New York Property Condition Disclosure Statement: What Westchester County Home Sellers Need to Know in 2026

By RealtorTom | Westchester County Real Estate

If you are preparing to sell a home in Westchester County, one document deserves careful attention before your buyer signs a contract: the New York State Property Condition Disclosure Statement, commonly called the PCDS.

The PCDS is not simply another piece of paperwork in the closing process. For many sales of one-to-four-family residential property in New York, state law requires the seller to complete and deliver the disclosure statement to the buyer or buyer's agent before the buyer signs a binding contract of sale.

For Westchester homeowners, the form can raise very practical questions.

What if your basement took on water several years ago but the problem was repaired? What if a pipe froze and burst? What if you have a sump pump, septic system, private well or former heating-oil tank? What if you do not know whether an older improvement has the appropriate municipal documentation? What if your property contains wetlands or appears on a FEMA flood map?

Those are exactly the kinds of questions that make it important to understand what the PCDS is — and equally important to understand the limits of a real estate agent's role when legal questions arise.

Important Disclosure Before We Begin

I am a licensed real estate professional, not an attorney.

This article is provided for general educational and informational purposes concerning the New York State Property Condition Disclosure Statement and residential real estate transactions in Westchester County.

It is not legal advice and should not be treated as a legal interpretation of how the PCDS applies to a particular homeowner, property or transaction.

If you do not understand a question on the PCDS, are uncertain how a particular event or property condition should be addressed, or have questions concerning your legal disclosure obligations, those questions should be discussed with a qualified New York real estate attorney.

My role as a Realtor is to help sellers understand where the disclosure process fits into the home sale, help keep the transaction organized and recognize when a question should be directed to an attorney or another qualified professional.

What Is the New York Property Condition Disclosure Statement?

The Property Condition Disclosure Statement is part of New York's Property Condition Disclosure Act, contained in Article 14 of the New York Real Property Law.

New York generally defines covered residential real property as property improved by a one-to-four-family dwelling used or intended to be used as a residence.

The statutory definition excludes certain property types, including condominium units, cooperative apartments, unimproved land where a dwelling is intended to be constructed and certain homeowners-association property not owned by the seller in fee simple.

There are also statutory exemptions for certain types of transfers. These may include some court-ordered transfers, foreclosure-related transfers, estate or fiduciary transfers, certain transfers among co-owners or family members, governmental transfers and other circumstances specified by New York law.

Whether an exemption applies to a particular transaction should be confirmed with the seller's attorney.

For a covered, nonexempt sale, the seller completes and signs the PCDS and causes it, or a copy of it, to be delivered to the buyer or buyer's agent before the buyer signs a binding contract of sale.

Official source: New York Real Property Law §462.

The Old $500 Credit Is No Longer an Alternative

Longtime New York homeowners may remember a very different system.

Under the former law, when a seller failed to provide the disclosure statement before the buyer signed the contract, the buyer generally received a $500 credit against the purchase price at closing.

That provision was removed from New York law.

This matters because older websites, articles and advice passed among homeowners may still refer to the $500 credit as though a seller can simply decide not to complete the PCDS.

That information is outdated.

The current New York Department of State Property Condition Disclosure Statement became the required form beginning July 1, 2025.

Official resources: New York Department of State Real Estate Forms and New York Real Property Law Article 14.

What Does "Actual Knowledge" Mean for a New York Home Seller?

This may be the most important concept in the entire disclosure process.

New York Real Property Law defines "knowledge" for purposes of the Property Condition Disclosure Act as the seller's actual knowledge of a defect or condition.

The state form reinforces that standard. Sellers are instructed to answer the questions based upon their actual knowledge.

The form also provides an Unknown response when the seller genuinely does not know an answer and an N/A response when a question does not apply.

New York law does not require a seller to undertake a new inspection or investigation of the property merely for the purpose of completing the PCDS.

This creates an important distinction.

A seller is being asked what the seller actually knows.

The seller is not being asked to become a home inspector, engineer, surveyor, environmental consultant or attorney.

At the same time, a seller should not guess at an answer or use "Unknown" for something the seller actually knows.

If you know the facts but are uncertain about the legal meaning of those facts or how a question should be answered, that is an appropriate issue to discuss with your attorney.

The PCDS Looks at the History of the Property — Not Just How the House Looks Today

A Westchester home can look beautiful during a showing while still having a complicated history.

The current PCDS contains 56 numbered questions addressing numerous aspects of a property.

Among the subjects covered are:

• Ownership and occupancy
• Easements and property-use rights
• Certificates of occupancy
• Flood information
• Flood insurance and previous claims
• Wetlands
• Fuel-storage tanks
• Environmental conditions
• Water damage
• Roofing
• Pests
• Structural components
• Water supply
• Septic or sewer systems
• Drainage
• Sump pumps
• Foundations
• Heating and cooling systems

That is why sellers should not race through this document.

Think about the house over the years you have owned it.

Think about repairs, water problems, improvements, inspections, testing, insurance claims and systems that may have failed and later been replaced.

If you reach a question that you do not understand from a legal standpoint, speak with your attorney rather than attempting to interpret the law yourself.

Westchester Weather Can Create Property Problems Very Quickly

Water-related conditions deserve particular attention in Westchester County because homeowners in the Northeast can experience a wide range of weather throughout the year.

Westchester can experience prolonged freezing temperatures, winter storms, nor'easters, severe summer thunderstorms, tropical storms, remnants of hurricanes, high winds, heavy rainfall, localized flooding and extended power outages.

These conditions can affect homes in very different ways.

Severe cold can freeze water pipes.

Heavy rainfall can overwhelm drainage around a property.

A prolonged power outage can prevent a sump pump from operating.

Wind can damage trees, roofs and exterior structures.

A tropical system or severe thunderstorm can produce significant rainfall and water intrusion.

Westchester County maintains information concerning flooding and local flood hazards through its Planning Department and GIS resources.

Westchester resource: Westchester County Flooding Information.

A Frozen Pipe Can Become a Major Property Emergency

I have seen firsthand how quickly winter weather can affect a Westchester home.

