Published October 18, 2026 in Market Update

Westchester prices rose even as homes took longer to sell

By Shelia Gasson

Real estate, Westchester

Here is the one thing Westchester owners should hold onto: prices went up, even while buyers slowed down. The Real Estate Data Aggregator counted 82 homes sold in ZIP 33155 for the three months ending August 31, 2026. The median sale price came in at $805,000, up 14.6% from the same three months in 2025. That is real pricing strength. But homes took a median of 84 days to sell, which is 15 days longer than a year before. So the market is rewarding well-priced homes and passing over the ones that are not.

Buyers are taking longer, but they are still buying

Eighty-four days is a median, not a ceiling. The Real Estate Data Aggregator shows that 22.5% of Westchester homes went under contract within two weeks of listing, up 2.3 points from a year before. So the right home at the right price still moves fast. The homes that did sell closed at 94.7% of list price on average, down just 0.8 points from last year. That small dip tells you buyers are negotiating a little more, but not a lot more.

Fewer homes for sale means less competition for sellers

The Real Estate Data Aggregator counted 132 homes for sale in Westchester during this period, down 14.3% from a year before. New listings also fell, dropping 11.6% to 114. Fewer homes coming to market keeps supply tight. At 4.9 months of supply, Westchester is not a wide-open buyer's market. Sellers still hold a reasonable position, but preparation and pricing matter more when buyers have 84 days to think.

What long-term owners are sitting on

MAR reported on October 16, 2026 that South Florida single-family homeowners who bought 15 years ago now hold about $500,000 in home equity as of 2026 Q2. Westchester's 14.6% price gain over the past year adds to that picture. If you bought here more than a decade ago, your equity position is likely significant. That does not mean every home sells itself. It means you have something real to work with when you price and prepare correctly.

Mortgage rates are making buyers more careful

MAR reported on October 16, 2026 that mortgage rates rose to 7.46%. That is the backdrop your buyers are working against. Higher rates shrink what buyers can afford, which is part of why they are taking longer to commit. The Federal Housing Finance Agency reported on September 29, 2026 that U.S. house prices rose just 2.6% year over year through July 2026. Westchester's 14.6% gain is running well ahead of that national figure. That gap tells you this market has its own story.

One more thing worth knowing: the numbers above cover all of ZIP 33155. One street can read very differently from the whole ZIP code. A block closer to a park, a school, or a main road can move faster or slower than the median. I look at that level before I give you any read on your home.