If you’ve been following the Westchester real estate market closely, you already know buyer priorities are shifting. What looked impressive five years ago doesn’t always translate into value today — especially in competitive markets like Chappaqua, Scarsdale, Briarcliff Manor, and surrounding Westchester towns.

As a Westchester buyers agent and broker at NestEdge Realty, I spend every day hearing directly from buyers touring homes. And in 2026, there’s a clear pattern emerging:

Some “must-have” features are actually becoming overrated.

Here’s what’s falling out of favor — and what today’s buyers really want instead.

1. Oversized Open Floor Plans

Why it’s overrated:

The fully open concept exploded in popularity over the last decade. But now? Many buyers are quietly pushing back.

Huge open spaces:

• Increase heating/cooling costs (big factor in Westchester property taxes + cost of ownership discussions)

• Reduce privacy for work-from-home lifestyles

• Create noise and functionality issues

What buyers actually want:

• Flexible spaces

• Defined rooms with flow

• Home offices or adaptable bonus rooms

Functionality beats trendiness.

2. Elaborate Smart-Home Gimmicks

Why it’s overrated:

Buyers like convenience — not complexity.

Overbuilt smart systems often:

• Break or become obsolete quickly

• Create maintenance headaches

• Don’t significantly boost resale value

What buyers care about instead:

• Reliable infrastructure

• Strong WiFi capability

• Simple automation (thermostats, lighting, security)

Practical tech > flashy tech.

3. Massive Spa Bathrooms

Why it’s overrated:

Those giant soaking tubs and sprawling bathrooms photograph beautifully. But many buyers tell me:

“They look nice, but we’ll never use that.”

Plus:

• Cleaning concerns

• Water usage

• Renovation cost vs resale return

What buyers want instead:

• Updated kitchens first

• Efficient, modern bathrooms

• Storage and functionality

Kitchen upgrades still dominate ROI in Westchester real estate.

4. Formal Dining Rooms Nobody Uses

Why it’s overrated:

Lifestyle changes have hit this feature hard.

Many families now prefer:

• Casual eating spaces

• Multi-purpose areas

• Entertaining-friendly layouts

Formal dining rooms often become:

• Offices

• Playrooms

• Overflow storage

What buyers prioritize instead:
Versatile space that adapts to real life.

5. Over-Staged “Showroom” Homes

Why it’s overrated:

Staging absolutely helps marketing — but overdoing it can backfire.

Buyers today are savvy. They want:

• Authentic condition clarity

• Realistic expectations

• Transparency about updates needed

This is especially true in Westchester County homes, where buyers are calculating:

• Property taxes

• Renovation costs

• Long-term value

Glossy staging alone doesn’t sell anymore.

What Buyers Actually Care About in 2026

Across Chappaqua, Armonk, Rye, Pleasantville, and greater Westchester, buyers consistently prioritize:

✔ Location and commute convenience

✔ Sensible property taxes

✔ Updated kitchens and mechanical systems

✔ Flexible living space

✔ Long-term resale value

✔ Honest pricing and expert guidance

And most importantly:

They want an agent who’s proactive — not reactive.

The best buyers agents aren’t waiting for listings to hit MLS. They’re networking, uncovering pre-market opportunities, and helping clients make smart financial decisions.

That’s been a core philosophy at NestEdge Realty from day one.

Final Thoughts

Real estate trends always evolve. Features that once drove premium pricing don’t always hold their value.

If you’re:

• Selling in Westchester

• Buying in Chappaqua or surrounding towns

• Or just trying to understand today’s housing market

Focus on function, flexibility, and long-term value — not hype.

That’s where smart equity growth happens.