In one situation, extremely cold weather caused a water pipe in a home to freeze and burst.

The resulting water damage was extensive.

What had been an ordinary house became a serious property emergency in a very short period of time.

This is important because a burst pipe is very different from a river overflowing or coastal storm surge, yet it can still cause substantial water damage inside a home.

The practical lesson for a seller is to remember the history of the property rather than simply looking at its condition today.

If you know that a significant water event occurred but are unsure how the repaired condition should be addressed on the PCDS, discuss that question with your attorney.

When the Power Goes Out, a Sump Pump Can Stop Too

I experienced another situation involving a home whose sump pump stopped operating during a power outage while the owners were away.

Without the sump pump functioning, approximately a foot of water accumulated in the basement, creating an immediate cleanup situation.

That illustrates something many homeowners do not think about until it happens.

A basement may remain dry for years because a sump pump is doing exactly what it was installed to do.

A power failure, pump failure or unusually large amount of incoming water can change that situation quickly.

The PCDS addresses sump pumps, drainage and certain forms of standing water and water damage.

Again, the Realtor should not determine the seller's legal answer. But an experienced agent can help recognize when a property-history issue should be raised with the attorney or another appropriate professional.

Flood History and FEMA Flood Zones Are Related — But They Are Not the Same Thing

This distinction is particularly useful for Westchester sellers and buyers to understand.

The PCDS asks several flood-related questions involving FEMA flood designations, flood insurance, previous flood claims, federal flood assistance, elevation certificates, drainage, standing water and certain forms of water penetration.

A seller's knowledge of what actually happened at the property is one source of information.

A FEMA flood map is another.

A home can also experience water damage for reasons completely unrelated to being inside a traditional river or coastal floodplain.

A burst pipe, failed sump pump, unusual drainage condition or intense localized thunderstorm can also cause water damage.

Buyers should therefore independently investigate flood exposure and should not rely exclusively on how dry a basement appears on the day of a showing.

Wetlands Are Another Westchester Property Issue Worth Understanding

The current PCDS asks whether any or all of a property is located in a designated wetland.

This can be particularly relevant in parts of Westchester where homes sit near streams, ponds, wooded areas or other environmentally sensitive land.

Wetland regulations and mapping have changed in New York, so homeowners should not necessarily assume that information they remember from many years ago remains current.

For a deeper discussion, read my related guide:

New York Wetland Rules 2026: What Property Owners Need to Know

If you encounter a wetlands question on the PCDS and genuinely do not know the answer, remember that the state form provides an "Unknown" response.

Questions concerning the legal significance of wetlands or how the facts apply to a particular transaction should be directed to the seller's attorney and the appropriate governmental or environmental professionals.

Private Wells Are Particularly Important in Parts of Westchester

Westchester is not one uniform suburban housing market.

A house in New Rochelle, White Plains or lower Westchester can have very different infrastructure from a property in Bedford, Katonah, Lewisboro, Pound Ridge, North Salem or another northern Westchester community.

Private wells are a good example.

According to the Westchester County Department of Health, approximately 6% of Westchester residents are served by private wells.

Westchester County also has requirements involving private well testing in connection with covered property sales.

The PCDS itself asks about the property's water source and includes questions concerning water testing.

Westchester County resource: Westchester County Department of Health.

This is a good example of how selling a home in Westchester may involve both a statewide disclosure law and additional county or local requirements.

Septic Systems Require Their Own Attention

The same geographic differences apply to septic systems.

The PCDS asks a seller to identify the type of sewage system serving the property and contains additional questions involving septic systems or cesspools.

In northern Westchester especially, this may be a much more important part of the transaction than it would be for a home connected to a municipal sewer system.

If you have pumping records, service records, inspection reports or documentation of repairs to a septic system, keeping that information organized can help the professionals involved in the transaction understand the property's history.

Questions concerning a seller's legal disclosure obligations should still be addressed with the seller's attorney.

Certificates of Occupancy and Property Improvements

Another area addressed by the PCDS involves certificates of occupancy.

This is particularly relevant in Westchester because many homes have changed significantly over the decades.

A home may have an addition, deck, pool, finished basement, converted room or other improvement completed by either the current owner or a previous owner.

That does not mean every improvement automatically represents a problem.

It does mean that property records deserve attention.

Westchester contains numerous separate cities, towns and villages. Municipal building and property records are therefore generally handled through the municipality where the property is located rather than through one universal Westchester County building department.

For sellers, identifying questions about improvements early in the process is generally easier than discovering an issue after a buyer has already made an offer.

The PCDS Is Not a Home Inspection

This point is important for both sellers and buyers.

The New York disclosure statement specifically states that it is not a warranty by the seller or the seller's agent and is not a substitute for inspections or tests.

The form encourages buyers to obtain independent professional inspections, environmental testing and review of public records.

A seller could therefore answer every question truthfully based upon actual knowledge and a buyer's inspector could still discover something that the seller genuinely did not know.

Those two things are not necessarily inconsistent.

The seller is providing information based upon actual knowledge.

The inspector is independently evaluating the property.

What Happens If a Seller Learns Something New Before Closing?

The PCDS is not necessarily a document that can be completed and then forgotten.

New York Real Property Law §464 addresses circumstances in which a seller acquires information that makes a previously delivered disclosure statement materially inaccurate.

Under the statute, a revised disclosure may be required as soon as practicable before the statutory cutoff at transfer of title or buyer occupancy.

Consider a situation in which the PCDS has already been completed and then a major storm occurs before closing.

If something happens that could affect information previously provided on the disclosure, the seller should involve the attorney rather than independently deciding whether the disclosure must be changed.

Official source: New York Real Property Law §464.

What Happens If Disclosure Requirements Are Not Followed?

This is an area where it is particularly important not to overstate the law.

New York Real Property Law §465 provides for liability involving a seller's willful failure to perform requirements of Article 14 and preserves other existing legal or equitable remedies.

That does not mean that every defect discovered after closing automatically proves that a seller committed fraud.

It also does not mean every disagreement gives a buyer an automatic right to rescind a transaction.

