Scarsdale NY Housing Market 2026: Prices, Inventory and Rates

Scarsdale's housing market over the past two years has been defined by how few houses are for sale rather than by mortgage rates. In Redfin's Scarsdale city data, single-family inventory at the end of May 2026 was 18 homes, down from 35 a year earlier and 49 in May 2024. Single-family sales fell from 208 in the year ending May 2024 to 174 in the year ending May 2026, a drop of about 16%, as new listings fell from 239 to 186 a year.

Prices kept rising through a full swing in rates. The 30-year fixed rate moved from 6.08% in September 2024 to 7.04% in January 2025, down to 5.98% in February 2026, and back to 7.03% this week (Freddie Mac PMMS). Over the same two years, the sales-weighted median price per square foot for Scarsdale single-family homes rose from about $597 to $669, and the average home sold for about 109% of its list price in the latest 12 months. Rates changed the timing of activity, visible in slow winters and busy springs, more than the price level.

The question now is whether mortgage rates near 7% can cool a market with about one month of supply. The data suggests rates slow the pace, but the shortage is the larger force.

What the Scarsdale numbers cover

Scarsdale is a village and town with the same boundaries in Westchester County. The Scarsdale mailing address and ZIP code 10583 cover a larger area, including Edgemont in the unincorporated Town of Greenburgh, which has its own school district. Part of the Scarsdale Union Free School District also lies in the Town of Mamaroneck, which keeps a separate Scarsdale school tax roll. A listing that says "Scarsdale" may therefore sit in a different municipality, with a different tax bill and a different school district.

This article uses Redfin's Scarsdale city series, which reports single calendar months. Some monthly medians rest on 6 single-family sales, so one or two large closings can move a month by $500,000 or more. The analysis therefore leans on 12-month windows (June through May), weighting each month by its sales. A sales-weighted average of monthly medians is not a true annual median, but it smooths most of the noise.

The boundary matters. Redfin's ZIP 10583 series (a rolling 90-day window) shows a single-family median of $1,902,500 for March through May 2026 on 62 sales, well below the village figures below, because the ZIP includes lower-priced sections outside the village.

Two years of prices against mortgage rates

Single-family homes

Single-family houses account for roughly 76% to 81% of Scarsdale residential sales in Redfin's data.

Source: Redfin Data Center, Scarsdale city series; sales weighting by this article.

Price per square foot rose about 5.6% in the year ending May 2025 and 6.0% in the year ending May 2026. The weighted median rose faster (11% and 8%), which partly reflects a shift toward larger and more expensive houses in the sales mix.

A local year-end report points the same way. According to Scarsdale10583's 2026 market forecast, the 2025 single-family median sale price rose about 9% to $2.465 million, and homes priced at $3 million or more made up 32% of 2025 sales, up from 21% in 2024.

For calendar 2025, Redfin's monthly data shows 182 single-family sales, down from 201 in 2024, with a sales-weighted average of monthly medians of about $2.57 million.

Where the rate swing showed up

Rates had a visible effect on timing, not on the level of prices.

• Winter 2025. Rates rose from 6.08% in late September 2024 to 7.04% in mid-January 2025. Median days on market for single-family sales jumped to 50 in January 2025 and 85 in February, compared with 25 and 31 a year earlier. Only 16 single-family homes closed in those two months. Prices did not fall: February 2025's median was $3.45 million, on just 6 sales.
• Spring 2026. Rates fell to 5.98% in late February 2026, the first reading under 6% in about three and a half years. Scarsdale posted 36 single-family pending sales in March 2026, the most in any month of Redfin's three-year series; the March peaks in 2024 and 2025 were both 28. April 2026 closings averaged 122% of list price, and all 6 sold above asking.
• May 2026. With rates back around 6.5%, May still produced 17 single-family closings at a median of $2.9 million, a median of 12 days on market, and 112% of list. Most of these closings likely reflect contracts signed in March and April, when rates were lower than they are now.

The pattern suggests higher rates keep some Scarsdale buyers out for a season and lower rates bring them back quickly. Neither swing lasted long enough to reverse the price trend while inventory kept falling.

