The Escalation Clause Isn’t the Problem. 🙎‍♂️

When a home receives multiple offers at or above asking, listing agents will often set a "highest and best" deadline to be fair to all interested parties. It's what people consider a bidding war. In these situations, I often advise buyers to use an escalation clause to stay competitive without blindly overshooting on price. Simply put, it means offering “X above the highest competing offer, with proof, up to a maximum price of Y”. It’s an effective strategy, but recently some listing agents are refusing to present them to their sellers — I’ve run into that 5 times in just the last two weeks. Here’s why I disagree with that stance:

Ralph’s Take

Real world example: Last year I represented buyers who submitted an offer with an escalation clause. We felt good about it, but the listing agent called and said the seller would not consider any offer with an escalation clause, likely at the agent’s recommendation. Instead of risking an offer higher than necessary, my buyers came back with a number below the top of their escalation clause and landed somewhere in the middle. They lost the house, and when it closed, it sold for less than what our original offer would have been once the escalation clause kicked in. And if other buyers had a similar experience, imagine how much money the seller may have left on the table!

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 39 ↓-27

• New Listings:  317 ↑+148

• Price Reductions: 59 ↓-19

• Pending Sales:  160 ↓-14

• Closed Sales: 95 ↓-45

💰 Find your home’s value here!

_{Property Type: Residential. OneKey MLS, Inc. 4/3/26 - 4/10/26.}

Zillow: The First Week Tells You Everything

A new Zillow analysis found that homes getting strong attention in the first week — especially views, saves, and shares — were more likely to go pending quickly and sell closer to, or above, asking price (makes sense). Since the spring of 2023, the median listing went pending in 15 days and sold for 98% of its original list price, but the strongest-performing homes outpaced that. A few standout benchmarks:

• 250 views per day can be enough to go pending within a week

• 500 daily views or more is often tied to selling above list

• 5 saves per day is a strong signal for a quick offer

• 10+ shares per day is another marker of a fast-moving listing

Ralph’s Take

Your home’s first impression on the market is crucial, and that starts in the “Coming Soon” phase. If the home’s media is not ready or the listing narrative is not fully polished, it’s better to wait than to debut half-finished. How a home is presented online will directly influence how it performs.

In practice: if our listings hit those benchmarks in the first 48 hours, we know the presentation and the pricing are dialed in. If views are high but saves are low, buyers are looking but not connecting, and if views are high but saves are low, buyers may not be connecting. We watch these data points closely from the start and make adjustments quickly, sometimes even before the listing goes active.

Zero Bedrooms. 83,000 Clicks. 1,100 Saves.

A 446-square-foot cottage hit the market in Selden on Long Island. The home didn’t have a legal bedroom. But the agent marketed it exactly right: “Perfect for downsizing, first-time buyers, or anyone looking to escape high rents. Cute, efficient, and budget-friendly.” Despite the home’s shortcomings, the seller accepted an offer in 38 days, helped in part by the massive publicity it picked up from Zillow Gone Wild, media coverage, and social media.

Ralph’s Take

“Zero bedrooms” made people stop. Some clicked out of curiosity, some out of disbelief, and some because they were the exact buyer for a home like this. The agent didn’t hide the biggest objection. She leaned into it, told the truth, and positioned the home in a way that made sense. Most listings fail because they try to explain away the flaw. This one worked because it turned the flaw into the narrative.

🏠 Notable Listings

NEW: Village Victorian in the Heart of Pleasantville

NEW: Enjoy Long Island Sound Views from the Pool

PRICE INCREASE: After 12 Days, Increased by $400k

✂️ Just Missed the Cut

• Robert Herjavec’s $200 Million Property Empire

• Bachelorette Fan? Hummingbird Nest Ranch Listed for $78M

  ---

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.39% (⬇️ 0.06 from last week). Last year’s rate: 6.97%

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

Reptile Expo at Westchester County Center

Saturday, April 11

• Cookie Decorating Workshop. Katonah

• Crybaby! The Janis Joplin Experience, Mamaroneck

• Dead Letter Office: A Tribute to REM, Yonkers

• Disco Night Featuring Lisa Messina and John Micalizzi, Briarcliff Manor

• Don't Tell Comedy, Peekskill

• Edgar Allan Poe Speakeasy, Yonkers

• Gotta Sing: BROADWAY, Mahopac

• Guided Tour of the Tarrytown Lighthouse, Sleepy Hollow

• Hartsdale Farmers Market, Hartsdale

• Hastings Winter Farmers Market, Hastings-on-Hudson

• Larchmont Farmers Market, Larchmont

• Offer With Her Head, Ossining

• Playland Job Fair, White Plains

• Pleasantville Farmers Market, Pleasantville

• Sip, Savor and Support, Scarsdale

• TASH Winter Farmers Market, Tarrytown

• Weir Tour, Ossining

Sunday, April 12

• An Evening with Yale Whiffenpoofs, Tarrytown

• Bethany Arts Open House, Ossining

• Cat Kid Comic Club: The Musical, Mamaroneck

• Heels & Wheels 5K & Kids Fun Run, White Plains

• Irvington Winter Farmers Market, Irvington

• Junction Trio, Katonah

• Math Skills & Money Sense, Rye

• New York Metro Reptile Expo, White Plains

• Offer With Her Head, Ossining

• Pine Needle Soda Making, Katonah

• Saw Mill River Industrial History Walking Tour, Yonkers

• Spring Spectacular Estates Auction, Larchmont

• Wildlife Detective Walk, Pound Ridge

Spring 2026 Guides 🌻

To Begin Touring Properties or Learn Your Home’s Value:

Reply, call, or text message me: (914) 202-1101

—

Buyers Are Looking at Adjustable-Rate Mortgages Again

A growing number of buyers are choosing lower monthly payments now, even if it means taking on more uncertainty later. Adjustable-rate mortgages are getting renewed attention in today’s high-rate market because they can offer a more affordable starting payment than a fixed-rate loan. That upfront savings can be appealing, but the tradeoff is that payments may change once the fixed period ends. For some buyers, an ARM can be a smart short-term move, but it is not the right fit for everyone.

Here’s what you need to know:

• Begins At Fixed Rate: Typically, 3, 5, 7, or 10 years.

• Commonly Adjusts Once a Year: A 5/1 adjusts once a year after.

• Rate Caps: Limits how much the interest rate can increase.

• Tied to a Benchmark: based on an index plus a lender’s margin.

• Payment Can Go Up or Down: Interest rate adjusts based on the market.

Ralph’s Take

ARM rates are typically lower than fixed mortgage rates, which can give buyers some breathing room when borrowing costs are high. That lower rate can mean a smaller monthly payment or more purchasing power than a fixed-rate loan may allow. Unlike in the past, today’s tighter lending standards have made ARMs a more structured and less risky option than many people remember.

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 66 ↑+39

• New Listings:  169 ↓-65

• Price Reductions: 40 ↓-20

• Pending Sales:  174 ↓-4

• Closed Sales: 135 ↑+22

💰 Find your home’s value here!

_{Property Type: Residential. OneKey MLS, Inc. 3/27/26 - 4/3/26.}

Nearly 1 in 5 U.S. Single-Family Homes Are Rentals

A new analysis highlighted by ResiClub found that about 18% of single-family homes across the U.S. are being used as rentals, showing just how large the single-family rental market has become. The share varies widely by state, with Wyoming (30.9%) and Maine (29.8%) among the highest, and Minnesota (9.2%) and Wisconsin (11.4%) among the lowest. New York comes in slightly below the national average at 16.4%. Additional Highlights:

• Large institutional landlords are concentrated in some Sun Belt markets.

• 89.6% of single-family rentals are held by small landlords (owning 1 to 5).

• Some owners became accidental landlords by keeping their starter home.

Ralph’s Take

This is another reason our housing inventory is so tight: many single-family homes are no longer part of the for-sale market at all. In our area, it’s another contributing factor to the housing shortage, because every home held as a rental is one less opportunity for a first-time buyer, growing family, or downsizing seller to make a move.

Crypto Wants a Bigger Role in Real Estate

Fannie Mae is set to accept a new kind of mortgage tied to cryptocurrency, allowing some buyers to use approved crypto holdings as collateral for a down payment instead of first selling them for cash. The structure appears to pair a standard Fannie-backed mortgage with a separate crypto-backed loan, making this one of the first mainstream bridges between conventional housing finance and digital assets.

• FHFA Director Pulte ordered Fannie Mae and Freddie Mac to consider cryptocurrency.

• The approved crypto includes bitcoin and USD Coin (USDC).

• Buyers would use a normal mortgage product and a separate loan backed by their crypto for the down payment.

Ralph’s Take

Mortgages are usually at their best when they are boring, stable, and predictable. While this could create a new option for a small segment of asset-rich buyers, it does little to solve affordability and adds more complexity to an already difficult housing market. At least for now, this feels more like a niche lending product than a meaningful shift for the average homebuyer.

🏠 Notable Listings

• New: Pete Davidson’s Renovated 1930’s Country Home in North Salem

• Back on Market: Joy Behar’s House in Sag Harbor with $1M Price Increase

• Sold: 1925 Colonial Just Closed for 42% Over Asking 🫨

✂️ Just Missed the Cut

• Home Design Trends for the Spring: Gingham, Yellow, Texture

• Outdoor Updates to Boost Your Home’s Value

  ---

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.45% (⬇️ 0.19 from last week). Last year’s rate: 6.63%

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

Saturday, April 4

• An Evening w/ Chris Thile, Tarrytown

• Bethany Arts Open House, Ossining

• Bedford Hills Community Market, Bedford Hills

• Diana Krall, Port Chester

• Easter Egg Hunt, North Salem

• Easter Egg Hunt, Mount Kisco

• Easter Egg Hunt, Rye

• Eggstravaganza, Rye

• Growing Season Kickoff at Sugar Hill Farm, Bedford Hills

• Hilltop Farmers Market, Yorktown

• Learn to Play Cribbage, Yonkers

• Pleasantville Farmers Market, Pleasantville

• TASH Winter Farmers Market, Tarrytown

Sunday, April 5

• Easter Egg Hunt, North Salem

• Easter at Lake Isle - A Gigante & Mulino's Grand Buffet, Eastchester

• Irvington Winter Farmers Market, Irvington

Spring 2026 Guides 🌻

To Begin Touring Properties or to Learn Your Home’s Value:

Reply, call, or text message me: (914) 202-1101

—

Realtor.com vs. Zillow: The Best Time to Sell

The real estate world is arguing over the best time to list a home on the market. Realtor.com says the sweet spot is April 12–18, pointing to a strong mix of buyer demand, quicker sales, and less competition. Zillow disagrees, saying the last two weeks of May could bring the biggest payday, with sellers earning about 1.7% more nationally.

