How to Spot Overpriced Homes in 3 Easy Steps

Buying in Westchester County? Use these quick checks to tell if a listing’s price really matches the market.

When shopping for homes in Westchester County, it’s easy for a seller to overshoot on price—especially if they’ve done recent updates or if nearby homes sold quickly. Below are three quick steps (plus simple cost rules of thumb) I use with my signed buyer clients to spot an overpriced home fast.

Step 1: Compare Square Footage & Location

Start with price per square foot. Pull recent closed sales (ideally within the last 3–6 months) in the same neighborhood or school district. Compare homes with similar size, lot, style, and condition. Even within ZIP codes like 10801 (New Rochelle), 10590 (South Salem), 10538 (Larchmont), and 10606 (White Plains), values can swing widely based on exact location and features.

Agent Tip: With my signed buyer clients, I bring basic comps to every showing so we can compare apples to apples—size, condition, location, and sold price—right on the spot.

Step 2: Match the Upgrades to the Asking Price

Sellers often overvalue renovations. Use these quick cost guides to sanity-check the price premium a listing is asking for its upgrades:

  • Bathroom upgrade: typically $15,000–$20,000+ depending on finishes.
  • Kitchen upgrade: commonly $25,000–$50,000+; high-end or larger kitchens can run far higher.
  • Interior painting (whole home, ~2,000 sq ft): roughly $3,000–$8,000 depending on rooms, ceilings, and trim.
  • Exterior painting (~2,000 sq ft): often $4,000–$10,000 depending on siding, stories, and prep.

If the home is priced, say, $150,000 above similar comps, but the visible upgrades add up to ~$60,000, that’s a pricing gap to question. Also remember that some improvements aren’t in the photos—like updated Navien tankless heaters, new HVAC, or geothermal. Ask the listing agent for a full upgrade list and installation dates.

Step 3: Scan the Listing History

  • Multiple price reductions can signal the home started too high.
  • Watch Days on Market (DOM) versus neighborhood averages.
  • Read the description against the photos—if it says “luxury finishes” but the materials look mid-grade, the ask may be rich.

Bonus: Avoid Being the Most Expensive on the Block

If you’re planning upgrades post-purchase, be careful not to over-improve relative to the neighborhood. The priciest house on the street often struggles to recoup costs at resale.

The Bottom Line

  1. Square footage vs. local comps: keep your comparisons tight on time and location.
  2. Upgrade math: use realistic cost ranges to see if the price premium is justified.
  3. Listing history: reductions and long DOM are classic red flags.

Want a copy of the basic comps I bring to showings in your town? Contact me and I’ll prep an apples-to-apples packet for your target ZIPs.