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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)
Ask the land GUY: What Your Westchester County Land Could Be Worth in Today's Market“Tom, I have vacant land in Westchester County. What is it worth today?”That is one of the most important questions a landowner can ask—and one of the easiest questions to get wrong.Westchester County remains a strong real estate market. In May 2026, the median home sale price was about $867,000, up 8.5% from the previous year, according to Redfin. Zillow reported a typical Westchester County home value of approximately $879,000, up 5.9% over the prior year.But here's the important point:You cannot value vacant land simply by multiplying the number of acres by a price per acre.A 2-acre parcel can be worth dramatically more—or less—than another 2-acre parcel depending on what can actually be done with it....
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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)
We Have Buyers Looking for Vacant Land in Westchester County—Do You Own Any?If you own vacant land in Westchester County, now may be the perfect time to sell.Demand for buildable lots continues to outpace supply, and I currently have qualified buyers actively searching for vacant land throughout Westchester County. Many are looking to build custom homes, while others are seeking investment opportunities or land for future development. The challenge isn't finding buyers—it's finding quality properties to show them.Whether your property is a fully approved building lot, raw land, wooded acreage, or a parcel you've owned for years and haven't decided what to do with, there may already be a buyer waiting.Many landowners assume their property has little value because it lacks utilities or ap...
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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)
Follow up to this blog Is the westchester and Putnam area of NY transitioning to a buyers market?One thing buyers and sellers both need to understand right now: this market is becoming hyper-local.You cannot look at one headline or one national statistic and apply it to every town in Westchester and Putnam. A renovated home near a train line in southern Westchester is behaving very differently from a house needing updates in a more rural section of Putnam. The same goes for vacant land.We are seeing a market where pricing strategy, property condition, location, and even topography matter more than they have in years. The homes and parcels that are priced correctly still move. The ones chasing yesterday’s market are sitting.That is usually the first sign of a market transitioning from em...
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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)
Is the westchester and putnam area of NY transitioning to a buyers market?Not fully — but it is definitely becoming more balanced than it was over the last few years.In both Westchester County and Putnam County, inventory has improved, homes are sitting a little longer, and buyers are becoming more selective. That is creating more negotiation opportunities than we saw during the peak frenzy of 2021–2024. But overall, most of the market still leans seller-friendly, especially for well-priced homes in desirable locations.A few signs the market is shifting toward balance: More listings are hitting the market compared to the ultra-low inventory years. Price reductions are becoming more common on overpriced properties. Buyers are less willing to waive inspections or overpay blindly. Days on ...
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By Phyllis Lerner call 914.438.7556, Corcoran Legends Realty
(Corcoran Legends Realty)
PUBLIC OPEN HOUSE- Sunday, May 17th, 2026 from 1:00 PM to 3:00 PM @ 203 Palisades Boulevard, Sleepy Hollow, New York 10591, Westchester County - JUST REDUCED TO $1,850,000Beautiful 4-bedroom, 3 full and 2 half bath brownstone-style townhome in Sleepy Hollow's Edge on Hudson development, perfectly positioned to capture breathtaking river views and the iconic Mario Cuomo Bridge. This exceptional home showcases top-notch craftsmanship in the heart of Sleepy Hollow along the Hudson River. Designed for today’s modern lifestyle, it features an open floor plan, high ceilings, oversized windows, and rich hardwood floors throughout. The first level offers a flexible bedroom / home office with a full bath, a mudroom, and direct access to the two-car garage. On the second floor, natural light pour...
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By Phyllis Lerner call 914.438.7556, Corcoran Legends Realty
(Corcoran Legends Realty)
PUBLIC OPEN HOUSE- Sunday, May 17th, 2026 from 1:00 PM to 3:00 PM @ 203 Palisades Boulevard, Sleepy Hollow, New York 10591, Westchester County - JUST REDUCED TO $1,850,000Beautiful 4-bedroom, 3 full and 2 half bath brownstone-style townhome in Sleepy Hollow's Edge on Hudson development, perfectly positioned to capture breathtaking river views and the iconic Mario Cuomo Bridge. This exceptional home showcases top-notch craftsmanship in the heart of Sleepy Hollow along the Hudson River. Designed for today’s modern lifestyle, it features an open floor plan, high ceilings, oversized windows, and rich hardwood floors throughout. The first level offers a flexible bedroom / home office with a full bath, a mudroom, and direct access to the two-car garage. On the second floor, natural light pour...
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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)
No Driveway, No Deal: The Permit That Can Make or Break Your Land PurchaseEveryone gets excited about the house they’re going to build.The layout. The views. The privacy. The dream.But here’s the reality most buyers overlook—if you can’t legally access the property, you can’t build on it.That’s where the driveway permit comes in.A driveway permit isn’t just a formality. It’s approval from the municipality, county, or state that you’re allowed to cut into the road and create access to your land. No permit means no driveway. No driveway means no building permit. It’s that simple.And here’s where it gets tricky…Not every piece of land qualifies.Sight distance, road speed, grade, drainage, wetlands, and even the classification of the road (town vs. county vs. state) all play a role. I’ve se...
