Market Overview
Westchester’s first quarter market was more nuanced than the headline numbers suggest. The overall median sold price declined year-over-year, but price per square foot held nearly flat, homes sold faster than both last quarter and last year, and the strongest properties continued to attract decisive buyers. The key takeaway: this is not a one-size-fits-all market. Westchester is moving differently by price point, property type, and neighborhood pocket.
For sellers, the opportunity is still there, but pricing accuracy is critical. For buyers, the market is offering more room to evaluate value carefully, especially in submarkets where price-per-square-foot values have softened.
Overall Market Summary
Westchester recorded 45 closed sales in Q1 2026, compared with 52 sales in Q1 2025 and 61 sales in Q4 2025. The median sold price was $1,660,000, down 12.05% year-over-year from $1,887,500, but up 3.75% quarter-over-quarter from $1,600,000.
Median price per square foot was $887, only 1.44% lower than Q1 2025’s $900. The median home sold in Q1 2026 was also smaller at 1,874 square feet, compared with 2,001 square feet a year ago. The lower median price was driven in part by a different mix of homes selling, not simply by broad-based price deterioration.
The market also moved faster. Median days on market dropped to 19 days, compared with 22 days in Q1 2025 and 33 days in Q4 2025. Buyers are still acting quickly when a home is priced, prepared, and positioned correctly.
The caution flag for sellers is the relist rate. In Q1 2026, 17.8% of closed sales had been relisted, up from 9.6% a year earlier and 6.6% in the prior quarter. Buyers are active, but they are not blindly chasing listings at any price.
| Metric | Current | YoY Δ | QoQ Δ | Q1 2025 | Q4 2025 |
|---|---|---|---|---|---|
| Sales Count | 45 | 13.5% | 26.2% | 52 | 61 |
| Median Price | $1,660,000 | 12.1% | 3.8% | $1,887,500 | $1,600,000 |
| Median PPSF | $887 | 1.4% | 2.6% | $900 | $911 |
| Median Sqft | 1,874 | 6.3% | 8.2% | 2,001 | 1,732 |
| Median DOM | 19d | 13.6% | 42.4% | 22d | 33d |
Current Market Snapshot
As of the current snapshot, Westchester had 62 active listings, including 55 single-family homes and 7 attached homes. There were also 24 properties under contract, including 21 single-family homes and 3 attached homes. Buyers are participating, but selectively. Homes aligned with today’s pricing expectations are moving. Homes priced too aggressively are more likely to sit, adjust, or relist.
| Sub-Area | Active SFR | Active Attached | UC SFR | UC Attached |
|---|---|---|---|---|
| North Kentwood | 12 | 0 | 6 | 1 |
| Westport Heights | 13 | 0 | 1 | 0 |
| South Kentwood | 10 | 0 | 4 | 0 |
| Osage | 7 | 0 | 2 | 0 |
| Westchester Triangle | 4 | 3 | 1 | 1 |
| Loyola Village | 3 | 0 | 3 | 0 |
| Nielsen | 1 | 4 | 1 | 0 |
| West Westchester - South | 3 | 0 | 2 | 0 |
| Emerson Manor | 2 | 0 | 1 | 0 |
| West Westchester | 0 | 0 | 0 | 1 |
| One Westbluff | 0 | 0 | 0 | 0 |
Mortgage Rate Context
Mortgage rates continue to shape buyer behavior. As of Freddie Mac’s April 30, 2026 survey, the average 30-year fixed mortgage rate was 6.30%, while the 15-year fixed rate was 5.64%. Rates were lower than one year earlier, when the 30-year fixed averaged 6.76%, but still elevated enough to keep affordability tight.
For Westchester, this matters because many buyers are balancing high home prices with higher monthly payments than they were used to during the ultra-low-rate years. That does not eliminate demand, especially in a desirable Silicon Beach-adjacent market, but it does make buyers more disciplined.
The homes that sell quickly tend to answer three questions clearly: Is the price justified? Is the condition compelling? Is the location worth the premium?
Inventory Balance
With 62 active listings and 45 sales over the quarter, Westchester is operating at approximately 4.1 months of inventory, the upper end of balanced market territory.
Based on Team Tami’s market framework, 1 to 3 months of supply favors sellers, 4 months is more balanced, and 5+ months favors buyers. Westchester at 4.1 months sits at the inflection point — meaningful demand remains, but the higher relist rate shows that buyers are pushing back when pricing gets ahead of the market.
