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Westchester County, NY Real Estate News

By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
Meet Rich Vicinanza — A Mortgage Pro You Should KnowWhen it comes to navigating the complex maze of home financing, few bring decades of experience and hometown roots together like Rich Vicinanza. With over 30 years in the mortgage industry, Rich combines his background in real estate sales and marketing with a deep understanding of lending — a blend that makes him a valuable resource for anyone buying, refinancing, or investing. homesteadfunding.com+1Raised in Yorktown Heights, NY — the same region that much of your blog covers — Rich knows the local market intimately. He and his family still live in the area, so he brings real, lived-in knowledge of the community to every client conversation. homesteadfunding.comWhat Makes Rich Stand Out: Service, Education & Creativity🏡 Personal, Cli...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
Access & Utilities — The Hidden Drivers of Land ValueTwo factors quietly shape a parcel’s true marketability more than almost anything else: access and utilities. They aren’t glamorous, and they rarely show up in listing photos, but they determine cost, feasibility, and long-term value. Buyers who understand them make smarter decisions. Sellers who prepare for them unlock stronger offers.Access is more than just a driveway. It’s legal entry — deeded rights, frontage, or easements that allow you to reach the land without challenge. A beautiful parcel with unclear access can stall a sale for months. A parcel with documented, clean access becomes instantly more valuable.Utilities tell another story. Does the lot have town water or sewer nearby? Are electric lines accessible? Is gas a possi...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
Why You Would Want to Work With Us at Coldwell Banker – Lower Hudson Valley, Yorktown Heights, NYChoosing the right real estate office can shape your career, your confidence, and your long-term success. At Coldwell Banker Lower Hudson Valley in Yorktown Heights, we offer a culture, a support system, and a level of opportunity that simply stand apart. Here’s why joining us is one of the smartest decisions you can make in this industry:1. A Proven Brand With Local StrengthColdwell Banker is one of the most trusted names in real estate—nationwide and internationally. Combine that global reputation with deep local roots in Yorktown, Cortlandt, and the surrounding Lower Hudson Valley, and you have the best of both worlds: prestige and boots-on-the-ground expertise.2. Leadership That Actually...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
Here’s where I see Yorktown Heights, NY (and more broadly Westchester County, NY) real estate headed — and what to watch out for — as of late 2025.📈 What the Data Says — Market Trends Recent data shows the median sold price for homes in Yorktown Heights around $660,000 (mid-2025) — up ~10.2% vs previous year. Rocket Mortgage Another source reports “typical home value” around $681,531, up ~1.9% over 12 months (through Oct 2025). Zillow For 2025 overall, the market remains labeled as a seller’s market: supply remains limited, and many homes continue to sell quickly. Westchester County Homes+2Rocket Mortgage+2 At the county-wide level, single-family homes in Westchester reflect record-high pricing, and mid- to upper-price ranges remain especially competitive. Keith Simone Real Estate+2Mann...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
The Holiday Advantage: Why December Might Be the Smartest Month in Real Estate If Thanksgiving signals a brief slowdown in the market, December brings something entirely different: a shift in momentum that only the savviest buyers, sellers, and agents recognize. While many assume the real estate market “goes to sleep” during the holiday season, the truth is far more interesting—and often more profitable for those who stay engaged.1. Fewer Listings Create a Power PositionDecember consistently has the lowest number of new listings of the entire year. Many homeowners assume it’s a bad time to sell, so they hold off until January or early spring. But that assumption becomes an advantage for sellers who do list now.With little inventory to compete with, a clean, well-priced home can shine br...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
How Thanksgiving Affects Real Estate: The Quiet Shift That Savvy Buyers and Sellers Should KnowThanksgiving arrives every year with the same familiar rhythm: travel, family gatherings, packed grocery stores, and a brief pause in the daily hustle. But for the real estate market, this holiday brings its own unique set of dynamics—some subtle, some dramatic—that can influence both buyer and seller behavior more than you might expect.1. A Natural Slowdown… But Not a StandstillThe week of Thanksgiving consistently marks one of the slowest stretches of the year for showings, new listings, and buyer activity. People are focused on travel plans, cooking, and family time—not house hunting. Sellers often hold off listing until after the holiday, believing (correctly) that attention is elsewhere.B...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