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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)
Follow up to "why has real estate become so tedious?"Real estate didn’t just become tedious…It became layered.What used to be a relatively straightforward transaction is now a series of moving parts that all have to line up at the same time. Contracts are tighter Disclosures are longer Negotiations are more strategic And every party is more informed (or thinks they are) 🧩 More Information ≠ More ClarityBuyers and sellers have access to more data than ever.But instead of simplifying decisions, it’s doing the opposite:👉 Analysis paralysis👉 Second-guessing👉 Over-negotiationMore information hasn’t made the process easier—it’s made it heavier.⚖️ Every Step Carries More RiskFrom financing to inspections to appraisals, there’s less margin for error.One small issue can: Delay a deal Renegotiate...
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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 has real estate become so tedious? Because the business quietly shifted from relationship-driven to process-heavy—and most agents are still operating like it hasn’t. What used to be a relatively linear deal now feels like managing a moving puzzle with more rules, more scrutiny, and less margin for error. Here’s what’s really driving that feeling: 1. More compliance, less simplicityBetween buyer agency agreements, disclosure requirements, and evolving policies influenced by organizations like the National Association of Realtors, every step now needs documentation. It’s not just “get it signed”—it’s when, how, and what version. 2. Smarter (and more skeptical) consumersBuyers and sellers have access to everything—pricing data, market trends, even legal interpretations. That’s largely...
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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 challenge now is helping buyers and sellers cut through that noise. The challenge now isn’t just the changes themselves—it’s helping buyers and sellers make sense of them. The rules, the headlines, the opinions… it’s a lot for the average consumer to process, especially when they’re already dealing with affordability concerns and a competitive market. What I’m seeing more than anything is that people aren’t necessarily pushing back on the changes—they’re pushing back on the confusion. They want to understand what they’re paying for, how representation works, and what it all means for their specific situation. And when that clarity is missing, hesitation sets in. That’s where the opportunity really is right now. The agents who can slow things down, explain the process in plain terms,...
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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)
What does the public think of all the changes in real estate today?Short answer: the public is pretty frustrated, cautious… but still hopeful.Here’s the real sentiment right now based on recent data and trends:1. Frustration is high Affordability is the biggest pain point—prices + rates still feel out of reach for many. Only 17% of voters say it’s a good time to buy right now. A huge number of people are delaying life plans (buying, शादी, kids) because of housing costs. 2. Confusion around the “new rules” Commission changes and industry shifts have people unsure how agents get paid and what services cost. Many consumers like the idea of transparency—but don’t fully understand how it works yet. 3. People want solutions, not noise Nearly two-thirds of consumers support policies that make ...
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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)
I find all the new rules very tiresome, what about you? I get why it feels that way—especially in real estate right now. Between shifting policies, disclosures, and changing expectations around representation, it can feel like the goalposts keep moving. That said, most of these changes are trying to push the industry toward more transparency and clarity for consumers. The challenge is they often add friction for agents who already know how to operate professionally. In the end, the agents who adapt fastest usually turn it into an advantage—but yeah, it can definitely feel like a grind while you’re in it. I find all the new rules very tiresome, what about you?  
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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)
for time management as an agent you have to learn to say NO! Time management as an agent isn’t about cramming more into your day—it’s about learning where your time actually creates value. And that starts with one simple, often uncomfortable skill: saying no. No to distractions that pull you away from dollar-producing activities. No to endless scrolling, unnecessary meetings, and busywork that feels productive but doesn’t move the needle. In a business where every hour can be self-directed, discipline becomes your biggest asset. It also means saying no to low-value tasks. Not everything deserves your personal attention. The most successful agents learn to delegate, automate, or eliminate the things that don’t directly serve their clients or their goals. Your time should be spent on con...
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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 zoning conversations usually go wrongPeople treat zoning like it’s static.It’s not.Zoning is a moving target.And if you’re not paying attention to where it’s heading, you can completely misprice a property.📍 1. Today’s Zoning vs. Tomorrow’s RealityMost buyers analyze land based on current zoning.But smart buyers ask:👉 “What pressure is on this area to change?”Look for: Sewer expansions Road improvements Nearby higher-density approvals Commercial creep into residential corridors That’s where zoning shifts happen before they’re officially changed.🔄 2. Assemblage Changes the RulesOne lot might be stuck.Two or three combined?👉 Completely different conversation.I’ve seen: Unbuildable lots become viable Low-density parcels turn into subdivision plays Towns become more flexible wh...
