Q2-2025
MARKET REPORT
EXECUTIVE SUMMARY
The luxury real estate market across Westchester, Fairfield, Columbia, Putnam, and Dutchess counties remained resilient throughout the second quarter of 2025, underscoring the lasting appeal of quality properties with space, privacy, and desirable locations. Despite elevated borrowing costs, buyers continue to show strong demand for properties priced $2 million and above, with the upper end of the market holding steady, particularly for well-maintained, turnkey homes.
In Westchester, the $3 million and above category continues to perform well, fueled by low inventory and steady interest from both local buyers and those relocating from metro areas. Buyers are prioritizing homes that offer updated interiors, outdoor amenities, and proximity to transportation and village centers.
Fairfield County’s coastal towns, led by Greenwich, remain focal points for luxury demand, especially among buyers seeking both primary homes and weekend retreats. Updated properties near beaches, town centers, and marinas are moving quickly, with well-priced listings seeing competitive scenarios.
Further north, Columbia County has quietly emerged as a sought-after luxury destination for buyers drawn to privacy, land, and a slower-paced lifestyle. Towns like Ancram, Canaan, and Chatham are seeing steady demand for high-end properties, especially those offering modern updates while preserving the area's character.
In Putnam and Dutchess counties, the luxury segment has shown mixed results. The $1 million to $2 million market remains active, with buyers attracted to larger homes and properties with acreage that deliver value relative to neighboring counties. Above $2 million, activity is more selective, as buyers weigh affordability and borrowing costs against lifestyle considerations. Homes that combine privacy, thoughtful renovations, and outdoor space continue to appeal to discerning buyers, while properties requiring substantial work or carrying ambitious pricing are seeing longer days on market.
The ultra-luxury segment, above $10 million, remains highly selective across all counties. Buyers at this level expect architectural significance, privacy, and exceptional locations, with well-maintained, move-in-ready estates seeing steady results.
Looking to the second half of 2025, the luxury market is expected to remain competitive for homes that align with buyer expectations, modern updates, desirable locations, and outdoor living features remain top priorities. Broader economic conditions and interest rate fluctuations may influence buyer behavior, particularly in higher price points, but demand for quality homes in lifestyle-driven markets across the region should continue to support stability and healthy activity in the months ahead.
With Warm Regards,
Liz Nunan President and CEO
LUXURY MARKET REPORT
WESTCHESTER COUNTY LUXURY HOME SALES | $2 M AND HIGHER
GREENWICH, CT LUXURY HOME SALES | $3 M AND HIGHER
LUXURY MARKET REPORT
DARIEN LUXURY HOME SALES | $2 M AND HIGHER
ROWAYTON LUXURY HOME SALES | $2 M AND HIGHER
NEW CANAAN LUXURY HOME SALES | $2 M AND HIGHER
LUXURY MARKET REPORT
2nd QUARTER 2025
WESTCHESTER COUNTY LUXURY HOME SALES
PUTNAM AND DUTCHESS COUNTY LUXURY HOME SALES
GREENWICH, CT LUXURY HOME SALES
Source: Onekey MLS and Greenwich MLS
LUXURY MARKET REPORT
2nd QUARTER 2025
DARIEN LUXURY HOME SALES
ROWAYTON LUXURY HOME SALES
$5,000,000 - $9,999,999
NEW CANAAN LUXURY HOME SALES
$5,000,000 - $9,999,999
COUNTY
LUXURY MARKET REPORT
Source: Onekey MLS.
LUXURY MARKET REPORT
GREENWICH, CT LUXURY HOME SALES | $3M AND HIGHER
SOUTHERN FAIRFIELD COUNTY, CT LUXURY HOME SALES | $2M AND HIGHER
Source: Greenwich MLS and Smart MLS
LUXURY MARKET REPORT
2nd QUARTER 2025
SUPPLY/DEMAND SNAPSHOT
SOUTHERN WESTCHESTER COUNTY | $2M AND HIGHER
AS OF JUNE 30, 2025
NORTHERN WESTCHESTER COUNTY | $2M AND HIGHER
PUTNAM COUNTY | $1M AND HIGHER
DUTCHESS COUNTY | $1M AND HIGHER
PRICE RANGE
PENDING SALES
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
LUXURY MARKET REPORT
2nd QUARTER 2025
SUPPLY/DEMAND SNAPSHOT
GREENWICH, CT | $3M AND HIGHER
DARIEN | $2M AND HIGHER
ROWAYTON | $2M AND HIGHER
AS OF JUNE 30, 2025 AS OF
NEW CANAAN | $2M AND HIGHER
$2,000,000 - $2,999,999
LUXURY MARKET REPORT
2nd QUARTER 2025
TEN-YEAR MARKET HISTORY
WESTCHESTER COUNTY LUXURY HOME SALES | $2M AND HIGHER
PUTNAM COUNTY LUXURY HOME SALES | $1M AND HIGHER
Source : Onekey MLS.
