May 2026 Mamaroneck NY Real Estate Market Update: Home Prices, Condos, Co-ops & Multi-Family Trends

Mamaroneck NY Real Estate Market Update: May 2026

By Thomas Roberts, William Raveis Real Estate

If you are watching the Mamaroneck, NY real estate market, May 2026 offered a clear message: buyers are still active, inventory remains limited in several property types, and well-positioned homes continue to move quickly. Below is a property-by-property breakdown for Single Family Homes, Condos, Multi Family Homes, and Co-op apartments in Mamaroneck.

This update is designed for local homeowners, buyers, sellers, and community members who want a quick, trustworthy look at current Mamaroneck market trends for May 2026.

Quick Takeaway: Mamaroneck Market Trends for May 2026

• Single Family Homes: Strong activity with 22 sales and only 1.74 months of supply.
• Condos: Fastest-moving segment, with a median of just 4 days on market.
• Multi Family Homes: Low sales volume, but properties sold quickly when priced correctly.
• Co-op Apartments: Affordable entry point, with median sale price up year-over-year.

Single Family Homes in Mamaroneck

The Mamaroneck single family home market remained active in May 2026. There were 22 unit sales, up 4.8% compared with May 2025. The median sale price was $1,942,500, down 2.2% year-over-year.

• Unit Sales: 22
• Median Sale Price: $1,942,500
• Median Sale Price/SF: $776, up 17.1%
• Days on Market: 17, down 26.1%
• Inventory: 28 homes, down 41.7%
• Months of Supply: 1.74, down 39.9%
• Sold Within 90 Days: 100%
• Sold for Over 95% of List Price: 95%

For sellers, this shows that properly priced single family homes in Mamaroneck are still attracting strong attention. For buyers, the limited inventory means preparation matters: mortgage pre-approval, local market knowledge, and fast decision-making can make a real difference.

Condos in Mamaroneck

The Mamaroneck condo market was especially competitive in May 2026. Condo sales rose sharply, with 5 unit sales, up 66.7% from May 2025. The median condo sale price reached $999,000, up 21.1% year-over-year.

• Unit Sales: 5
• Median Sale Price: $999,000
• Median Sale Price/SF: $674
• Days on Market: 4, down 42.9%
• Inventory: 4 condos, down 20.0%
• Months of Supply: 1.12, down 20.0%
• Sold Within 90 Days: 100%
• Sold for Over 95% of List Price: 100%

Condos were the fastest-moving property type in this May 2026 report. With just 1.12 months of supply, Mamaroneck condos remain attractive for buyers who want a lower-maintenance lifestyle while staying close to Westchester amenities, Metro-North access, shops, restaurants, and the Long Island Sound lifestyle.

Multi Family Homes in Mamaroneck

The Mamaroneck multi family home market had limited activity in May 2026, with 1 unit sale, down 50.0% from May 2025. The median sale price was $995,000, down 5.7% year-over-year.

• Unit Sales: 1
• Median Sale Price: $995,000
• Days on Market: 9, down 59.1%
• Inventory: 5 properties, down 28.6%
• Months of Supply: 5.45, down 41.6%
• Sold Within 90 Days: 100%
• Sold for Over 95% of List Price: 100%

Multi family homes in Mamaroneck remain a niche but important part of the local market. Investors and owner-occupants often look at these properties for rental income potential, long-term value, and flexibility. With only one sale in May, individual property condition, location, rent roll, and pricing strategy matter heavily when interpreting this segment.

Co-op Apartments in Mamaroneck

The Mamaroneck co-op apartment market showed solid affordability compared with other property types. In May 2026, there were 5 co-op sales, up 25.0% from May 2025. The median co-op sale price was $339,000, up 10.2% year-over-year.

• Unit Sales: 5
• Median Sale Price: $339,000
• Median Sale Price/SF: $356, up 14.8%
• Days on Market: 18, down 73.1%
• Inventory: 16 units, down 38.5%
• Months of Supply: 2.46, down 49.5%
• Sold Within 90 Days: 100%
• Sold for Over 95% of List Price: 100%

Co-ops continue to be an important option for buyers seeking value in Mamaroneck. With prices below the condo and single family markets, co-op apartments can appeal to first-time buyers, downsizers, and people who want access to the Mamaroneck lifestyle at a more approachable price point.

