Real Estate Update - Chappaqua 2026

The Chappaqua Spring 2026 Market: What Buyers and Sellers Need to Know

If you've been watching the "For Sale" signs around town this spring, you've probably sensed it before the numbers ever confirmed it: Chappaqua is having a moment. Prices are up, homes are moving, and the competitive energy that's defined our market for the past few years hasn't let up one bit.

Here's my honest read on where things stand.

The Numbers Tell the Story

As of April 2026, the average home value in Chappaqua sits at roughly $1.5 million, up over 10% from a year ago. Single-family sales this spring are running double digits ahead of last year on a price basis, and price-per-square-foot has climbed sharply as well — a sign that buyers aren't just paying more, they're paying more per foot for the homes that hit the market.

Interestingly, the pace of sales has shifted. Average days on market are up compared to last spring, which sounds like it should mean a cooling market — but don't be fooled. This isn't softness; the numbers here are skewed because of low inventory, and a few homes being listed that are simply priced outside of what is reasonable.  Sellers who decide to “try” with a price that is out of line, even in a red hot market and home that has not been prepared for sale - the result, even in this market buyers reject the home.  When asked to pay a premium - which all buyers must - there is a limit.  And because of the incredibly low inventory, those instances skew. the days on market.  The same story that's been playing out across Northern Westchester for a couple of years now: there simply isn't enough inventory.  Fewer listings alongside rising prices, points to a market where well-priced, well-presented homes are still commanding serious attention — buyers are just being more selective given how much they're being asked to spend.

What This Means If You're Selling

This spring continues to reward preparation. With inventory this tight, sellers who present their home well and price it thoughtfully from day one are still seeing strong results — but "priced right" matters more than ever, because buyers have gotten sharper about value. A home that's overpriced, even slightly, tends to sit and lose momentum rather than attract the bidding energy we saw a year or two ago.

If you've been on the fence about listing, here's the honest truth: limited competition among sellers is still working in your favor. You're not up against a flood of other listings the way sellers in many other markets are.

What This Means If You're Buying

I won't sugarcoat it — this remains a demanding market for buyers. Low inventory means fewer choices, and homes that check the boxes (great lot, updated kitchen, strong school zone location) are still drawing multiple offers. My advice hasn't changed: get fully underwritten before you start touring, know your must-haves versus nice-to-haves, and be ready to move quickly and decisively when the right home appears.

The silver lining is that slightly longer days-on-market compared to last year gives buyers a touch more breathing room than the frantic pace of recent springs — a little more time to do due diligence, but not so much that you can afford to wait around.

The Bigger Picture

Chappaqua's appeal isn't going anywhere. Excellent schools, a walkable downtown, easy Metro-North access to the city, and that classic Westchester charm continue to draw buyers from across the region — and that fundamental demand is what's underpinning the price growth we're seeing, even amid a tighter, slower-moving market.

Whether you're weighing a move this season or just want to understand what your home is worth in today's market, I'm always happy to talk through your specific situation — no pressure, just an honest conversation about your options.

Thinking about buying or selling this spring? Reach out — I'd love to help you navigate it.