• Realtor.com’s case: homes are priced 1.3% above the average week, get 16.7% more views, sell 17% faster, and face 11.9% fewer competing listings in mid-April.

• Zillow’s case: Listings in late May sold for 1.7% more nationally, or about $6,000 more on a typical home. In New York, Zillow projects a larger boost of 1.8%, or roughly $13,200 more per sale.

Ralph’s Take

Why the difference? Realtor.com and Zillow are measuring different outcomes. Realtor.com is focused on overall market balance, while Zillow is focused more narrowly on price performance. In reality: there is no universal best week. Sellers should time their listing based on whether they care most about selling quickly, attracting more buyers, or squeezing out the highest possible price in their local market.

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 27 ↑+3

• New Listings:  234 ↓-12

• Price Reductions: 60 ↑+19

• Pending Sales:  178 ↑+21

• Closed Sales: 113 ↑+18

💰 Find your home’s value here!

_{Property Type: Residential. OneKey MLS, Inc. 3/20/26 - 3/27/26.}

Bipartisan Senate Bill Takes Aim at Housing Supply

The Senate advanced the bipartisan 21st Century ROAD to Housing Act, a major housing supply bill aimed at easing affordability pressures and expanding development tools for local communities. The legislation would streamline some federal barriers to building, strengthen support for manufactured and rural housing, and update key housing programs. NAR says the bill is one of the most significant bipartisan housing measures to move forward in years. Highlights include:

• Cuts red tape: Streamlines environmental reviews, especially for housing projects, to get developments moving faster.

• Gives cities more building tools: Expands planning grants, creates an innovation fund, supports pre-approved home designs, and helps convert vacant buildings into housing.

• Expands manufactured and modular housing: Updates the federal manufactured housing definition, expands financing, and backs preservation of manufactured housing communities.

• Improves financing and affordable programs: Raises FHA multifamily loan limits, reforms small-dollar mortgages, and updates the HOME program to support more affordable housing.

• Limits large institutional investors: Limits large investors in single-family homes by barring certain purchases to preserve more homeownership opportunities for families.

Ralph’s Take

This is one of the more serious bipartisan efforts to make housing easier and cheaper to build, which is good news. But it’s more likely to help around the margins than to fully solve the affordability issue on its own. One example is the bill’s focus on institutional investors (those owning 1,000+ homes); it’s a strong headline, but those firms own only a small share of the housing market to begin with. So overall, I would call this a meaningful step forward rather than a complete fix.

🏠 Notable Listings

• New: Drew Barrymore Lists 12 Acre Harrison Estate

• Under Contract: A Converted Church in Pound Ridge

• Sold: Windward Mark Farm, Formerly Featured in Agricultural District

✂️ Just Missed the Cut

• How to Set Up Your Home to Age in Place for $1,500

• The Top Paint Colors for Creating a Serene Space

  ---

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.64% (⬆️ 0.11 from last week). Last year’s rate: 6.82%

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

The White Plains St Patrick’s Day Parade

Saturday, March 28

• Frozen · Yorktown

• Botanical Beverages · Tarrytown

• Storytime with Mochi the Therapy Dog · Rye

• Annual Chess Tournament · Mount Vernon

• Hudson River Potters Spring Show & Sale · Ossining

• A Very Blue Easter Egg Hunt · Scarsdale

• Bedford Village Spring Egg Hunt · Bedford

Sunday, March 29

• Springfest · Rye

• Wedding and Bridal Expo (Rescheduled) · White Plains

• Hudson River Potters Spring Show & Sale · Ossining

Spring 2026 Guides Are Here! 🌻

To Begin Touring Properties or to Learn Your Home’s Value:

Reply, call, or text message me: (914) 202-1101

—

The Spring Market Starts with a Wave of Relistings

Nearly 45,000 homeowners who pulled their listings last year put their homes back on the market in January, marking the highest January relisting total in a decade of Redfin records. Those relisted homes accounted for a record 3.6% of all properties on the market during the month, highlighting a notable jump in available inventory heading into the spring selling season.

• A record 112,788 homes were delisted in December 2025.

• More than a third (36.1%) came back with price cuts.

Ralph’s Take

It’s relisting season. Sellers who didn’t get a deal done last summer or fall are starting to get more serious, and it’s showing up in the numbers.

Take a look at Westchester: 11.7% of this week’s new listings were previously listed homes, up from 10.5% last week, with prices ranging from $120,000 to $19.5 million. Of those homes, 44% returned to the market with a price cut, down from 59% last week, while 24% returned at a higher asking price, up from 9%. With snowstorms slowing much of the market last month, more homes are likely to be relisted in the coming weeks, hopefully at more realistic prices.

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 30 ↑+1

• New Listings:  247 ↑+42

• Price Reductions: 45 ↑+8

• Pending Sales:  152 ↑+6

• Closed Sales: 109 ↓-24

💰 Find your home’s value here!

_{Property Type: Residential. OneKey MLS, Inc. 3/6/26 - 3/13/26.}

The “Mansion Tax” Debate

In 1989, New York enacted a “mansion tax,” a tax on home sales over $1 million. At that time, the median home price in Westchester County was about $210,000, so a million dollar purchase truly represented a mansion-level property. But since then, real estate values have risen roughly 370%, while the $1 million threshold hasn’t changed. Today, the tax hits many Westchester buyers, since about half of our home sales exceeded that mark last year. Here’s how it works:

• Applicable to purchases of $1,000,000 or more.

• Equal to 1% of the full purchase price.

• It’s a one-time tax paid at closing.

Ralph’s Take

Raising the cutoff to $2M would better restore the original intent: taxing genuinely high-end transactions rather than routine family purchases. Indexing the threshold going forward is the crucial guardrail so today’s “mansion” line doesn’t quietly become tomorrow’s middle-market line again. If the state wants a luxury tax, it should define luxury in real time, not by a number frozen decades ago.

Zillow-craft: House Hunting in Azeroth

Zillow just teamed up with World of Warcraft to create “Zillow for Warcraft” — a microsite where fans can scroll through in-game homes as if they were real-life listings, complete with classic Zillow-style browsing. In other words: “What if fantasy housing had its own MLS?”

This lead me down a marketing rabbit hole at midnight: What if we could spin up a collab for any listing? Here’s a few I created:

• Mediterranean Waterfront Straight Out of a Game of Clue 🕵️‍♀️

• Once-in-a-Lifetime Shot for a Knicks Superfan 🏀

• Do You Like Scary-Good Projects? 🔪

🏠 Notable Listings

• New: Haines Family Farm. Built in 1790

• New: A Classic 1920s Dutch Colonial in Fleetwood

• 343 Days to Go Under Contract. Sold for Full Asking 🤔

✂️ Just Missed the Cut

• Mark Zuckerberg’s New $170M Mansion Breaks Miami Records

• Edge-on-Hudson Reaches 50% Occupancy Milestone

  ---

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.41% (⬆️ 0.27 from last week). Last year’s rate: 6.78%

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

Throwback! Green Line Sponsor for Eastchester's St Patrick's Day Parade in 2014 🫣

Saturday, March 14

• Cheese 207: Women in Cheese, Pleasantville

• Don't Tell Comedy, White Plains

• Midnight at the Masquerade: Murder Mystery Dinner, Tarrytown

• The Mostly Motown Show Featuring The Teetones, Mamaroneck

• Winter Theater 2026: Othello, Tarrytown

• White Plains St. Patrick's Day Parade, White Plains

• Interactive Murder Mystery Comedy, Mahopac

• Slimefest Weekend, Rye

• Westchester Spring Home Show, White Plains

• Playland Job Fair, White Plains

• St. Patrick's Day Kids Party, Port Chester

• Meet & Greet: Colette Jane Fehr, Bedford

Sunday, March 15

• Candlelight Concert: The Best of Hans Zimmer, Mamaroneck

• Winter Theater 2026: Othello, Tarrytown

• Eastchester St. Patrick's Day Parade, Eastchester

• Sleepy Hollow / Tarrytown St. Patrick's Day Parade, Sleepy Hollow

• Slimefest Weekend, Rye

• Westchester Spring Home Show, White Plains

Spring 2026 Guides Are Here! 🌻

To Begin Touring Properties or to Learn Your Home’s Value:

Reply, call, or text message me: (914) 202-1101

—

What Those Westchester Price Cuts Really Mean

Nationally, more sellers are cutting asking prices as rising inventory, and pickier buyers collide. According to Realtor.com, price cuts showed up on about 1 in 5 listings last June, the highest share since at least 2016. Perhaps surprisingly, despite all the bidding wars, Westchester has followed suit. Let’s take a closer look at what our own price-reduction data actually shows.

• January YoY: January 2026 saw just 85 cuts — a 25% drop from 2025.

• Most Reductions: June 2022 tops the list with 538 reductions (26.2% of listings).

• Fewest Reductions: December 2023 bottoms out at 76 reductions (6.2%).

• Annual Reductions: 2024 had just 2,410 — down 4.8% vs. ‘23 and 51.8% vs. ‘21.

• Tight Inventory: January ‘26 had only 1,087 listings, 2 fewer than January ‘25.

Ralph’s Take

Those big percentage swings in price cuts sound dramatic but remember: Westchester is operating on tiny inventory. With only about 1,100 listings, even small changes in reductions show up as big percentage moves. The real story is the pattern: June is usually our peak month for price cuts, with two recent exceptions: September 2024 and October 2025. So yes, cuts are happening here like the national headlines say — just against a backdrop of chronically low supply.

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 23 ↑+1

• New Listings:  145 ↓-7

• Price Reductions: 32 ↓-1

• Pending Sales:  143 ↓-12

• Closed Sales: 79 ↓-12

💰 Find your home’s value here!

_{Property Type: Residential. OneKey MLS, Inc. 2/20/26 - 2/27/26.}

All-Cash Buyers Face New Anti-Money Laundering Rule

Starting March 1, 2026: The U.S. Treasury’s Financial Crimes Enforcement Network (FinCEN) will require extra reporting for all-cash purchases of residential real estate made through entities or trusts. The goal is to identify the true beneficial owners behind these deals and crack down on money laundering and other illicit activity. Buyers using LLCs, corporations, partnerships or trusts in cash deals will face new disclosure and record-keeping expectations, with some notable exemptions. Key points:

• Applies to transfers of residential real estate that are “non-financed”, to a legal entity or trust, and not subject to an exemption.