Environmental Factors — Understanding Wetlands, Slopes, and Soil Before You Buy or SellEvery parcel of land has a natural personality — the features that define how it can be used and what makes it valuable. Wetlands, slopes, soil types, water flow, and vegetation patterns aren’t just environmental details; they are the foundation of every decision a buyer or seller must make. Understanding them early prevents surprises later.Wetlands can protect ecosystems, shape where structures can go, and determine whether a lot is buildable without costly mitigation. Slopes affect everything from driveway design to drainage and excavation costs. Soil tells its own story — whether septic will pass, whether foundations will hold easily, and how water moves beneath the surface.Ignoring these factors i...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
Engineering Insights — The Invisible Work That Brings Land to LifeLong before a shovel ever hits the ground, engineers are quietly shaping the future of a property. Their work is often invisible to buyers and sellers, yet it determines everything: where a home can sit, how water will drain, whether septic will pass, and how safely a driveway can be built. Engineering is the backbone of land development — the part few people see, but everyone depends on.A good engineer looks at raw land and translates nature into numbers. Slopes become contour lines. Soil becomes percolation rates. Wet areas become delineated boundaries. Through every test and drawing, they reveal the land’s true capabilities, limitations, and possibilities.For buyers, engineering answers the questions that matter most: ...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
Working With Towns — How Approvals and Regulations Shape Every Land DealNo matter how beautiful a parcel is or how eager a buyer may be, every land deal ultimately runs through one gatekeeper: the town. Zoning laws, building codes, setbacks, environmental rules, and approval timelines all shape what can and cannot be done with a piece of land. Understanding this landscape is just as important as understanding the property itself.Working with towns isn’t about pushing paper — it’s about navigating a system. Each municipality has its own culture, pace, and process. Some move quickly. Others require multiple meetings, engineering revisions, or environmental reviews. A seasoned land professional knows how to prepare clients for these realities and how to position an application so it moves ...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
Understanding Market Cycles — How Land Values Rise, Fall, and RecoverLand doesn’t follow the same rhythm as the residential real estate market. Homes react quickly to interest rates, inventory, and buyer demand. Land moves differently — slower, steadier, and often with a delayed but powerful response to market changes. Understanding these cycles is key to making smart decisions as a buyer, seller, or investor.In strong markets, demand for land often surges as builders look for their next projects and buyers expand their search. Prices rise, inventory tightens, and well-positioned parcels sell quickly. In slower markets, land can appear overlooked — but that’s often when the best opportunities emerge. Sellers become more flexible, build costs stabilize, and buyers willing to plan ahead c...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
The Long Game — Building a Strong Land Portfolio Over TimeLand ownership isn’t just a purchase — it’s a strategy. Whether someone buys a single homesite or slowly accumulates multiple parcels, the most successful landowners understand that value is built over years, not moments. Zoning evolves, infrastructure improves, neighborhoods grow, and demand shifts. What looks like a simple wooded lot today can become a prime opportunity tomorrow.Building a strong land portfolio means thinking long-term: understanding tax impacts, watching local development patterns, and recognizing which parcels have unique future potential — road frontage, ridge views, water features, sewer access, or proximity to upcoming growth corridors. Every piece of land is a puzzle waiting for its moment.A knowledgeable...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
After Closing — Why Relationships Still Matter in Land Real EstateThe paperwork may be signed and the keys—or coordinates—may be exchanged, but a land deal doesn’t truly end at the closing table. In fact, some of the most important work happens after the sale is complete. Land buyers are often just beginning their journey: planning a home, navigating approvals, interviewing builders, or exploring subdivision opportunities. Sellers may be preparing their remaining parcels for future value or looking to reinvest.A great land agent stays connected during this stage, not because they have to, but because long-term relationships build long-term success. Guiding a buyer toward a reliable engineer or connecting a seller with a surveyor for their next project creates trust. Checking in on how p...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
