Published October 2, 2026 in Market Update

Price cuts in the Northeast don't describe every part of this market

By Steven Scarnati

Real estate, Lewisboro and North Salem (South Salem, Cross River, Goldens Bridge, Waccabuc, Croton Falls, Purdys)

You've probably seen the headlines. The Northeast is softening. Prices are down. Inventory is up. Some of that is true at the regional level. Realtor.com reported the Northeast median list price fell 3.8% year over year in September 2026, and inventory rose 11.6% over the same period. But regional numbers are averages. And averages can hide a lot.

The Real Estate Data Aggregator counted homes sold across six ZIP codes in Lewisboro and North Salem for the three months ending July 31, 2026. What it found is not one market. It's several, sitting right next to each other.

The ZIP that breaks the pattern

ZIP 10597, which covers Waccabuc, had a median sale price of $2,650,000 in the three months ending July 31, 2026, according to the Real Estate Data Aggregator. Homes sat on the market a median of 16 days. There was 0.5 months of supply. One home was for sale. Six sold. And 25% of those went under contract within two weeks of listing. Sales averaged 107% of list price.

That's not a market where regional slowdown stories land with much force. If you're selling there, the conditions are tight. If you're buying there, speed still matters, a lot.

South Salem is moving fast too

ZIP 10590, which covers South Salem, had a median sale price of $1,357,500 for the three months ending July 31, 2026, up 47.2% from the same months of 2025, per the Real Estate Data Aggregator. Homes sold rose 20% year over year. Homes for sale fell 13.6%. Median days on market dropped 7 days from a year before, landing at 21 days. Supply came in at 2.4 months, down 1 month from a year ago. More than half of homes, 54.2%, sold above list price, up 14.2 points year over year.

Cross River is a different story

ZIP 10518, which covers Cross River, had a median sale price of $768,750 for the three months ending July 31, 2026, per the Real Estate Data Aggregator. Eight homes sold, and 8 new listings came to market. Only 1 home was for sale at the end of the period. Supply was 0.4 months. Median days on market was 22. Sales averaged 111.1% of list price, and 87.5% of homes sold above list. That's a tight market at a lower price point.

Goldens Bridge and Croton Falls are slower

ZIP 10526, which covers Goldens Bridge, had a median sale price of $650,000 for the three months ending July 31, 2026. Seven homes sold. Median days on market was 25. Sales averaged 104.7% of list, and 85.7% sold above list. But only 2 new listings came to market. Zero homes went under contract within two weeks of listing. Per the Real Estate Data Aggregator, pending sales were 8, which suggests demand is there. Supply just isn't showing up yet.

ZIP 10560, which covers Croton Falls and Purdys, had a median sale price of $682,500 for the same period. Six homes sold. But median days on market was 40, the longest in this group. Supply was 5.6 months. Eighteen new listings came to market, and 11 homes were for sale. Zero went under contract within two weeks. That's a different pace from 10597 or 10518.

What about Purdys?

ZIP 10578, which covers Purdys, had just 1 home sold in the three months ending July 31, 2026, per the Real Estate Data Aggregator. That's too small a sample to read a trend from. What the data does show: that one sale went for 108.5% of list price, and 100% of homes sold above list. Supply was 3.1 months. Two new listings came to market.

The broader picture

Freddie Mac put the 30-year fixed rate at 7.28% as of October 1, 2026. That's real pressure on buyers, and it shapes what people can afford. The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. So nationally, prices are still moving up, just slowly.

But in parts of this market, prices aren't just inching up. The Real Estate Data Aggregator shows 10597 at $2,650,000 and 10590 up 47.2% year over year. That's not the same story as a 3.8% regional drop in list prices. Both things can be true at once.

One more thing worth saying: these are ZIP code numbers for the three months ending July 31, 2026. One street inside a ZIP can read very differently from the whole. A few sales can move the median in a small market. If your home is in one of these areas, the ZIP number is a starting point, not the final word.