Pricing in a shifting market
One county, seven different markets. What the last year actually did to values, town by town.
Read the headlines and Westchester is one housing market. Look at the closing data and it is seven. Over the past year Thornwood's median sale price climbed roughly 24 percent to about a million dollars, and North White Plains jumped by a third to around $850,000. In the same twelve months Scarsdale eased about 5 percent to a $2.1 million median and Chappaqua came off about 7 percent to $1.4 million. And Somers is the town the blended statistics hide: its large condominium communities pull the published medians down, while single family homes there now trade around a $1.6 million median. Same county, opposite directions.
Why the towns split
The under a million towns are being pushed up by buyers priced out of the marquee names, so entry level supply is thin and competitive. The premium towns are settling after their run, which reads as softness in the medians but is really a return to normal negotiating. Speed tells the same story: Chappaqua homes are selling in about two weeks, Somers in about a month. Pricing a house to the county headline instead of its own town is how listings go stale.
"Price to your street's market, not the county's headline."
What this means for you
If you are selling in a rising town, price confidently but do not overshoot the comp that sold last month, because appraisals lag the market. If you are selling in a settling town, have the honest price conversation early: the first two weeks of a listing are worth more than the next two months. And if you are buying, the split is your map. The same money buys a different life two stops up the Harlem Line.
Figures reflect publicly reported 2026 medians and move month to month. For what your street is doing right now, ask.