The Final Stretch — Keeping the Deal Together Through ClosingAfter due diligence is complete, many people think the hard part is over. But in land sales, the final stretch can be just as critical as the early stages. Title searches, boundary confirmations, municipal requirements, attorney reviews, and final lender conditions can introduce last-minute hurdles that test everyone’s patience.This is where a seasoned land agent becomes the steady hand that keeps the deal on track. They stay ahead of documentation needs, communicate proactively with attorneys, follow up with town departments, and ensure every box is checked well before closing day. Small issues caught early stay small — but if left unattended, they can derail even the strongest deal.Buyers want clarity. Sellers want certainty...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
Due Diligence — Where Deals Are Won or LostOnce a contract is signed, the spotlight shifts to due diligence — the phase that reveals the true character of the land. This is where surveys are updated, soils are tested, wetlands are flagged, and every assumption is put to the test. In vacant land, due diligence isn’t a formality — it’s the heart of the deal.Many deals fall apart here, not because the land isn’t good, but because the process wasn’t guided properly. A knowledgeable land agent helps both sides understand what’s normal, what’s acceptable, and what’s cause for concern. They keep communication clear, collect documentation quickly, and coordinate the professionals who bring clarity to the land: engineers, surveyors, soil experts, and town representatives.Due diligence is where s...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
Adapting Pays Off — The Buyers Are Out ThereChanging with the times isn’t just a catchy phrase—it’s a survival skill. Over the past year and a half, I’ve watched the traditional listing-focused approach struggle to deliver results in this unpredictable market. But agents who adjusted—those who marketed themselves instead of just their listings—are the ones seeing activity.The truth is, buyers are still out there. They’re cautious, educated, and online more than ever. The key is making sure you are the one they find when they start searching. That’s where service-based advertising shines. When buyers see an agent who understands market shifts, zoning nuances, or how to navigate a tough inventory climate, they reach out. And when they do, they’re serious.I’ve had multiple calls from buyer...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
The Ups and Downs of Working with a Fellow Agent on UptimeIn real estate, uptime isn’t just about when the phones are ringing or when leads are flowing in. It’s about being “on” — alert, engaged, responsive, and ready to move. And when you’re working with another agent, uptime becomes a shared responsibility — one that can either elevate the experience or test your patience.Every agent knows the rhythm of the business — the rush of a new lead, the late-night offer call, the back-and-forth negotiations that seem to never end. When both agents are in sync, uptime feels like teamwork at its best: quick responses, mutual respect, and a shared goal of getting everyone to the finish line. Deals move smoother, clients feel cared for, and professionalism shines through on both sides.But the rea...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
how should an agent prepare for the upcoming winter season?1. Reconnect and Nurture Your DatabaseWinter is relationship season. Check in with past clients — handwritten cards, market updates, or a quick “how are things?” text can go a long way. Reach out to cold leads — use this quieter time to rekindle conversations that went cold during the busy spring/summer months. Host client appreciation events — virtual or small local gatherings (holiday coffee drop-ins, toy drives, or donation events) build goodwill and community presence. 2. Focus on Education and Strategy Review the year’s performance — what worked, what didn’t, where can you improve? Update your marketing materials — fresh headshots, listing templates, and digital branding. Invest in training — sharpen your skills in land, in...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
More on Westchester County Real Estate — Flood Zones: Beware of ThemFlood zones are one of the most underestimated factors in land evaluation, yet they can completely change the trajectory of a property’s value, usability, and development potential. In a county as diverse and topographically complex as Westchester, water can be both a beautiful feature and a hidden liability. Rolling hills, stone-lined brooks, and wooded valleys define much of the region’s landscape — but those same features can also create unpredictable drainage patterns and flood-prone pockets.A parcel that looks high and dry in the fall can tell a very different story in spring. Saturated soils, pooling water, or a steady trickle in an unexpected spot often reveal a natural drainage path or wetland buffer area. Once ...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
