Over the last several years, the Westchester real estate market has followed a clear trend: the traditional spring market has been starting earlier and earlier. In many recent years, real momentum kicked off around Martin Luther King Jr. weekend, with buyers and sellers jumping in sooner than expected.
This year, however, the pattern looks a bit different.
A Slower Start — But Not a Weak Market
While we did see a small uptick in activity in mid-January, extreme cold, snow, and winter weather have slowed things down. Many sellers simply can’t get their homes ready while snow is on the ground and temperatures remain frigid. As a result, new inventory across Westchester County — including Chappaqua and surrounding towns — has remained very limited.
The expectation is that the next four to six weeks will stay relatively quiet, which may push the peak of the market deeper into the spring rather than the early start we’ve seen in recent years.
That said, a slower start does not mean a weak market.
Mortgage Rates: Neutral, but Still Important
The 30-year fixed mortgage rate has declined month-over-month and is currently hovering around the mid–5% range. This isn’t necessarily a game-changer — but it’s also not a barrier.
For buyers, rates at this level are manageable, especially compared to recent years. More importantly, financing strategy matters more than ever. Buyers who understand their purchasing power, monthly payments, and loan options are far better positioned to compete when the right home appears.
For sellers, stable rates mean buyer demand remains intact.
Low Inventory Is Driving Strong Seller Results
The current lack of inventory — driven largely by weather — is creating exceptional conditions for sellers. Across Westchester, bidding wars are becoming common again, and this is happening across multiple price points, not just entry-level homes.
Homes that are:
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Well-priced
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Properly prepared
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Marketed correctly
are attracting serious interest and, in many cases, multiple offers.
Looking ahead, as weather improves and more homes come to market:
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The higher end of the market may cool slightly
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The lower and mid-priced segments are likely to remain very competitive
Of course, no one has a crystal ball — but supply and demand dynamics continue to favor sellers in much of Westchester.
What Buyers Need to Understand Right Now
Many buyers assume that waiting for more inventory automatically means better opportunities. In reality, more inventory also brings more competition.
Right now, limited inventory can actually work in a buyer’s favor if they are:
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Fully pre-approved
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Clear on budget and priorities
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Ready to act decisively
Well-prepared buyers often succeed by focusing on quality opportunities rather than waiting for “perfect” conditions that may never arrive.
Winter Homebuying Tip: Watch for Ice Dams
One winter-specific issue buyers should be aware of is ice dams.
If you notice large icicles hanging from a roofline, this can indicate:
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Poor insulation
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Uneven roof temperatures
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Potential water intrusion or future leaks
This doesn’t automatically mean there’s a serious problem — but it is something to flag. A qualified home inspector can determine whether repairs are needed and whether the issue is cosmetic or structural.
Bottom Line
The Westchester housing market remains strong, competitive, and highly nuanced. Weather has delayed activity, not demand. Buyers and sellers who are educated, prepared, and realistic will be best positioned as the market accelerates into spring.
If you’re considering buying or selling in Chappaqua or anywhere in Westchester County, understanding timing, pricing, and preparation is more important than ever.
