It used to be that when we discussed real estate, we would speak in terms of seasons, when to purchase and when to sell a home. Everything seems to have transcended over the past few years into a seemingly new realm. When clients ask me now when to list, I simply ask what their plans are, what they need to do and when? Why? Right now, and depending upon the area, price point and condition, it is still a seller’s market and a great time to sell no matter the time of year. We still advise to list at market value (never below or above), and then the market speaks – or rather the buyers do!
Whenever I see overpriced or even under priced homes, I think it limits the sellers. Today’s buyers are savvy, market wise and will perhaps be more attuned to waiting for a home’s price to be lowered if over priced, and if under priced then how do they react? Do they offer a price at list price, below?, get involved in a bidding war and ultimately become discouraged? It is sometimes a fine line, and so if a home is priced at what other homes have recently been sold at, then it becomes a buyer’s choice to place a bid on what that home’s value represents to them alone.
When I am representing sellers, it is sometimes hard to explain that while they ‘want, need’ a certain amount, they still should list at ‘x’ price being the current market price. Trust is important, and when I am working with my repeat clients they know that I always speak from the heart!
I recently listed a home in October 2025 in New Rochelle for $1,299,500 – market value. We had a wonderful response at the public open house, multiple bids ensued that first weekend, and it sold for $1,500,000. However, had I listed it at $1,400,000 or $1,450,000 it would not have represented the recent sold prices and I believe showings would have been fewer!
Accordingly, I also listed with my Associate Michele Gonzalez a 2 bedroom home in Tarrytown in October, 2025 for $975,000. The owners had wanted an agent with a GREEN designation and that was me! Michele and I actually listed the home higher than the other 2 bedroom homes that had sold as this home was a sustainable Smart home and was special. Once again, the open house was wonderfully received and the home sold for $1,210,000. Perfect!
This year I have been fortunate to have 2 homes – both in contract straightaway. One client and friends (I had represented them in the home purchase years earlier – and had even reduced their property taxes for them!), agreed to list at my suggested price and it worked. Of course in January, we can be faced with inclement weather and on the weekend we listed the home, we had an open house -received bids, and I followed up with 2 additional promised open houses the following weekend -amidst snow falling each day! The buyers came out on both days and after receiving multiple bids, that home is in contract. Some sellers opt to list in April or May but just beware! There is more competition with other homes, even more buyers and some of those buyers have already purchased! One way to look at it is to see on average how many homes sold for that price range in the past 3 years? Then look to see how many homes sold in January- April and therein lies your answer!
Another home I listed was on the market last year but the buyers had an issue – not the sellers. I advised them to list at X price, and they did. We received bids, and it is now in contract ! They are happy. There was that inevitable snow storm also, but the buyers came!
With regards to buyers, we now have buyer representation agreements. Real estate buyer agents fees are no longer listed within the listings, sellers do not have to pay any fee, and so it is important to establish who is paying the agent for their service. I heard a few months ago that buyers thought their agent had spent on average 6 hours on their behalf. Oh my! I wish! Many times we will take out our customers and clients from anywhere to a few months to years, and so much research is performed on their behalf throughout the process. One client would visit from China for just a few days for 9 years or so, but I finally found him a home and he even referred me to others during that time period. We are now friends! My point being of course that time is spent on behalf of our clients. I have so many repeat clients and am blessed!
We always like our clients to have spoken with a mortgage representative before the process so they know just how much they can afford to spend on a home. So important. Location is very important, schools, distance from work all just as important. It is always good to narrow down the search to a few towns as a buyer might miss out on a great home if they are looking in too many areas.
Market stats vary from town to town. Here are a few but broad so please bear that in mind!
New Rochelle: https://larchmontandnewrochellenews.com/wp-content/uploads/2026/02/ViwF-YdL.pdf-New-Rochelle.pdf
Mamaroneck: https://larchmontandnewrochellenews.com/wp-content/uploads/2026/02/ViwK-9w7-1.pdf-Mamaroneck-1.pdf
Rye: https://larchmontandnewrochellenews.com/wp-content/uploads/2026/02/Viwp-coW.pdf-Rye.pdf
Pelham: https://larchmontandnewrochellenews.com/wp-content/uploads/2026/02/Viw9-Y0K.pdf-Pelham.pdf
Westchester: https://larchmontandnewrochellenews.com/wp-content/uploads/2026/02/WestchesterCounty.pdf-Fast-Stats.pdf
So, my advice is choose your agent, work with that agent (hopefully me!), and most of all enjoy the experience. Do not get stressed. That is our job to make the process as seamless as possible!