• Exemptions: death or divorce, court-supervised or bankruptcy transfers, 1031 exchanges, no-consideration transfers into a trust where an individual is the grantor, and grants or revocations of easements.

• Reports go into a non-public FinCEN database, subject to strict use limits, and are not disclosable under FOIA.

• Willful violations can carry serious penalties, including up to five years in prison or a fine up to $250,000

Ralph’s Take

In 2024, 27% of all homes were purchased with all cash, according to ATTOM, and New York ranked second nationwide, with 40.4% of purchases made in cash. Because all-cash deals through LLCs, shell companies, or trusts are a common way to hide illicit funds and remain anonymous, requiring disclosure of the real people behind those entities makes this kind of abuse much harder.

NYSAR: Mayor Mamdani's Proposed Property Tax Increase 👎

The New York State Association of REALTORS® strongly condemns the property tax hike included in Mayor Zohran Mamdani’s proposed budget for New York City. “Property owners in New York City are already overtaxed and overregulated which harms residents of all income levels. At a time when many New Yorkers are leaving for lower-tax states, raising property taxes is both counterproductive and irresponsible. Property tax increases also raise the specter of even higher rents which affects everyone. We urge the mayor to restrain spending rather than put another dagger in the city real estate market.”

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 5.99% (⬇️ 0.05 from last week). Last year’s rate: 6.79%

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

Saturday, February 28th

• Botanical Beverages, Tarrytown

• Ephrat Asherie Dance, Purchase

• Hello, Dolly!, Yorktown

• K-Pop Dance, Yonkers

• Latin Dance Night, Tarrytown

• Remember Tomorrow: A Tribute to Iron Maiden, Yonkers

• Wycliffe Gordon & Friends, Mamaroneck

• Lunar New Year Celebration, Chappaqua

• The Yellow Show in The Co-Op, Cross River

• Titanic The Musical, Purchase

• Winter Theater 2026: Othello, Tarrytown

• Wintering Eagles, Croton-on-Hudson

Sunday, March 1st

• Hayfields Cars and Coffee, North Salem

• Hello, Dolly!, Yorktown

• The Stinky Cheese Man & Other Fairly Stupid Tales, Mamaroneck

• The War of the Worlds: The 1938 Radio Script, Tarrytown

• The Yellow Show in The Co-Op, Cross River

• Unveiled: A Boutique Bridal Brunch, New Rochelle

• Winter Theater 2026: Othello, Tarrytown

To Begin Touring Properties or to Learn Your Home’s Value:

Reply, call, or text message me: (914) 202-1101

—

Counties New York Homebuyers Love 🥰

The Hudson Gateway Association of Realtors (HGAR) ranked the New York counties that saw the biggest year-over-year increase in home sales in 2025, just in time for Valentine’s Day. Putnam County tops the list with the strongest sales growth and the tightest inventory, showing how intense buyer demand remains there. Several Hudson Valley and downstate counties — including Ulster, Rockland, Westchester, and Sullivan — also posted notable gains, underscoring that many local markets stayed competitive despite broader national housing headwinds. Key points:

• Head-Over-Heels: Putnam - Sales up 15.6%. 1.7 months of inventory

• Fighting Over: Westchester - 45 days on market. 1.6 months of inventory

• The Stealth Crush: Rockland - 7.5% bump in closed sales, 99.5% of list price

• Weekend Romance: Ulster - Sales up 8.3% (2nd highest increase)

• The Rebound: Dutchess and Orange - Slight decline in sales (-1.7% and -2.1%)

Ralph’s Take

Westchester County is still playing “hard to get”. While the surge in Putnam County sales may surprise people, Westchester remains the tougher catch: homes sell faster, inventory is leaner, and the average sale-to-list ratio is higher — proof that bidding wars haven’t really cooled. With so few options on the market, the good homes are still getting snapped up quickly.

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 18 ↑+1

• New Listings:  127 ↓-55

• Price Reductions: 34 ↓-5

• Pending Sales:  146 ↓-11

• Closed Sales: 120 ↓-6

💰 Find your home’s value here!

_{Property Type: Residential. OneKey MLS, Inc. 2/6/26 - 2/13/26.}

White Cabinets? That’s So 2025

Wood cabinetry has surpassed white as the most popular choice in kitchen remodels, according to Houzz’s 2026 Kitchen Trends Study, which surveyed over 1,700 homeowners about recent renovations. Wood cabinets are now chosen in 29% of projects, just edging out white at 28%, with medium and light wood tones leading the way. While white and off-white remain significant players, colorful cabinets like green and blue are still niche, though green has now overtaken gray. The study also highlights a continued preference for contrasting upper and lower cabinets and a surge in wood countertops on kitchen islands. Additional findings:

• Popular wood tones: medium 15%, light 11%, dark 3%.

• Popular off-white: 15%; green 6% now tops gray 5%; other colors each under 5%.

• Built-ins are big: 76% add them: pantries, beverage areas, seating & wine fridges.

• Typical costs: $20K minor remodels, $55K major, and up to $75K for large kitchens.

• 78% of renovators change their kitchen style.

Ralph’s Take

I’ve been saying this for years (just ask my mother) — the era of the all-white kitchen is fading. These days, home buyers are mostly more excited by contrast and character, not wall-to-wall white. Ever heard of a “tuxedo kitchen”? That’s when the upper and lower cabinets are done in different finishes for a sharp, tailored look. And for those who really want their kitchen to pop, give the island its own bold accent color and let it steal the spotlight.

🛑 Stop Over-Spending on Pre-Sale Renovations

If you’re planning to sell your home this spring, you shouldn’t wait to start making updates. In today’s market, homes that feel well-maintained and move-in ready still stand out and sell for top dollar. To decide what’s worth doing, I recommend leaning on return-on-investment (ROI) data, which shows that smaller, visual improvements can pay off just as much as – or more than – major renovations. Here are the highlights from Zonda’s 2025 Cost vs Value Report for the New York market:

• 323% ROI: Garage door replacement (top performer in New York)

• 103% ROI: Minor midrange kitchen remodel (slightly pays for itself)

• 25% ROI: Solar power installation (limited resale payback)

Ralph’s Take

Practical upgrades shine; big glamorous projects don’t. This is exactly with what I tell my clients all the time: I have zero interest in spending your money just to spend it. If I can’t point to a strong, data-backed ROI, it’s not worth your time, your energy, or your cash. Our job is to cherry-pick the handful of projects that the numbers say actually move the needle when you go to sell.

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.04% (⬇️ 0.11 from last week). Last year’s rate: 7.04%!

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

The Farmhouse, Katonah

Saturday, February 14th

• Adult Prom Sneaker Ball, White Plains

• Creedence Clearwater Remixed, White Plains

• Laugh at Love with Gary Vider, Tarrytown

• Maker Night Pottery Experience Classes, Port Chester

• Royal Hanneford Circus, White Plains

• Teatown Hudson River EagleFest, Croton-on-Hudson (Rescheduled)

• Valentine’s Day Bake and Make, Katonah

• Valentine’s Day Under the Stars, Yonkers

• Weir Tour, Ossining

Sunday, February 15th

• Afternoon Tea at Caramoor, Katonah

• Family Party: Goat, Yonkers

• Galentine's Brunch At Gigante, Eastchester

• Mommy & Me Pasta Making Class, Scarsdale

• Royal Hanneford Circus, White Plains

• StandUp OpenMic Night, White Plains

To Begin Touring Properties or to Learn Your Home’s Value:

Reply, call, or text message me: (914) 202-1101

—

60.8% of Westchester Homes Closed Over Asking

In my last newsletter, I broke down the strongest performing price ranges in Westchester County. This week, we’re focusing in on school districts — and what I found was wild: In 2025, 60.8% of single-family homes in Westchester sold over asking — up from 56.2% in 2024. 🤯 In every school district but four, more than half of single-family sales closed above list price. Five districts were above 70%: Rye Neck (71.2%), Lakeland (71.2%), Elmsford (71.4%), White Plains (72.0%), and Mamaroneck (72.5%). Additional highlights:

• Highest Median Price: Bronxville - $2,750,000

• Highest Average Price: Rye City - $3,038,695

• Highest Median Sale-to-List: Mamaroneck - 107.8%

• Lowest Median Price: Peekskill - $560,000

• Most Expensive Sale: Harrison - $13,500,000

• Largest % Over Asking Sale: 77%

• Highest Share of Sales Over-Asking: Mamaroneck - 72.5%

• Total Closed Sales: Yonkers - 453

Ralph’s Take

It was another tough year for Westchester home buyers. Inventory stayed painfully tight, despite a 5.1% increase in sales, and even with mortgage rates finishing the year a full percentage point lower, competition didn’t let up. Sellers continued to hold the upper hand, with 61.1% of homes selling above their final list price, and places like Mamaroneck and White Plains leading the charge on over-ask bidding wars. In short: buyers got a small break on rates and affordability, but not on the fight to win a house.

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 23 ↓-13

• New Listings:  167 ↑+21

• Price Reductions: 38 ↑+5

• Pending Sales:  100 ↑+10

• Closed Sales: 121 ↓-18

💰 Find your home’s value here!

_{Property Type: Residential. OneKey MLS, Inc. 1/16/26 - 1/23/26.}

The Trend Says 2016. The Data Says Nope!

Somethings haven’t changed since 2016 😅

If you’ve been on Instagram recently, you’ve probably seen the “2026 is the new 2016” posts everywhere. 2016 was ten years ago, and the internet is feeling nostalgic. That was the year the Apple Watch went mainstream, Amazon debuted the Echo, and the Chicago Cubs won their first championship in 108 years (Jets fans — it could be worse). Many people are convinced it was a better time (and to be fair, the year that’s a decade behind us usually does feel that way), but a lot has changed since then, especially in real estate. Throw on “Closer” by The Chainsmokers — here’s how the Westchester market stacks up against its 2016 self:

Ralph’s Take

Looking back, 2016 wasn’t a blockbuster year for real estate so much as a steady, slightly odd one. Inventory stayed tight, mortgage rates stayed low, the economy looked solid — yet prices slipped a bit: the median sale price edged down 0.6%, from $627,500 in 2015 to $624,000 in 2016. That kind of softening is unusual in a strong economy with low borrowing rates, and heading into 2017, most expected prices to start climbing again — just at a slower, more sustainable pace.