What This Means for Buyers and Sellers

For Buyers

• Be ready before the right property appears.
• Expect competition in condos, co-ops, and well-priced single family homes.
• Review monthly maintenance, taxes, board requirements, and carrying costs carefully.

For Sellers

• Low inventory can work in your favor, especially with strong presentation and pricing.
• Professional marketing matters when buyers are comparing limited options.
• Accurate pricing remains key, even in a tight market.

Final Thoughts on the May 2026 Mamaroneck Real Estate Market

The May 2026 Mamaroneck real estate market shows strength across multiple property types. Single family homes remain highly desirable, condos moved extremely quickly, multi family homes stayed limited in supply, and co-op apartments continued to offer a more affordable path into the community.

Whether you are buying, selling, investing, or simply keeping up with your neighborhood, understanding the numbers by property type helps you make better real estate decisions.

For more updates on the Mamaroneck real estate market, please follow this blog, subscribe for future posts, and watch my YouTube video above. You can also subscribe to my RealtorTom YouTube channel here: https://www.youtube.com/@RealtorTom

Get Your Free Quick Home Estimate

Thomas Roberts
Real Estate Agent | William Raveis
📞 (914) 755-9816
https://linktr.ee/RealtorTom

White Plains NY Real Estate Market Update – May 2026 | Home Prices, Condos, Co-ops & Multi-Family Trends

White Plains NY Real Estate Market Update – May 2026

White Plains real estate market trends for May 2026 continue to show a market shaped by limited inventory, selective buyers, and strong demand for well-priced homes. This update reviews Single Family Homes, Condos, Co-op apartments, and Multi-Family Homes in the White Plains School District.

For buyers and sellers comparing White Plains with nearby Westchester markets such as New Rochelle, understanding each property type is important. The numbers show that every segment is moving differently.

Single Family Homes in White Plains – May 2026

• Unit Sales: 8, down 60.0% from May 2025
• Median Sale Price: $942,500, down 14.3%
• Days on Market: 16, up 33.3%
• Median Sale Price/SF: $531, up 15.4%
• Inventory: 36, down 21.7%
• Months of Supply: 2.43, down 16.9%
• Sold Within 90 Days: 100%
• Sold for Over 95% of List Price: 100%

The single family market remains tight. Even with fewer sales, homes that are priced correctly are still moving quickly and close to asking price.

Condo Market in White Plains – May 2026

• Unit Sales: 11, down 42.1%
• Median Sale Price: $535,000, down 15.1%
• Days on Market: 46, down 37.8%
• Median Sale Price/SF: $432, down 17.6%
• Inventory: 57, unchanged
• Months of Supply: 4.00, down 2.9%
• Sold Within 90 Days: 91%
• Sold for Over 95% of List Price: 91%

White Plains condos remain an important option for buyers looking for convenience, downtown access, and lower-maintenance living.

Co-op Apartments in White Plains – May 2026

• Unit Sales: 11, down 15.4%
• Median Sale Price: $295,000, up 25.1%
• Days on Market: 57, up 26.7%
• Median Sale Price/SF: $271, up 4.2%
• Inventory: 50, up 16.3%
• Months of Supply: 3.28, up 2.9%
• Sold Within 90 Days: 82%
• Sold for Over 95% of List Price: 100%

The White Plains co-op market continues to offer one of the more affordable ownership paths in Westchester County. Buyers are watching monthly maintenance, board requirements, and overall carrying costs closely.

Multi-Family Homes in White Plains – May 2026

• Unit Sales: 1, unchanged from May 2025
• Median Sale Price: $915,000, up 22.2%
• Days on Market: 54, up 28.6%
• Inventory: 4, down 33.3%
• Months of Supply: 4.00, up 22.2%
• Sold Within 90 Days: 100%
• Sold for Over 95% of List Price: 100%

White Plains multi-family homes remain a limited-inventory segment. With only 4 active units of inventory, investors and owner-occupants should be prepared when the right opportunity appears.