Condos and co-ops

Redfin's Scarsdale region also records a small condo and co-op segment; buyers of any unit should confirm the municipality and school district on the tax bill. Over the three June to May windows, sales were 48, 50 and 53, the sales-weighted average of monthly medians stayed between about $349,000 and $372,000, and price per square foot moved from about $319 to $343. Average sale-to-list was 99% to 101%, and median days on market was typically over a month. Co-op buyers should budget for monthly maintenance, which Redfin does not report.

Redfin recorded only 4 townhouse sales in three years, too few to analyze.

Supply: the main story

The inventory decline is steep:

• Single-family inventory in May: 49 (2024), 35 (2025), 18 (2026).
• Single-family inventory in December: 28 (2024), 14 (2025).
• New single-family listings per 12 months: 239, then 205, then 186.
• Months of supply for single-family homes in May 2026: 1.1.

The December 2025 figure of 14 agrees closely with the local count. According to the Scarsdale10583 forecast, Scarsdale started 2026 with 13 single-family homes on the market, compared with 29 in 2024 and a pre-COVID average of 89. The same article attributes the shortage to heavy buying in 2020 to 2022, few downsizing options for current owners, and owners reluctant to give up low-rate mortgages.

This month's rise in rates may reinforce that last factor. Supply is also seasonal: new single-family listings reached 35 in March and 32 in April 2026, above March and April 2025 (26 and 24), yet inventory held at 23 and then fell to 18 in May. More houses came to market this spring, and buyers absorbed them.

Competition: sale-to-list, days on market, price cuts

For single-family homes in the year ending May 2026:

• Average sale-to-list was 109.0%, up from 107.7% the year before. On a $2.5 million list price, that is about $225,000 over asking on average.
• 59% of single-family homes sold above list price, slightly down from 64.5%. Fewer homes sold over asking, even as the average sale-to-list rose.
• The middle value of the 12 monthly median days on market was 18.5 days, with a few winter months well above that.
• Only 5.6% of listings had a price drop in May 2026.

In January through May 2026, the average single-family sale-to-list was 111.5%, compared with 106.6% in the same months of 2025. The share sold above list rose from 55% to 69%. Spring 2026 was one of the most competitive stretches in the three years of data.

Cost of ownership

Property taxes

A Scarsdale homeowner pays school tax, village tax and Westchester County tax. Rates are applied to the assessed value on the assessment roll, which is not the same as the purchase price.

• School tax. The Scarsdale Union Free School District's 2025-26 rate for the Scarsdale portion of the district is $13.576578 per $1,000 of assessed value, according to Westchester County's 2025-2026 school district tax rate schedule.
• Village tax. The Village's FY2026-27 adopted budget lists a rate of $4.9535 per $1,000 of assessed value, reported as about $0.14 higher than the previous year.
• County tax. This is also billed. This analysis did not find a verified 2026 county rate for Scarsdale, so it is not included in the figures below.

School and village taxes together come to about $18.53 per $1,000 of assessed value, or $18,530 a year for every $1 million of assessment. The rate is only useful alongside an assessment, and Scarsdale assessments do not move automatically with sale prices. The state equalization rate sets the relationship between assessed value and market value. Before bidding, buyers should look up the specific parcel's assessed value on the Village assessor and tax pages and ask whether the house has been renovated or expanded without being reassessed. The current owner's tax bill is a starting point, not a forecast of the buyer's bill.

New York closing taxes

New York charges transaction taxes that change closing costs at Scarsdale prices (NY Department of Taxation and Finance):

• Mansion tax. Buyers pay 1% of the full price on residential purchases of $1 million or more. On a $2.5 million house, that is $25,000. Redfin's monthly single-family medians in Scarsdale have all been above $1.6 million since mid-2023, so most single-family sales are subject to it.
• State transfer tax. 0.4% of the price, customarily paid by the seller: $10,000 on a $2.5 million sale. The higher rate for very expensive properties applies in New York City, not in Westchester.