How Much Equity Did You Gain in 2025?

Every January, I set aside a few hours every day to create Home Equity Reports for past clients. These reports offer a level of detail and accuracy that goes beyond what you’ll find on sites like Zillow or Redfin. If you would like to know your home’s equity position, reply “2026”.

This service is complimentary as a thank you for being a subscriber! 🙌

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.19% (⬆️ 0.12 from last week). Last year’s rate: 7.12%!

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

Makers Central in Tarrytown

Saturday, January 24th

• Candlelight: Tribute to The Beatles, Mount Kisco

• Cheese 101, Pleasantville

• Circle Comedy Pound Ridge, Pound Ridge

• Comedy from Scratch, Larchmont

• Concordia Conservatory Gala: Joy, Laughter & Music, Bronxville

• Curling and Cocktails, Dobbs Ferry

• Frostival, Scarsdale

• Planetarium Show: Birth of Planet Earth, Yonkers

• Q&A with THE LATE SHOW'S Comedy Writers, Sleepy Hollow

Sunday, January 25th

• A Hudson Valley Wedding Market, Tarrytown

• Cars and Coffee, Yonkers

• Learn Street Magic with David Pogue, Bedford

• Planetarium Show: Birth of Planet Earth, Yonkers

• Weir Tour, Ossining

• Westchester County Wedding & Bridal Expo, White Plains

• Winter Tree ID Walk, Katonah

All Month

White Plains Restaurant Month, White Plains

January 19th through February 6th

Yonkers Downtown Restaurant Week, Yonkers

To Begin Touring Properties or to Learn Your Home’s Value:

Reply, call, or text message me: (914) 202-1101

—

Westchester’s Hottest Price Ranges of 2025

Where buyers actually showed up — and what it means for your price strategy.

If you want to know where the real market is, don’t start with closed sales — start with showings. I pulled every showing on listed homes across Westchester County in 2025 and grouped them by price range. The result is a clear look at which price ranges are truly hot, which are just warm, and where buyer activity starts to thin out. Most of Westchester’s showing activity was in the mid-market tier, with nearly half of the roughly 170,000 showings on homes priced between $400,000 and $900,000.

Additional Findings:

• Heaviest Pool of Buyers: $600k to $700k with about 18,800 showings.

• Tightest Competition: $500k to $600k averaging 17.1 showings per listing.

Above $1 million, demand becomes more segmented.

• Highest Demand: $1M to $3M represented over one-fifth of all showings.

• Over 14 Showings per Listing: $2M to $2.1M and $2.4M to $2.5M

Ralph’s Take

In addition to evaluating all comparable sales, I also analyze showing data to make sure my listings are strongly positioned in the market. Here’s a real example: Last Spring, the Scarsdale School District market had some wild hot spots. In Q2, homes priced between $1.250M and $1.275M averaged 53 showings, while homes between $1.275M and $1.30M saw just 9. My advice was simple: we position the home to where the buyers actually are. With two or more buyers competing, there’s a high probability of a bidding war that can push the final price up toward that $1.3M mark.

If you’re considering a move in 2026 and want to know how your home should be positioned based on this data, I’ll be happy to walk you through it. I can pull these numbers at a more local level — by ZIP, school district, or elementary school area. 🤓

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 17 ↑+6

• New Listings:  128 ↑+91

• Price Reductions: 51 ↑+41

• Pending Sales:  71 ↓-3

• Closed Sales: 84 ↑+19

💰 Find your home’s value here!

_{Property Type: Residential. OneKey MLS, Inc. 1/2/26 - 1/9/26.}

Modest Prices, More Inventory, and Better Odds in 2026

The most recent 2026 real estate forecasts point to a cooler but stable market rather than a boom or a crash. Zillow and Redfin see U.S. home prices rising only about 1–1.2% in 2026, as affordability slowly improves but high prices and rates keep demand in check. Mortgage rate projections cluster around the low-6% range for much of 2026, with only gradual easing expected. Slightly lower rates and rising inventory should bring more transactions as the market continues to normalize after the pandemic-era rollercoaster.

Ralph’s Take

When you blend these forecasts together, you get a pretty clear picture of where I think the national market is headed in 2026: increased sales and a modest bump in prices.

Here in Westchester County, and across much of the Northeast, the market still hasn’t really cooled. As I wrap up the 2025 year-end numbers, there’s some good news for buyers: annual sales were up, and single-family home appreciation is easing — from about 9% between 2023 and 2024 to 5.9% from 2024 to 2025. Even better, mortgage rates are now more than a full percentage point lower than they were at the start of 2024.

How Much Equity Did You Gain in 2025?

Every January, I set aside a few hours every day to create Home Equity Reports for past clients. These reports offer a level of detail and accuracy that goes beyond what you’ll find on sites like Zillow or Redfin. If you would like to know your home’s equity position, simply reply to this newsletter, call, or text me at (914) 202-1101.

This service is complimentary as a thank you for being a subscriber! 🙌

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 5.99% (⬇️ 0.21 from last week). It’s a 3-year low - last year’s rate: 7.15%!

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

Photographed at Eagle Walk, Croton-on-Hudson

Saturday, January 10th

• Botanical Beverages, Tarrytown

• Curling and Cocktails, Dobbs Ferry

• Eagle Walk, Croton-on-Hudson

• Harlem Wizards Game, New Rochelle

• Live Brunch Music: School of Rock Bedford, Mount Kisco

• "Sesame Street" Sing-a-Long, Tarrytown

• Snow Day Weekend, Rye

• Video Workshop for Families, Yonkers

• Winter Train Show, New Rochelle

• Youth A Cappella Festival, Valhalla

Sunday, January 11th

• 105-Ten Sunday Night Comedy, Briarcliff Manor

• An Afternoon at the Opera, Pelham

• Cars and Coffee, Yonkers

• Meandering Mansions of Historic Millionaires, Irvington & Tarrytown

• New Year Special Estates Auction, Larchmont

• Snow Day Weekend, Rye

• Sundae Sundays, Hastings-on-Hudson

• White Plains Reptile Expo, White Plains

• Winter Train Show, New Rochelle

All Month

• White Plains Restaurant Month, White Plains

To Begin Touring Properties or to Learn Your Home’s Value:

Reply, call, or text message me: (914) 202-1101

—

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 8 ↑+1

• New Listings:  83 ↓-57

• Price Reductions: 31 ↓-36

• Pending Sales:  106 ↓-42

• Closed Sales: 154 ↓-9

💰 Find your home’s value here!

_{Property Type: Residential. OneKey MLS, Inc. 11/21/25 - 11/28/25.}

WSJ: When Home Sellers Set Prices Too High, They’re Paying for It

According to a new report from The Wall Street Journal, homes that underwent price reductions this year spent nearly five times longer on the market compared to homes that were priced right from the start. Not only that, but many of them ended up selling for less than similar homes listed more strategically. This “price and pray” strategy may have worked in the turbocharged 2021–2022 market. But in today’s climate, it’s a recipe for lost momentum and missed opportunity. Additional findings:

• 20% of active listings in October had a price cut.

• 57% of homes sold in 2025 (through October) had at least one price cut.

• Many sellers cut their asking price by more than 5% after 3 months on the market.

Ralph’s Take

Many of my seller-clients have heard me say this before: pricing is part of marketing. The asking price doesn’t need to reflect what I, or even my clients, believe their home is worth. Instead, it’s a strategic marketing tool. The goal is to spark excitement, increase showing activity, attract multiple offers, and ultimately sell above asking. But that only happens when the price invites interest, not hesitation. Set it too high out of the gate, and you risk turning your biggest window of opportunity (those crucial first two weeks), into a long stretch of silence and markdowns.

White Plains Affordable Housing Lottery Announcement

Downtown White Plains has launched a rare housing lottery offering 108 renovated condos at 6 Cottage Place and 99 Church Street. Priced from the low $200Ks and available to households earning up to 100% of the Area Median Income, these studio to three-bedroom homes include accessibility-adapted units and are located in a walkable, transit-friendly neighborhood. It’s one of Westchester’s most significant affordable homeownership opportunities in years.

• Starting prices: mid $200Ks (Cottage) / low $300Ks (Church)

• Open to households at or below 100% Area Median Income

• Accessible units available for residents with mobility or hearing/vision needs

• Deadlines: Feb 12 (Cottage) & Mar 2 (Church); lottery in March

Here’s How to Apply: Applications can be submitted through homeseeker.westchestergov.com, with full details and downloadable forms also available at 6CottageCondo.com, 99ChurchCondo.com, and affordablewestchester.org. The lotteries for both buildings will take place in March 2026. Applications for 6 Cottage are due by February 12, 2026, and applications for 99 Church are due by March 2, 2026.

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.22% (⬇️0.12 from last week). Last year’s rate: 6.88%.

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

Frosty Day and Parade in Armonk

Saturday, November 29th

• Bronxville Small Business Saturday, Bronxville

• Crestwood Library Centennial Holiday Bazaar, Yonkers

• Holiday Food Truck Market, Yonkers

• Holidays on the Hill Train Show, Katonah

• Holiday on the Hudson, Cortlandt Manor

• Holiday Opening and Market, Tarrytown

• New Rochelle Holiday Market, New Rochelle

• Northeast Etsy Artists Collective Winter Market, Ossining

• Shrek The Musical, Yorktown

• Small Business Saturday, Katonah

• Small Makers Market, Tarrytown

• The Great Holiday Train Show, Chappaqua

• Train Show, Scarsdale

• Turkey Run & Paws Walk, Rye

• Young Birder’s Club, Mount Kisco

• Westchester’s Winter Wonderland, Valhalla

Sunday, November 30th

• Holiday Food Truck Market, Yonkers

• Holiday Lighting, Katonah

• Holidays on the Hill Train Show, Katonah

• Holiday on the Hudson, Cortlandt Manor

• Frosty Day and Parade, Armonk

• New Rochelle Holiday Market, New Rochelle

• Small Makers Market, Tarrytown

• The Great Holiday Train Show, Chappaqua

• Train Show, Scarsdale

• Westchester’s Winter Wonderland, Valhalla

• Yoga in the Gardens, Katonah

Planning a move in 2026?

Let’s start the conversation — so when the time is right, you’re ahead.

