Updated: January 2020. Are you looking to move to Westchester? Or are you thinking of selling your Westchester home? Then one of the first things you need to know is whether Westchester is in a Buyer’s Market or Seller’s Market. How can you tell if you are in a buyer’s or seller’s market? A good indicator is the Months Supply of Homes for Sale, which is computed as the number of homes currently for sale divided by the average number of homes sold. A balanced market usually has 5-6 Months Supply of Homes for Sale, a Buyer’s market has more than 6 Months Supply of Homes for Sale and a Seller’s market has less than 5 Months Supply of Homes for Sale. We know most Westchester buyers search by school district. To make it easy for you, we looked at the Months Supply of Homes for Sale and Days on Market of the top Westchester School districts* to determine whether those school districts were in a Buyer’s market or a Seller’s market. The data below is based on January to December 2019 home sales data. We will be updating this report as sales data come in. There are 17 school districts in a Seller’s market and only 10 school districts in a Buyer’s Market. So is Westchester in a buyer’s or seller’s market?
Westchester School Districts in a Buyer’s Market
These are the Westchester School districts in a Buyer’s market. The homes in these districts have more homes for sale than being sold (Months Supply of Homes for Sale is high) and it is taking longer to sell homes in these markets (Days on Market is high).
If you are a buyer in these school districts then you are in luck. You have the upper hand and can negotiate on prices. While if you are trying to sell your home in these markets, then you really should be realistic with your pricing otherwise your home will sit on the market for a long time.
- Scarsdale Union Free School District
- Bronxville Union Free School District
- Chappaqua Central School District
- Byram Hill Central School District
- Rye City School District
- Katonah Lewisboro Union Free School District
- Harrison Central School District
- Irvington Union Free School District
- Bedford Central School District
- North Salem Central School District
Westchester School Districts in a Seller’s Market
These are the Westchester School districts in a Seller’s market. There are not enough homes in the market for sale in these districts (Months Supply of Homes for Sale is low) and homes are selling fast (Days on Market is low).
If you are a buyer in these school districts then you are probably chasing after the same homes that a lot of potential buyers are looking at. You are likely in a competitive market with bidding wars. While if you are a seller thinking of selling your home in these school districts then you are in luck. You have the upper hand. If you price your home right, you can have a multiple offer situation and selling your home will be quick.
- Mamaroneck Union Free School District
- Hastings-on Hudson Union Free School District
- Yorktown Central School District
- Eastchester Union Free School District
- Ardsley Union Free School District
- White Plains City School District
- Union Free School District of the Tarrytowns
- Pleasantville Union Free School District
- Hendrick Hudson Central School District
- Lakeland Central School District
- Somers Central School District
- Mount Pleasant Central School District
- Valhalla Union Free School District
- Ossining Union Free School District
- Elmsford Union Free School District
- Port Chester- Rye Union Free School District
- Mount Vernon City School District
Westchester School Districts in a Balanced Market
These Westchester school districts are in a balanced market.
- Edgemont Union Free School District
- Rye Neck Union Free School District
- Pelham Union Free School District
- Briarcliff Manor Union Free School District
- Blind Brook- Rye Union Free School District
- Dobbs Ferry Union Free School District
- Croton-Harmon Union Free School District
- Tuckahoe Union Free School District
- New Rochelle City School District
Conclusion
For the most part, Westchester County is in a Seller’s Market. Inventory remains low and it does not take long to sell a home. There are 17 Westchester County School Districts in a Seller’s Market and 10 Westchester County School Districts in a Buyer’s Market. The good news is if you are a seller, you have the upper hand!