LUXURY MARKET REPORT
2nd QUARTER 2025
TEN-YEAR MARKET HISTORY
DUTCHESS COUNTY LUXURY HOME SALES | $1M AND HIGHER
GREENWICH, CT LUXURY HOME SALES | $3M AND HIGHER
Source : Onekey MLS and Greenwich MLS.
LUXURY MARKET REPORT
2nd QUARTER 2025
TEN-YEAR MARKET HISTORY
DARIEN, CT LUXURY HOME SALES | $2M AND HIGHER
ROWAYTON, CT LUXURY HOME SALES | $2M AND HIGHER
Source : Smart MLS.
LUXURY MARKET REPORT
2nd QUARTER 2025
TEN-YEAR MARKET HISTORY
NEW CANAAN, CT LUXURY HOME SALES | $2M AND HIGHER
Source : Smart MLS.
MARKET REPORT
GREENWICH, CT · $55,000,000
Extraordinary new Transitional home on 7.99 acres with indoor/outdoor resort amenities.
Michele Tesei M 203.536.3352
AUSTERLITZ, NY · $8,850,000
Elevated rustic masterpiece on 85 acres, this "smart home" compound is minutes to Hudson.
Rachel Haley M 518.894.7656
PURCHASE, NY · $3,200,000
Privately set on a quiet cul-de-sac, this stunning Colonial is pristine and move-in ready. Christine (Chrissy) Hazelton M 914.309.9685
OLD GREENWICH, CT · $27,950,000
Custom-built modern compound with 300'+ feet of waterfront, pool, pier, guest and boat houses.
Ellen Mosher M 203.705.9680
Amanda Miller M 203.912.9233
GREENWICH, CT · $7,495,000
Panoramic views of the Sound from every room in this waterfront home renovated in 2020.
Julie Church M 203.561.9373
PURCHASE, NY · $3,049,000
Fabulous sophisticated, modern country retreat located on a tranquil cul-de-sac.
Debby Glasser M 914.391.4995
Miriam Lipton M 914.260.9151
GREENWICH, CT · $22,000,000
Stylish 2024 custom-built Contemporary on nearly 5.5 gated acres with pool and court near town.
Jim Hoffman M 203.517.8105
SCARSDALE, NY · $7,495,000
Nestled on a private 1.82.acre estate in one of Scarsdale’s most coveted enclaves.
Elise Jan Flagg M 914.714.9250
BRIARCLIFF MANOR, NY · $2,995,000
Elegant 1905 Colonial with modern luxuries, Martha Baker gardens, stone terraces & pool.
Susan Stillman M 914.589.4477
Rebuilt & expanded modern Colonial with pool on one of Greenwich's most coveted streets. Maria Crowley M
PURCHASE, NY · $5,595,000
Elegant Colonial estate with pond, pool, and golf views. Luxury living at its finest.
Christine (Chrissy) Hazelton M 914.309.9685
GARRISON, NY · $2,790,000
Gilded Age architectural gem built by Ralph Adams Cram, meticulously restored and updated.
Melissa Carlton M 914.474.0111 Chelsea Carlton M 914.474.7460
BEDFORD, NY · $4,200,000
A grand Colonial retreat with luxury finishes, lush grounds, and resort-style amenities. Katherine Biddle M 914.497.7521 RHINEBECK, NY · $3,750,000
Striking 2005 home by award-winning architects on 43+ lush acres. Meticulously reimagined. Peggy Santamorena M 845.399.3999
CROTON-ON-HUDSON, NY · $2,555,000
Luxury meets nature in this secluded masterpiece with sweeping river views and bold design. Nancy Kennedy M 914.271.5500 SHERMAN, CT · $1,999,000
Luxury awaits at this four bedroom, five bath residence sited on 4.3 acres with saltwater pool. Trish McFadden M 203.470.8783