Reply, call, or text message me: (914) 202-1101

—

Learn your home's value and find recent comparable sales here

—

NAR’s Forecast: Home Sales Headed for a 14% Increase

The latest forecast from the National Association of Realtors (NAR) predicts existing home sales in the U.S. will increase by about 14% in 2026, driven by improving economic fundamentals and a slight easing of mortgage rates. Home prices are expected to continue rising nationally around 4% next year, after an estimated 3% rise by the end of this year. Additional predictions:

• 14% increase in existing home sales.

• 5% increase in new home sales.

• Mortgage rates to drop gradually to 6%.

Ralph’s Take

I’ll be putting together a full list of forecasts as we get closer to the end of the year, but here’s my early read: Much of NAR’s outlook for a stronger 2026 seems tied to the same theme we’ve been talking about all year: inventory challenges aren’t going away. Supply remains tight, and demand continues to build. You can see it clearly in the 31% year-over-year jump in mortgage applications. The market itself is still pretty split, with luxury sales showing more strength, while the affordable home market struggles under heavy inventory shortages.

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 7 ↓-2

• New Listings:  140 ↓-8

• Price Reductions: 67 ↑+13

• Pending Sales:  148 ↓-14

• Closed Sales: 163 ↑+51

💰 Find your home’s value here!

_{Property Type: Residential. OneKey MLS, Inc. 11/14/25 - 11/21/25.}

Now “Baby Rave” Open Houses?!

A $4.5 million Los Angeles home sat stagnant on the market for months, despite its prime location, pool, and school district appeal. Traditional marketing methods failed until the seller’s agents staged a bold, family-centered event: a BABY RAVE. With bubbles, toy instruments, and a live DJ energizing the space, prospective buyers could envision real life unfolding inside the home. The event not only transformed the open house but also generated buzz online, leading to increased interest and a quick transition into escrow.

Ralph’s Take

We’re always on the hunt for unique and compelling real estate marketing ideas, especially when they go beyond just showcasing a property and instead sell the lifestyle. I’ve covered strategies like the $1 asking price and sleepover showings, but the Baby Rave Open House feels like something homeowners might actually get behind. What’s next? Pet Playdates, Backyard Movie Nights, or Wellness Walkthroughs? I’m still a fan of what one creative house hunter offered to win a house last year… 🍕

P.S. Am I the only one who’s never heard of a baby rave? 🤷‍♂️

Deal of The Week 💸

294 Sterling Road, Harrison. Courtesy of OneKey® MLS.

🔥Hotness Factor: ♥️ 103 Favorites, 👤 1,436 Views, 🥇 7.2% Save Rate.

• 5 beds, 5.5 baths, 6,807 sq ft on 1.22 acres

• Stately 1935 Tudor in highly sought after Sterling Ridge neighborhood

• Grand living spaces include a cathedral-ceiling Great Room and chef’s kitchen

• Luxurious Primary Suite with dressing room, library, and spa bath

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.34% (unchanged from last week.) Last year’s rate: 7.04%.

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

Thanksgiving Parade in New Rochelle

Saturday, November 22nd

• Campwoods Holiday Craft Fair, Ossining

• CHHOP Turkey Trot, Peekskill

• Holiday Food Truck Market, Yonkers

• Holiday on the Hudson, Cortlandt Manor

• Novemberfest, Valhalla

• Shrek The Musical, Yorktown

• Thanksgiving Parade, New Rochelle

• The Great Holiday Train Show, Chappaqua

• The Lighting at Ridge Hill, Yonkers

• Train Show, Scarsdale

• Westchester’s Winter Wonderland, Valhalla

• Yellow Studio Holiday Market, Cross River

Sunday, November 23rd

• Campwoods Holiday Craft Fair, Ossining

• Holiday Food Truck Market, Yonkers

• Holiday on the Hudson, Cortlandt Manor

• Holiday Market, Katonah

• New York Metro Reptile Expo, White Plains

• Novemberfest, Valhalla

• Peter K. Oley Turkey Trot, Irvington

• Shrek The Musical, Yorktown

• The Great Holiday Train Show, Chappaqua

• Train Show, Scarsdale

• Trudy Dunbar Memorial 5K Turkey Trot, Tarrytown

• Turkey Trot & Gobbler Race, Mamaroneck

• Westchester’s Winter Wonderland, Valhalla

• Yoga in the Gardens, Katonah

Fall Guides 🍂

Planning a move in 2026?

Let’s start the conversation — so when the time is right, you’re ahead.

Reply, call, or text message me: (914) 202-1101

—

Learn your home's value and find recent comparable sales here

—

A ‘Mamdani Migration’ to Westchester County?

There’s been a surge of media hype around the idea that residents of New York City might flee following Zohran Mamdani’s victory. The speculation hasn’t just pointed to far-away destinations like Florida or the Carolinas, but also to nearby suburban hubs such as Westchester County, which could become an appealing landing zone for households looking to exit the city while remaining in the broader metro area. I looked into the polls that the media has been citing, and here’s what I found:

• Victory Insights Poll (10/22 - 10/23)

  500 very likely NYC voters:

  • 26.5% would consider leaving NYC if Mamdani won.

  • 68.4% would stay.

  • 5.2% were undecided.

• J.L. Partners / Daily Mail Poll (10/23-10/26)

  500 registered voters:

  • 25% would consider leaving NYC if Mamdani won.

  • 9% would definitely leave.

Ralph’s Take

New York City has weathered plenty of “exodus scares” before, and history shows that far fewer people actually leave than say they will. Still, Westchester is a much smaller housing market than the city, so even a modest outflow of high-income households over the next year could have an impact here: pushing prices higher, fueling bidding wars in the $800K–$2.5M range, and tightening inventory further in communities with quick Metro-North access.

However, for brokers claiming a surge in demand in October: much of that likely stems from lower mortgage rates compared to last year (6.32% vs. 6.98%) and tighter inventory (805 single-family homes for sale, down from 925 in Westchester County a year ago).

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 9 ↓-9

• New Listings:  148 ↓-10

• Price Reductions: 54 ↓-30

• Pending Sales:  162 ↓-6

• Closed Sales: 112 ↓-47

💰 Find your home’s value here!

_{Property Type: Residential. OneKey MLS, Inc. 11/7/25 - 11/14/25.}

Luxury Home Prices Jump 3x Faster Than Average

Luxury housing continued to outperform the broader market in October, with prices up 5.5% — nearly triple the growth of non-luxury homes, according to Redfin. Strong equity markets and cash-heavy buyers are keeping high-end demand resilient, even as typical buyers remain constrained by current mortgage rates. Additional findings:

• Number of sales: Luxury up 2.9%. Non-luxury sales at 0.7%.

  • Both markets are still near decade-low October levels.

• Inventory: Luxury up 6.4%. Non-luxury up 9.5%

  • Highest October levels in 5 years, but still below pre-pandemic norms.

• Days on Market: Luxury up to 58 days. Non-luxury up to 45 days.

  • Signaling a slower, more cautious market overall.

Ralph’s Take

The data in the report points to a market that’s cooling in pace but not in price. Luxury buyers, who often pay cash, are keeping high-end demand stable even as overall activity slows. The slightly higher inventory is giving buyers more options, but supply is still well below pre-pandemic levels, which continues to support upward pricing across the board.

New Listing: Perfect Starter or Downsizer: Pristine First-Floor Condo

107 Nottingham Road, Bedford Hills

OPEN HOUSE: Saturday, November 15th: 1:00 - 3:00pm

ADDRESS: 107 Nottingham Road, Apt D, Bedford Hills

Beautifully Maintained First-Floor Condo in Bedford Terrace! Perfectly situated between downtown Bedford Hills and the Village of Katonah, and close to Mount Kisco, this home offers low maintenance living with exceptional convenience and charm. Residents enjoy the Memorial Town Park with a pool and playground. Ideal for first-time buyers, downsizers, or a weekend escape, this move-in-ready first-floor condo captures the best of Bedford Hills living.

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.34% (⬆️ 0.02 from this time last week.) Last year’s rate: 7.01%.

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

Fine Day Holiday Fair at The Bedford Post

Saturday, November 15th

• Fall Fest, Rye

• Fine Day Holiday Fair, Bedford

• Goats on the Go, Katonah

• Holiday Food Truck Market, Yonkers

• Holiday Market and Train Show, Scarsdale

• Northeast Etsy Artists Collective Holiday Market, Elmsford

• Senior Craft Fair, Mount Kisco

• Shrek The Musical, Yorktown

• Sticks & Stones Art Show, Bedford

• The Ticking Tent Fall Market, Bedford

• Upright Citizens Brigade Tour, Tarrytown

• Westchester Songwriters’ Circle, Ossining

Sunday, November 16th

• Fall Fest, Rye

• Fine Day Holiday Fair, Bedford

• Holiday Food Truck Market, Yonkers

• Holiday Market and Train Show, Scarsdale

• Shrek The Musical, Yorktown

• Sticks & Stones Art Show, Bedford

• Therapy Dog Fashion Show, Mount Kisco

• Yoga in the Gardens, Katonah

Fall Guides 🍂

Planning a move in 2026?

Let’s start the conversation — so when the time is right, you’re ahead.

Reply, call, or text message me: (914) 202-1101

—

Learn your home's value and find recent comparable sales here

—

The Shutdown Is a Speed Bump, Not a Real Estate Deal Breaker!

As the federal government shutdown drags on, there are some ripple effects in the housing market. Programs like FHA, VA, and USDA loans are severely delayed or halted altogether, leaving thousands of home transactions in limbo because crucial paperwork is stuck in bureaucratic gridlock. The complete suspension of USDA loans and the shutdown of the National Flood Insurance Program (NFIP) are exacerbating the issue, impacting an estimated 3,600 home closings daily, valued at $1.6 billion.

Here’s what you need to know:

• FHA, VA, and USDA loans may encounter significant processing delays.

• The National Flood Insurance Program (NFIP) is offline.

What to do:

• Buyers: Gather all documents early, ask your lender for a backup option (like a conventional loan), and confirm how your rate lock works.

• Sellers: Favor offers with solid financing and an active rate lock, add language that allows extra time if agencies reopen late, and keep backup offers ready.

• Flood-zone homes: Check right away if you need flood insurance; if NFIP is paused, get quotes for private flood insurance.

Ralph’s Take

Most real estate transactions are still expected to close, just on a slightly slower timeline. My advice, as usual, is to have proactive communication. When brokers, attorneys, and lenders stay aligned, most deals make it to the finish line. Expect delays, but not derailments.