Westchester Real Estate Market Stats
| School District | Niche.com 2020 Best School Districts in Westchester County Ranking | Months of Supply of Homes | Median Days on Market | Median Sales Price (Single Family, Condo, Coop) | Metro-North Train to Midtown Manhattan (Minutes) |
| Scarsdale Union Free School District | 1 | 7.3 | 55 | $1,347,500 | 34 Minutes from Scarsdale Station |
| Bronxville Union Free School District | 2 | 7.5 | 62 | $1,295,000 | 31 Minutes from Bronxville Station |
| Chappaqua Central School District | 3 | 7.0 | 50 | $823,500 | 53 Minutes from Chappaqua Station |
| Byram Hills Central School District | 4 | 9.0 | 72 | $975,000 | 43 Minutes from North White Plains Station |
| Edgemont Union Free School District | 5 | 5.2 | 53 | $859,500 | 37 Minutes from Hartsdale Station |
| Rye City School District | 6 | 7.8 | 51 | $1,488,500 | 42 Minutes from Rye Station |
| Rye Neck Union Free School District | 7 | 5.0 | 57 | $907,250 | 45 Minutes from Mamaroneck Station |
| Pelham Union Free School District | 8 | 5.3 | 42 | $860,000 | 33 Minutes from Pelham Station |
| Katonah Lewisboro Union Free School District | 9 | 8.4 | 55 | $620,000 | 71 Minutes from Katonah Station |
| Briarcliff Manor Union Free School District | 10 | 6.1 | 56 | $793,500 | 52 Minutes from Scarborough Station |
| Mamaroneck Union Free School District | 11 | 3.6 | 35 | $910,000 | 45 Minutes from Mamaroneck Station |
| Hastings-on Hudson Union Free School District | 12 | 4.5 | 48 | $685,500 | 39 Minutes from Hastings-On-Hudson Station |
| Yorktown Central School District | 13 | 3.4 | 47 | $518,750 | 59 Minutes from Mt. Kisco Station |
| Eastchester Union Free School District | 14 | 3.4 | 38 | $512,000 | 36 Minutes from Crestwood Train Station |
| Harrison Central School District | 15 | 8.1 | 66 | $1,100,000 | 48 Minutes from Harrison Station |
| Blind Brook-Rye Union Free School District | 16 | 5.4 | 50 | $865,000 | 45 Minutes from Port Chester Station |
| Ardsley Union Free School District | 17 | 4.9 | 39 | $745,250 | 34 Minutes from Scarsdale Station |
| Dobbs Ferry Union Free School District | 18 | 5.0 | 52 | $810,000 | 41 Minutes from Dobbs Ferry Station |
| Irvington Union Free School District | 19 | 7.2 | 57 | $752,000 | 45 Minutes from Irvington Station |
| Bedford Central School District | 20 | 9.0 | 60 | $610,000 | 67 Minutes from Bedford Hills Station |
| White Plains City School District | 21 | 4.0 | 44 | $432,500 | 39 Minutes from White Plains Station |
| Union Free School District of the Tarrytowns | 22 | 3.9 | 43 | $546,000 | 40 Minutes from Tarrytown Station |
| Pleasantville Union Free School District | 23 | 4.4 | 52 | $610,000 | 55 Minutes from Pleasantville Station |
| Croton-Harmon Union Free School District | 24 | 5.7 | 55 | $589,900 | 53 Minutes from Croton-Harmon Station |
| Hendrick Hudson Central School District | 25 | 4.3 | 55 | $464,500 | 60 Minutes from Cortlandt Station |
| Lakeland Central School District | 26 | 3.7 | 42 | $369,000 | 60 Minutes from Cortlandt Station |
| Somers Central School District | 27 | 4.8 | 59 | $448,000 | 74 Minutes from Goldens Bridge Station |
| Mount Pleasant Central School District | 28 | 4.8 | 52 | $568,000 | 51 Minutes from Hawthorne Station |
| Tuckahoe Union Free School District | 29 | 5.7 | 54 | $520,000 | 34 Minutes from Tuckahoe Station |
| Valhalla Union Free School District | 30 | 4.1 | 57 | $539,000 | 47 Minutes from Valhalla Station |
| North Salem Central School District | 31 | 10.9 | 80 | $533,000 | 78 Minutes from Purdy’s Station |
| New Rochelle City School District | 32 | 5.0 | 55 | $554,500 | 39 Minutes from New Rochelle Station |
| Ossining Union Free School District | 33 | 4.8 | 52 | $410,000 | 50 Minutes from Ossining Station |
| Elmsford Union Free School District | 34 | 4.6 | 46 | $489,750 | 43 Minutes from North White Plains Station |
| Port Chester- Rye Union Free School District | Not ranked as a top school | 3.2 | 48 | $449,450 | 45 Minutes from Port Chester Station |
| Mount Vernon City School District | Not ranked as a top school | 3.8 | 51 | $320,000 | 30 Minutes from Mount Vernon East Station |
Source: Niche.com 2020 Best School Districts in Westchester County and MLS Homes Sales Data from January 2019-December 2019.
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