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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)
Zoning Let’s take it one step furtherEven if you get the zoning right… you can still get the deal completely wrong.Because there’s a question almost nobody asks:“What’s the approval path to actually realize that zoning?”Two parcels. Same zoning. Same acreage.One gets approved in 90 days.The other sits in review for 18 months.That’s not bad luck—that’s lack of due diligence.🛣️ 1. The Process Is the DealZoning tells you what’s allowed.The approval path tells you: How long it will take How much it will cost How much risk you’re carrying And that directly impacts:👉 Your return👉 Your holding costs👉 Your exit strategy🧾 2. Hidden Triggers That Change EverythingSome properties look simple—until you trigger: Site plan review Variances Wetland permits County or state involvement What started as a...
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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)
Everyone asks, “What’s the zoning?”Almost no one asks the better question:“What does that zoning actually produce?”Because zoning codes don’t kill deals—misreading them does.Take something simple like a 2-acre zoning requirement.On paper, buyers immediately think:“I’ve got 6 acres → that’s 3 lots.”But zoning doesn’t work that clean.What the code says vs. what you can actually yield are two very different things.Here’s where deals fall apart:📉 1. Gross vs. Net AcresZoning applies to usable land—not what’s on the tax card. Wetlands Slopes Easements Road frontage constraints That 6-acre parcel might really be:👉 3.8 usable acresNow your “3-lot deal” just became:👉 1–2 lots (if you’re lucky)📐 2. Frontage and Layout Kill More Deals Than Lot SizeEven if you meet minimum acreage: Not enough fron...
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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)
Zoning???Zoning tells you what a property can be—but the real skill is knowing what it’s likely to become.I’ve seen too many buyers (and even agents) stop at the zoning code and think they’ve got the full picture. They don’t.Because zoning on paper and reality on the ground are rarely the same thing.Two properties can sit in the exact same zone, but: One gets approved with minimal friction The other gets tied up for months (or years) Why? Because zoning is just the starting line.What actually determines outcome: How the lot lays (topography matters more than people think) Where the wetlands fall Road access and sight lines Board of Health constraints And most importantly—how the town interprets its own code That last one is everything.Some towns are pro-development. Others follow the le...
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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)
Create a value range: unbuildable vs approved lot🟢 APPROVED / BUILDABLE LOT (THE REAL VALUE JUMP)If you achieve: BOH septic approval (or strong feasibility) ZBA variances granted Defined building envelope Value:$35,000 – $70,000+Why the jump:You’ve removed: Uncertainty Time risk Approval risk 👉 In Sullivan County, certainty is the product.📊 VALUE GAP (Where the Opportunity Is) Scenario Value Unbuildable $2.5K – $12.5K Speculative $10K – $25K Approved $35K – $70K+ 👉 That spread is your play:~$5K dirt → $50K lot (if approvals hit)🧠 Reality Check (This Is the Part Most Miss)To unlock that upside, you likely need: Survey: $2K–$5K Septic testing/design: $5K–$15K Engineering: $3K–$10K ZBA process: time + holding cost 👉 You can easily have $15K–$30K into approvals🎯 My Straight TakeThis parcel ...
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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 important is the zoning of a property when buying buying?Zoning isn’t just important when buying property—it’s often the single most important factor, especially for someone like you who deals in land.At its core, zoning dictates what you’re actually allowed to do with the property. You’re not just buying dirt—you’re buying a set of permissions (and restrictions).Here’s how it really impacts value and strategy:1. Determines Use (and Limits Opportunity)A parcel zoned residential vs. commercial vs. agricultural can have wildly different values. Even within residential, something like R-10 vs. R-60 changes density, subdivision potential, and ultimately profit.If the zoning doesn’t match the buyer’s intent, the land can become: Underutilized Delayed by approvals Or completely unusable f...
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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)
What will you do if the market does not produce more listings to help it along?If the market doesn’t produce more listings, you don’t wait—you manufacture inventory. That’s where you separate yourself from 90% of agents.Here’s how you move the market instead of reacting to it:1. Go upstream to landowners (your edge)You already know this better than most—there’s more potential inventory than active inventory. Target owners sitting on subdividable parcels Show them what their land is worth as a plan, not as-is Sell the exit strategy (2–4 lots, builder tie-ins, etc.) 2. Convert “would sell” into “for sale”There’s a huge group of owners who would sell… just not publicly yet. Direct outreach (letters, calls, hyper-specific messaging) “I already have a buyer for your property” (when true or 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)
Are you ready for easter in real estate Around Easter, the market does something interesting: Serious buyers stay active – Casual shoppers disappear for family plans, which means the people still looking are motivated. Inventory often tightens – Some sellers pause listings, creating less competition for what’s available. Emotional timing peaks – Spring + holidays = people picturing their next chapter (this is huge for decision-making). For someone in your lane—especially with land—this is where you can stand out: Push the “build your future here” angle (Easter = renewal, new beginnings) Target buyers who are already frustrated from low inventory Reach landowners sitting on the fence before the full spring surge hits The agents who lean in right now usually pick up deals before the late...
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