What This Means for Buyers and Sellers

For sellers, the White Plains market still rewards accurate pricing, strong presentation, and good marketing. For buyers, preparation matters. With mortgage rates around 6.38%, affordability and monthly carrying costs remain important factors.

If you are thinking about buying or selling in White Plains, the best strategy depends on your property type, price range, condition, and timing.

Follow RealtorTom for More White Plains Real Estate Updates

For more updates on the White Plains real estate market, follow this blog, subscribe for future market reports, and watch my local real estate videos on YouTube.

Watch and subscribe to my RealtorTom YouTube channel:
https://www.youtube.com/@RealtorTom

Get Your Free Quick Home Estimate

Thomas Roberts
Real Estate Agent | William Raveis
📞 (914) 755-9816
https://linktr.ee/RealtorTom

New Rochelle Real Estate Shock: Prices Surge to $1.35M But Some Segments are Plummeting! (May 2026 Market Report)

New Rochelle Real Estate Market Report: May 2026 Trends & Expert Analysis

Welcome to your definitive guide to the New Rochelle real estate market for May 2026. As a premier Westchester real estate advisor, I monitor local metrics continuously to give our community actionable data. Whether you are looking to buy a home, sell your property, or invest in Westchester County, staying informed on current market dynamics is essential.

The local landscape shows contrasting trends across different property segments, highlighting the critical importance of localized knowledge. Let's break down the latest figures for single-family homes, condominiums, co-operative apartments, and multi-unit properties in the New Rochelle School District.

Single Family Homes

The single-family housing sector in New Rochelle continues to show resilient demand and strong valuation growth, making it a highly competitive segment for buyers.

• Unit Sales: There were 23 single-family homes sold in May 2026, marking a 4.5% increase compared to May 2025[cite: 263, 264].
• Median Sale Price: The median sale price reached a robust $1,350,000, reflecting a solid 6.8% increase year-over-year[cite: 270, 271].
• Days on Market (DOM): Homes moved slightly slower than last year, averaging 34 days on the market, which is an increase of 25.9%[cite: 305, 306].
• Median Sale Price per Square Foot: Renders at $493/SF, a minor contraction of 7.1% vs May 2025[cite: 313, 314].
• Inventory & Supply: Available single-family inventory decreased by 13.3% down to 72 homes [cite: 344, 345], maintaining a tight 2.94 months of supply (a 13.0% decline year-over-year)[cite: 351, 352].
• Listing Success: Impressively, 91% of listings were sold within 90 days, and 91% sold for over 95% of their initial listing price[cite: 296, 297].

Condo

The condominium market in New Rochelle saw exceptionally low transaction volume this month, paired with a faster velocity of sales for properties that traded hands.

• Unit Sales: Only 1 condo transaction closed in May 2026, registering a sharp 75.0% decline versus May 2025[cite: 14, 15].
• Median Sale Price: The median sale price for condos stood at $520,000, which represents a 5.6% increase compared to the previous year[cite: 22, 23].
• Days on Market (DOM): The velocity of transaction was rapid, with properties spending an average of just 14 days on market—a significant 60.0% reduction from last year[cite: 62, 63].
• Median Sale Price per Square Foot: Increased sharply to $500/SF, marking a notable 12.9% rise over May 2025[cite: 66, 67].
• Inventory & Supply: Available condo inventory dropped 15.4% to 22 units[cite: 95, 96]. Months of supply settled at 5.62 months, representing a year-over-year decrease of 22.6%[cite: 102, 103].
• Market Efficiency: Perfect baseline scores were achieved, with 100% of properties selling within 90 days of listing and 100% fetching over 95% of the list price[cite: 48, 49].

Multi Family

Multi-unit investment properties in New Rochelle are maintaining stable baseline pricing, although assets are taking substantially longer to cross the finish line.