Those are legal conclusions dependent upon the facts of a particular situation and should be evaluated by attorneys.

For sellers, the practical lesson is much simpler:

Take the PCDS seriously, answer it carefully and seek legal guidance when something is unclear.

Official source: New York Real Property Law §465.

What Is the Real Estate Agent's Role With the PCDS?

New York law specifically addresses the real estate agent's role.

A listing agent must timely inform the seller of the seller's obligations under Article 14.

A buyer's agent — or the seller's agent when dealing with an unrepresented buyer — must timely inform the buyer of the buyer's rights and obligations under the Act.

The PCDS also makes an important distinction:

The representations contained in the disclosure statement are the seller's representations — not the real estate agent's.

That is why I do not believe a Realtor should sit beside a seller and make legal decisions about how the seller should answer the form.

The Realtor helps manage the real estate transaction.

The seller provides the information.

The attorney provides legal advice.

Inspectors, engineers, environmental professionals, contractors and other specialists provide expertise within their respective areas.

A successful transaction depends upon those roles working together.

Official source: New York Real Property Law §466.

Preparing Your Westchester Home Before It Goes on the Market

The PCDS is only one part of preparing a home for sale.

Before listing, sellers should look at their property objectively and start identifying issues that may deserve attention before photography, showings, inspections and contract negotiations begin.

For a broader discussion of seller preparation, read:

Thinking About Selling Your Westchester County Home?

The connection between preparing a house for sale and completing the PCDS is important.

Preparing a home for the market should never mean attempting to hide a known problem.

Cleaning, painting, landscaping and improving presentation are normal parts of preparing a property for sale.

Questions concerning disclosure of a known property condition should be addressed with the seller's attorney.

A Practical PCDS Approach for Westchester Sellers

When you receive the Property Condition Disclosure Statement, do not treat it as something that needs to be completed in five minutes.

Read it carefully.

Think about the history of your property.

Think about repairs, inspections, testing and improvements.

Think about water incidents.

Think about systems that have failed and subsequently been repaired or replaced.

Pull together records that may help you remember what happened and when.

Answer based upon your actual knowledge.

If you genuinely do not know something, recognize that the form provides an Unknown response.

If something does not apply, the form provides N/A.

And if the issue is not whether you know a fact but rather what that fact means legally, stop and ask your attorney.

Frequently Asked Questions About the PCDS in Westchester County

Is the Property Condition Disclosure Statement required in Westchester County?

For many covered sales of one-to-four-family residential real property, yes. The requirement comes from New York State Real Property Law, not from a separate Westchester County PCDS statute. Certain property types and transfers are excluded or exempt.

Can a New York seller still give the buyer $500 instead of completing the PCDS?

The former statutory $500-credit provision was removed. Sellers should not rely on older information describing the $500 credit as an alternative to the current disclosure requirement.

Does a seller have to inspect the house before completing the PCDS?

Article 14 does not require a seller to conduct a new inspection or investigation solely in order to complete the disclosure statement. The seller answers based upon actual knowledge.

What if the seller does not know an answer?

The current form provides an Unknown response. If the seller knows the underlying facts but does not know how those facts should legally be treated on the form, the seller should consult an attorney.

Does the PCDS replace the buyer's home inspection?

No. The state form expressly says that the disclosure is not a warranty and is not a substitute for inspections, tests or review of public records.

Does the PCDS ask about flooding?

Yes. The form includes multiple questions involving flood designations, flood insurance, prior claims, federal assistance, elevation certificates, drainage, standing water and certain forms of water penetration.

Does the PCDS ask about wetlands?

Yes. The form includes a question concerning whether any or all of the property is located in a designated wetland.

Are private wells important when selling a Westchester home?

Yes, particularly in communities where homes rely on private water. Westchester County has requirements involving private well testing in connection with covered property sales.

What if something happens to the house after the PCDS has been signed?

If the seller later acquires information that makes the previously delivered statement materially inaccurate, New York law addresses when a revised disclosure must be provided. Sellers facing this situation should immediately speak with their attorney.

Should my Realtor tell me how to answer the PCDS?

The listing agent is responsible for informing the seller about the seller's obligations, but the representations on the PCDS are the seller's. Questions concerning legal interpretation of the form or how particular facts should be disclosed should be directed to the seller's attorney.

Selling a Home in Westchester County? Build the Right Team Early

A Westchester home sale can involve much more than putting a sign in the yard and entering a property into the MLS.

Depending upon the property, questions may involve building records, certificates of occupancy, private wells, septic systems, wetlands, flood exposure, title matters, inspections, repairs and disclosures.

The strongest transactions are often the ones where important issues are identified and addressed early rather than being discovered at the last possible moment.

If you are considering selling a home in Westchester County and want a knowledgeable, trustworthy real estate professional who understands how to coordinate the moving parts of a residential sale, contact RealtorTom.

I have represented both buyers and sellers and have handled transactions where unexpected property conditions required quick communication, coordination and problem solving.

My job is not to replace your attorney, inspector or contractor.

My job is to help manage the real estate process, keep the transaction moving and help make sure important issues reach the appropriate professional.

Whether you are selling in New Rochelle, White Plains, Mamaroneck, Rye, Pelham, Bedford, Katonah, Lewisboro or another Westchester County community, good preparation can make a complicated process considerably easier.

Thinking About Selling Your Westchester County Home?

Find out what your home may be worth and start preparing for your next move.

Get Your Free Home Valuation

Legal and Educational Disclaimer

I am a licensed real estate professional and not an attorney.

This article is provided for general informational and educational purposes concerning residential real estate, the New York Property Condition Disclosure Statement and home sales in Westchester County.

Nothing contained in this article is intended as legal advice, a legal opinion or a determination of how New York law applies to a particular property or transaction.

Real estate laws, regulations, forms and individual circumstances can change or may require interpretation based upon specific facts.

Buyers and sellers with questions concerning their legal rights or obligations, completion or interpretation of the PCDS, disclosure of a particular condition, contract provisions, potential liability or the application of New York law should consult a qualified New York real estate attorney.

