Type your address into three different websites this afternoon and you will get three different answers, and they will not be close. Right now the public estimates for Westchester County range from roughly $739,000 to $1,240,000 depending on which site you land on.
That is a half-million-dollar spread for the same county in the same month. Here is what is actually going on, and how to figure out where your own house sits.
The four numbers, and what each one is really measuring
| Source | Number | What it actually measures |
|---|---|---|
| Realtor.com | $739,000 | Median asking price of homes currently listed |
| Zillow | $884,652 | Average automated value of all homes, sold or not |
| Redfin | $915,576 | Median sale price, all property types, three months ending August 2026 |
| Houlihan Lawrence, Q2 2026 | $1,240,000 | Median sale price, single-family only (Francie Malina Team) |
None of these is wrong. They are answers to four different questions, and only one of them is close to the question you are asking.
The two that matter most are the bottom two, and the gap between them is the single most misunderstood thing about Westchester pricing. Redfin's $915,576 mixes every property type together. Houlihan Lawrence's $1,240,000 counts houses only. The difference is not the market moving — it is co-ops being averaged in.
Why the county median is close to useless
Look at what actually traded in the second quarter of 2026 (Francie Malina Team, reporting Houlihan Lawrence data):
| Property type | Median price, Q2 2026 | Change vs Q2 2025 | Units sold |
|---|---|---|---|
| Single-family | $1,240,000 | up 15.3% | 1,075 |
| Condominium | $575,000 | up 7.7% | 341 |
| Co-op | $235,000 | up 6.8% | 379 |
A Westchester co-op and a Westchester house are not in the same market. They are barely in the same business. When 379 co-ops with a $235,000 median get blended with 1,075 houses at $1,240,000, the resulting "county median" describes nothing you can own.
So the first question is not what Westchester is worth. It is what your type of property is worth, in your specific village.
Location moves the number more than condition does
Within single-family houses, the spread by village is enormous. Price per square foot in 2025 ran roughly $840 in Rye, $752 in Bronxville, and $596 in Scarsdale (Francie Malina Team).
Read that again, because it is counterintuitive. Scarsdale has higher total sale prices than Bronxville while trading at a lower price per foot, because Scarsdale houses are bigger. If you are comparing your house to a neighbor's using price per square foot, you need to be comparing inside the same village and the same house size band, or the number misleads you.
The market you are actually selling into
Two things are true at once right now, and they pull in opposite directions.
Supply is tight for houses. Single-family inventory stood at 899 homes in July 2026, down 9.3% from 991 a year earlier, with condo inventory down 4.4%. Houses are moving in about 25 days (Madison & Park Appraisal, citing OneKey/HGAR data as of August 7, 2026). That is a seller's market in the segment most people are selling.
But volume is falling. Only 1,075 single-family homes sold in Q2 2026, down 7.8% from 1,159 the year before. Prices are up 15.3% on fewer transactions. That is a market where well-prepared listings clear quickly at strong numbers and everything else sits.
And co-ops are going the other way. Co-op inventory rose 16.8% year over year in July 2026. If you own a Westchester co-op, you are competing against meaningfully more supply than you were last year, and the pricing discipline required is different.
The tax bill is part of your valuation
Westchester carries the highest average single-family property tax bill in the United States — $18,386, first out of 1,502 counties analyzed in ATTOM's 2025 report (NestApple).
This matters when you sell, not just when you own. A buyer coming from Manhattan is underwriting a monthly number, not a purchase price, and your tax bill is a permanent line in it. Two houses at the same asking price with a $6,000 annual difference in taxes do not compete on equal footing. If your assessment is high relative to comparable homes nearby, that is a pricing problem you want to understand before you list, not after sixty days of showings.
Why I do not give instant Westchester estimates
My instant valuation tool covers the five boroughs and deliberately stops at the county line. It works by pulling actual closed sales from the City of New York's Citywide Annualized Calendar Sales dataset — real recorded transactions, often in your actual building. That dataset stops at the city line. Rather than fuzzy-matching your address to something in the Bronx and handing you a confident-looking number for a different property, the tool tells you it cannot help and routes you to me.
So for Westchester, the honest answer is that a credible number takes a person. What I do instead:
- Pull closed sales in your village, your property type, and your size band — not county medians, and not a radius that crosses three school districts.
- Adjust for your tax assessment relative to those comparables, because buyers price the monthly cost.
- Look at what is actually under contract right now, which is six to eight weeks ahead of anything that shows up in closed data or on a portal.
- Account for condition and layout honestly, which is the part no algorithm sees and the part that moves your number most on a house.
The short version
If you want one working figure today, use the single-family median of $1,240,000 as the reference point for houses, $575,000 for condos, and $235,000 for co-ops — then adjust hard for your village. Do not use the county-wide number for anything.
And treat any instant estimate for a Westchester property as a conversation starter rather than a valuation. The data underneath those numbers is thinner here than it is in the city, which is exactly why the four sites disagree by half a million dollars.
If you want the real number for your house, I will put together the comparable sales, the tax comparison, and what is currently pending in your village. It takes me a day and there is no obligation attached to it.
Market figures reflect the periods cited and will move. Property tax and assessment questions should be confirmed with your local assessor or attorney. This is a practitioner's analysis, not an appraisal.