• Unit Sales: Volume matched the condo segment with 1 recorded multi-unit sale, which is a 75.0% drop year-over-year[cite: 386, 387].
• Median Sale Price: Held steady at a premium level of $999,999, registering a 3.7% increase over May 2025 values[cite: 393, 394].
• Days on Market (DOM): Properties experienced prolonged listing durations, averaging 137 days on the market—a steep 813.3% surge compared to last year's environment[cite: 432, 433].
• Inventory & Supply: Total multi-family inventory contracted by 11.8% to 15 active listings [cite: 461, 462], pushing the months of supply metric up by 29.4% to a balanced 6.00 months[cite: 468, 469].
• Transaction Dynamics: Despite prolonged timelines, 100% of these properties ultimately commanded over 95% of their original listing price, though 0% closed within the immediate 90-day window[cite: 423, 424].

Co-op

Co-operative apartments presented a unique dynamic of escalating transaction volume coupled with price normalization, catering well to affordability-oriented buyers.

• Unit Sales: Co-ops were highly active, with 10 unit sales representing a strong 25.0% increase versus May 2025[cite: 139, 140].
• Median Sale Price: The median sale price dipped to $173,750, a year-over-year reduction of 20.1%[cite: 146, 147].
• Days on Market (DOM): Market velocity improved nicely, dropping 18.9% down to 60 days on market on average[cite: 190, 191].
• Median Sale Price per Square Foot: Settled at $222/SF, tracking a 10.9% decrease from the previous year[cite: 201, 202].
• Inventory & Supply: Co-op inventory remains limited at 57 units available (a 5.0% drop) [cite: 219, 220], with months of supply compression dropping 14.2% down to 4.75 months[cite: 226, 227].
• Success Ratios: Close to market standards, 80% of units sold within 90 days, and 90% closed for more than 95% of their asking price[cite: 172, 173].

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Stay Connected for More Local Updates!

Navigating these diverse real estate trends requires premium strategic positioning. If you want to dive deeper into these metrics, please make sure to follow my insights and subscribe to my blog.

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Thomas Roberts
Real Estate Agent | William Raveis
📞 (914) 755-9816
https://linktr.ee/RealtorTom

Get Your Free Quick Home Estimate

New Rochelle Homeowners: The June Tax Deadline You Don’t Want to Miss

The June Tax Deadline: What New Rochelle Homeowners Need to Know

If you own real estate in the City of New Rochelle, June is an important month to keep on your radar.

While many Westchester County homeowners are used to paying the county portion of their property taxes in April, New Rochelle follows its own municipal tax collection schedule. In New Rochelle, Westchester County property taxes open for collection on June 1 and are due on or before June 30.

Why New Rochelle’s June Deadline Matters

Unlike many towns in Westchester that bundle county taxes with town taxes earlier in the year, New Rochelle separates its local tax calendar into distinct billing cycles. That makes June a key month for homeowners, investors, and sellers who are watching their carrying costs.

The City of New Rochelle Tax Office strictly follows New York State Real Property Tax Law when it comes to payment timing. If you mail your payment, it must be received or carry an official United States Postal Service postmark dated on or before the due date. Postmarks from home or office postage machines are not sufficient.

That detail matters. If a payment arrives late without a proper USPS postmark, interest and penalties may apply.

The Full New Rochelle Property Tax Calendar

• January: City Property Taxes are due.
• June: Westchester County Property Taxes are due.
• September: First half of School and Library Taxes are due.
• March: Second half of School and Library Taxes are due.

New Rochelle also moved the School and Library tax collection months up from October and April to September and March beginning with the 2025–2026 school year. This change was designed to improve the timing of local tax collections and help the school district receive funds earlier in the fiscal cycle.

Why This Matters When Buying or Selling

Property taxes are not just a line item on a bill. They are part of the true cost of owning a home in New Rochelle.

For sellers, tax timing can affect closing adjustments, buyer questions, and how a property is positioned in the market. For buyers, understanding the tax calendar helps avoid surprises after closing. For homeowners, knowing when each bill is due helps protect against unnecessary penalties and gives a clearer picture of annual carrying costs.

In a market like New Rochelle, where assessments, tax calendars, and local costs all affect value, being informed is part of being prepared.

Need Help Looking Up Your Property?

If you own a home in New Rochelle and want help reviewing your property tax card, understanding your current assessment, or seeing how recent assessment calendar changes may affect your property value, feel free to comment below or send me a direct message.

