Westchester's Sound Shore Market Stays Competitive Well Past Memorial Day

Written by:

Alejandra Rodriguez

Date:

12 Jun 2026

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As summer 2026 gets underway, the residential real estate market in Southern Westchester County shows little sign of the seasonal slowdown that typically follows Memorial Day. Inventory is gradually increasing, but buyer demand continues to outpace supply, keeping conditions firmly in seller territory across the Sound Shore communities of Larchmont, Mamaroneck, and Rye.

For Farrah DiMaggio, a licensed real estate salesperson with Julia B. Fee Sotheby’s International Realty in Larchmont, the pace of activity this year has been notable even by recent standards. “2026 has been beyond competitive,” she says. “We are seeing more and more homes go on the market, and the activity is staying consistent.”

A Market Defined by Community, Not Just Property

DiMaggio moved to the Sound Shore in 1999 and built a real estate practice rooted in the same communities where she lives and works. That local knowledge shapes how she guides buyers through the process, starting with neighborhood fit rather than individual listings.

“We find community first, whatever feels like the right vibe, and then we look for the correct house that meets our needs,” she explains. “We don’t go house, then community.”

Her client base is roughly split between buyers and sellers, ranging from longtime residents downsizing within the same zip code to young families relocating from New York City. The area’s combination of waterfront access, strong school districts, and proximity to the city draws interest from multiple buyer profiles simultaneously. Some clients grew up in the area and want to raise their own families here; others are discovering the Sound Shore for the first time. Still others have lived in the community for generations and are simply adjusting to a new phase of life.

What Competitive Actually Looks Like on the Ground

The numbers behind a recent transaction illustrate just how active the market remains. DiMaggio recently co-listed a three-bedroom, two-bath home in the Rye school district, centrally located, nicely updated, with a strong backyard. It drew 14 offers within the first weekend and went into contract at roughly 30 percent above asking price.

That kind of outcome is not universal, but it reflects a clear pattern. Well-priced homes in desirable school districts are moving quickly and drawing multiple offers. Properties listed at more ambitious price points are sitting longer and facing greater buyer scrutiny. The distinction often comes down to how sellers and their agents interpret comparable data.

DiMaggio prices based on closed sales rather than pending contracts, where prices tend to run higher due to bidding wars. “If you’re pricing with the idea that you’re going to get what the next guy got a week ago in a bidding war, you’re being a little too ambitious,” she says.

Buyers Are Coming in Better Prepared

One of the more significant changes DiMaggio has observed over the past year is how buyers are structuring their offers. Faced with a consistently competitive environment, many are taking steps to make their bids look as clean and cash-like as possible – getting loans fully underwritten in advance so they can waive the mortgage contingency, and increasingly waiving appraisal contingencies as well.

“Appraisals have been coming in fine for the most part, so they’re more comfortable waiving that, which is just making their offers more competitive,” she explains.

Beyond financing preparation, generational wealth is reshaping who rises to the top of competitive offer pools. DiMaggio notes that a growing number of transactions involve financial support from parents or grandparents, a pattern that local attorneys have also begun to flag at the closing table.

“In a situation where you have 14 offers, which offer comes to the top? Not only is it the highest number, but it’s usually the one with the most cash involved,” she says.

This dynamic is creating a meaningful divide between buyers who can demonstrate significant liquidity and those relying on conventional financing structures, even when the latter can match on price.

Interest Rates Are Not the Dominant Story Here

While higher interest rates have dampened buyer activity in many parts of the country, DiMaggio pushes back on applying that narrative to the Sound Shore. The buyers active in this market are largely not being deterred by borrowing costs.

“Buyers are still moving forward because they’re trying to buy before the prices go up even more,” she says.

The underlying driver is straightforward supply and demand. Inventory, while slowly increasing, remains well below the level needed to shift leverage toward buyers. And because the area tends to retain its population, with residents often moving multiple times within the same communities rather than leaving the county, that demand base stays relatively stable.

“Even if they are older and downsizing, they’ll go from a big house to a small house, not necessarily move out of state,” DiMaggio notes.

International Buyers Add Another Layer

The buyer pool in Southern Westchester extends beyond the New York City metro. DiMaggio points to a meaningful international presence, driven in part by the area’s international baccalaureate programs and the cosmopolitan character of the broader New York region. Families relocating from overseas tend to represent a larger share of out-of-area activity than domestic migration from other states.

Inventory Remains the Variable to Watch

Looking ahead, DiMaggio is focused primarily on inventory levels as the key variable that could alter market conditions. A meaningful surge in available homes would be the most likely catalyst for any rebalancing, though she does not see that as imminent given current trends.

For now, the Sound Shore market continues to reward sellers who price carefully and buyers who come prepared with strong financing and liquidity. The communities themselves, with their schools, waterfront access, and established neighborhood character, remain the draw that keeps demand steady regardless of broader economic headwinds. Whether that durability holds through the remainder of 2026 depends largely on whether inventory finally catches up to the pace of buyer interest.

About the Expert: Farrah DiMaggio is a licensed real estate salesperson with Julia B. Fee Sotheby’s International Realty in Larchmont, serving the Sound Shore communities of Southern Westchester County including Larchmont, Mamaroneck, and Rye.

This article is based on information provided by the expert source cited above. It is intended for general informational purposes only and does not constitute legal, financial, or real estate advice. Readers should conduct their own research and consult qualified professionals before making any real estate or financial decisions.