Mount Pleasant still looks tighter than the national housing market
The national headlines right now are about price cuts. Realtor.com counted 20.8% of listings taking a price cut in September, the highest share since October 2022. That is a real number. It is just not what the Real Estate Data Aggregator is showing for Mount Pleasant.
The Real Estate Data Aggregator counted 37 homes for sale and 78 pending sales across Mount Pleasant in the three months ending July 31, 2026. More homes under contract than available to buy. That is not what a softening market looks like.
What sold, and what buyers paid to get it
Fifty-eight homes sold across the four ZIP codes in that period, according to the Real Estate Data Aggregator. In most of them, sellers got more than they asked.
| 10532 (Hawthorne) | 10570 (Pleasantville) | 10594 (Valhalla) | 10595 (Thornwood) | |
|---|---|---|---|---|
| Median sale price | $820,000 | $1,225,000 | $1,262,500 | $999,500 |
| Sale-to-list ratio | 103.3% | 107.7% | 107.3% | 106.5% |
| Sold above list | 71.4% | 65.5% | 80% | 83.3% |
| Median days on market | 17 | 27 | 23 | 16 |
| Months of supply | 3.5 | 1.2 | 4 | 1.3 |
Every ZIP code averaged a sale price above list. The Real Estate Data Aggregator shows 10595 (Thornwood) at 83.3% of homes selling above asking, and 10594 (Valhalla) at 80%. Even 10532 (Hawthorne), the most affordable of the four, came in at 71.4%.
Supply is the short part of the story
Realtor.com reported 1.16 million homes for sale nationally in September 2026. Inventory is growing out there. It is not growing much here. The Real Estate Data Aggregator shows new listings in 10570 (Pleasantville) fell 16.7% from a year before, and homes for sale there dropped 38.9%. In 10595 (Thornwood), homes for sale dropped 50% year over year.
Fewer listings coming in means buyers are competing for what does show up. That is part of why the sale-to-list ratios are sitting where they are.
The national rate picture is real, though
Mortgage rates climbed above 7% for the first time since January 2025, according to Realtor.com. A Redfin economist put rates above 7% as well. The Federal Housing Finance Agency reported U.S. house prices up 2.6% year over year through July 2026. Rates at this level slow buyers down everywhere, including here. Fewer sales in 10570 (down 3.3% from last year) and 10595 (down 33.3%) show that.
That 20.8% national price-cut figure from Realtor.com is worth keeping in context. It means most sellers nationally are not cutting. And in Mount Pleasant, the data from the Real Estate Data Aggregator points the other direction: sellers are mostly getting more than they listed for, not less.
A few things worth knowing before you price or make an offer
- Pricing still matters. Homes that sat in 10570 took a median 27 days, 9 days longer than last year, per the Real Estate Data Aggregator. Buyers are not just grabbing anything.
- 10595 (Thornwood) had the fastest median days on market: 16 days, per the Real Estate Data Aggregator. Also the tightest supply at 1.3 months.
- 10594 (Valhalla) had 4 months of supply, the most of any ZIP here, per the Real Estate Data Aggregator. Still not a lot, but worth knowing if you are buying there.
- Realtor.com put national rates above 7% as of September 30, 2026. That affects what buyers can qualify for, which affects what they can offer.
The three months ending July 31, 2026 is the period these numbers cover. The rate environment has shifted since then, so talk through what that means for your specific situation.
- Nationally, more homes are sitting and more sellers are cutting prices.
- In Mount Pleasant, the Real Estate Data Aggregator counted more buyers under contract (78) than homes available (37) in the three months ending July 31, 2026. That gap is what makes this market feel different from the national picture.
- One street can still read differently from the whole ZIP code, though.
Your next step
(845) 661-3469Text me your address and I'll send back how your Mount Pleasant home stacks up against what actually sold near you, including what sellers got versus what they asked. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 10532, 10570, 10594 and 10595, the three months ending July 31, 2026, compared with the same months of 2025. Real Estate Data Aggregator last updated them on Sep 3, 2026.
- Federal Housing Finance Agency: FHFA House Price Index® Up 0.3 Percent in July; Up 2.6 Percent from Last Year | FHFA, Sep 29, 2026
- Redfin: Redfin Reports U.S. Home Prices Rose 0.25% From a Month Earlier in August, Sep 22, 2026
- Redfin: Price-Drop Rate Ticks Up to Record September Rate Amid Strong Buyer’s Market, Sep 30, 2026
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026
- Realtor.com: August 2026 Rental Report: Rents Fall for 37th Straight Month as Concessions Give Renters More Leverage, Sep 17, 2026