Thomas Roberts
Licensed Real Estate Salesperson
William Raveis Real Estate

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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

 

Will Renovating Your New Rochelle Home Raise Your Property Assessment?

If you own a home in New Rochelle and are thinking about renovating, one of the biggest questions is simple: Will improving my home raise my property assessment?

The answer is: possibly. Not every improvement automatically raises your assessment, but the City of New Rochelle states that any alteration, renovation, or addition to a property is reviewed as of the taxable status date, which is December 1. If the improvement increases your home’s market value, it may also increase your assessment.

You can review the City of New Rochelle Assessor’s FAQ here: New Rochelle Assessor’s Office FAQ.

Why This Matters Before You Renovate

Renovations can improve your home’s comfort, function, and resale value. But they can also affect your property records, permits, taxes, and future buyer confidence.

Before starting a project, homeowners should think about three questions:

• Does this work require a building permit?
• Could this project increase the home’s market value?
• Could the improvement affect my future assessment or taxes?

This is especially important for larger projects such as additions, finished basements, new bathrooms, garage conversions, major kitchen renovations, structural changes, and multi-family conversions.

What New Rochelle Says About Renovations and Assessments

According to the City of New Rochelle, improvements that increase your home’s market value may raise your assessment, but each project is reviewed individually.

The city also states that alterations, renovations, or additions are reviewed as of the December 1 taxable status date in the year the work is completed. If there is a resulting assessment change, it is reflected on the tentative assessment roll the following February.

This does not mean every renovation causes a tax increase. Painting, routine maintenance, or replacing something with a similar item may not have the same impact as adding living space or changing the property’s use.

Examples of Projects That May Matter More

The projects most likely to raise questions are usually the ones that add usable space, change the layout, improve functionality, or increase market value.

• Building an addition
• Finishing a basement
• Adding a bathroom
• Adding bedrooms or legal living space
• Converting a garage
• Creating a legal accessory apartment where allowed
• Changing a single-family home into a multi-family property
• Major structural renovations

These types of improvements can affect square footage, safety, occupancy, market value, and resale documentation.

Permits and Assessments Are Connected

One mistake some homeowners make is treating permits and assessments as separate issues. In reality, they often connect.

If a renovation requires a permit, that work may become part of the city’s property record. That can be good because properly permitted work helps create a cleaner paper trail for resale. But it may also mean the improvement is reviewed for assessment purposes.

I previously wrote about why permits matter when renovating in New Rochelle. You can read that article here: Why Building Permits Matter in New Rochelle NY.

Why Permits Matter When You Sell

When you sell your home, buyers, attorneys, lenders, appraisers, and inspectors may review permits, certificates of occupancy, and property records.

Unpermitted work can create problems such as:

• Buyer concerns during inspection
• Delayed closings
• Questions from attorneys
• Appraisal issues
• Financing concerns
• Requests for credits or price reductions
• Retroactive permits or corrections

A renovation that was done properly, documented correctly, and priced into the market can help buyers feel more confident.

Should You Avoid Renovating Because of Taxes?

Not necessarily. The goal is not to avoid improving your home. The goal is to understand the full picture before starting.

A well-planned renovation may:

• Improve your quality of life
• Increase resale appeal
• Help your home compete better with similar properties
• Create better functionality for your family
• Support a stronger sale price when done correctly

But homeowners should understand that improvements that increase market value may also be reviewed by the Assessor’s Office.

What Homeowners Should Do Before Starting Work

• Check whether the project requires a permit.
• Speak with the New Rochelle Building Department when needed.
• Speak with the Assessor’s Office if you want to understand possible assessment impact.
• Keep copies of permits, approvals, plans, receipts, and final sign-offs.
• Think about resale before making major changes.
• Ask how the improvement compares with what buyers want in your neighborhood.

What Buyers Should Watch For

Buyers should also pay attention to renovations. A newly finished basement, added bathroom, or converted space may look attractive, but buyers should confirm whether the work was done legally and properly.