The reality is more granular than a single neighborhood-wide number suggests. North Kentwood and South Kentwood/Loyola Village/West Westchester remain seller-favorable on a per-foot basis. Westport Heights, West Westchester South, and Osage/Emerson Manor/Nielsen/Westchester Triangle have shifted toward more balanced or buyer-favorable conditions, with meaningful per-foot price softening visible in the data. Sellers and buyers in Westchester this quarter face very different dynamics depending on which sub-area they’re operating in.
Westchester Micro-Neighborhood Breakdown
North Kentwood
North Kentwood remained Westchester’s highest-priced segment in Q1 2026, with 8 closed sales and a median sold price of $2,435,625. Median price per square foot reached $1,002, the highest of any reporting group, and was up 7.86% year-over-year. While the median price was down slightly from Q1 2025, the price-per-square-foot increase shows that buyers are still paying meaningfully more per foot than they were a year ago. The median home sold this quarter was 2,858 square feet, larger than the 2,521 square foot median in Q1 2025, buyers in this segment are paying more per foot for somewhat larger homes. The caution is market time and relisting. Median days on market rose to 30 days, compared with 14 days a year ago, and the relist rate reached 37.5%. Even in one of Westchester’s strongest pockets, sellers need to be careful. Buyers will pay for quality, location, and presentation, but they are less forgiving of aspirational pricing.
Closed Sales (8)
South Kentwood, Loyola Village & West Westchester
This group recorded 11 closed sales with a median sold price of $2,057,000. Year-over-year pricing was remarkably stable, down just 1.06% from Q1 2025, while median price per square foot rose 2.36% to $953. The quarter-over-quarter price increase looks dramatic, with the median price up 25.24% from Q4 2025, but that should be read carefully. The median home size also increased, while price per square foot was essentially flat from the prior quarter. This points to a change in the mix of homes sold rather than a sudden surge in values. This was one of the fastest-moving segments, with median days on market at just 13 days. That is a strong signal of demand when properties are positioned correctly.
Closed Sales (11)
Westport Heights & West Westchester - South
Westport Heights and West Westchester South recorded 9 closed sales with a median sold price of $1,505,000. This segment shows the clearest pricing-driven shift in the report, median price declined 15.87% year-over-year and price per square foot dropped 12.59% to $812, with median home size essentially unchanged at 1,874 square feet compared to 1,993 a year ago. At the same time, homes moved quickly. Median days on market was 13 days, tied for the fastest among the reporting groups. The combination tells an important story: buyers are responding to adjusted pricing. The segment is not inactive; it is repriced.
Closed Sales (9)
Osage, Emerson Manor, Nielsen & Westchester Triangle
This group had the highest number of sales in the report, with 14 closed transactions. The median sold price was $1,246,500, making it the most accessible single-family segment in the Q1 data. Year-over-year, the median price declined 12.06% from $1,417,500. The picture is harder to read cleanly because the mix of homes selling shifted meaningfully. The median home that sold this quarter was 1,680 square feet, notably larger than the 1,439 square foot median a year ago. Median price per square foot was $826, down from $1,019, but per-foot pricing structurally tends to come down when larger homes sell, since land value and fixed costs are distributed across more square feet. Without separating size-driven effects from genuine market direction, the data shows a different mix of homes selling rather than a clear pricing trend either way. Median days on market was 26 days, slower than some other Westchester pockets but still far from stagnant. The relist rate was only 7.1%, the lowest among the main single-family groups, suggesting sellers in this segment were realistic with pricing from the start.
Closed Sales (14)
One Westbluff
No closed sales this quarter
One Westbluff had no closed sales in Q1 2026, and no closed sales in Q4 2025. The last comparable Q1 activity was in 2025, when two homes closed with a median sold price of $3,318,250. Because One Westbluff is a small and specialized enclave, quarterly data can be uneven. A zero-sale quarter does not necessarily indicate weak demand. It often reflects limited turnover.
Attached Homes
The attached-home segment had only 3 closed sales, so the data should be read as a signal rather than a firm trend. The median sold price was $675,000, with a median price per square foot of $592 and median days on market of 43 days.
Closed Sales (3)
National Market Context
Nationally, the housing market remained cautious entering spring. Existing-home sales declined 3.6% month-over-month in March 2026, with NAR noting that lower consumer confidence and softer job growth continued to weigh on buyers.
That aligns with what we are seeing locally: buyers have not disappeared, but they are more selective. They are moving quickly when the value is clear and hesitating when pricing feels stretched.