A real estate professional can provide guidance concerning the real estate process, but legal questions should be directed to an attorney.

5 Inexpensive Ways to Improve Your Westchester County Home Before Selling

You do not need luxury appliances or a major renovation to help your home make a better first impression.

Preparing a home for sale does not always require an expensive kitchen renovation, a completely remodeled bathroom or a professionally designed backyard. In many cases, cleaning, maintenance and a few carefully selected improvements can make a noticeable difference.

This is particularly important when selling a home in Westchester County. Buyers in communities such as New Rochelle, White Plains, Mamaroneck, Rye, Katonah and Lewisboro frequently compare several properties online before deciding which ones to visit.

The objective is not to make every room look brand-new or turn an average home into a luxury property. The objective is to present a home that feels clean, welcoming, well maintained and ready for its next owner.

A note about the videos: Some of the properties shown in the videos contain luxury finishes and premium fixtures, including high-end appliances. The videos are included as examples of attractive presentation and design—not as examples of inexpensive products or recommended renovations. Focus on the underlying ideas, such as cleanliness, lighting, organization, maintenance and uncluttered spaces.

1. Improve the Home’s Curb Appeal

A buyer’s first impression begins before entering the house. The condition of the lawn, walkway, front steps and entrance can affect how buyers perceive the rest of the property.

Relatively inexpensive curb appeal projects include:

• Cleaning or repainting the front door
• Adding fresh mulch to garden beds
• Trimming shrubs that block windows or walkways
• Removing weeds, dead plants and fallen branches
• Placing a few seasonal flowers near the entrance
• Replacing worn house numbers, the mailbox or welcome mat
• Cleaning the walkway, siding and front steps

None of these projects will turn an ordinary property into a luxury home. Together, however, they can make the exterior look more inviting in listing photographs and during showings.

2. Give the Kitchen an Affordable Refresh

Kitchens are important to buyers, but sellers should think carefully before beginning a costly renovation solely for resale. An older kitchen that is clean, functional and well presented may show better than expected.

Affordable kitchen improvements can include:

• Deep-cleaning the cabinets, appliances and backsplash
• Painting the walls in a clean, neutral color
• Replacing worn cabinet handles and drawer pulls
• Repairing loose cabinet doors and drawers
• Replacing burned-out bulbs or an outdated light fixture
• Removing small appliances and excess countertop items
• Replacing a badly worn or leaking faucet when necessary

Buyers should be able to see the available counter space and imagine preparing meals in the room. Cleaning and reducing clutter are among the least expensive ways to make a kitchen feel brighter and more spacious.

Keep the comparison realistic: The kitchens in the following videos may include Thermador appliances and other luxury features. You do not need to purchase comparable products. Instead, notice how clean counters, good lighting and an organized layout help each kitchen photograph and present well.

Luxury kitchen inspiration: focus on the lighting, clean surfaces and uncluttered presentation—not the cost of the appliances.

High-end example: affordable sellers can still apply the same principles of organization, cleanliness and visual simplicity.

3. Freshen Up the Bathrooms

A bathroom does not need to be luxurious to appeal to buyers. It should feel clean, bright, functional and well maintained.

Budget-friendly bathroom improvements include:

• Replacing stained or deteriorated caulk
• Cleaning grout, tile and glass shower doors
• Installing an inexpensive new shower curtain
• Replacing badly worn hardware or a dated mirror
• Adding clean towels in coordinating neutral colors
• Repairing dripping faucets or running toilets
• Removing personal items from counters, tubs and showers

Pay particular attention to leaks, moisture, mildew and deteriorated surfaces. These conditions may concern buyers and should be properly addressed rather than hidden.

This bathroom may contain higher-end finishes. The affordable takeaway is to create a clean, bright and uncluttered space.

4. Use Paint and Lighting to Brighten the Interior

Fresh paint can help an older room appear cleaner and more current. Light or neutral colors may also make it easier for buyers to imagine their furniture and decorating style in the space.

Lighting is equally important. Before listing, replace burned-out bulbs, clean the fixtures and use bulbs with a consistent color appearance. Opening curtains and trimming outdoor vegetation that blocks windows may also bring more natural light into the house.

Sellers do not need to eliminate every trace of personality. However, damaged walls, very dark colors and highly personalized rooms may distract buyers from the home’s size, layout and architectural features.

Regardless of a home’s price range, good lighting and uncluttered rooms can help its best features stand out.

5. Make the Backyard Feel Like Usable Living Space

Outdoor space can be a valuable selling feature for buyers who want room to entertain, garden, play or relax. The property does not need an elaborate pool, outdoor kitchen or expensive landscaping. It should simply look maintained, safe and usable.

Simple backyard improvements include:

• Cutting the grass and removing leaves and debris
• Pruning overgrown shrubs and tree branches
• Cleaning the patio, deck and outdoor furniture
• Creating a modest seating or dining area
• Using inexpensive planters or outdoor cushions for color
• Adding solar-powered pathway lights
• Removing broken furniture, unused toys and loose supplies

A small table and several chairs can demonstrate how an outdoor area might be used. Defining a seating area may help even a modest backyard feel like an extension of the home.

The outdoor features shown may be expensive, but the basic idea is affordable: help buyers recognize how the available space can be used.

Repair First and Decorate Second

Before spending money on decorative upgrades, address basic maintenance. A loose railing, leaking faucet, damaged step, sticking door or broken light fixture may make buyers wonder how well the rest of the property has been maintained.

A seller’s available budget should generally be directed toward improvements that make the home cleaner, safer, more functional or easier to present. Decorative purchases should come after obvious maintenance concerns have been handled.

Avoid Overimproving Solely for Resale

Not every improvement will produce an equal return. The right preparation strategy depends on the home’s present condition, anticipated price range, location and likely buyer expectations.

Before installing luxury appliances or undertaking an extensive renovation, consider whether the work is necessary to market the property effectively. In some cases, repairing, cleaning and properly presenting the existing features may be the more practical decision.

Preparing to Sell a Home in Westchester County

If you are considering selling a home in New Rochelle, White Plains, Mamaroneck, Rye, Katonah, Lewisboro or another Westchester County community, begin with an objective review of the property.