Questions buyers may want to ask include:

• Was the work permitted?
• Was the work inspected?
• Is there a certificate of occupancy or completion where required?
• Does the property record match what is being marketed?
• Could the improvement affect future taxes?

Final Thought

Renovating your New Rochelle home can be a smart investment, but homeowners should understand how permits, assessments, taxes, and resale value work together.

The best renovation is not just attractive. It is also properly planned, properly permitted when required, and properly documented for the future.

If you are thinking about buying, selling, or improving a home in New Rochelle, understanding these issues before you start can help protect your investment.

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

Pratt Landing New Rochelle: What the Waterfront Project Means for Real Estate

 

Pratt Landing in New Rochelle: What the Waterfront Project Could Mean for Homeowners and Buyers

New Rochelle’s waterfront has always been one of the city’s most interesting assets, but for many residents, parts of the waterfront have not always felt easy to reach, enjoy, or connect with downtown living.

That is why Pratt Landing is such an important project to watch. Pratt Landing is a major mixed-use waterfront redevelopment planned for the Echo Bay area of New Rochelle. The project is expected to transform a former industrial waterfront site into a new destination with housing, retail, hotel space, public amenities, waterfront access, and a restored historic Armory.

You can read more from the City of New Rochelle here: City of New Rochelle: Pratt Landing Approval.

What Is Pratt Landing?

Pratt Landing is a public-private redevelopment project involving the City of New Rochelle, the State of New York, and Twining Properties. The project is planned for a former industrial brownfield site along the Long Island Sound.

According to the City of New Rochelle, Pratt Landing is expected to include residential units, condominiums, hotel rooms, commercial space, public amenities, coastal resiliency features, and a restored waterfront area.

What Is Planned for Pratt Landing?

The project is expected to include:

• Approximately 800,000 square feet of residential and retail space
• More than 300 residential units
• 99 condominium units
• A 150-room hotel
• More than 40,000 square feet of commercial space
• On-site parking
• A restored waterfront and living shoreline
• Walking paths, park areas, and public observation points
• A reimagined Armory Drill Hall for events and community use
• An Armory Veterans Center
• Sustainable building and coastal resiliency features

That mix of housing, retail, recreation, waterfront access, and historic preservation is what makes Pratt Landing more than just another development project.

Why Pratt Landing Matters for New Rochelle Real Estate

Real estate values are influenced by many factors, including interest rates, inventory, taxes, school districts, property condition, and buyer demand. But major public and private investment can also shape how buyers view a community.

Pratt Landing may matter because it touches several themes buyers often care about:

• Waterfront access
• Walkability
• Downtown convenience
• Restaurants and retail
• Public spaces and recreation
• Transit-oriented living
• Long-term city investment
• Neighborhood revitalization

No project guarantees higher home values. However, projects that improve public access, create destinations, and add amenities can influence buyer perception over time.

How Pratt Landing Connects to Hudson Park

When people think about waterfront living in New Rochelle, Hudson Park is already one of the city’s best-known waterfront destinations. Hudson Park offers residents access to the Long Island Sound, open space, recreation, views, and a sense of connection to New Rochelle’s shoreline.

Pratt Landing may become another important part of that larger waterfront story. If New Rochelle continues improving access to the waterfront, residents and buyers may begin to see the city’s shoreline as a stronger lifestyle advantage.

I previously wrote a detailed resident guide to Hudson Park. You can read that article here: The Ultimate Resident’s Guide to Hudson Park in New Rochelle.

Why Buyers Should Pay Attention

If you are thinking about buying in New Rochelle, Pratt Landing is worth watching because it may influence how people experience the downtown and waterfront areas.

Buyers may want to consider:

• How close a property is to the waterfront
• Access to downtown New Rochelle
• Proximity to Metro-North
• Nearby parks and public spaces
• Future restaurants, retail, and hotel activity
• Possible construction impacts during development
• Long-term neighborhood changes

A major project like Pratt Landing can change how a location is perceived. That does not mean every nearby property will increase in value, but it does mean buyers should understand what is happening around them.

Why Sellers Should Pay Attention

If you own property in New Rochelle, especially near downtown, Echo Bay, Main Street, Hudson Park, or the waterfront, Pratt Landing may become part of the larger conversation with future buyers.

