In the first quarter of 2026, the Westchester, Putnam, and Dutchess real estate markets demonstrated resilience despite mixed market conditions. While transaction volume softened in certain areas, pricing remained strong across all three counties, driven by ongoing inventory constraints
and steady buyer demand, according to Houlihan Lawrence Q1 2026 Westchester-Putnam-Dutchess Market Report released today.
Westchester County saw a slowdown in sales activity, with a 16% decrease
in homes sold year-over-year. Despite this, home values continued to rise,
with the average sale price reaching $1.3 million, up 11%. Inventory remains
limited, and demand continues to outpace supply across most price points,
highlighting sustained competition among buyers.
Putnam County remained stable year-over-year. Pricing, however, showed
notable strength, with the median sale price increasing to $610,000, up 11%.
The market continues to benefit from buyers seeking greater affordability
relative to Westchester, keeping upward pressure on prices.
Dutchess County recorded modest growth with home sales increasing 3%.
Pricing trends were similarly positive, with the average sale price exceeding
$600,000, up 9%, and the median price reaching $500,000. Inventory
remains tight overall, though trends vary by price segment.
“Looking ahead, the market is expected to remain competitive. Without a
meaningful increase in supply, prices are likely to continue trending upward.
As the market leader north of New York City, Houlihan Lawrence is uniquely
positioned to help buyers and sellers navigate their real estate journey with
unmatched market insight, strategic guidance, and deep local expertise,” said Houlihan Lawrence President & CEO Liz Nunan.
WESTCHESTER, PUTNAM, DUTCHESS MARKETS AT A GLANCE
(Q1 2026 vs Q1 2025)
WESTCHESTER COUNTY
Homes Sold: Down 16.1%
Median Sale Price: Up 7.6%
New York City Gateway
(Mount Vernon, New Rochelle, Pelham, and Yonkers)
Homes Sold: Down 5%
Median Sale Price: Up 8%
Lower Westchester
(Bronxville, Eastchester, Edgemont, Scarsdale, and Tuckahoe)
Homes Sold: Up 7%
Median Sale Price: Up 3%
Rivertown’s
(Ardsley, Dobbs Ferry, Hastings, Mount Pleasant, Pleasantville, Tarrytown, Briarcliff Manor, Elmsford, Irvington Ossining, and Pocantico Hills)
Homes Sold: Down 21%
Median Sale Price: Up 6%
Greater White Plains
(Greenburgh, Valhalla and White Plains)
Homes Sold: Down 26%
Median Sale Price: Down 1%
Sound Shore
(Blind Brook, Harrison, Mamaroneck, Port Chester, Rye City and Rye Neck)
Homes Sold: Down 33%
Median Sale Price: Up 9%
Northern Westchester
(Bedford, Byram Hills, Chappaqua, Katonah-Lewisboro, North Salem and Somers)
Homes Sold: Down 16%
Median Sale Price: Up 5%
Northwest Westchester
(Croton-on-Hudson, Hendrick Hudson, Lakeland, Peekskill and Yorktown)
Homes Sold: Down 18%
Median Sale Price: Up 18%
PUTNAM COUNTY
(Brewster, Carmel, Garrison, Haldane, Lakeland, Mahopac and Putnam Valley)
Homes Sold: Down 1%
Median Sale Price: Up 11%
DUTCHESS COUNTY
Homes Sold: Up 2.9%
Median Sale Price: Up 3.1%
Southwest Dutchess
(Beacon, East Fishkill, Fishkill, La Grange, Poughkeepsie, City of Poughkeepsie and Wappinger)
Homes Sold: Up 10%
Median Sale Price: Up 6%
Southeast Dutchess
(Beekman, Dover, Pawling and Union Vale)
Homes Sold: Down 17%
Median Sale Price: Up 3%
Northwest Dutchess
(Clinton, Hyde Park, Milan, Pleasant Valley, Red Hook and Rhinebeck)
Homes Sold: Up 1%
Median Sale Price: Up 3%
Northeast Dutchess
(Amenia, North East, Pine Plains, Stanford and Washington)
Homes Sold: Down 14%
Median Sale Price: Down 20%