A local real estate professional can help identify which improvements may strengthen the home’s presentation—and which expenses may not be necessary before listing.

The most effective improvements are often not the most expensive. They are the ones that help buyers immediately recognize that the property is clean, functional and cared for.

Thinking About Selling Your Westchester County Home?

I can help you review your home, examine current local market conditions and prioritize the improvements that may help prepare the property for sale.

Thomas Roberts
Licensed Real Estate Salesperson
William Raveis Real Estate
Serving buyers and sellers throughout Westchester County

Contact me to discuss your real estate plans or request a personalized home-value review.

Get Your Quick Home Estimate

This article provides general home-preparation information. Project costs and their effect on a property’s marketability or value can vary. Consult qualified contractors and other appropriate professionals before beginning repairs or improvements.

Katonah Real Estate Market Shock? What Happened in June 2026

Katonah-Lewisboro Real Estate Market Update: June 2026

Navigating today’s suburban real estate market requires good timing, hyperlocal data, and a clear understanding of how each community is changing. As an active real estate professional in Westchester County, I review these numbers to help buyers and homeowners better understand current conditions.

If you are looking for real estate information about Katonah, Lewisboro, and the surrounding school district, here is how the market performed through June 2026.

Living in and Around Katonah

When I am not analyzing market numbers or showing homes, you can often find me enjoying the communities of northern Westchester. On a typical Sunday morning, I enjoy walking my dog, Milo, into Katonah.

I usually park on Bedford Road, walk along Allen Place, stop for coffee at Tazza, and stroll past the local shops before turning onto the parkway. That familiarity with the streets, businesses, and character of the area is one of the reasons I enjoy working with people interested in the Katonah-Lewisboro community.

🎥 Katonah-Lewisboro Market Video

Watch my brief video summary of the Katonah-Lewisboro real estate market.

The video will load when it approaches the visible portion of your screen.

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🏡 Single-Family Homes

The single-family sector continued to demonstrate substantial price appreciation, even as overall transaction volume slowed because of limited inventory.

• Median sale price: $1,430,000, up 36.8% compared with June 2025
• Unit sales: 24 homes, down 17.2% year over year
• Days on market: 28 days, down 39.1%
• Median sale price per square foot: $433, up 2.5%
• Inventory: 46 active listings, down 29.2%
• Months of supply: 3.08 months, down 31.6%
• Market activity: 92% of homes sold within 90 days, while 88% sold for more than 95% of their original asking price

These figures point to a competitive environment for buyers. I recently showed several single-family homes in the area and watched my clients face intense highest-and-best situations—even with a planned 50% down payment.

For homeowners considering a move, limited competing inventory may create a favorable selling opportunity. However, every property and personal situation is different, so pricing and timing should be evaluated individually.

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🏢 Condominiums

The condominium segment experienced a substantial increase in median pricing, along with a notable reduction in the number of available choices for buyers.

• Median sale price: $551,250, up 25.3% compared with June 2025
• Unit sales: 2 condominiums, down 60% year over year
• Days on market: 11 days, down 80.4%
• Median sale price per square foot: $380, up 11.8%
• Inventory: 6 active listings, down 33.3%
• Months of supply: 4 months, down 3.7%
• Market activity: 100% of the condominiums sold within 90 days and for more than 95% of their original asking prices

Important context: Only two condominium sales were included in this period. With such a small sample, percentage changes can appear unusually large and should be interpreted cautiously.

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🎥 More Katonah-Lewisboro Real Estate Information

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🏘️ Multifamily Properties

There were no multifamily sales recorded in the reported area during June 2026. This type of property remains scarce in the immediate market, meaning that a new multifamily listing may attract significant attention.

The absence of sales does not establish a reliable market price or trend for multifamily properties. A longer reporting period and property-specific analysis would be needed.

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🏙️ Co-ops and the Combined Market

Standalone co-op data was limited in the aggregate district report. However, the combined figures across the reported housing categories continued to show limited inventory and strong pricing:

• Combined median sale price: $1,325,000, up 38.7% compared with June 2025
• Combined unit sales: 26 properties, down 23.5%
• Combined days on market: 27 days, down 42.6%
• Combined inventory: 53 available properties, down 28.4%
• Combined months of supply: 3.2 months, down 28%

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📌 What This Could Mean for Buyers and Homeowners

The June 2026 figures show a market characterized by limited inventory, rising median prices, and relatively fast sales. Buyers should be prepared before visiting properties, understand their financing, and carefully evaluate comparable sales before making an offer.

Homeowners should avoid assuming that every property increased by the same percentages shown in the broader report. Location, condition, renovations, property type, lot size, school-district boundaries, and recent comparable sales can all influence an individual home’s market value.

💵 Curious What Your Home May Be Worth?

If you own a home in Katonah, Lewisboro, or elsewhere in Westchester County, you can request a complimentary home-value estimate.

Request My Complimentary Home Valuation

No obligation. Automated estimates are not appraisals and may vary based on a property’s condition, location, improvements, and current market activity.

📬 Stay Connected and Informed

Follow my updates and subscribe to my YouTube channel for additional market reports, community tours, local information, and Westchester real estate guidance.

Thomas Roberts | RealtorTom
New York State Licensed Real Estate Salesperson
William Raveis Real Estate
📞 (914) 755-9816
🔗 Connect with RealtorTom

Market statistics are provided for general informational purposes and reflect the reporting period identified above. They are not guarantees of future performance or the value of any individual property. Buyers and sellers should obtain property-specific professional guidance.

New York's New Lead Paint Testing Law: What Home Sellers Need to Know Before August 1, 2026

Proposed New York Lead Paint Testing Requirements: What Westchester County Home Sellers Should Know

Important Disclaimer: As of the date this article is published, the proposed lead paint testing requirements discussed below have not been passed by the New York State Legislature. Any proposed legislation, regulations, implementation dates, or compliance requirements may change before becoming law.

