Across most of Westchester right now, a home that sells quickly sells over its list price. That pairing has become close to a rule of thumb for anyone shopping the county in 2025 and 2026. Then you get to Bronxville and Tuckahoe, where homes are selling faster than almost anywhere in the county and still closing under what the seller asked. That is not a soft market behaving like a soft market. It is something else, and it changes how a buyer should read a list price the moment they cross into either village.
If you are comparing towns inside the Town of Eastchester, or comparing Eastchester's villages to Scarsdale or New Rochelle, this is the detail worth sitting with before you fall in love with a listing.
The two districts where asking price still means something
A broker-authored review of full-year 2025 closed sales across 39 Westchester school districts found that 56.2 percent of homes sold above their list price, and 30 of those 39 districts saw a majority of sales close above asking. That is the county's default setting: price it, and expect the market to push past it.
Two districts didn't follow that pattern. Every school district in the study closed the year with an average sale-to-list ratio above 100 percent, except Bronxville, at 99.3 percent, and Tuckahoe, at 96.8 percent.
| District | Average sale-to-list ratio, 2025 |
|---|---|
| Rest of Westchester (37 districts) | Above 100% |
| Bronxville | 99.3% |
| Tuckahoe | 96.8% |
A ratio under 100 percent usually reads as a signal of buyer leverage, a market where sellers are chasing offers instead of fielding them. In Bronxville and Tuckahoe, that reading turns out to be wrong.
The market isn't slow. It's disciplined.
Look at what actually happened in the Village of Bronxville this spring. The second quarter of 2026 brought new listings, with the bulk of them, 14 homes, arriving in April. Five more came on in May. Then June produced zero new single-family listings.
Average days on market fell to 11 in May and to just 7 in June, a June figure that was down more than 80 percent from June 2025. Single-family closings ran at six homes a month through both May and June, and 22 single-family homes had closed year to date by the end of the second quarter, up 29.4 percent over the same stretch in 2025.
That is not a market where sellers need to chase buyers. That is a market where a week on the market counts as a long wait.
So how does a district sell homes in seven days, with essentially no new supply behind them, and still average under 100 percent of ask? The most likely explanation is that list prices in these two villages are already doing the work that underpricing does everywhere else. In much of the county, a seller lists slightly under fair value to spark competing offers and let the bidding push the price up. In Bronxville and Tuckahoe, agents appear to be pricing closer to what the home will actually fetch from the start. The home still sells fast, because supply is scarce and demand hasn't gone anywhere. It just doesn't need a bidding war to get there.
That's a pricing culture, not a soft market. A buyer who walks in assuming there's room to lowball because the ratio sits under 100 percent is reading the number backward.
Why the median will mislead you here
There's a second trap in these two villages, and it shows up the moment you compare one month's headline price to the next.
Look at the Village of Tuckahoe over the three months ending in August 2026. The median sale price came in at $890,000, down 18.6 percent from the same period a year earlier. In the same window, the median price per square foot actually rose 2.7 percent, to $404. Those two numbers are telling different stories, and the price per square foot is the one to trust.
A median swings hard in a market this small because it tracks whatever mix of homes happened to close, not what any individual home is worth. A month with more starter co-ops and fewer single-family colonials will drag the median down even if nothing about the underlying market softened. Bronxville shows the same pattern in miniature. In February 2026, its median sale price fell 61 percent year over year, on a total of five closed sales, up from just two the year before. Price per square foot for that same month fell 26.3 percent. A five-sale month simply doesn't carry enough weight to represent a village's real direction, and a two-sale prior-year comparison makes the swing look far larger than it is.
Contrast that with a much bigger market like Scarsdale, where full-year 2025 recaps put the single-family median at $2.465 million, up roughly 9 percent, with homes priced above $3 million growing from about a fifth of all sales the year before to nearly two out of five. Scarsdale sells enough homes in a given quarter that its median holds together as a real signal. Bronxville and Tuckahoe don't have that volume, and their headline prices should be read with that in mind.
What to check instead of the number everyone quotes
If you're comparing Bronxville or Tuckahoe to another Westchester town, a few habits will serve you better than the median sale price a portal shows you first:
- Ask for price per square foot over a rolling three-month window, not a single month. It smooths out the mix-shift problem that makes small-sample medians swing so hard.
- Ask how many homes actually closed in the window you're looking at. A median built on five sales carries a different kind of confidence than one built on fifty.
- Watch the listing cadence, not just days on market. A village that produced zero new listings in a given month, the way Bronxville did in June 2026, is telling you something about what's coming next as much as what already sold.
- Treat a sub-100 percent sale-to-list ratio in these two villages as evidence of pricing discipline, not evidence of a market with room to negotiate.
None of this changes the appeal of either village. It changes how confidently you can read the numbers a listing site hands you on the first click.
A short FAQ
Does a 96.8 percent sale-to-list ratio mean I have room to offer under asking in Tuckahoe? Not automatically. That ratio describes an average built on already-realistic list prices in a market with almost no new supply. A specific home's competitive position still depends on its own condition, its own comparable sales, and how long it has actually sat.
Why did the median price fall by double digits if demand hasn't slowed down? In a village with this little monthly sales volume, the median is highly sensitive to which homes happen to close in a given window. A quarter with more smaller units or condos selling will pull the median down even while price per square foot, the steadier measure, holds or climbs.
Should I expect this same pattern in every Eastchester-area village? No. The sale-to-list exception applies specifically to Bronxville and Tuckahoe school districts. Unincorporated Eastchester and larger neighboring markets like Scarsdale have enough sales volume that their headline numbers behave more predictably.
If you're weighing Bronxville, Tuckahoe, or any of the towns around them and want someone to walk through what the current numbers actually mean for your specific search, Kamala Vittal would love to help. Let's Connect.