California Market Context
California’s March 2026 market also showed mixed signals. Existing single-family home sales were down 3.5% from February and 2.5% year-over-year, while the statewide median home price rose 7.1% to $889,190.
Compared with the broader California market, Westchester’s Q1 data looks more segmented. Some pockets are still showing strong price-per-square-foot resilience, while others have clearly softened. That makes hyperlocal analysis especially important.
What This Means for Sellers
Westchester is two markets this quarter, and seller strategy depends on which one you’re operating in.
In North Kentwood and South Kentwood/Loyola Village/West Westchester, per-foot pricing remains strong. Sellers with the right home in these pockets can still command premium pricing, but launch price discipline matters more than ever. The 37.5% relist rate in North Kentwood is the canary — even in the strongest segment of Westchester, aspirational pricing is getting push-back. The window for buyer attention is the first two weeks; with a 19-day overall median time to contract, the strongest interest is early. A measured, data-driven launch price from current per-foot comps will outperform a high anchor and a price reduction nearly every time.
In Westport Heights, West Westchester South, and Osage/Emerson Manor/Nielsen/Westchester Triangle, the picture is different. Per-foot pricing has genuinely softened — by 12.6% and 18.9% respectively year-over-year. Sellers in these pockets who anchor to 2024 peak comps will likely experience price reductions, relisting, or extended market time. The right strategy is to price to where buyers are writing offers today, not where comparable homes sold a year ago. The good news is that homes priced to current conditions are moving fast — Westport Heights and West Westchester South posted 13-day medians, tied for the fastest in the report. Sellers willing to meet the market are still finding decisive buyers.
For sellers in any segment, the broader Westchester rule applies: prepare the home before launch so buyers see value immediately, the first two weeks on the market are important, and use the most recent and most relevant neighborhood-specific comps.
What This Means for Buyers
Buyers should not read the 12.05% median price decline as a blanket discount across Westchester. The opportunities are more targeted, and the most useful signals for buyers right now are things that can be observed on individual listings rather than broad market metrics.
In North Kentwood and South Kentwood/Loyola Village/West Westchester, pricing has held strong year-over-year. Buyers in these pockets should expect competition for well-priced, well-prepared homes and limited room for aggressive negotiation. The opportunity, where it exists, comes from relisted properties — North Kentwood’s 37.5% relist rate suggests that some homes initially priced above market eventually return at more reasonable levels. Watching active days on market is a real-time indicator of sellers who may become more flexible. A home that’s been listed 30, 45, or 60+ days without going under contract often signals a seller who is open to a conversation about price.
In Westport Heights, West Westchester South, and Osage/Emerson Manor/Nielsen/Westchester Triangle, buyers have meaningful leverage. Westport Heights is showing the clearest pricing reset in the report, with median price down nearly 16% year-over-year and homes selling quickly once priced realistically. Osage and the Triangle areas saw the largest year-over-year shifts in median price among Westchester sub-areas, with sales volume holding up, meaningful activity at lower price points. Buyers in these pockets are likely to find the strongest opportunities through direct comparison of comparable homes (similar size, similar condition, similar location) rather than through aggregate metrics, and through patience with listings that have been sitting.
For buyers in any segment: compare by submarket, not just by ZIP code. Watch active days on market and price reductions on specific homes you’re considering. Be ready to act quickly on well-priced homes in stronger pockets. The most reliable signal of negotiating room is observable on individual listings — how long they’ve been active, whether they’ve had reductions, whether they’ve been relisted — rather than aggregate trend metrics for the broader segment.
The Bottom Line
Westchester’s Q1 2026 market is a market of micro-markets. The headline median declined, but per-foot pricing held nearly flat overall, homes sold faster than last quarter and last year, and the underlying picture varies meaningfully by sub-area. Buyer and seller strategy depends heavily on which specific pocket is in focus.
In this kind of market, hyperlocal guidance matters more than headline numbers. Talk to Team Tami for a neighborhood-specific read before making your next move.
Data Source: CRMLS and CLAW via Repliers MLS API. All sales classified by official Team Tami sub-neighborhood boundaries.
Methodology: v1.1. Median values used throughout. Days on market calculated as list-to-pending; off-market sales (0 DOM) excluded from DOM calculations. Relist detection uses cancel/terminate/expire/withdraw chain logic.
Report by: Tami Humphrey, Team Tami Real Estate
Generated: May 2, 2026