations include competing state budget priorities, concern about lost revenue, disagreement over where a new threshold should be set, and the difficulty of creating one rule that works equally well in Westchester County and lower-cost parts of New York.

Would an Inflation-Adjusted Threshold Be a Fair Compromise?

One possible compromise would be to retain the tax while periodically updating its starting point. Another would be to create graduated rates that reserve larger percentages for substantially higher-priced properties.

However, an inflation adjustment would not automatically settle the fairness question. Housing prices do not move at the same rate as consumer prices, and markets vary widely across New York. A $1.5 million property in one location may be very different from a property at the same price elsewhere.

Policymakers would need to consider:

• Whether the threshold should be statewide or regional
• Whether it should be based on inflation or housing-price changes
• Whether the tax should apply to the entire price or only the amount above the threshold
• How much state revenue would be affected
• Whether different residential property types should receive different treatment

What Westchester Buyers Should Know

Regardless of the policy debate, buyers should work with their attorney, lender, and tax professional to estimate closing costs before making an offer.

If a contemplated purchase is close to or above $1 million, buyers should ask:

• Does this transaction qualify for the additional New York transfer tax?
• How much cash will be required at closing?
• Have the mansion tax and other closing expenses been included in the purchasing budget?
• Could the additional closing costs affect the down payment, loan structure, or available reserves?

Real estate agents can explain how a home’s asking price compares with local properties, but buyers should obtain legal and tax guidance from appropriately licensed professionals.

Frequently Asked Questions About the New York Mansion Tax

What is the mansion tax in New York State?

It is an additional real estate transfer tax that generally equals 1% of the purchase price of qualifying residential property sold for $1 million or more. Different additional rates and rules apply to certain New York City transactions.

Who normally pays the New York mansion tax?

The buyer, or grantee, generally pays the additional tax.

Is the tax charged only on the amount above $1 million?

No. For a qualifying transaction, the 1% statewide mansion tax is generally calculated on the entire purchase price.

How much is the mansion tax on a $1,050,000 Westchester home?

One percent of $1,050,000 is $10,500.

Has the $1 million threshold been adjusted for inflation?

No. The general statewide threshold remains $1 million. Legislative proposals have sought to change it, but introducing a proposal is not the same as enacting a law.

Starting a Constructive Westchester Housing Conversation

Is New York’s mansion tax still accomplishing its original purpose? Should the threshold remain at $1 million, be raised, or be indexed to inflation? Would a regional or graduated system be more equitable, or would it create unnecessary complexity and reduce important revenue?

There are reasonable arguments on different sides. The purpose of raising the question is not to tell readers what to believe. It is to encourage a better-informed conversation about how a law created in 1989 operates in the 2026 Westchester County real estate market.

If you are preparing to buy a Westchester home, I can help you review available properties and understand how local prices compare. If you are considering selling, I can help you examine recent sales, competing listings, and possible pricing strategies.

Follow this blog for additional Westchester County real estate information, and subscribe to the RealtorTom YouTube channel for market updates, community videos, and practical real estate guidance.

Thomas Roberts
Real Estate Agent | William Raveis Real Estate
Phone: (914) 755-9816
Connect with RealtorTom

Informational disclaimer: This article provides general educational information and does not constitute legal, tax, mortgage, or financial advice. Tax rules can depend on the property and transaction. Buyers and sellers should consult a New York real estate attorney and qualified tax professional about their circumstances.

Does Landscaping Add Value to Your Westchester County Home?

When homeowners think about improvements that may add value to their property, kitchens and bathrooms usually come to mind first. But one of the most visible improvements is also the first thing a prospective buyer sees: the landscaping.

Thoughtful landscaping does more than improve curb appeal. It can shape the entire experience of a property—from the moment someone arrives at the front door to the way the backyard functions as part of everyday life.

For homeowners in Westchester County, New York, landscaping can be especially important because many properties feature mature trees, established plantings, patios, terraces, lawns and other outdoor areas that contribute to the overall character of the home.

Thoughtful landscaping can help create a strong first impression and make the exterior feel like a natural extension of the home.

Does Landscaping Add Value to a Home?

Well-planned and properly maintained landscaping can improve a home's curb appeal, presentation and the usability of its outdoor space.

That doesn't mean every landscaping project will produce a specific financial return when the property is sold. Real estate value depends on many factors, including location, property condition, lot characteristics, improvements and current market conditions.

Landscaping can, however, influence something that matters greatly when a home comes to market: a buyer's first impression of the property.

First Impressions Start at the Curb

Before a prospective buyer walks through the front door, they have already begun forming an impression of the home.

A maintained lawn, healthy trees and shrubs, defined planting beds, an attractive walkway and a welcoming entrance can help a property feel cared for and established.

Landscaping doesn't have to be elaborate or expensive to make an impact. Pruning overgrown shrubs, edging garden beds, replacing dead plantings and improving the approach to the front door can noticeably change the way a property presents itself.

This becomes particularly important when selling because the exterior of the home is typically among the first things prospective buyers see in online listing photography and real estate marketing.

Don't Forget the View From Inside the House

Good landscaping isn't only about what someone sees from the street. Homeowners should also consider what they see from inside the house looking outside.

A kitchen overlooking an established garden, a family room facing mature trees or a dining area opening onto a patio can create a stronger visual connection between the house and the surrounding property.

Throughout Westchester County, established trees, gardens and outdoor areas can become part of a home's overall character rather than simply land surrounding the building.

A freshly cut well manicured lawn always adds to the homes curb appeal.

Outdoor Space Can Become Living Space

A home's usable living experience doesn't necessarily stop at the back door.

A patio can function as an outdoor dining area. A shaded portion of the yard can provide a comfortable place to relax. A terrace or defined seating area can create additional opportunities for outdoor entertaining and everyday use.

