Market Overview
Westchester’s first quarter market had a lot more going on than the headline numbers might suggest. Yes, the overall median sales price was lower than it was this time last year, but that doesn’t tell the full story. When we look a little closer, price per square foot was nearly flat, homes actually sold faster than they did last quarter and last year, and well-priced homes were still getting strong buyer attention.
What this tells us is that Westchester is still a very active market, it’s just become more selective. Buyers are paying close attention to value, condition, location, and pricing. The homes that feel dialed in are moving. The ones that are priced too aggressively are taking longer or needing adjustments.
For homeowners, this is still a good market, but it’s not a “name your price” market. Pricing thoughtfully from the start matters. For buyers, there may be more room to be patient and strategic, especially in certain pockets of Westchester where values have softened a bit. The biggest takeaway is that Westchester isn’t moving as one single market right now. Each neighborhood pocket is telling its own story, and that’s where local guidance really matters.
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 a broad-based price reduction.
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 |
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 and a median price per square foot of $812. With only 9 sales this quarter, there isn’t enough data to conclude that prices have come down in this segment, the year-over-year decline more likely reflects a thin sample than a true market shift. The clearer takeaway is speed: median days on market was 13 days, tied for the fastest in the report. Homes priced right are moving quickly.
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)
Current Market Snapshot (as of May 1, 2026)
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 |
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.
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.
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.
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