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 18 ↑+6

• New Listings:  158 ↓-21

• Price Reductions: 84 ↑+6

• Pending Sales:  168 ↑+12

• Closed Sales: 159 ↓-34

💰 Find your home’s value here!

_{Property Type: Residential. OneKey MLS, Inc. 10/31/25 - 11/7/25.}

For Sale By Fewer: FSBO Sales Plunge to Historic Low

The latest data from the National Association of Realtors (NAR) reveals that For Sale By Owner (FSBO) sales have plummeted to just 5% of all transactions — an all-time low. Back in the 1980s, FSBOs made up 21% of the market. Here’s what changed according to the report:

• Lower Returns: FSBO homes typically sell for nearly $100K less.

• Limited Reach: No MLS means fewer eyes on your home.

• Off-Market Deals: Most FSBOs are sold to friends or family.

• Online Gap: FSBO listings rarely show up where buyers are searching.

• Legal Risk: One wrong form can turn into a costly mistake.

Ralph’s Take

I understand the thought process. Selling your home unrepresented might seem like a way to save, but in reality, it can cost you significantly more. According to report last year’, sellers who work with an agent net an average of $79,000 more than FSBO sellers. Why? Because visibility, negotiation, and accurate pricing aren’t DIY tasks. The smartest sellers know you don’t cut corners on your biggest asset.

New Listing: Comfort, Space, and a Lease That Fits

Welcome to 64 Furnace Woods Road, a stunning 4-bedroom, 3.5 bath contemporary that perfectly balances comfort, style, and space. The sun-filled living room features a wood-burning fireplace and sliding doors leading to the deck and patio, creating an ideal setting for relaxing or entertaining. hardwood floors throughout, a two-car garage, and a private backyard. Available for a 1 or 2 year lease.

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.32% (⬆️ 0.04 from this time last week.) Last year’s rate: 6.98%.

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

Major League Table Tennis in Pleasantville

Saturday, November 8th

• An Ode to Francis Saltus Saltus, Sleepy Hollow

• Apple Cidering Program, Scarsdale

• Back To the Future: 40th Anniversary Party, Yonkers

• Candlelight: 90s Hip-Hop on Strings, Mt Kisco

• Ghost Tours of The Music Hall, Tarrytown

• Major League Table Tennis, Pleasantville

• NAMI 5K, Valhalla

• New Westchester Book Festival, Katonah

• Westchester Polar Plunge, Rye

• You Got Served Tennis Clinic, Hastings-on-Hudson

Sunday, November 9th

• Apple Cidering Program, Scarsdale

• Major League Table Tennis, Pleasantville

• New Parents, Expecting Parents & Baby Expo, Tarrytown

• Wickers Creek Market, Dobbs Ferry

• Yoga in the Gardens, Katonah

Fall Guides 🍂

Planning a move in 2026?

Let’s start the conversation — so when the time is right, you’re ahead.

Reply, call, or text message me: (914) 202-1101

—

Learn your home's value and find recent comparable sales here

—

Would You Buy a Haunted House if The Price is Right? 👻

A recent survey by Real Estate Witch (yes, seriously) reveals that 52% of U.S. homebuyers would consider purchasing a haunted house — if the price was right. Financial concerns outweigh supernatural fears in today’s market, with most buyers more afraid of costly repairs than ghosts. While a majority would accept living with spirits, many draw the line at serious property defects or stigmas like murder or meth lab histories. Gen Z and millennials are more open to haunted homes compared to older generations, though stigma still affects resale expectations. The survey also found:

• 19% believe they've lived in a haunted house.

• 22% say a rumored haunting is a dealbreaker when buying a home.

• 57% say they would feel uncomfortable living in one.

• 92% believe people who claim their house is haunted are telling the truth.

• Gen Z is more worried about ghosts than radon (75%) or asbestos (64%).

Ralph’s Take

With low inventory and soaring prices, even ghosts are up for negotiation. It’s not the creaks or cold drafts that haunt buyers — it’s the fear of missing out. A full 25% of those who knowingly moved into a haunted house said they’d do it again, more than double last year’s 11%. Paranormal activity might give some pause, but in today’s market, losing a deal is the real nightmare. 👻

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 12 ↑+2

• New Listings:  179 ↑+18

• Price Reductions: 78 ↓-12

• Pending Sales:  156 ↓-34

• Closed Sales: 159 ↑+31

💰 Find your home’s value here!

_{Property Type: Residential. OneKey MLS, Inc. 10/24/25 - 10/31/25.}

The ‘Conjuring’ House Pulled from Halloween Auction 🎃

The Conjuring House. Courtesy of JJ Manning Auctioneers.

The famed farmhouse in Burrillville, Rhode Island, known as the inspiration for the horror film The Conjuring, was scheduled for a foreclosure auction on Halloween (October 31, 2025) at 11 am. It’s the same 1736‑built home where Ed Warren and Lorraine Warren investigated the haunting reported by the Perron family. However, the auction was cancelled after the mortgage lender sold the underlying loan to a mystery buyer. Now the question is, what’s next for the legendary haunted house? 👻

Modern Luxury on the “Most Haunted Road in Westchester” 🦇

63 Buckout Road, West Harrison. Courtesy of OneKey® MLS.

There’s a newly built home for sale on one of the most legendary roads in Westchester County. Known for its ghost stories, witch lore, and eerie nighttime atmosphere, Buckout is a road locals love to whisper about, especially the stretch near West Harrison where the woods close in. This house sits right at the spot where the double yellow line suddenly disappears, marking the point where the road shifts from ordinary to undeniably spooky. Despite the folklore, the home itself is stunning, modern with open living spaces and high-end finishes. Whether you’re drawn by the peace and nature, or intrigued by the legendary reputation of Buckout Road, this home delivers a story you won’t find anywhere else. 🐺

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.28% (⬆️ 0.09 from this time last week.) Last year’s rate: 7.05% 😱

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

Photo credit: KGM

Saturday, November 1st

• Chip Andrus Chili Cook-Off, South Salem

• Day of the Dead Celebration, Sleepy Hollow

• Disco of the Dead, Hastings-on-Hudson

• Enchanted Forest, Croton-on-Hudson

• Fall Festival: Halloween Weekend, North Salem

• Hudson Valley Restaurant Week

• Marathon Pasta Party, White Plains

• Rock & Roll House of Horrors, Sleepy Hollow

• Salsa Dancing at the Library, White Plains

• Scared by the Sound, Rye

• Tea with Animals, Yorktown

• The Haunt at Wildcliff Mansion, New Rochelle

• Westchester County Home Show, White Plains

Sunday, November 2nd

• Fall Festival: Halloween Weekend, North Salem

• Hudson Valley Restaurant Week

• Westchester County Home Show, White Plains

Ready to tour properties?

Reply, call, or text message me: (914) 202-1101

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Chappaqua Couple Files Lawsuit Against Zillow

326 Millwood Road in Chappaqua. Courtesy of OneKey® MLS.

A couple in Chappaqua filed a lawsuit accusing Zillow and First Street Technology of harming their home sale by assigning their property an “extreme” flood-risk rating. They say the rating discouraged prospective buyers, led to offers being withdrawn, and forced them to sell at a loss. The couple contends the risk score was inconsistent with FEMA maps, on-site inspections, and the home’s history, and they are seeking damages.

• Allegation: Zillow listed their home as an “extreme flood risk (9/10)” even though the home is not in a FEMA flood zone and has no history of flooding.

• Impact: The couple says potential buyers backed out, forcing them to sell for $999,000 — about $100,000 loss. (Purchased in 2022 for $1.1m)

• Claims: They argue the risk data was false and misleading, calling Zillow’s display of it negligent and defamatory.

• Damages Sought: The couple is pursuing $500,000 in damages for the alleged financial loss and reputational harm to their property.

Ralph’s Take

Zillow assigns each property a climate risk score (1–10) for flood, fire, wind, heat, and air quality, with higher numbers indicating greater risk. In April, Zillow began including FEMA flood data alongside First Street’s ratings, adding a disclaimer noting potential discrepancies between sources. Still, confusion remains. At last weekend’s open house in New Rochelle, a buyer insisted our listing was in a flood zone. FEMA maps list it as Zone X — minimal flood risk or less than 0.2% of flooding — yet Zillow and First Street rate it 9/10 for flooding! Our seller purchased the home in 1990, and it has never flooded.

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 15 ↓-4

• New Listings:  158 ↓-41

• Price Reductions: 86 ↓-9

• Pending Sales:  178 ↓-12

• Closed Sales: 106 ↓-54

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

_{Property Type: Residential. OneKey MLS, Inc. 10/10/25 - 10/17/25.}

SALT Cap Lifted — Here’s How Much You Could Save

After years of debate, Congress has finally raised the long-standing limit on state and local tax (SALT) deductions — a move that could shift the financial picture for homeowners in high-tax areas, such as Westchester. The change, part of the recently passed “Big Beautiful Bill,” increases the SALT cap from $10,000 to as much as $40,000, but not without strings attached.

• Pre-2017: Homeowners could deduct all state and local property, income, and sales taxes with no federal cap.

• 2017 Tax Cuts and Jobs Act (TCJA): Introduced a $10,000 cap on state and local tax (SALT) deductions for both individuals and married couples.

• 2025 Update: Raises the cap from $10,000 to a scalable amount up to $40,000:

  • Itemizers Only: Only taxpayers who itemize deductions can use the SALT benefit; those taking the standard deduction do not qualify.

  • Multiple Properties: The expanded deduction can apply across primary, secondary, and investment homes.

  • Income-Based Phaseout:

    • Full benefit for households earning under $500,000.

    • Gradual phaseout between $500,000–$600,000.

    • Cap drops back to $10,000 for incomes above $600,000.

Ralph’s Take

For homeowners in Westchester County, the new SALT cap of up to $40,000 offers some overdue relief from property taxes that often exceed $20,000 a year. The benefit, will expire in 2030, but it still gives many Westchester residents a bit of breathing room after years under the restrictive $10,000 cap.

Deal of The Week 💸

28 Carolyn Way, Somers. Courtesy of OneKey® MLS.

🔥Hotness Factor: ♥️ 118 Favorites, 👤 1,168 Views, 🥇 10.1% Save Rate.

• 3 beds, 2 baths, ~1,944 sq ft on 1.73 acres

• Classic 1923 home with oak floors, Viking kitchen, and sunroom

• Outdoor perks: stone patio, fire pit, play area, chicken coop

• Prime spot: walk to Purdys train, Somers schools

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.23% (⬇️ 0.11 from this time last week.)

