Published October 2, 2026 in Market Update

Some parts of this market are still moving like there are no brakes

By Steven Scarnati

Real estate, Greenburgh and the River Towns (Hartsdale, Elmsford, Ardsley, Ardsley-on-Hudson, Dobbs Ferry, Irving

Nationally, Realtor.com reported that 20.8% of listings took a price cut in September, the highest share since October 2022. Mortgage rates surged back above 7% for the first time since January 2025, also per Realtor.com. That's the backdrop. Now here's what the Real Estate Data Aggregator counted in your backyard for the three months ending July 31, 2026.

Two ZIP codes in this market are doing something that doesn't match that national story at all.

The two tightest pockets: Hastings-on-Hudson (10706) and Ardsley-on-Hudson (10502)

These two ZIPs had 0.8 and 0.9 months of supply, respectively. Both had 88.9% of homes sell above list price. That's not a rounding error. That's buyers competing hard for very little inventory.

In 10706, the Real Estate Data Aggregator counted 27 homes sold, a median price of $1,325,000, up 8.3% from a year earlier. Only 7 homes were for sale at any point during the period. The sale-to-list ratio was 113.7%. Sellers there aren't cutting prices. They're getting more than they asked.

In 10502, 18 homes sold at a median of $1,225,000. Only 5 homes were for sale. Median days on market was 15, one day shorter than a year before. The share selling above list jumped 13.9 points year over year, per the Real Estate Data Aggregator.

The middle of the market: Dobbs Ferry (10522), Elmsford (10523) and Irvington (10533)

These three ZIPs are still seller-leaning, but with a bit more breathing room. Supply runs 1.3 to 1.8 months. Most homes still sell above list, but the share is closer to two in three, not nine in ten.

Dobbs Ferry (10522) had 31 homes sold, a median of $1,280,000, up 6.2% year over year. Inventory there grew 38.5% from a year earlier, per the Real Estate Data Aggregator. More supply, but buyers are still paying 106.9% of list on average.

Irvington (10533) had the biggest sales jump: 46 homes sold, up 109.1% year over year, per the Real Estate Data Aggregator. Median price was $1,566,250, though that's down 3.8% from a year ago. Days on market stretched 9 days longer. More activity, slightly softer prices. Both things can be true.

Elmsford (10523) had only 9 homes sold. The Real Estate Data Aggregator had no year-over-year comparison figures for this ZIP, so the story there comes from the current period alone. The sale-to-list ratio was 105.7%, and 66.7% sold above list.

The busiest ZIP by volume: Hartsdale (10530)

The Real Estate Data Aggregator counted 67 homes sold in 10530, the most of any ZIP here. Median price was $510,000, down 1.4% from a year ago. Days on market stretched 5 days longer. New listings jumped 18.3%. More homes, slightly longer waits, prices easing a little. That's a different market than 10706.

One ZIP with too little data to read clearly: Ardsley (10503)

The Real Estate Data Aggregator counted only 2 homes sold in 10503 for the three months ending July 31, 2026. One pending sale. Zero sold above list. A sale-to-list ratio of 97.6%. Two sales isn't enough to draw conclusions. It's a signal to watch, not a trend.

The wider picture: 10591 (Tarrytown area)

ZIP 10591 had 36 homes sold, up 33.3% year over year. Median price jumped 27.5% to $1,066,250, per the Real Estate Data Aggregator. Inventory grew 61.9%. Days on market fell 6 days. The share selling above list rose 24.1 points. That's a lot of movement in one year, in both directions.

What the national numbers mean here

Realtor.com reported 20.8% of U.S. listings had price cuts in September, the highest since October 2022. Mortgage rates crossed back above 7%, also per Realtor.com. The Federal Housing Finance Agency put national year-over-year price growth at 2.6% through July.

In 10706 and 10502, none of that national softness showed up. Prices rose, supply stayed under one month, and nearly 9 in 10 homes sold above ask. In 10530, the picture is closer to the national one: prices dipped a little, days on market grew, new listings rose.

Same market. Same three months. Very different conditions by ZIP.

One street can read very differently from its ZIP code's average. If your home is on the edge of two ZIPs, or in a pocket that tends to move faster or slower than the numbers suggest, the aggregate won't tell you that. Reply and I'll take a closer look at your specific address.