The Power of Local Knowledge — Why Every Acre Tells a Different StoryNo two parcels of land are ever the same, even when they share a ZIP code. Elevation, access, soil type, setbacks, and town requirements can make one lot a dream build and the next a long-term challenge. That’s why local knowledge is everything.An agent who understands the land doesn’t just see acreage — they see opportunity within zoning lines, slopes, and survey markers. They know which towns move fast on approvals, which have strict wetlands enforcement, and where hidden value might lie in old engineering plans or past subdivision maps.In land sales, the story isn’t written in square footage; it’s written in context. Local knowledge helps match buyers to the right parcels, sellers to the right strategy, and deals to...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
✨ 250 Route 100, Mount Kisco, NY Where History Meets Heart! ✨Step onto this breathtaking 11+ acre estate and fall in love with a home that feels like it’s straight out of a storybook. This stately Second Empire Victorian, built in the late 1800s, is full of warmth, character, and timeless beauty. From its iconic mansard roof to the rocking chair porch that welcomes you in, every detail tells a story.Inside, you’ll find soaring ceilings, custom wood floors, grand moldings, and original fireplaces that make each room shine. The chef’s kitchen features a stunning La ✨ 250 Route 100, Mount Kisco, NY Where History Meets Heart! ✨ stove, perfect for creating memorable meals. Upstairs, there’s a gracious primary suite, plus more bedrooms and a cozy third-floor retreat for guests, work, or play....
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
Beyond the Listing: Turning Interest Into OffersOnce your land is beautifully presented and gains attention, the next step is converting that interest into real action. This is where strategy and timing matter most.Too often, sellers think the hard part is over once the listing goes live — but that’s actually when the real work begins. From the first inquiry to the final signature, how your land is positioned, communicated, and shown can make or break a deal.A land specialist knows how to maintain buyer excitement through every phase — answering development questions, coordinating walk-throughs, providing survey data, and highlighting zoning or engineering possibilities. Each conversation is an opportunity to reinforce value and keep the momentum moving toward an offer.The takeaway? Gre...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
Marketing Land the Right Way — How Presentation Drives ValueSelling land isn’t as simple as putting up a sign and waiting for calls. Unlike homes, where curb appeal and staging do the heavy lifting, vacant land requires vision, context, and clarity to stand out.Buyers aren’t just purchasing dirt — they’re buying possibility. It’s your job (and your agent’s) to show them what’s possible.Start with the basics: Professional photos and drone images help buyers understand layout, access, and surroundings. Clear boundary markings and visible driveways make on-site visits easier. Surveys, zoning info, and topography maps build trust and reduce uncertainty. Then go beyond: Tell the story of the land — what makes it special, how it sits in the landscape, what kind of home or project fits natural...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
A MUCH NEEDED DAY OFFSometimes, the best thing a real estate professional can do is step away from real estate—just for a day. In an industry that never truly stops, where calls, texts, and negotiations can stretch late into the night, taking a break can feel almost impossible. But that pause is powerful.A day away gives your mind room to breathe. It resets your energy, sharpens your focus, and reminds you who you are outside the hustle—whether that’s a parent, friend, hiker, or simply someone who enjoys a quiet morning coffee. Stepping back helps you return stronger, with clearer perspective and renewed patience for the challenges that come with deals, deadlines, and demanding clients.Real estate runs on relationships, and the best connections come from people who are balanced and grou...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
💡 Land as an Investment: Why More Buyers Are Looking Beyond Homes 💡 For years, real estate investment has focused on houses, condos, and rental properties. But lately, more buyers are asking a different question: “What about land?”Vacant land is gaining attention as a smart, flexible investment. Here’s why.📊 Lower Carrying CostsUnlike homes, vacant land doesn’t need roof repairs, new appliances, or tenant management. Taxes and maintenance costs are often lower, making land a more “hands-off” investment.🌍 Scarcity & Long-Term ValueThey’re not making any more land. As towns grow and development spreads, well-located parcels become rarer—and more valuable over time.🏗️ Flexibility of UseA vacant parcel can fit multiple strategies: Hold long-term for appreciation Subdivide for multiple lots ...
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