Published October 2, 2026 in Market Update

Cortlandt still has more buyers than listings

By Steven Scarnati

Real estate, Cortlandt

Nationally, rates just crossed 7% again and sellers are cutting prices at the highest rate since October 2022. That's the backdrop. But Cortlandt is doing something different.

The Real Estate Data Aggregator counted 118 pending sales across Cortlandt for the three months ending July 31, 2026. There were only 75 homes for sale in that same period. More buyers under contract than homes available. That gap is the story.

Realtor.com reported that active listings topped 1.16 million nationally in September 2026. More choice everywhere else. Less choice here. That's not an accident, it's just how this market is running right now.

What it looks like ZIP by ZIP

The market isn't identical across Cortlandt. Here's what the Real Estate Data Aggregator showed for each ZIP for the three months ending July 31, 2026.

Where buyers are paying over asking

In 10520 (Croton), the Real Estate Data Aggregator put the average sale at 105.5% of list price. That's up 2.2 points from the same three months in 2025. Nearly two thirds of homes there sold above asking.

In 10567 (Cortlandt Manor), 66.7% of homes sold above list, and the average came in at 104.4% of list. Prices were up 3.2% year over year. Sales volume fell 17.6% from a year before, but 42 homes still closed. Homes for sale jumped 45.8%, so there's a bit more room to look around than last year.

In 10548 (Montrose), 80% of homes sold above list, and the average hit 105% of asking. Supply sat at just 1.5 months. Small sample, but the direction is clear.

10596 (Verplanck) is the outlier. The average there came in at 96.4% of list, and only 1 in 3 homes sold above asking. Three homes sold. Small numbers move fast, so read that carefully.

The national picture is messier

Realtor.com reported that 20.8% of listings nationally took a price cut in September 2026. That's the highest share since October 2022. Rates crossed 7% for the first time since January 2025, according to Realtor.com.

The Federal Housing Finance Agency put national home price growth at 2.6% year over year through July 2026. Prices are still moving up nationally, just more slowly, and sellers in a lot of markets are adjusting.

Cortlandt isn't immune to rates. But 118 pending sales against 75 homes for sale tells you buyers here are still moving.

A few honest caveats

10567 saw homes for sale jump 45.8% and pending sales drop 12.3% from a year ago. Days on market stretched 4 days longer. The market isn't as tight there as it was. It's still competitive, just less so.

10511 and 10596 had very few sales. Two and three homes, respectively. One unusual sale in either ZIP can swing every number. I wouldn't read too much into the percentages there.

One street can read very differently from the whole ZIP. If you want to know what your specific block looks like, that's a different conversation.