This article is provided solely for informational and educational purposes and is not intended to provide legal advice, environmental advice, tax advice, or real estate advice. Homeowners, buyers, sellers, landlords, and real estate professionals should consult with a qualified New York attorney before making decisions regarding lead paint testing, compliance requirements, or real estate transactions.

New York lawmakers and housing advocates have discussed new lead paint testing requirements that could potentially impact residential real estate transactions in the future. While these requirements have not been enacted as law at the time of writing, homeowners throughout Westchester County should stay informed about potential changes that may affect the sale of older homes.

Thousands of homes in New Rochelle, White Plains, Mamaroneck, Rye, Larchmont, Katonah, Bedford, Lewisboro, and surrounding communities were built before 1978 and could potentially be affected if similar legislation is adopted in the future.

What Are the Proposed Lead Paint Testing Requirements?

Proposed Effective Date

Some discussions surrounding the proposal have referenced an implementation date of August 1, 2026. However, no final legislation has been adopted as of this writing.

Properties Potentially Affected

If enacted, the proposal could apply to:

• Single-family homes built before 1978
• Two-family homes built before 1978
• Condominiums built before 1978
• Cooperative apartments built before 1978

The year 1978 is significant because lead-based paint was banned for residential use in the United States that year.

Potential Requirements for Sellers

Under various discussions surrounding the proposal, sellers could potentially be required to complete certain actions before entering into a binding contract.

These requirements could include:

• Hiring a certified lead paint inspector
• Obtaining a lead-based paint inspection report
• Providing the report to prospective buyers
• Filing documentation with state agencies
• Providing compliance records during the transaction process

Because legislation has not been finalized, homeowners should not rely on these potential requirements without consulting qualified legal counsel.

Why This Matters in Westchester County

Westchester County contains a substantial number of homes built long before 1978.

New Rochelle

Many colonials, Tudors, capes, and multi-family properties were built between the 1920s and 1960s.

White Plains

Neighborhoods including Highlands, Gedney Farms, and North White Plains contain many older homes that could be impacted by future regulations.

Mamaroneck

Numerous homes were constructed during the post-war housing boom and may warrant review if future requirements are adopted.

Katonah, Lewisboro, and Bedford

Many historic homes, farmhouses, and colonials date back to the early 1900s and may contain original painted surfaces.

How Lead Paint Could Affect a Home Sale

If No Hazards Are Found

A completed inspection may provide additional documentation and confidence during the transaction process.

If Lead Hazards Are Identified

Potential areas of concern may include:

• Window trim
• Doors
• Exterior siding
• Porches
• Railings
• Interior woodwork

Depending upon the circumstances, buyers may request:

• Repairs
• Credits
• Price adjustments

Estimated Inspection Costs

Lead paint inspections may cost approximately $300 to $1,000 or more depending upon:

• Property size
• Number of units
• Accessibility
• Scope of testing required

Homeowners should obtain quotes from qualified inspectors and discuss potential tax implications with their accountant or tax advisor.

Potential Impact on Listing Timelines

If future lead paint testing requirements are adopted, homeowners may need to begin preparing earlier in the selling process.

Suggested Timeline

60-90 Days Before Listing

• Meet with a Realtor
• Discuss pricing strategy
• Review property records
• Research inspection requirements

30-60 Days Before Listing

• Address maintenance concerns
• Gather documentation
• Prepare disclosures

Before Accepting an Offer

• Verify compliance requirements
• Consult legal counsel if necessary
• Ensure documentation is available

Lead Paint and Health Considerations

Lead exposure can present health risks, particularly for:

• Young children
• Pregnant women
• Individuals with compromised immune systems

Lead paint may be found beneath multiple layers of paint in:

• Window frames
• Door casings
• Exterior trim
• Older porches and decks

Additional Seller Documentation Buyers Often Review

• Property Condition Disclosure Statements
• Building permits
• Certificate of Occupancy records
• Well and septic records (where applicable)
• Smoke and carbon monoxide detector compliance
• Prior inspection reports

How Future Regulations Could Affect Home Values

Most real estate professionals believe that transparency and preparation generally help facilitate smoother transactions.

If lead paint testing requirements are eventually adopted:

• Prepared homes may attract greater buyer confidence.
• Documentation may help reduce transaction delays.
• Early planning may help avoid last-minute negotiations.

Tips for Homeowners Considering Selling in 2027 and Beyond

Start Preparing Early

Waiting until a buyer is found can create unnecessary stress and delays.

Gather Documentation

• Property surveys
• Permit history
• Tax records
• Inspection reports
• Maintenance records

Work With Local Professionals

A knowledgeable local Realtor, attorney, home inspector, and title professional can help you understand evolving requirements and market expectations.

Westchester County Market Perspective

Communities including New Rochelle, White Plains, Mamaroneck, Rye, Larchmont, Katonah, Bedford, and Lewisboro contain many homes built before 1978. As a result, any future lead paint testing legislation could be especially relevant for homeowners throughout the region.

The best approach is preparation. Staying informed about potential regulatory changes can help homeowners avoid surprises and position their property for a smoother sale when the time comes.

Legal Disclaimer

This article is provided for informational purposes only. The information discussed herein relates to proposed legislation and regulatory discussions that have not been enacted into law as of the publication date of this article. Nothing contained in this article should be interpreted as legal advice. Readers should consult a qualified New York attorney before making decisions regarding lead paint testing, compliance requirements, property disclosures, or real estate transactions.

Thinking About Selling Your Home?

If you are considering selling a home in New Rochelle, White Plains, Mamaroneck, Rye, Larchmont, Katonah, Bedford, Lewisboro, or elsewhere in Westchester County, contact Thomas Roberts for a complimentary home value consultation and guidance on preparing your property for today's market.

Thomas Roberts
William Raveis Real Estate
(914) 755-9816

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New Rochelle’s 2026 Work Plan: Could It Affect Home Values?

When people think about home values in New Rochelle, they often focus on interest rates, inventory, school districts, or the condition of a property. But there is another important factor that can influence real estate over time: city investment and planning.

