How the Westchester County Market Is Holding Up in Mid-2026

By Ted Holmes

Edward “Ted” Holmes is a Licensed Associate Real Estate Broker and founder of The Holmes Team at William Raveis Real Estate, serving Chappaqua and Northern Westchester County, NY. With 25 years licensed, 456 career transactions, and consistent top-ranking production statewide, he is a recognized expert in residential, luxury, and commercial real estate.

Mortgage rates stayed higher, affordability remained tight, and global uncertainty left many feeling stuck during the first half of 2026. It’s no surprise if you’ve felt the same way.

Even so, the market here in Chappaqua and Northern Westchester continues to show remarkable stability. Here’s a quick, data-driven look at where things stand this quarter, and where mortgage rates might be headed next.

These numbers compare the twelve months ending June 2026 to the same period in 2025, from OneKey MLS.

Inventory is what’s driving the story. At the end of the second quarter, there were just 842 homes available countywide, essentially unchanged from last year, and months of supply remain very low at 2.2. That reinforces that buyer demand continues to outpace available inventory, and it’s why homes keep moving quickly, with average days on market at 37.

With supply that tight, prices have kept rising. The median sale price increased to $1,025,000, up from $955,000 a year ago, a 7% increase in home values. Sales stayed steady, too, with 4,563 single-family homes sold over the past 12 months, up from 4,496 the year before, about a 2% increase. Buyers are still buying, and with so few homes to go around, values keep climbing. It’s also why pricing and presentation still matter so much, even in a market this tight.

Mortgage rates could be near a turning point. One of the biggest reasons they haven’t come down yet is inflation, and higher energy prices and overseas uncertainty are at least part of why inflation is still elevated. Fortunately, oil prices have already started coming back down. That may not sound like it has much to do with buying a home, but historically, mortgage rates and oil prices tend to move in the same direction. Both went up in February when the conflict began, and while there’s been some volatility since, the U.S. Energy Information Administration forecasts oil prices to come down. Since oil has been trending down overall, mortgage rates could follow.

One thing to always remember: every town, neighborhood, and even price point can behave differently here in Northern Westchester. So if you’re wondering what a Chappaqua or Northern Westchester home is really worth today, that’s a five-minute conversation, not a guessing game.

Reach out anytime, and I’ll give you a straight read on your situation. Call or text me at 1-914-548-6179, or email me at ted.holmes@raveis.com, or visit blog.theholmesteamny.com.