Why Your Neighbor’s Sale Price Isn’t a Good Comp for Your Home in Westchester County

One of the most common things I hear from Westchester homeowners is:
“But my neighbor sold for $X — shouldn’t my house be worth the same?”

It’s a fair question. But in today’s Westchester real estate market, your neighbor’s sale price is often a poor benchmarkfor what your home is actually worth.

Here’s why two homes on the same street — sometimes even next door to each other — can sell for dramatically different prices.

1. Condition Matters More Than Most Sellers Realize

A home with a recently renovated kitchen, updated bathrooms, and modern mechanical systems can command significantly more than a similar-sized home with dated finishes.

Buyers mentally discount for:

• Original kitchens or baths

• Old roofs, HVAC, or windows

• Worn floors or tired paint

• Deferred maintenance

Even if two homes look similar from the outside, buyers price in the cost and hassle of renovations immediately.

2. Layout and Usability Can Trump Square Footage

Not all square footage is created equal.

Buyers strongly prefer:

• Open or semi-open floor plans

• First-floor primary bedrooms or offices

• Functional basements

• Attached garages

• Natural light and flow

A 3,000 sq ft home with awkward rooms can sell for less than a 2,700 sq ft home with a more modern, usable layout.

3. School District Lines and Micro-Location Differences

In Westchester, school district boundaries can create large value gaps — even on the same street.

Other micro-location factors include:

• Busy road vs quiet cul-de-sac

• Proximity to train, town, or highways

• Noise, power lines, or topography

• Privacy and lot positioning

Two addresses that seem identical on Zillow can be valued very differently by buyers who are hyper-focused on these details.

4. Property Taxes Can Shift Buyer Behavior

Buyers don’t just look at purchase price — they look at monthly payment.

Higher property taxes can:

• Reduce buyer pool

• Lower what buyers are willing to offer

• Change affordability calculations

That means two similar homes with different tax profiles can sell at meaningfully different prices.

5. Timing Within the Market Cycle (Without Chasing Timing)

Even without trying to “time” the market, the reality is that:

• Interest rate changes

• Buyer sentiment

• Inventory levels

• Local competition

…all affect pricing. A neighbor who sold under different conditions may not be a true apples-to-apples comp.

6. Concessions, Credits, and Off-Market Details You Don’t See Online

Public sale prices often don’t tell the full story.

Behind the scenes, there may have been:

• Seller credits for repairs

• Closing cost concessions

• Appraisal renegotiations

• Furniture or personal property included

• Inspection-related price reductions

Zillow, Redfin, and public records usually don’t show these details — but they materially affect what the seller actuallynetted.

The Bottom Line: Your Home Is Unique — And So Is Its True Value

Online estimates and neighbor sales can be a starting point — but they are not a pricing strategy.

Accurate pricing in Westchester requires:
✔ True comparable sales
✔ Condition adjustments
✔ School district analysis
✔ Micro-location expertise
✔ Buyer behavior insight

At NestEdge Realty, this hyper-local approach is exactly how we help sellers price correctly, attract serious buyers, and maximize results — without overpricing or chasing the market.

Thinking About Selling?

If you’re curious what your home is really worth — based on true comps and not just your neighbor’s sale — I’m happy to provide a detailed, no-pressure valuation.

Matthew Gluck
Founder & Principal Broker
NestEdge Realty
📞 917-817-8270
🌐 https://nestedgerealty.com