Buyers should add the mansion tax to their cash needs along with the down payment.

STAR

New York's STAR program reduces school taxes on a primary residence. New buyers now register for the STAR credit, which the state pays as a check, rather than receiving an exemption on the tax bill. Eligibility depends on income, and many households buying at Scarsdale prices may exceed the limit, so check before counting on it.

Monthly payments and income needed

At these prices, financed single-family purchases use jumbo loans, whose pricing can differ from the Freddie Mac average. The PMMS rate below is a reference point only.

Example: a $2.5 million house, close to the recent weighted median, with 20% down ($500,000) and a $2,000,000 loan. The payment is principal and interest on a 30-year fixed loan, using P&I = L × i / (1 − (1 + i)^−360), where i is the annual rate divided by 12.

The move from 5.98% in February to 7.03% now adds $1,381 a month, or about $16,600 a year, to the payment on the same house. To keep the same payment at 7.03% as at 5.98%, a buyer would need to borrow about $1.79 million instead of $2.0 million, or about $207,000 less.

Taxes come on top. For every $1 million of assessed value, school and village taxes add about $1,544 a month before county tax.

Using a 28% front-end ratio (housing costs divided by gross income):

• P&I alone at 7.03% requires about $572,000 of gross annual income ($160,152 ÷ 0.28).
• Each additional $10,000 a year of property tax adds about $35,700 to the income needed.
• A house assessed at $1.5 million would add about $27,800 a year in school and village taxes ($18.53 × 1,500), raising the income needed to roughly $671,000 before county tax and insurance.

The Census Bureau's American Community Survey reports Scarsdale's median household income only as $250,000 or more (its top code), according to Judy Zhou's Scarsdale area guide. Even so, the arithmetic implies that many buyers at the median price rely on assets, equity from a previous home or larger down payments, not income alone.

Schools and commute

The Scarsdale Union Free School District runs five elementary schools (Edgewood, Fox Meadow, Greenacres, Heathcote and Quaker Ridge), Scarsdale Middle School and Scarsdale High School. Each house is assigned to one of the five elementary schools by attendance zone. Judy Zhou's Scarsdale area guide reports that Niche grades the district A+. Official test results and graduation data are published by the New York State Education Department. Buyers of a house with a Scarsdale mailing address outside the village should confirm which district serves it; Edgemont, for example, has its own district.

Scarsdale station is on Metro-North's Harlem Line. Judy Zhou's Scarsdale area guide lists 33 to 36 minutes to Grand Central on express trains and longer on local trains. Travel times change with each timetable, so check the current MTA schedule for the train you would take.

How Scarsdale compares

All figures come from Redfin, which is used for every town in this comparison.

To compare with Short Hills on the same 90-day basis, Scarsdale's March to May 2026 single-family sales (29 closings) had a sales-weighted median of about $2.60 million and price per square foot of about $747. Short Hills had a median of $2.31 million and $758 per square foot over the same period. Price per square foot is almost the same, which suggests Scarsdale's higher median reflects larger houses among recent sales. Short Hills also had more sales (35) and more homes for sale at the end of May (26).

White Plains, next door, has a different market. Single-family sales there average about $960,000, and the city has a much larger condo and co-op market (277 sales in the latest 12 months, compared with 53 in Scarsdale). Price per square foot is about 30% lower than in Scarsdale.

Across Westchester, single-family inventory in May 2026 was 874, down about 12% from 994 a year earlier. Scarsdale's inventory fell about 49% over the same period. Scarsdale's shortage is much sharper than the county's.

