Are you moving to the New York suburbs for the schools? Do you want to know which top-ranking Westchester school districts have the lowest median home prices?
We did the research for you by comparing the Niche.com Best School Districts in Westchester County and median home prices.
We looked at the Top 12 best school districts in Westchester County to determine which Westchester towns are the most affordable with the best schools.
Here are the Top 6 Westchester Towns with the Lowest Home Prices and Best Schools.
The rankings are based on home prices and 2023 Niche.com school rankings.
The information presented in this article are based on data from Niche.com and residential housing market data. The median sales price is the average residential sales data for 12 month period ending June 2023.
Check out our list of the Best Westchester County Towns for Families
Lower Westchester Towns with Lowest Home Prices and Best Schools
1. Yorktown Heights, NY
Yorktown Heights stands out as the most affordable lower Westchester County town with the best schools with a median home price of $630,825.
Yorktown Central School District is ranked number 12 in Niche.com’s Best School Districts in Westchester County.
Check out our list of the Most Affordable Westchester County Towns
2. Mamaroneck, NY
Mamaroneck is the second most affordable Westchester County town with the best schools with a median home price of $728,154.
Mamaroneck Union Free School District is ranked number 10 in Niche.com’s Best School Districts in Westchester County.
Check out our list of the Most Affordable Rivertowns
3. Lewisboro, NY
Lewisboro is another affordable Westchester County town with good schools. It has a median home price of $805,720.
The Katonah-Lewisboro Union Free School District is ranked number 9 Best School Districts in Westchester County by Niche.com.
Check out our list of the Most Affordable Commuter Towns to NYC
4. Katonah, NY
Katonah also made the list as one of the Westchester County towns with the lowest home prices and best schools.
Compared to Lewisboro, Katonah has a slightly higher median home price of $843,325.
Both towns feed into the Katonah-Lewisboro Union Free School District which is ranked number 9 Best School Districts in Westchester County by Niche.com.
Check out our list of the Best Beach Towns near NYC (yes, you can live by the beach and still commute into NYC!)
5. Briarcliff Manor, NY
Briarcliff Manor made the list with a median home price of $863,950.
Briarcliff Manor Union Free School District earned the number 7 spot in Niche.com’s Best School Districts in Westchester County.
Check out our list of the Wealthiest Towns in Westchester County
6. Pelham, NY
Pelham has one of the lowest home prices with the best schools in Westchester County with a median home price of $924,540.
Pelham Union Free School District is ranked the number 6 Best School District in Westchester County by Niche.com.
As a bonus, compared to other towns on this list, Pelham has one of the shortest commutes into NYC on the Metro North.
Homes in these school districts offer great value compared to other top school districts with much higher median home prices.
Check out our list of the Best Long Island Towns with the Best Schools and Short Commute to NYC
Westchester County Towns Don’t Match Up with the School Districts
Do keep in mind that Westchester County towns don’t necessarily correspond to the school district.
For example, some Mamaroneck residents may be districted to the Mamaroneck Union Free School District while other Mamamroneck residents may be districted to the Rye Neck Union Free School District.
It’s pretty common for towns to send residents to different school districts. The exact school district will depend on the home address.
In Westchester County, neighbors on the same street can go to different school districts.
To add to the confusion, some Westchester towns have a PO address but it’s really not located in that town.
For example, some homes have a Scarsdale PO home but are not really part of the Village of Scarsdale. It just has the address of Scarsdale, NY.
Check out this guide: Scarsdale PO address
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Does it really cost more than $13,000 a month to live in Westchester County? Check out our Westchester Cost of Living Calculator.
About Suburbs 101
Suburbs 101 is an online lifestyle guide for the New York Suburbs of Westchester County, Long Island, Fairfield County and Northern New Jersey. Get the inside scoop on what it’s really like to live in the New York suburbs through our weekly interviews with local suburbanites and features on Food, Fashion, Home, Travel, and Local Events. Be sure to Follow Us on Instagram, Like Us on Facebook and subscribe to our Monthly Newsletter.