The City of New Rochelle’s 2026 Work Plan outlines priorities that include infrastructure improvements, public safety, parks, economic development, sustainability, and neighborhood quality-of-life initiatives. While no city plan guarantees higher property values, investments in a community often influence buyer demand over time.

You can view the City of New Rochelle’s 2026 Work Plan here:

City of New Rochelle 2026 Work Plan

Why City Planning Matters in Real Estate

When buyers choose a home, they are not just purchasing a property — they are buying into a community. Buyers often evaluate:

• Road conditions and infrastructure
• Public safety
• Parks and recreation
• Downtown activity and walkability
• Schools and community services
• Economic development and future investment

When a city invests in these areas, it may make neighborhoods more desirable over time. More demand can sometimes support stronger home values, although every market and neighborhood responds differently.

Infrastructure Improvements and Buyer Perception

The city’s work plan discusses continued infrastructure improvements. For homeowners, this can matter because buyers often notice:

• Road quality
• Sidewalks and walkability
• Traffic improvements
• Drainage and flooding concerns
• Public transportation access

In many communities, infrastructure improvements may help create stronger buyer confidence. A neighborhood that feels maintained and accessible can influence how buyers perceive long-term value.

Parks, Green Space, and Quality of Life

The 2026 Work Plan also highlights continued investment in parks, green space, and recreation. New Rochelle residents already enjoy access to parks, waterfront areas, and recreational amenities, and additional investments may further improve quality of life.

For many buyers, nearby parks and outdoor space are increasingly important, especially for families, pet owners, and people seeking walkable neighborhoods.

Public Safety and Community Confidence

One area often overlooked in real estate discussions is public safety. Buyers frequently consider how safe a neighborhood feels when making a purchase decision.

City initiatives aimed at public safety, emergency response, and neighborhood stability can influence buyer confidence. A community that feels safe and well-managed may attract stronger buyer interest over time.

Economic Development and Downtown Growth

New Rochelle continues to invest in downtown development, transit-oriented growth, mixed-use projects, and business activity. A stronger downtown can sometimes increase demand for nearby condos, co-ops, and homes by improving convenience, dining, shopping, entertainment, and commuting options.

For homeowners, long-term investment in economic development may be worth watching because neighborhood desirability often evolves over time.

Does This Mean Home Values Will Rise?

Not necessarily.

Real estate values are influenced by many factors, including:

• Mortgage interest rates
• Housing inventory
• Employment and economic trends
• Buyer demand
• School districts
• Local taxes
• Condition and location of the property

However, city investment and long-term planning are pieces of the larger picture. Communities that continue improving infrastructure, public spaces, and quality of life can become more attractive to future buyers.

What This Means for New Rochelle Homeowners

If you own property in New Rochelle, it is worth paying attention to city plans and local investment. Even if changes take years to unfold, neighborhood improvements can influence buyer perception and market demand.

For buyers, understanding where a city is investing may help identify neighborhoods with long-term potential.

Final Thought

The City of New Rochelle’s 2026 Work Plan offers insight into where the city is headed. Whether you are buying, selling, or simply watching the market, understanding local development and community investment can help provide valuable context for future real estate trends.

If you would like to discuss the New Rochelle real estate market, neighborhood trends, or current home values, feel free to reach out.

Thomas Roberts | Real Estate Agent | William Raveis Real Estate
Call/Text: (914) 755-9816

The LINC Project in New Rochelle: What It Means for Homeowners and Buyers

 

The LINC Project in New Rochelle: What It Means for Homeowners, Buyers, and Downtown Real Estate

If you follow New Rochelle development news, you may have heard people talk about The LINC. But if you are not already familiar with the project, the name may not explain much by itself.

The LINC stands for Linking Innovation, Nature, and Community. It is a major New Rochelle infrastructure and public space project designed to reconnect parts of the city that were separated decades ago by the construction of Memorial Highway.

According to the City of New Rochelle, The LINC will help reconnect the Lincoln Avenue neighborhood with downtown New Rochelle, the train station, the library, and other nearby areas. The project is expected to transform part of Memorial Highway from a wide roadway into a more local street and linear park with safer crossings, bike lanes, green space, recreation areas, and public gathering space.

You can read more directly from the City of New Rochelle here: City of New Rochelle: The LINC Project.

Why Was The LINC Project Created?

The LINC is about more than beautification. It is also about reconnecting neighborhoods. The City of New Rochelle describes the project as an effort to reconnect a historically African-American neighborhood that was fragmented when a highway was built through the community.

In practical terms, the project is intended to make it easier, safer, and more appealing for residents to move between Lincoln Avenue, downtown New Rochelle, the train station, the library, businesses, parks, and nearby development areas.

What Improvements Are Planned?

The LINC Project is expected to include several types of improvements that can affect how people experience downtown New Rochelle:

• New green space and open public areas
• Safer pedestrian crossings
• Bike lanes and improved mobility
• Better connections between neighborhoods and downtown
• Recreation and park space
• Improved streetscape and public gathering areas
• A more attractive corridor between Lincoln Avenue and downtown amenities

These types of improvements can change how a neighborhood feels. Buyers often notice walkability, convenience, outdoor space, and access to transportation when choosing where to live.

How Could The LINC Affect New Rochelle Real Estate?

No public project can guarantee higher home values. Real estate values depend on many factors, including interest rates, housing inventory, property condition, taxes, schools, location, and buyer demand.

However, projects that improve walkability, public space, neighborhood connections, and access to downtown amenities can influence how buyers view an area over time.

For New Rochelle, The LINC may be especially important because it connects several real estate themes buyers already care about:

• Walkability
• Access to Metro-North
• Downtown convenience
• Parks and green space
• Public safety and pedestrian access
• Neighborhood revitalization
• Long-term city investment

Why Buyers Should Pay Attention

If you are thinking about buying in New Rochelle, The LINC is worth understanding because it may affect how certain neighborhoods feel in the future.

Buyers often ask questions such as:

• Is the neighborhood walkable?
• Can I get to the train station easily?
• Are there parks nearby?
• Is the city investing in this area?
• Will the surrounding neighborhood continue to improve?

The LINC does not answer every question, but it is an important piece of New Rochelle’s larger development story.

