Westchester Real Estate in 2025
One Neighborhood, Many Markets
A Year-Over-Year Analysis by Sub-Area
The Big Picture
Westchester has always been a mosaic of distinct real estate micro-markets. From North Kentwood to Loyola Village, differences in lot sizes, home styles, and buyer profiles have long shaped how each pocket performs. What made 2025 especially interesting wasn't that Westchester behaved differently—it's that the data made those differences impossible to ignore.
The Headline Numbers
At a headline level, Westchester's single-family home market posted solid growth in 2025. The median sale price rose 7.8% year over year to $1,724,500, supported by a 4.0% increase in median price per square foot—indicating genuine value appreciation rather than just larger homes trading hands.
Sales volume dipped slightly (244 SFR sales in 2025 compared to 259 in 2024), but buyer demand remained healthy overall.
The real story, however, emerged when comparing the different areas within Westchester.
Overall SFR Market Performance
| Metric | 2024 | 2025 | Change |
|---|---|---|---|
| Total SFR Sales | 259 | 244 | -5.8% |
| Median Sale Price | $1,600,000 | $1,724,500 | +7.8% |
| Median Price Per SqFt | $897 | $933 | +4.0% |
| Average SqFt | 2,455 | 2,644 | +7.7% |
A Tale of Many Markets
Key trends varied significantly across Westchester's distinct sub-areas. Here's how each pocket performed.
North Kentwood
CLEAR STANDOUTNorth Kentwood was the clear standout. In 2025, median sale prices jumped nearly 20%, reaching approximately $2.39 million. This growth was driven by limited inventory, strong demand for larger homes, and North Kentwood's position as Westchester's premier luxury pocket.
Importantly, appreciation here wasn't only a function of size. Price per square foot increased by 8.0%, confirming meaningful underlying value growth.
Fire Displacement Impact: A significant factor in North Kentwood's surge was demand from families displaced by the Palisades and Eaton Fires. This influx of motivated buyers contributed to both the price appreciation and faster sales in this segment.
| Metric | 2024 | 2025 | Change |
|---|---|---|---|
| Sales | 70 | 67 | -4.3% |
| Median Price | $1,995,504 | $2,389,000 | +19.7% |
| Median PPSF | $902 | $974 | +8.0% |
South Kentwood
STABLE & BALANCEDSouth Kentwood told a more measured story. Median prices rose about 3.6% in 2025, while price per square foot remained essentially flat. This reflects a stable, balanced segment of the market, one that continues to attract buyers seeking the Kentwood lifestyle at a different price point.
| Metric | 2024 | 2025 | Change |
|---|---|---|---|
| Sales | 36 | 32 | -11.1% |
| Median Price | $1,735,000 | $1,797,500 | +3.6% |
| Median PPSF | $912 | $911 | -0.1% |
Loyola Village & West Westchester
KEY LESSONLoyola Village and West Westchester highlighted an important lesson: headline numbers can be misleading.
In 2025, median prices in this area declined year over year, but not because demand weakened. Rather, a higher proportion of smaller homes sold, pulling down the median sales price. When viewed through price-per-square-foot data, values actually increased by just over 3%, signaling a healthy market where affordability and turnover played a larger role.
| Metric | 2024 | 2025 | Change |
|---|---|---|---|
| Sales | 25 | 23 | -8.0% |
| Median Price | $1,880,000 | $1,625,000 | -13.6% |
| Median PPSF | $940 | $969 | +3.1% |
Other Westchester Pockets
Other Westchester pockets, including areas such as Westport Heights, Osage, Emerson Manor, and Nielsen, experienced steady appreciation driven by consistent demand and solid fundamentals. As in Kentwood and Loyola Village, results varied based on home size, condition, and pricing strategy rather than neighborhood name alone.
| Group | 2025 Sales | 2025 Med Price | Price Δ | PPSF Δ |
|---|---|---|---|---|
| Westport Heights / South of Manchester | 74 | $1,690,000 | +15.1% | +6.4% |
| Osage / Emerson Manor / Nielsen | 43 | $1,347,000 | +6.9% | +9.7% |
| One Westbluff | 5 | $3,366,500 | +0.3% | -1.1% |
Note: We grouped a few areas of Westchester together because they have similar housing stock related to size, age, and price points.
Westchester's Micro-Neighborhoods
Explore the different pockets of Westchester. Each has its own character, price points, and market dynamics.
Attached Property Market (Condos & Townhomes)
The attached property market showed a cooling trend, with a slight decrease in both median price (-1.5%) and sales volume (27 to 18 sales). This segment softened a bit in 2025, but overall steady.
| Metric | 2024 | 2025 | Change |
|---|---|---|---|
| Total Attached Sales | 27 | 18 | -33.3% |
| Median Sale Price | $650,000 | $640,000 | -1.5% |
| Median Price Per SqFt | $646 | $612 | -5.3% |
What This Means for Westchester Homeowners
For Westchester homeowners, 2025 reinforced something that has always been true here: outcomes are hyper-local. Two homes just blocks apart can experience very different results depending on their specific location, lot characteristics, and how well they align with buyer expectations.
For Buyers
Don't be fooled by headline numbers. A neighborhood showing a price "drop" may actually be appreciating—you're just seeing a different mix of homes selling. Always look at price per square foot for the real picture.
North Kentwood is competitive. With nearly 20% appreciation and strong PPSF growth, expect competition—especially from fire-displaced families seeking luxury homes. Be prepared to move quickly.
Condos may offer opportunity. The attached market is softening, which could mean more negotiating power for buyers looking at townhomes and condos.
For Sellers
Larger homes are in demand. The average square footage of sold homes increased 7.7%. If you have a larger property, buyers are actively seeking it.
Today's buyers are selective. They're highly informed, placing a premium on homes that are thoughtfully prepared and realistically priced.
Looking Ahead
Westchester remains a resilient and desirable community with strong long-term appeal. Its central location, neighborhood character, and diverse housing options continue to attract buyers across a range of price points.
Success, however, increasingly depends on understanding where your home fits within Westchester's broader neighborhood patchwork.
In a neighborhood as layered as Westchester, informed decisions grounded in local insight remain one of the greatest advantages a homeowner can have.
Continue Exploring Westchester
Dive deeper into what makes Westchester a great place to live.
— Tami Humphrey, Founder of Team Tami Real Estate