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

Witches Festival & Paddle Parade, Sleepy Hollow

Saturday, October 18th

• Backyard Blaze with Firehouse Chili, Katonah

• Columbus Day Parade, Eastchester

• Fall Fest, White Plains

• Fall Festival: Cider & Sweets, North Salem

• Fall Foliage Festival, Hawthorne

• Goldens Bridge Community Day, Goldens Bridge

• Halloween Parade and Carnival, Yorktown

• Harvest at the House, Valhalla

• Haunted Kill Trail of Terror, Ossining

• Hulda’s Night, Pleasantville

• Jagged Little Pill the Musical, White Plains

• Katonah Art Walk, Katonah

• LaBooBoo Party, Mount Kisco

• McLean Avenue Fall Festival, Yonkers

• Mystic Moon, North Salem

• Rock & Roll House of Horrors, Sleepy Hollow

• Scared by the Sound, Rye

• Sherlock Holmes and the Legend of Sleepy Hollow, Sleepy Hollow

• Tails of Hope Rescue Gala, Briarcliff Manor

• The Haunt at Wildcliff Mansion, New Rochelle

• Westchester Comedy, White Plains

Sunday, October 19th

• Fall Festival: Cider & Sweets, North Salem

• Halloween Costume Parade, Rye

• Jagged Little Pill the Musical, White Plains

• Making Strides Against Breast Cancer Walk, Purchase

• Meals on Main Street 5K & Fun Run, Port Chester

• Mystic Moon, North Salem

• Rock & Roll House of Horrors, Sleepy Hollow

• Scared by the Sound, Rye

• Scared by the Sound Hardly Haunted Matinee, Rye

• Sherlock Holmes and the Legend of Sleepy Hollow, Sleepy Hollow

• The Haunt at Wildcliff Mansion, New Rochelle

• Tyler Rush Memorial Car & Truck Show, Tarrytown

• Italian Heritage Festival, West Harrison

• Witches Festival & Paddle Parade, Sleepy Hollow

Fall Guides 🍂

Ready to tour properties?

Reply, call, or text message me: (914) 202-1101

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The Westchester Market: From Hot to Healthy?

The latest Market Hotness Rank from Realtor.com® and the Federal Reserve Bank of St. Louis (FRED) shows that Westchester County’s housing market could be transitioning toward a more balanced pace after two years of intense competition. The rank measures how “hot” an area’s market is compared to all U.S. counties — with 1 representing the hottest and 1,612 the coolest in the nation.

Westchester’s Market Hotness Rank so far in 2025:

• January (Rank 636): Soft start to the year following late-2024 cooldown.

• March (Rank 360): 🔥 Peak Spring demand.

• June (Rank 590): Early signs of the summer slowdown.

• August (Rank 851): ❄️ Coolest reading of 2025 amid buyer fatigue.

• September (Rank 552): Autumn rebound as listings adjust and activity resumes

Ralph’s Take

The Hotness Rank is best read in context, it’s a comparative measure, not a report card. Even if Westchester isn’t sitting near the top spot, it’s still one of the stronger, more active markets in the country. A higher rank doesn’t always mean demand is fading; it can simply reflect fewer listings, longer selling times, or seasonal slowdowns. What we’re seeing now could be the market catching its breath after two years of sprinting.

Westchester’s Record Hotness: 260 in March 2024.

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 19 ↑+6

• New Listings:  199 ↓-19

• Price Reductions: 95 +0

• Pending Sales:  190 ↑+23

• Closed Sales: 160 ↓-18

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

_{Property Type: Residential. OneKey MLS, Inc. 10/3/25 - 10/10/25.}

Own & Earn: Two-Family Open House in New Rochelle! 🎈

OPEN HOUSE: Saturday, October 11th: 1:00 - 3:00pm

ADDRESS: 161 Stephenson Boulevard, New Rochelle

Versatile Two-Family Home with Income Potential. Spacious and well-maintained, this home offers two large three-bedroom units — perfect for owner-occupants or investors. Live in one and rent the other to offset your mortgage, or lease both for maximum returns. Both units include private entrances, hardwood flooring, and well-proportioned rooms. Whether you're looking for flexible living or a strong investment, this property checks all the boxes.

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.34% (⬇️ 0.04 from this time last week.)

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

Twilight Village in Sleepy Hollow

Saturday, October 11th

• Columbus Day Carnival, Eastchester

• Comedy from Scratch, Larchmont

• Fall Festival: Pumpkin Palooza, North Salem

• Fall for Nature 50th Anniversary Picnic, Scarsdale

• Haunted Halloween Hike, Mount Kisco

• Italian American Festival, Mount Kisco

• Jagged Little Pill the Musical, White Plains

• Mystic Moon, North Salem

• Oktoberfest, Yonkers

• Pumpkin Picking Weekend, Katonah

• Revolutionary War on the Aqueduct, Dobbs Ferry

• Rock & Roll House of Horrors, Sleepy Hollow

• Sherlock Holmes and the Legend of Sleepy Hollow, Sleepy Hollow

• The Haunt at Wildcliff Mansion, New Rochelle

• The Strange Case of Dr. Jekyll and Mr. Hyde, Sleepy Hollow

• Weir Tour, Ossining

Sunday, October 12th

• Bram Stoker's Dracula, Sleepy Hollow

• Columbus Day Parade and Carnival, Eastchester

• Fall Festival and Car Show, Yorktown

• Fall Festival: Pumpkin Palooza, North Salem

• Italian American Festival, Mount Kisco

• Jagged Little Pill the Musical, White Plains

• Mystic Moon, North Salem

• Oktoberfest, Yonkers

• Pumpkin Picking Weekend, Katonah

• Rock & Roll House of Horrors, Sleepy Hollow

• Sherlock Holmes and the Legend of Sleepy Hollow, Sleepy Hollow

• The Haunt at Wildcliff Mansion, New Rochelle

• White Plains Oktoberfest, White Plains

Fall Guides 🍂

Ready to tour properties?

Reply, call, or text message me: (914) 202-1101

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Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 25 ↑+5

• New Listings:  210 ↓-16

• Price Reductions: 68 ↓-36

• Pending Sales:  173 ↓-2

• Closed Sales: 155 ↓-10

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

_{Property Type: Residential. OneKey MLS, Inc. 9/19/25 - 9/26/25.}

Post-Pandemic Shift: Rates Now Drive Buyer Behavior

In recent months, mortgage rates have slipped from 7.04% in January to around 6.30%, sparking renewed discussion about whether lower borrowing costs will unlock more demand. ResiClub’s 25-year analysis reveals wide swings in buyer sensitivity to mortgage rates, depending on the housing cycle. In some periods, demographics and credit standards mattered more. In others, rates barely moved the needle. But in the current post-pandemic cycle, mortgage rates have emerged as the dominant force shaping demand.

• Early 2000s (2000–2004): Falling rates fueled the housing bubble

• Housing bust (2005–2009): Demand collapsed despite lower rates

• Post-crash (2010–2014): No correlation, demand muted despite low rates

• Recovery years (2015–2019): Weak influence from rates

• Pandemic era (2020–2024): Exceptionally strong link between rates and demand

Ralph’s Take

Today’s heightened rate sensitivity means even small shifts in mortgage rates can have a significant impact on demand. A modest drop may draw buyers back, while a sharp increase could push them out just as quickly. Case in point: when the average 30-year fixed rate hit its 2025 low of 6.26% two weeks ago, purchase applications jumped to their highest level of the year.

Catch It Early: Open House Invitation 🎈

OPEN HOUSE: Saturday, September 27th: 1:00 - 3:00pm

ADDRESS: 1504 Fox Glen Drive, Hartsdale

Enjoy the ease of townhouse-style living in this bright and beautifully updated two-story condo with oversized windows throughout. With its own private front entrance, covered porch, and upper-level balcony, this home provides both indoor style and outdoor enjoyment. Residents of The Colony enjoy ample parking, beautifully maintained grounds, a large in-ground pool with sundeck, and a fenced-in playground. A rare opportunity for low maintenance living with space, style, and amenities!

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.38% (⬆️ 0.02 from this time last week.)

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

Saturday, September 27th

• Armonk Outdoor Art Show, Armonk

• Chappaqua Children’s Book Festival, Chappaqua

• Community Yard Sale, West Harrison

• Fall Festival: Fall Photo Fest, North Salem

• Flannel & Fire, Bedford

• Mystic Moon, North Salem

• Oktoberfest, Croton-on-Hudson

• Rev Fest 250, Croton-on-Hudson

• Rocktoberfest, Irvington

• Run for Recovery 5K, Yorktown Heights

• Tack and Tweed Pop Up Event, North Salem

• The Piano-Bar Show, Mount Kisco

• Weir Tour, Ossining

• Yonkers Comic Con, Yonkers

Sunday, September 28th

• Armonk Outdoor Art Show, Armonk

• Bicycle Sundays, Lower Westchester

• Fall Car Show, Chappaqua

• Fall Festival: Fall Photo Fest, North Salem

• Hispanic Heritage Festival, Mount Kisco

• Jay Day Fall Festival, Rye

• Mystic Moon, North Salem

• Rev Fest 250, Croton-on-Hudson

• Sail Fest 2025, Tarrytown

• Somers Women’s Club Annual Tag Sale, Somers

• The Haunted Word: The Tales of Edgar Allan Poe, Armonk

• The Westchester County Car Show, New Rochelle

NEW: Fall Guides 🍂

Ready to tour properties?

Reply, call, or text message me: (914) 202-1101

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Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 20 ↓-2

• New Listings:  226 ↓-24

• Price Reductions: 104 ↑+21

• Pending Sales:  175 ↑+16

• Closed Sales: 165 ↑+16

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

_{Property Type: Residential. OneKey MLS, Inc. 9/12/25 - 9/19/25.}

🛏️ The Sleepover Strategy

When it comes to selling a home, first impressions matter, but what if buyers could sleep on it, literally? A growing trend in real estate, especially in luxury markets and planned communities, is allowing serious buyers to spend the night in a property before making an offer. The extended showing gives them a true sense of the home’s features, potential nighttime noise, and the vibe of the surrounding neighborhood. 33% of buyers who spend the night end up buying — that's three times the conversion rate of a traditional showing. Why it’s interesting:

• Sleepover showings convert at 33%, compared to 11% for standard tours.