The important word is usable.

Having a large yard doesn't automatically make outdoor space more functional. Thoughtful landscaping can help define different areas of a property and make it easier to understand how those spaces might actually be used.

Defined outdoor areas can help a backyard function as an extension of the home.

Mature Landscaping Takes Time

One interesting difference between landscaping and many interior improvements is that landscaping can become more established over time.

Trees grow and provide additional shade. Hedges mature and provide screening. Perennial gardens become established. Garden beds develop greater depth and character.

That's one reason homeowners may want to think about landscaping years before they're planning to sell. A relatively small tree planted today could eventually become an important feature of the property.

What Landscaping Improvements Should Westchester Homeowners Consider?

You don't necessarily need a complete landscape redesign. Instead, consider concentrating on areas that provide the greatest visual or functional impact.

1. Improve the Front Approach

Look at your property from the street. Is there a clear walkway to the entrance? Are shrubs blocking windows? Are planting beds maintained? Is the front entrance easy to identify?

Creating an attractive and clearly defined approach to the house can improve the property's overall presentation.

2. Maintain Trees and Screening

Trees and evergreens can provide shade, screening and visual interest. Existing mature trees should also be properly maintained. Homeowners with concerns about tree health or safety should consult an appropriately qualified tree-care professional.

3. Create Usable Outdoor Areas

Patios, terraces and seating areas can help define how a backyard can be used. The objective doesn't necessarily have to be an elaborate outdoor kitchen or expensive renovation.

Sometimes a clearly defined seating or dining area is enough to make outdoor space feel more intentional.

4. Refresh Garden Beds

Layered plantings and seasonal variety can add texture and visual interest. Before selling, straightforward maintenance such as removing dead vegetation, pruning, weeding, edging and refreshing plantings can make an immediate visual difference.

5. Consider Exterior Lighting

Thoughtful exterior lighting can improve the appearance and usability of entrances, walkways, patios and landscaped areas after sunset.

Lighting should be functional and appropriately placed rather than overwhelming the property.

6. Maintain What You Already Have

Sometimes the most practical landscaping investment isn't adding something new. It's improving what's already there.

Pruning, reseeding, edging, cleaning walkways, removing dead plantings and refreshing tired garden beds can improve presentation without requiring a complete landscape redesign.

Should You Landscape Before Selling Your Westchester Home?

If you're preparing to sell, start by addressing maintenance, curb appeal and obvious problem areas before considering a major landscaping project.

Look at your property as though you're seeing it for the first time.

• Is the front entrance welcoming?
• Are shrubs or trees hiding attractive architectural features?
• Are walkways clearly visible and maintained?
• Are garden beds neat and defined?
• Does the backyard have recognizable usable areas?
• Are dead or badly overgrown plantings distracting from the house?

If you're several years away from selling, you have an additional advantage: time. Trees and plantings installed today have an opportunity to mature before the property eventually comes to market.

Landscaping and Selling a Home in Westchester County

Landscaping should complement the property rather than compete with it.

For homeowners preparing to sell, the objective isn't necessarily to create the most elaborate garden in the neighborhood. It's to present an exterior that feels cared for, makes the property enjoyable to use and creates a positive introduction to the home.

Every Westchester property is different. Improvements that make sense for one home may not make sense for another.

If you're considering selling your Westchester County home, evaluating the exterior should be part of your overall preparation strategy—along with the home's interior condition, pricing, photography and marketing.

What Is Your Westchester County Home Worth?

Online estimates can be a useful starting point, but every home is different. If you're thinking about selling—or simply want to understand your property's current market position—I can prepare a complimentary analysis based on your home and the local real estate market.

GET MY QUICK HOME ESTIMATE

Complimentary property analysis. No obligation.

Frequently Asked Questions About Landscaping and Home Value

Does landscaping increase home value in Westchester County?

Landscaping can improve curb appeal, property presentation and the usability of outdoor areas, all of which can influence how prospective buyers perceive a home. However, homeowners should not assume that a particular landscaping project will produce a guaranteed dollar-for-dollar increase in sale price.

How important is curb appeal when selling a home?

Curb appeal helps create a buyer's initial impression of a property. The exterior is also commonly featured prominently in online real estate photography, making landscaping and exterior maintenance part of the home's overall presentation.

What landscaping should I do before selling my house?

Start with maintenance. Prune overgrown vegetation, remove dead plantings, weed and edge beds, maintain the lawn, clean walkways and make sure the entrance is visible and inviting. Larger projects should be evaluated based on the individual property, budget and anticipated selling timeline.

Should I spend money on major landscaping before selling?

Not necessarily. Basic maintenance and targeted improvements may be more practical than an expensive landscape redesign immediately before selling. The appropriate strategy depends on the individual property and the homeowner's plans.

Do mature trees matter when selling a home?

Mature trees can contribute shade, screening and visual character to a property. Their condition also matters, so homeowners concerned about tree health or safety should consult a qualified tree-care professional.

Does a patio or outdoor entertaining area help sell a house?

A defined patio, terrace or seating area can help prospective buyers understand how an outdoor area might be used. Its impact will vary based on the property, condition, location and current market preferences.

When should homeowners start improving landscaping before selling?

Basic cleanup and maintenance can be completed relatively close to listing, but trees, shrubs and perennial plantings generally benefit from more time to become established. Homeowners planning several years ahead may therefore want to begin earlier.

Thomas Roberts | RealtorTom
William Raveis Real Estate
Rye, New York
Licensed New York Real Estate Salesperson
Phone: (914)440-3599

Real estate information is provided for general educational purposes. Property values and marketability depend on the individual property and current market conditions.

```