Why Sellers Should Pay Attention

If you own property in New Rochelle, especially near downtown, Lincoln Avenue, Memorial Highway, or the train station area, The LINC may become part of the conversation with future buyers.

A seller should not overpromise that a project will increase a property’s value. But sellers can understand how public improvements, green space, walkability, and city investment may influence buyer perception.

When buyers see a city investing in infrastructure and quality of life, it can help support confidence in the community’s long-term direction.

The LINC and Downtown New Rochelle

Downtown New Rochelle has already experienced significant development in recent years, including new residential buildings, mixed-use projects, restaurants, retail, and transit-oriented growth.

The LINC fits into that larger picture by focusing on connection. Instead of downtown growth being isolated, the goal is to better link nearby neighborhoods to the benefits of that growth.

That matters because successful downtown development is not just about buildings. It is also about how people move, gather, walk, bike, shop, commute, and enjoy the area.

What Should Homeowners Watch?

Homeowners and buyers should keep an eye on:

• Project timelines
• Construction impacts
• Changes to traffic patterns
• New park and recreation areas
• Nearby development activity
• Buyer interest in walkable downtown locations
• How the project connects to the Lincoln Avenue neighborhood

Large public projects can take time, and their full real estate impact may not be clear immediately. But they can still shape buyer perception and neighborhood identity over the long term.

Final Thought

The LINC Project is one of the most important public improvement projects in New Rochelle because it combines infrastructure, green space, walkability, equity, and downtown connectivity.

For buyers, it is worth understanding because it may affect how certain areas of New Rochelle feel and function in the future. For sellers, it is worth watching because city investment and neighborhood improvements can become part of the larger real estate story.

If you are thinking about buying or selling in New Rochelle, understanding projects like The LINC can help you make a more informed real estate decision.

Thomas Roberts | Real Estate Agent | William Raveis Real Estate
Call/Text: (914) 755-9816

 

New Rochelle Property Taxes and Assessment Dates: What Homeowners Should Know

If you own a home, condo, or co-op in New Rochelle, one of the most important things to understand is the city’s property assessment and tax calendar. Your assessment can affect your property tax bill, your planning as a homeowner, and even how buyers think about your property when it is time to sell.

The City of New Rochelle has updated its assessment calendar beginning with the 2026 assessment cycle. These dates matter because they determine when property values are reviewed, when exemptions are due, when the tentative roll is released, and when homeowners may challenge an assessment.

You can read the official City of New Rochelle announcement here: New Rochelle New Assessment Calendar Dates.

Why Property Assessments Matter

A property assessment is not the same thing as a listing price or market value estimate from a real estate agent. However, assessments are important because they are used as part of the property tax process.

For homeowners, this can affect:

• Annual property tax planning
• STAR or other exemption filing deadlines
• Whether you may want to grieve your assessment
• How buyers review the total cost of owning your home
• How you prepare financially before listing or purchasing

Key New Rochelle Assessment Dates

According to the City of New Rochelle, the updated assessment dates beginning with the 2026 assessment cycle include:

• December 1: Taxable status date and exemption forms due
• December 1: Valuation date
• February 1: Tentative assessment roll
• Third Tuesday in February: Grievance Day
• April 1: Final assessment roll
• May 1: Deadline for appeals filed with the County Clerk

Important New Rochelle Tax Bill Dates

The city announcement also lists the following tax bill timing:

• September 1: School tax bill first half
• January 1: City tax bill
• March 1: School tax bill second half
• June 1: County tax bill

What Is the Taxable Status Date?

The taxable status date is important because it helps determine the condition and ownership status of the property for assessment purposes. It is also the deadline for many exemption forms.

If you are eligible for exemptions, such as STAR or other available programs, you should pay close attention to this date. Missing a filing deadline may affect whether the exemption applies for that assessment cycle.

What Is the Tentative Assessment Roll?

The tentative assessment roll is essentially the first version of the assessment roll. This is the time when homeowners can review their assessment and decide whether they believe it is accurate.

If a homeowner believes the assessment is too high, this is the period to gather information, review comparable sales, and consider whether filing a grievance makes sense.

What Is Grievance Day?

Grievance Day is the formal opportunity for property owners to challenge their assessment. In New Rochelle, the updated calendar lists Grievance Day as the third Tuesday in February.

This does not mean every homeowner should grieve their assessment. It means homeowners should be informed and review whether their assessment appears reasonable based on the property, market conditions, and comparable sales.

Why Buyers Should Care About Property Taxes

Buyers often focus on purchase price, mortgage payments, and down payment requirements. But property taxes are also a major part of the monthly cost of ownership.

When buyers look at homes in New Rochelle, they often ask:

• What are the current taxes?
• Could the taxes change after purchase?
• Are exemptions already included?
• How does this compare with similar homes?
• What will the total monthly payment look like?

Understanding the assessment calendar helps buyers and homeowners better understand how property taxes fit into the bigger real estate picture.

Why Sellers Should Care Before Listing

If you are planning to sell your New Rochelle home, condo, or co-op, property taxes can affect buyer perception. A beautiful home with unusually high taxes may face more buyer questions. A property with competitive taxes may feel more attractive when buyers compare total monthly costs.

Before listing, sellers should review:

• Current tax bills
• Assessment information
• Any exemptions being applied
• Recent comparable sales
• How taxes compare with similar properties

Could Your Assessment Affect Your Sale?

Yes, indirectly. Buyers usually care most about the total cost of ownership. If property taxes are high compared with similar homes, it can affect affordability and negotiation.

On the other hand, a well-priced home with a clear explanation of taxes, exemptions, and local market context can help buyers feel more confident.

Final Thought

Property taxes and assessments are not always exciting topics, but they matter. For New Rochelle homeowners, knowing the assessment calendar can help with tax planning, exemption deadlines, possible assessment challenges, and future real estate decisions.

If you are thinking about buying or selling in New Rochelle, understanding the tax picture is part of making a smart real estate decision.

Thomas Roberts | Real Estate Agent | William Raveis Real Estate
Call/Text: (914) 755-9816