| Date | Address | Price | Bd | Ba | SqFt | $/SqFt | Zestimate | Price Δ | Broker | Link |
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July pulled back hard to a $655K median — the softest print since January's $650K trough — and the $600K-and-under segment did the heavy lifting on volume this month.
231 closed sales from May 2025 through July 2026. Overall median sits at $705K, average $764K — still pulled up by the same four outliers above $2M: the $3.95M development deal at 900 SW 80th Ct (Apr 2026), the $2.4M at 9330 SW 34th St (Oct 2025), and the $2.395M/$2.037M pair at 11155/11133 SW 85th Ct (33156). No new outliers entered this month. Strip those four and the clean market median is $700K, average $730K. Average $/sqft across the dataset is $415.
July itself closed at a $655K median on 18 sales, down 10.3% from June's $730.5K. Average price fell even harder — $667K versus June's $869.5K — because June's read was skewed upward by the $2.395M 11155 SW 85th Ct outlier; July had no comparable high-end print to offset the entry-level volume. $/sqft came in at $389, down 6.1% month over month, the lowest reading since December 2025's $625K-median month.
July closed 18 sales, essentially flat with June's 19. The recent three-month average (May–July: 16.7/month) is running ahead of the prior three-month average (Feb–Apr: 15.0/month), so deal flow keeps grinding higher even as pricing softens. That combination — more transactions at lower price points — points to buyers moving into the market at the entry/mid tier rather than a broad demand pickup across all price bands. At 6.66% (PMMS, July 30, 2026), qualified buyers are still transacting, just skewing toward smaller, cheaper product.
20 confirmed cuts out of 231 listings (8.7%), down slightly from last month's 9.6% as the denominator grew faster than new cuts appeared — scraper coverage on this field stays sparse, so treat this as a floor, not the full picture. The largest cuts remain 8881 SW 28th St (-$95,001) and 7835 SW 17th St (-$90,000). Notably, 8881 SW 28th St — the biggest cut in the dataset — closed this month at $1.3M, meaning that discount ultimately found a buyer rather than sitting indefinitely.
The $650K–$700K band is where volume is concentrating right now — that's your clearing price for a standard 3/2 in July's market, roughly $50–80K below where things sat in Q2. Price to the current market, not to June's numbers, or you'll sit. Product in the $800K–$900K range is still moving (July saw closings at $860K and $850K), so the upper-middle tier hasn't collapsed — it's specifically the $700K+ median segment that's compressed.
At 6.90% (jumbo-adjusted) on the $705K overall median with 20% down, you're looking at roughly $3,730/month P&I and $4,450+ PITI. July's pullback in both price and $/sqft is a buyer's window — sellers who need to move are meeting the market. I'd focus on 33165, which carried most of July's volume, and treat any $700K+ ask as a starting point for negotiation, not a floor.
Year-Over-Year Price Trend: July 2026 median of $655,000 versus July 2025 median of $761,000 — a -13.9% year-over-year decline, though on materially higher volume (18 sales in July 2026 versus 10 in July 2025, +80%). The combination of lower price and higher volume is consistent with compositional change — more transactions clearing at lower price points — rather than a uniform repricing of the existing stock.
Price Per Square Foot Trend: Average price per square foot in early 2026 (Jan–Jul) is $420/sqft versus $420/sqft in the same window of 2025 — effectively flat (-0.1%). Unlike last month's read, which showed a modest $/sqft gain against a flat median, the addition of July's soft print erased that divergence: both the headline price and the per-unit-area value are now roughly unchanged year over year.
Quarterly Absorption Trend (ex-outliers): Quarterly medians show a clear correction-and-partial-recovery arc: Q3 2025 peaked at $774,250 (44 sales), Q4 2025 corrected to $690,000 (54 sales), Q1 2026 troughed at $681,250 (36 sales), Q2 2026 recovered to $690,000 (45 sales), and Q3 2026 — one month in, with 18 sales — is tracking at a $655,000 median. It's too early to call Q3 a renewed leg down versus a single soft month, but it bears watching against August's print before drawing a trend conclusion.
Price Distribution: The market remains concentrated in the $600K–$800K corridor, which accounts for 49% of all transactions (114 of 231 sales) — the $600–700K band alone is now the single largest bucket at 29% (66 sales), overtaking $700–800K (21%, 48 sales) for the first time in this dataset. That shift toward the $600–700K band is the clearest structural signal in this update. Sub-$500K sales (5.6%) likely reflect distressed transfers or condition-impaired properties. The $1M+ segment (6.9% combined) remains active but thin.
Market Pace: Monthly transaction velocity is averaging 16.7 sales/month over the trailing three months (May–Jul), up from 15.0/month in the prior three-month window (Feb–Apr) — an 11% improvement in deal flow even as prices soften. Rising volume alongside falling price is typically a sign of a market clearing through pent-up entry-level demand rather than one losing participants.
hdpData output — not the lite search-results-only mode)zillow_westchester_YYYY-MM-DD.csvwestchester_dashboard_v7_2025-05_2026-07.html (or whatever the new last month is)