256. That’s how many property tours I gave during the first half of this year — and yes, my car has the mileage to back it up.

Every showing, conversation, and transaction add up to a clearer view of what’s really happening in the Westchester market right now.

We’ll walk through the numbers — with a bunch of interactive maps — to understand the bigger picture.

Today’s Topics:

Westchester Home Sales May Be Shifting to Later in the Year
9 States Have More “Equity-Rich” Homeowners Than New York
Market Snapshot: Westchester Mid‑Year Home Sales by School District
Mortgage Rates Drop to Lowest Level Since April 4th

Westchester Housing Data Shows Growing Shift Toward Second Half Sales

For years, Westchester County’s single-family home market followed a familiar seasonal pattern, with spring and the broader first half of the year driving most pending home sales. However, data from 2015 to 2025 shows a clear shift: in both 2023 and 2024, the second half of the year accounted for the majority of our annual pending sales, while the first half’s share has fallen noticeably from the mid-50% range seen in periods before the pandemic years.

Ralph’s Take

Why Is the Second Half of the Year Gaining Strength?

It’s not mortgage rates. In September 2023, rates spiked and stayed elevated through the end of the year. In 2024, they followed a different pattern: peaking in April, then declining through September, before climbing again in the fourth quarter.

The more consistent driver appears to be inventory — or the lack of it. Westchester County continues to face historically low annual home supply. With many buyers unable to secure a home earlier in the year, they’ve become more flexible, extending their search well into the second half. Sellers should no longer assume the spring is their best window anymore. Today’s buyers are shopping, and closing, year-round.

Westchester Weekly Market Tracker 📈

‘Coming Soon’: 13 ↓-9
New Listings: 169 ↓-8
Price Reductions: 89 ↓-1
Pending Sales: 163 ↓-12
Closed Sales: 196 ↑+39

💰 Find your home’s value here: What’s my home worth?

_{Property Type: Residential. OneKey MLS, Inc. 7/25/25 - 8/1/25.}

New York Ranks 10th in “Equity-Rich” Homeowners

We’ve been talking a lot about equity lately, and if you’re a homeowner, it might be one of your favorite subjects. It’s also a big reason why all-cash purchases are on the rise. New York ranks second in the country, with 40.4% of recent home sales made in cash. But even among those with mortgages, nearly half (46.2%) are considered “equity-rich,” meaning they owe less than half of their home’s current value, according to ATTOM’s latest report. New York remains hot, rolling in at 10th place with 54.1% equity-rich mortgages.

States with the biggest year-over-year equity gains include:

Connecticut: up from 42.2% to 48.0%
New York: up from 49.1% to 54.1%
New Jersey: up from 47.1% to 52.1%

Ralph’s Take

Whether you're thinking about moving up, downsizing, purchasing a second home, or tapping into a cash-out refinance, high equity opens the door. With the Westchester market still favoring sellers and competitive bidding still common, your home may have more equity value than you realize. Find out here

Westchester County Mid‑Year 2025 Home Sales by School District

This interactive map highlights 2025 mid-year single-family home sales in Westchester County, broken down by school district. The color scale reflects the median days on market — with darker red areas indicating faster-moving inventory and green areas showing slower sales activity.

Click the map to explore full district-level data, including: