Houlihan Lawrence releases 2025 Westchester-Putnam-Dutchess Market Report

Rye Brook, NY The 2025 real estate market across Westchester, Putnam, and Dutchess Counties reaffirmed the enduring appeal of the communities north of New York City. Despite limited inventory for much of the year, demand remained resilient, underscoring the region’s continued desirability among discerning buyers, according to the Houlihan Lawrence Full Year 2025 Westchester-Putnam-Dutchess Market Report.

Westchester County delivered a strong performance, with home sales increasing 4.6% year over year to 4,624 transactions and average sale prices rising nearly 6% to $1,329,808. Competitive conditions persisted throughout the year, with homes selling at an average of 103.5% of list price, clear evidence of buyer demand.

Putnam County experienced notable momentum, as total sales climbed 15% year over year to 814 transactions. Several communities recorded exceptional growth, including Haldane, up 77%, and Carmel, up 22%. These gains highlight Putnam’s increasing appeal to buyers seeking lifestyle, space, and convenient access to New York City.

Dutchess County progressed at a more measured pace, with home sales declining modestly by 4.3% to 1,938 transactions. Despite the softer volume, average sale prices increased to $596,045, reinforcing the county’s attractiveness to buyers prioritizing space, value, and a suburban setting.

“Looking ahead, the outlook for 2026 is positive, with sales activity and pricing expected to trend upward. We remain dedicated to guiding our clients with thoughtful insight, discretion, and unparalleled expertise at every stage of their real estate journey,” said Houlihan Lawrence president & CEO Liz Nunan.

Westchester, Putnam, Dutchess Markets at a Glance (2025 vs 2024)

WESTCHESTER COUNTY

Homes Sold: Up 4.6% 

Median Sale Price: Up 6.9%

New York City Gateway 

(Mount Vernon, New Rochelle, Pelham, and Yonkers)

Homes Sold: Up 9%

Median Sale Price: Up 4%

Lower Westchester 

(Bronxville, Eastchester, Edgemont, Scarsdale, and Tuckahoe)

Homes Sold: Down 3%

Median Sale Price: Up 8%

Rivertown’s

(Ardsley, Dobbs Ferry, Hastings, Mount Pleasant, Pleasantville, Tarrytown, Briarcliff Manor, Elmsford, Irvington Ossining, and Pocantico Hills)

Homes Sold: Up 8 %

Median Sale Price: Up 10%

Greater White Plains 

(Greenburgh, Valhalla and White Plains)

Homes Sold: Down 3%

Median Sale Price: Up 11%

Sound Shore 

(Blind Brook, Harrison, Mamaroneck, Port Chester, Rye City and Rye Neck)

Homes Sold: Up 1%

Median Sale Price: Up 7%

Northern Westchester 

(Bedford, Byram Hills, Chappaqua, Katonah-Lewisboro, North Salem and Somers) 

Homes Sold: Up 13%

Median Sale Price: Up 6%

Northwest Westchester 

(Croton-on-Hudson, Hendrick Hudson, Lakeland, Peekskill and Yorktown)

Homes Sold: Down 1%

Median Sale Price: Up 5%

PUTNAM COUNTY 

(Brewster, Carmel, Garrison, Haldane, Lakeland, Mahopac and Putnam Valley)

Homes Sold: Up 15%

Median Sale Price: Up 7% 

DUTCHESS COUNTY

Homes Sold: Down 4.3%

Median Sale Price: Up 4.7% 

Southwest Dutchess

(Beacon, East Fishkill, Fishkill, La Grange, Poughkeepsie, City of Poughkeepsie and Wappinger)

Homes Sold: Down 8%

Median Sale Price: Up 5%

Southeast Dutchess

(Beekman, Dover, Pawling and Union Vale)

Homes Sold: Down 1%

Median Sale Price: Up 4%

Northwest Dutchess

(Clinton, Hyde Park, Milan, Pleasant Valley, Red Hook and Rhinebeck)

Homes Sold: Up 3%

Median Sale Price: Down 3%

Northeast Dutchess

(Amenia, North East, Pine Plains, Stanford and Washington)

Homes Sold: Up 17%

Median Sale Price: Up 4%.