Published October 14, 2026 in Market Update

Chappaqua and Millwood are still getting bidding wars

By Steven Scarnati

Real estate, New Castle and Mount Kisco (Chappaqua, Millwood)

CNBC reported the average 30-year fixed mortgage rate at 7.50% as of October 14, 2026. That's the headline everyone's reading. But the Real Estate Data Aggregator counted 53 homes sold in ZIP 10514 in the three months ending August 31, 2026, and 75.5% of them sold above list price. That's the number that actually changes how you should budget or price.

That 113.7% average sale-to-list ratio is up 5 points from the same period in 2025, per the Real Estate Data Aggregator. So buyers aren't just meeting list price. They're going well past it. If you're budgeting at list, you're probably budgeting short.

Why it's happening: almost nothing is for sale

The Real Estate Data Aggregator counted just 11 homes for sale in ZIP 10514 during that period. That's half as many as a year before. New listings dropped 22.9% too. When supply falls that fast, the homes that do come up get a lot of attention fast.

Mount Kisco tells a different story

ZIP 10549, which covers Mount Kisco, is a different market. The Real Estate Data Aggregator shows the median sale price there at $780,000 in the three months ending August 31, 2026. That's up just 0.3% from a year before. Homes are taking 23 days on market, 2 days longer than last year. And months of supply ticked up to 1.6.

Mount Kisco still has more than half its homes selling above list, per the Real Estate Data Aggregator. That's not a soft market. But it's not the same pressure as Chappaqua. Pending sales in 10549 were up 63.9% from a year before, and new listings jumped 52.9%. More supply, more activity, more balance.

What about Millwood (ZIP 10546)?

The Real Estate Data Aggregator counted just 1 home sold in ZIP 10546 in the three months ending August 31, 2026. One sale is not enough to read a trend from. The average sale-to-list there was 97.1%, and 0% of homes sold above list. But with 4 homes for sale and 12.3 months of supply, this is a very thin slice of the market. One sale can move those numbers a lot.

The national backdrop

Nationally, things look different. Realtor.com reported that 20.8% of listings took a price cut in September 2026, the highest share since October 2022. Active listings topped 1.16 million homes nationally. And according to Realtor.com, mortgage rates climbed back above 7% for the first time since January 2025.

The Federal Housing Finance Agency reported U.S. home prices rose 2.6% from July 2025 to July 2026. That's modest. Chappaqua's 8% price gain in the same window, per the Real Estate Data Aggregator, is running well ahead of the national pace.

What that tells you: the national slowdown isn't hitting every market the same way. Chappaqua has its own supply problem that's keeping prices moving.

What this means if you're buying

Budget above list in Chappaqua. The Real Estate Data Aggregator shows the average buyer paid 113.7% of list. That's not an outlier, that's the average. Going in at list price in 10514 right now is probably going in to lose.

Mount Kisco gives you more room. The average sale-to-list was 102.3%, and there's more inventory. Still competitive, but you have a better shot without a massive escalation.

What this means if you're selling

In Chappaqua, the Real Estate Data Aggregator shows the median sale price hit $1,745,000, up 8% from a year before. Homes are going under contract in 17 days on average. If your home is well-positioned, the market is still doing the work.

Not every home gets a bidding war, though. The 24.5% of homes in 10514 that did not sell above list are a real reminder of that. Condition and pricing still matter. The market rewards the homes that are ready.