As we move into 2026, many buyers and sellers across Westchester Real Estate markets are asking the same question: Has the market finally changed?
The answer is yes—but not in the way most people expect.
After several years of extreme conditions, the market has shifted into something more balanced. However, balance does not mean easy. Success in today’s Westchester market depends on preparation, strategy, and understanding how the rules have evolved—especially in high-demand towns like Chappaqua.
Below is what I’m seeing right now—and how buyers and sellers should be thinking about 2026.
Inventory Is Improving, But Competition Remains Strong
Compared to the past few years, we are finally seeing a healthier balance between supply and demand. More homeowners are choosing to list, and that trend should continue through winter and into the spring.
That said, Westchester Real Estate remains competitive—particularly for well-priced homes in desirable school districts. Buyers have more choices, but they are still competing for the best properties.
For sellers, this means pricing and presentation matter more than ever. Overpricing no longer gets a free pass, but strong homes still attract multiple interested buyers.
Mortgage Contingencies Are Still a Major Negotiation Point
One of the most important realities of today’s market is this:
Homes that have been on the market for less than 30 days rarely accept mortgage contingencies.
This applies across price points—not just luxury homes.
Buyers who need a mortgage contingency should focus on homes that have been sitting longer, where sellers are more flexible. Buyers competing for newly listed homes must understand that stronger terms—not just higher prices—often win.
This is where experienced guidance matters. Buyers should be fully educated on risk, reward, and realistic expectations before making offers.
Sellers: Don’t Automatically Reject Contingent Offers
For sellers, a common mistake in 2026 is oversimplifying offers.
A mortgage-contingent offer isn’t automatically a bad offer. In many cases, it can be used strategically to:
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Create leverage with backup buyers
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Push non-contingent buyers to improve terms
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Drive a stronger final outcome
Smart negotiation—not rigid rules—produces the best results, especially when selling homes for low commission and maximizing net proceeds is the goal.
Mortgage Rates Are Supporting Buyer Confidence
Mortgage rates are materially better than where we started last year, with many conforming and jumbo loans now in the mid-5% range.
This improvement has helped unlock demand that was previously sidelined. Buyers are more confident, pre-approvals are stronger, and deal velocity has picked up—particularly in towns like Chappaqua, Pleasantville, Briarcliff Manor, and surrounding areas.
While no one can predict rates perfectly, today’s environment supports steady activity rather than stagnation.
The Westchester Selling Season Starts Earlier Than Ever
One lasting change from the pandemic era is that the real estate season now starts earlier every year.
What used to begin in March now effectively starts around Martin Luther King Jr. weekend. Serious buyers are already touring homes and submitting offers well before spring.
For buyers, waiting until March often means:
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Facing more competition
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Missing off-market or early listings
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Making rushed decisions later
For sellers, listing earlier can mean less competition and stronger positioning.
Westchester Real Estate Taxes and the SALT Deduction Matter Again
For years, Westchester real estate taxes were a major pain point for buyers due to the $10,000 SALT deduction cap.
That has changed—at least temporarily.
The expanded SALT deduction allows many homeowners to deduct up to approximately $40,000 in combined state and local taxes, significantly improving after-tax affordability for many buyers.
While high earners still face phase-outs, this change is particularly meaningful for middle and upper-middle income households considering homeownership in Westchester County.
It’s not a reason to buy on its own—but it is a factor buyers should understand when evaluating true ownership costs.
Final Thoughts: Strategy Wins in 2026
The 2026 Westchester Real Estate market rewards buyers and sellers who are prepared, informed, and realistic.
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Buyers need strategy—not hope
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Sellers need positioning—not guesswork
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Low-commission selling still requires full-service expertise
Whether you’re buying or selling in Chappaqua or anywhere else in Westchester County, understanding how the market actually works today—not how it worked five years ago—can make a meaningful difference in your outcome.