Sellers should be careful not to overpromise future value increases. But it is fair to understand that buyers often respond to community investment, improved access, and new amenities.

When marketing a home, condo, or co-op, local context matters. Buyers are not just buying the property. They are also buying into the neighborhood, lifestyle, and future direction of the city.

Pratt Landing and the Future of New Rochelle’s Waterfront

For years, New Rochelle has been working to strengthen its downtown and reconnect residents with important parts of the city. Pratt Landing fits into that larger story by focusing on the waterfront.

The project may help turn an underused industrial area into a more active destination. That could support local businesses, create new public gathering space, and make the waterfront more visible in the city’s identity.

For homeowners and buyers, the most important takeaway is this: major waterfront investment is something to watch because it can influence lifestyle, demand, and neighborhood perception over time.

What Homeowners Should Watch Next

• Construction timelines
• Environmental remediation progress
• Traffic and parking impacts
• New retail and restaurant announcements
• Waterfront access improvements
• How the restored Armory is used
• Buyer interest in nearby downtown and waterfront properties

Final Thought

Pratt Landing is one of the most important projects to watch in New Rochelle because it combines waterfront access, housing, commercial space, public amenities, historic preservation, and long-term city planning.

For buyers, it may help explain where New Rochelle is heading. For sellers, it may become part of the local story that shapes how buyers view the city.

If you are thinking about buying or selling in New Rochelle, understanding projects like Pratt Landing and places like Hudson Park can help you better understand the lifestyle and long-term appeal of the community.

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

New Rochelle Down Payment Assistance Program 2026: Could You Qualify to Buy a Home?

 

New Rochelle Down Payment Assistance Program: Could It Help You Buy a Home?

Buying a home in New Rochelle can feel difficult, especially for first-time buyers trying to save enough money for a down payment. The good news is that the City of New Rochelle has expanded its Down Payment Assistance Program, also known as DPAP, to help more eligible buyers put down roots in the city.

According to the City of New Rochelle, the expanded program took effect on May 14, 2026. The program can provide up to 19% of a home’s purchase price for eligible first-time homebuyers purchasing within New Rochelle.

You can learn more directly from the city here: New Rochelle Down Payment Assistance Program.

Who May Qualify for New Rochelle DPAP?

Historically, the program was focused on current New Rochelle residents who had lived in the city for at least 12 months. The city has now expanded eligibility to include more people with ties to New Rochelle.

Based on the city’s announcement, the expanded eligibility may include:

• Current New Rochelle residents who meet program requirements
• People who work full-time in New Rochelle and report to a work location in the city
• Business owners with a business located in New Rochelle
• Former New Rochelle residents who previously lived in the city for at least two years

Why This Matters for Buyers

For many buyers, the monthly payment is not the only obstacle. The bigger challenge is often saving enough money for the down payment and closing costs. A program like DPAP may help reduce that barrier and make homeownership in New Rochelle more realistic for qualified buyers.

This could be especially important for:

• First-time buyers
• Local workers who want to live closer to their job
• Former residents who want to return to New Rochelle
• Families looking to build long-term roots in the community

Why This Matters for Sellers

This program may also matter if you are thinking about selling a home, condo, or co-op in New Rochelle. If more buyers are able to qualify for assistance, it could help expand the pool of potential purchasers for certain properties.

That does not mean every buyer will qualify, and it does not mean every property will fit the program. But it does mean sellers should be aware of programs that may help qualified buyers enter the market.

New Rochelle Real Estate and Affordability

New Rochelle continues to focus on housing, affordability, downtown development, and long-term community growth. The expansion of the Down Payment Assistance Program is one more piece of that larger picture.

For buyers, this is worth researching before starting a home search. For sellers, it is worth understanding because buyer assistance programs can sometimes affect demand, financing conversations, and marketing strategy.

Where to Apply or Learn More

For official details, eligibility rules, and application information, visit the city’s program page:

Learn More About New Rochelle DPAP

You can also read the City of New Rochelle’s public announcement here: City of New Rochelle DPAP Announcement.