Strategy for buyers

• Plan for spring competition and look in the off-season. Winter months have had longer days on market and fewer sales. A buyer ready in November through February sees fewer listings but likely fewer competing bidders.
• Price the house per square foot, not by the median. With monthly medians swinging from $1.99 million to $3.45 million within 2025, the town median says little about a particular house. Monthly single-family medians since December 2025 have ranged from about $650 to $810 per square foot. Compare against sales on similar lots in the same elementary zone.
• Plan the cash. Down payment, the 1% mansion tax, and a reserve for sale-to-list gaps. If a house sells at 109% of a $2.3 million list price, the extra $207,000 either comes from cash or needs an appraisal that supports it.
• Get the tax picture before bidding. Look up the assessment, the school district, and any open building permits. A house with a Scarsdale address outside the village can have a very different tax bill.
• Test the rate. Get a jumbo quote before house hunting and rerun the payment at a rate 0.5 point higher. If a lock expires and the rate resets from 6.5% to 7%, the payment on a $2 million loan rises by about $665 a month.

Strategy for sellers

• Supply is the advantage. With 18 single-family homes on the market in May and 1.1 months of supply, a well-prepared house priced near recent comparable sales has usually sold above asking: 59% of single-family sales did so in the latest 12 months.
• Do not overprice on the headline numbers. Averages of 109% of list come from houses listed close to value. The share sold above list fell from 64.5% to 59%, so about four in ten single-family homes still sold at or below asking. A listing that sits past the first few weeks loses the urgency that drives those averages.
• Timing. In each of 2024, 2025 and 2026, March and April brought the most pending sales. Spring 2026 also brought more new listings than spring 2025, which means more competition for sellers too.
• Rates matter at the edges. With rates now at 7.03%, some buyers who were active in the spring with rates near 6% to 6.5% will have less to spend. Sellers listing this fall may see fewer bidders than in spring, even with little inventory.

Outlook for the next 6 to 12 months

The data supports a few conditional views, not a forecast.

Supply is likely to stay tight. May inventory fell from 49 in 2024 to 35 in 2025 and 18 in 2026, and higher rates make owners with low-rate mortgages less willing to sell.

Rates at 7% will probably slow the pace before they affect prices. In winter 2025, when rates were near 7%, days on market rose sharply and sales slowed, but prices did not fall. If rates stay near 7% into spring 2027, the effect could be larger, since spring 2026 showed how much demand appeared below 6%.

What would change this view:

• A sustained rise in new listings or inventory above the 2024 level (about 40 to 50 in spring) would point to a more balanced market.
• More price drops, and a share sold above list below 50%, would signal weakening demand.
• Rates dropping back toward 6% would likely bring a repeat of spring 2026.
• Wider economic or financial-market stress would affect a market where many buyers depend on equity and bonuses.

Redfin's June through August data, when it is released, will be the first test of how Scarsdale responded to rates moving from about 6.5% to 7%.

FAQ

What is the median home price in Scarsdale?

It depends on the boundary and the time window. A local year-end report put the 2025 single-family median at about $2.465 million. In Redfin's village-level data, the sales-weighted average of monthly single-family medians for June 2025 to May 2026 was about $2.55 million. ZIP 10583, which includes areas outside the village, had a single-family median of $1,902,500 for March to May 2026.

Why are there so few homes for sale in Scarsdale?

A local report counted 13 at the start of 2026 against a pre-COVID average of 89, citing heavy 2020 to 2022 buying, few downsizing options and owners holding low-rate mortgages.

How much do property taxes cost in Scarsdale?

School and village taxes together are about $18.53 per $1,000 of assessed value, plus county tax. The bill depends on the parcel's assessed value, not the purchase price, so check the assessment roll for the specific house.

Is ZIP code 10583 the same as Scarsdale?

No. ZIP 10583 includes the village and nearby areas such as Edgemont in the Town of Greenburgh, which have a different school district and different taxes. Prices in the ZIP as a whole run lower than in the village.

Sources

• Redfin Data Center
• Freddie Mac Primary Mortgage Market Survey
• Scarsdale10583: Happy New Year and the 2026 Scarsdale Housing Market Forecast
• Westchester County: 2025/2026 School District Tax Rates
• Village of Scarsdale: FY2027 Adopted Budget
• Village of Scarsdale: Property Tax Information
• Town of Mamaroneck: Scarsdale School Tax Rolls
• New York State Department of Taxation and Finance: Real estate transfer tax
• New York State Department of Taxation and Finance: STAR
• New York State Education Department data
• MTA schedules