The housing market in Westchester, Putnam, and Dutchess Counties remained resilient in the third quarter of 2025, with strong buyer demand, rising home prices, and stable supply-demand ratios across most segments according to the Houlihan Lawrence Q3 Westchester, Putnam, and Dutchess Market Report.
In Westchester County, single-family home sales increased 9% year-over-year, with 1,617 homes sold this quarter. The average sale price rose nearly 3%, reflecting continued competition, particularly in the mid to upper price ranges. Homes sold at 104.6% of asking price on average, and price per square foot rose to $488. Supply-demand remained balanced overall, with notable demand growth in the $1M–$3M ranges.
Putnam County experienced a 20% increase in home sales and a 2% rise in median sale price to $610,000. Notably, school districts like Haldane and Lakeland posted significant price appreciation, up 43% and 41% respectively. The market remains highly competitive across most price points. Inventory decreased slightly yearover-year, while pending sales rose 25%, indicating sustained buyer interest into Q4.
Dutchess County saw a 6% decrease in Q3 home sales, likely due to constrained inventory in lower price ranges. However, prices continued to rise, with the average sale price up 4% to $625,092 and price per square foot up 11% to $293. Despite fewer transactions, the market remains tight, with homes selling at 101.2% of list price and a low average of 60 days on market.
“Across all three counties, high demand and limited inventory continue to drive price growth and quick sales. The data suggests ongoing strength in the mid-to-high-end markets, while entry-level buyers face increasing competition due to low supply. Strategic pricing, preparation, and timing remain critical for both buyers and sellers as we head into Q4,” said Houlihan Lawerence President & CEO Liz Nunan.
Westchester, Putnam, Dutchess Markets at a Glance
(Q3 2025 vs Q3 2024)
WESTCHESTER COUNTY
Homes Sold: Up 8.9%
Median Sale Price: Up 8.1%
New York City Gateway
(Mount Vernon, New Rochelle, Pelham, and Yonkers)
Homes Sold: Up 23%
Median Sale Price: Up 9%
Lower Westchester
(Bronxville, Eastchester, Edgemont, Scarsdale, and Tuckahoe)
Homes Sold: 0%
Median Sale Price: Down 3%
Rivertowns
(Ardsley, Dobbs Ferry, Hastings, Mount Pleasant, Pleasantville, Tarrytown, Briarcliff Manor, Elmsford, Irvington Ossining, and Pocantico Hills)
Homes Sold: Up 15%
Median Sale Price: Up 4%
Greater White Plains
(Greenburgh, Valhalla and White Plains)
Homes Sold: Down 5%
Median Sale Price: Up 12%
Sound Shore
(Blind Brook, Harrison, Mamaroneck, Port Chester, Rye City and Rye Neck
Homes Sold: Up 1%
Median Sale Price: Up 5%
Northern Westchester
(Bedford, Byram Hills, Chappaqua, Katonah-Lewisboro, North Salem and Somers)
Homes Sold: Up 19%
Median Sale Price: Down 1%
Northwest Westchester
(Croton-on-Hudson, Hendrick Hudson, Lakeland, Peekskill and Yorktown)
Homes Sold: Down 7%
Median Sale Price: Up 5%
PUTNAM COUNTY
(Brewster, Carmel, Garrison, Haldane, Lakeland, Mahopac and Putnam Valley)
Homes Sold: Up 20%
Median Sale Price: Up 2%
DUTCHESS COUNTY
Homes Sold: Down 6.2%
Median Sale Price: Up 1%
Southwest Dutchess
(Beacon, East Fishkill, Fishkill, La Grange, Poughkeepsie, City of Poughkeepsie and Wappinger)
Homes Sold: Down 14%
Median Sale Price: Down 1%
Southeast Dutchess
(Beekman, Dover, Pawling and Union Vale)
Homes Sold: Up 10%
Median Sale Price: Up 2%
Northwest Dutchess
(Clinton, Hyde Park, Milan, Pleasant Valley, Red Hook and Rhinebeck)
Homes Sold: Up 8%
Median Sale Price: Down 2%
Northeast Dutchess
(Amenia, Northeast, Pine Plains, Stanford and Washington)
Homes Sold: 17%
Median Sale Price: Up 19%
