If you only looked at the headline number, you might think the Westchester housing market took a step backward in the first quarter of 2026. The overall median sale price for single-family homes came in at $1,700,000 — a 17.7 % decline from Q1 2025. But that number is misleading and understanding why the key is to be understanding this market right now.
It’s a Mix Story, Not a Value Story
The most reliable measure of what homes are actually worth on a per-foot basis, median price per square foot, was essentially flat at $915, down just 1.6 % year-over-year. Home values didn’t fall. What changed is which homes sold.
In Q1 2025, a larger share of sales came from Westchester’s highest-priced neighborhoods. This year, activity shifted dramatically toward the community’s more affordable areas. When more homes close in the $1M-$1.5M range and fewer close above $2.5M, the overall median drops, even though no individual home lost value. This is a textbook product mix shift, and it’s one of the most common ways headline real estate numbers get misread.
Where Buyers Were Most Active
The neighborhoods spanning the southern and eastern portions of Westchester, including Nielsen, Osage, Emerson Manor, West Westchester-South, and the Westchester Triangle, saw a 150% increase in sales volume, jumping from just 6 transactions in Q1 2025 to 15 this quarter. Nielsen alone went from zero sales a year ago to 7 in Q1 2026. This surge in activity at more accessible price points was the single biggest factor pulling the overall median lower.
Meanwhile, South Kentwood and Loyola Village were the fastest-moving areas in the entire zip code. Homes there went under contract in a median of just 10 days, a 60% acceleration from last year, with pricing holding almost perfectly steady.
North Kentwood, Westchester’s highest-priced neighborhood, saw fewer transactions (9 vs. 16 a year ago) but the median price held firm at $2,550, and the price per square foot actually climbed 5.3%. Buyers at this level are being more selective, taking a median of 33days to commit, but they are paying a premium for the right property.
The Spring Pipeline
As of late April, 58 homes are actively listed across Westchester (49 SFRs and 9 attached), with another 26 already under contract. South Kentwood currently has more homes under contract than active — a clear signal of strong demand. On the other end, Nielsen has nearly sold through its available inventory, with just 1active listing remaining after leading the quarter in closed sales.
Rates and the Bigger Picture
Mortgage rates continue to hover in the low-6% range, with the 30-year fixed averaging 6.23%-6.32% Most forecasters expect rates to stay above 6% through the remainder of 2026. Across Los Angeles County, a bifurcated market is emerging: well-priced, well-presented homes are moving quickly, while aspirational priced properties are sitting. That pattern is playing out clearly in Westchester, where the neighborhoods with the fastest contract times are the ones where sellers priced accurately from day one.
What It Means
For sellers, the takeaway is straightforward: precision pricing based on your specific neighborhood, not a broad zip code average, is more important than ever. The market is rewarding accuracy with speed. For buyers, underlying values remain stable and inventory is available, but the best positioned homes are moving in under two weeks. Be prepared to act when the right property in your target neighborhood comes up. Westchester is not one market, it’s a collection of distinct micro-markets, each telling its own story. The full neighborhood-by-neighborhood breakdown, including data for all sub-areas and the current active inventory snapshot, is available at teamtami.com/neighborhoods/westchester/report-q1-2026.
Tami Humphrey is the founder of Team Tami Real Estate, serving Westchester, Playa Vista, and the surrounding Silicon Beach communities.