Final Thought

If you are thinking about buying in New Rochelle, do not assume homeownership is out of reach until you have explored available programs. The Down Payment Assistance Program may be a helpful tool for qualified buyers.

If you are thinking about selling, understanding buyer assistance programs can help you better understand who may be entering the market and how your property might be positioned.

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

Rye Neck Real Estate Market Shock: Low Inventory Is Dramatically Skewing Home Prices | April 2026 Report

Rye Neck School District Real Estate Market Report – April 2026 Single Family Homes

The Rye Neck School District real estate market continued to feel the effects of limited housing inventory during April 2026, creating noticeable swings in pricing data and monthly market statistics.

For buyers and sellers following the Rye Neck NY housing market, it is important to understand that in low-inventory environments, a small number of home sales can heavily influence median price trends. In communities with limited transactions, just one or two larger sales can significantly skew the data, meaning monthly statistics may not fully reflect overall market conditions.

Single Family Homes – Rye Neck School District

April 2026 Market Snapshot

• Unit Sales: 2 sales (Down 60.0% vs April 2025)
• Median Sale Price: $1,237,500 (Down 4.9% vs April 2025)
• Median Sale Price Per Square Foot: $620 (Up 16.3% vs April 2025)
• Days on Market: 6 days (Down 82.9% vs April 2025)
• Inventory: 17 homes (Unchanged vs April 2025)
• Months of Supply: 3.52 months (Unchanged vs April 2025)
• Homes Sold Within 90 Days: 100%
• Homes Sold For Over 95% of Asking Price: 100%

Low Inventory Continues to Shape the Rye Neck Market

The Rye Neck housing market remains highly sensitive to inventory levels and small transaction volume. With only two recorded single family home sales during April 2026, median pricing data can fluctuate dramatically from month to month depending on the size, location, and condition of the homes that closed.

This is why buyers and sellers should avoid drawing broad conclusions based solely on one month of sales activity. In smaller markets like Rye Neck, a few higher-end transactions can disproportionately influence market averages and median sale prices.

Even though the median sale price declined slightly year-over-year, the median price per square foot increased more than 16%, suggesting that demand for desirable homes in the Rye Neck School District remains strong.

Homes Continue to Sell Quickly

One of the clearest indicators of continued buyer demand is the extremely low 6-day average market time for homes sold in April 2026.

Additionally:

• 100% of homes sold within 90 days
• 100% of homes sold for over 95% of asking price

These numbers reinforce that properly priced homes in Rye Neck continue to attract motivated buyers quickly despite broader economic uncertainty and higher interest rates.

Inventory Remains Tight Across Westchester County

Inventory remains one of the defining factors across many Westchester County real estate markets, including Rye Neck. Although inventory levels remained unchanged year-over-year at 17 homes, supply remains historically limited overall.

With only 3.52 months of supply, the market still remains relatively balanced but continues to favor sellers in many price ranges.

Limited inventory creates competition among buyers while also increasing volatility in pricing data from month to month.

Rye Neck Real Estate Outlook for 2026

Looking ahead, the Rye Neck School District housing market is expected to remain competitive throughout much of 2026 unless inventory meaningfully increases.

For homeowners considering selling, current conditions may present strong opportunities due to limited competition. For buyers, preparation, financing strength, and quick decision-making remain essential advantages in this market.

As always, hyper-local analysis matters. Rye Neck behaves differently than many surrounding communities due to:

• Limited housing inventory
• Strong school district demand
• Desirable commuter location
• Waterfront and suburban appeal
• Small monthly sales volume

Follow for More Westchester County Real Estate Updates

If you would like more updates on the Rye Neck School District real estate market, Westchester County housing trends, and local community insights, be sure to:

• Follow my blog for monthly market reports
• Subscribe to my YouTube channel
• Watch my latest local real estate videos

👉 Subscribe to RealtorTom on YouTube

For personalized information about buying or selling real estate in Rye Neck, Mamaroneck, Rye, White Plains, or anywhere in Westchester County, feel free to contact me directly.

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Thomas Roberts
Real Estate Agent | William Raveis
📞 (914) 755-9816
https://linktr.ee/RealtorTom