• Sellers gain leverage: no buyer’s remorse, fewer surprises, stronger closings.

• Buyers get clarity on noise, neighborhood, commute, and comfort.

• Protect the deal with waivers, deposits, and clear offer deadlines.

Ralph’s Take

Okay - I understand why the $1 pricing strategy sparked so many responses in my last post, but this idea doesn’t feel quite as radical. Think of it this way: people spend an hour on TripAdvisor before booking a $300 hotel, yet only 37 minutes touring a home before buying it for $750k. Letting a serious buyer spend the night could be one of the smartest moves in real estate right now. Sure, it sounds a little weird — but so did Airbnb, Carvana, and online mattress shopping. My opinion: Anything that helps a buyer form an emotional connection to a home is effort well spent.

Deal of The Week 💸

“The Anthony Miller House” built in 1725 and still standing strong

🔥Hotness Factor: ♥️ 319 Favorites, 👤 5,049 Views, 🥇 6.3% Save Rate.

• 5 bedrooms plus 2 full bathrooms.

• Wrap around porch and original hardwood floors.

• Two wood-burning fireplaces and exposed beams.

• New roof in 2024 and updated systems throughout.

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.35% (⬆️ 0.06 from this time last week.)

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Things to Do in Westchester This Weekend

Golfing for Kids

Saturday, September 20th

• 74th Annual Herb Fair & Market, Katonah

• Aquefest, Ossining

• Fall Festival: Farm to Fork Weekend, North Salem

• Fox Senior Center Annual Tag Sale, Mount Kisco

• Katonah Art Walk, Katonah

• Lewisboro Library Fair, South Salem

• Mystic Moon, North Salem

• Oktoberfest, Elmsford

• San Gennaro Feast, Yorktown

• Sip Sound Savor, Rye

• Westchester Comedy, White Plains

• Westchester Volunteer Firefighters Association Parade, Tarrytown

Sunday, September 21st

• Bicycle Sundays, Lower Westchester

• Fall Festival: Farm to Fork Weekend, North Salem

• Fox Senior Center Annual Tag Sale, Mount Kisco

• Mystic Moon, North Salem

• Oktoberfest, Elmsford

• San Gennaro Feast, Yorktown

• Sleepy Hollow Street Fair, Sleepy Hollow

NEW: Fall Guides 🍂

Ready to tour properties?

Reply, call, or text message me: (914) 202-1101

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Learn your home's value and find recent comparable sales here

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The $1 House: Real Estate’s Latest Bidding War Trigger

In today’s overheated housing market, desperate buyers aren’t the only ones making bold moves, some homeowners are flipping the script with a striking tactic: listing their homes for just $1. While no one expects to walk away with a property for less than the cost of a pack of gum, this marketing move is igniting exactly what it’s designed to create: buzz, bidding wars, and viral attention.

Ralph’s Take

Why does the $1 strategy work? Because everyone clicks. A house listed for a dollar is clickbait, engineered for attention. An agent in New Jersey just turned a $1 listing into a $550,000 sale — they were hoping for $500,000. Another pulled in 47 offers. In the end, it’s not Zillow or your agent who decides what your home is worth, it’s the buyers with the money. This tactic is a surefire way to spark a bidding war.

And, no, no one’s tried it in Westchester County… yet.

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 51 ↑+26

• New Listings:  109 ↓-12

• Price Reductions: 56 ↓-3

• Pending Sales:  162 ↑+32

• Closed Sales: 234 ↑+25

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

_{Property Type: Residential. OneKey MLS, Inc. 8/22/25 - 8/29/25.}

What the Mortgage Rate Drop Means for Homebuyers in Westchester County

If the Fed cuts rates in September, it doesn’t guarantee mortgage rates will move lower. This is a conversation I’ve had with many of my clients. With a strong economy and low unemployment, mortgage rates may stay put. Yes, a Fed rate cut usually puts some downward pressure on borrowing costs, but it’s not guaranteed. Mortgage rates move more closely with bond yields, which are heavily influenced by inflation expectations and overall economic strength. If investors still see inflation risk or the labor market looks too strong, those yields (and mortgage rates) won’t budge much, even if the Fed is cutting.

We saw this last fall, and it could happen again. On a brighter note, homes are more affordable today than they were in April. Here’s the math:

Even though home prices rose by $15,000 since April, the lower mortgage rate improves affordability. A buyer today pays about $200 less per month compared to April, despite the higher purchase price - that’s an annual savings of roughly $2,400 in mortgage payments.

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.50% (⬇️ 0.02 from this time last week - the lowest level since October.)

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Westchester Events

Views of the Tappan Zee Bridge from Hudson Farmer & the Fish

Saturday, August 30th - Sunday, August 31st

• 8/30: Downtown Summer Sizzle: Prince Experience, New Rochelle

• 8/30: DJ Days at The Brook at Tibbets, Yonkers

• 8/30: Lake Lincolndale Corn Roast & Duct-Tape Boat Race, Mahopac

• 8/30: The Miracle Bean and the Chocolate Machine, North Salem

• 8/30: Wildflower Island Tour, Ossining

• 8/31: Bluegrass, BBQ & Beer, North Salem

• 8/31: DJ Days at Saxon Woods Pool, White Plains

End of Summer Guides 😎

Ready to tour properties?

Reply, call, or text message me: (914) 202-1101

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2024 List to Sell Ratios: MLS: 100.5% - Ralph: 105.6%

2024 Average Days on Market: MLS: 58 - Ralph: 25

Tax Reform on the Table: How New Bills Could Impact Home Sellers

A bipartisan movement in Congress is building momentum to update or eliminate the capital gains tax on home sales, as decades-old exemption thresholds fail to reflect modern housing prices. The push centers on two bills: the More Homes on the Market Act, which would double and index the exemption, and the No Tax on Home Sales Act, which would eliminate it entirely for primary residences. A report by the National Association of REALTORS® (NAR) and a new Redfin analysis highlight the growing burden, especially in high-cost areas, where many owners are locked into their homes to avoid taxes.

Here’s what you need to know:

• Federal exemption thresholds, $250,000 for individuals and $500,000 for married couples, have been unchanged since 1997.

• NAR estimates:

  • 34% of homeowners could face capital gains tax today

  • 56% of homeowners by 2030

  • 70% of homeowners by 2035

• Redfin’s study finds:

  • 25.9% of U.S. homes have appreciated by at least $250,000

  • 8% of U.S. Homes have appreciated by at least $500,000.

• NAR regards this as a critical juncture, advocating that homeowners shouldn’t be taxed like investors and that reform would promote equitable access to housing and stimulate market activity

Ralph’s Take

The capital gains tax debate isn’t new. Cutting or eliminating it could push more homeowners to list, easing the inventory crunch. But the biggest gains would go to those with substantial equity, while first-time buyers might see little benefit. The challenge is spurring movement without widening the gap between owners and hopeful buyers. In 2023, NAR’s chief economist proposed a temporary capital gains holiday for investors selling to first-time buyers, showing how tax policy can shape supply. Until Washington strikes that balance, sellers should make tax planning part of their strategy well before the “For Sale” sign goes up.

Westchester Weekly Market Tracker 📈

• ‘Coming Soon’: 28 ↑+15

• New Listings:  153 ↓-16

• Price Reductions: 67 ↓-22

• Pending Sales:  171 ↑+8

• Closed Sales: 227 ↑+31

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

_{Property Type: Residential. OneKey MLS, Inc. 8/7/25 - 8/15/25.}

Heritage Hills Condo Sold in Five Days 🥳

Congratulations to my sellers on the sale of their condo in Heritage Hills! We kicked off our marketing campaign two weeks ago, with showings starting at last Saturday’s open house. The interest we generated led quickly to multiple offers, and the sellers accepted one with outstanding terms.

The sale will mark the highest price ever achieved for a Guilford unit in Heritage Hills. 🥂

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.58% (⬆️ 0.01 from this time last week - remaining at the lowest level since October.)

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Westchester Events

The Ossining Waterfront

Saturday, August 16th - Sunday, August 17th

• 8/16: Armonk Summer Concert, Armonk

• 8/16: Downtown Summer Sizzle: Who’s Bad, New Rochelle

• 8/16 - 8/17: The Miracle Bean and the Chocolate Machine, North Salem

• 8/17: Broadway in Bedford: One Night in Oz, Bedford

• 8/17: Hastings on Jazz, Hastings-on-Hudson

• 8/17: Jewish Heritage Festival, Valhalla

• 8/17: Dia de la Cultura Ecuatoriana, Sleepy Hollow

• 8/17: New York Opera Conservatory Summer Concert, Croton-on-Hudson

Summer Guides 😎

Ready to tour properties or learn your home’s value?

Reply, call, or text message me: (914) 202-1101

—

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:

• Closed sales volume

• Median days on market (DOM)

• Average list price and closed price

• Median and highest sale-to-list ratios

• Lowest and highest recorded sale prices

As always, I’m here to answer your questions!

Mortgage Watch 📉

This week’s average 30-year fixed mortgage rate is 6.63% (⬇️ 0.18 from this time last week, and the lowest level since April 4th.)

_{> The rate you may be eligible for can vary greatly from the daily average published via Mortgage News Daily.}

Westchester Events

White Plains: Rock the Block

Friday, August 1st

• Jazz at Pierson Park, Tarrytown

• Yonkers Waterfront Live, Yonkers

Saturday, August 2nd - Sunday, August 3rd

• 8/2: Armonk Summer Concert, Armonk

• 8/2: Downtown Summer Sizzle: Sam Morrow, New Rochelle

• 8/2: Glen Island Sand Art Competition, New Rochelle

• 8/2: Bonfire & S'mores Social, Harrison

• 8/2: The Miracle Bean and the Chocolate Machine, North Salem

• 8/3: Caribbean Night on the Farm, North Salem

• 8/3: Brunch With Griffin Anthony, North Salem (Go see my friend!)

• 8/3: Indian Heritage Festival, Valhalla

• 8/3: NewFriends Summer Picnic, Irvington

• 8/3: Summer Fest Artsmobile, Yonkers

• 8/3: Yorktown Concert Series, Yorktown

Summer Guides 😎

Ready to tour properties?

Reply, call, or text message me: (914) 202-1101

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Learn your home's value and find recent comparable sales here

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2024 List to Sell Ratios: MLS: 100.5% - Ralph: 105.6%

2024 Average Days on Market: MLS: 58 - Ralph: 25