What kind of house will $1.5M get you in Westchester, Rockland, Putnam? We checked
What will $1.5 million get you in today’s housing market in Westchester, Rockland and Putnam counties? Views of the Hudson River or a nice look at Lake DeForest or a koi pond under Japanese maple trees or a circular driveway cutting through a sweeping lawn.
Houses in the $1.4-1.6 million price range are likely to have features that set them apart: a high-end kitchen, an outdoor pool or a stone fireplace.
Selling for nearly double the median single-family home price in the Lower Hudson Valley, houses in this range count for a relatively small portion of all homes sold. In the past six months, 194 houses in that price range were sold in Westchester, 6.9% of all homes sold; 17 sold in Rockland, 1.9% of sales; and three in Putnam, 0.6% of sales.
The median single-family home price listed over the past 12 months was $860,000 in Westchester, $655,000 in Rockland and $475,000 in Putnam.
Jennifer Sirkowa, a real estate broker at R2M in Nyack, said buyers are likely to find a “unique and special” home at this price point.
“It’s not a cookie-cut house," she said. "A lot of thoughts were applied to the materials, layout and design.”
Real estate: What kind of house will $1.2M get you in Westchester, Rockland, Putnam? We checked
We looked at what $1.5 million will get you in six communities across the region — Hartsdale, Mount Vernon, Chappaqua, Nyack, New City and Patterson.
Sirkowa, who curated the houses, suggested that buyers should work with an agent who is an expert in the region, even the neighborhood, where they are looking. For sellers, pricing houses at market value is the key, she said.
“Overpricing is going to turn off buyers, especially savvy buyers who have done their homework,” she said. “But it’s hard to explain that to a seller because in their minds if they don’t start out high, they are not going to get what they want. I always suggest starting at the market value to attract more buyers. Hopefully end up with multiple offers and that would drive the price up.”
As the mortgage interest rate is still hovering around 7%, Sirkowa said homeowners who are looking to upgrade but have nice, low mortgage rates from before or during the pandemic are facing the toughest situation.
“It’s hard for those who look to grow to a bigger and nicer home to give up the 3% interest rate because they are not only going to take on more house but a higher interest rate,” she said. “But it all depends on how badly you want to upgrade your life.”
Here are the six homes for sale in the $1.5 million range that we reviewed. It is possible one or more could have been sold or taken off market by the time of publication.
39 Hawthorne Way, Hartsdale: Listed at $1.48 million, taxes at $34,796
Built in 1906, this five-bedroom, three-bathroom, 4,268-square-foot colonial style house is located on a coveted street. Set back on the property, a circular drive approaches the home with views of sweeping lawn. It has multiple garden beds, flowering trees, an updated kitchen and bathrooms. Two garages attached have a charging system for electronic vehicles.
82 Brookfield Road, Mount Vernon: Listed at $1.55 million, taxes at $30,554
This four-bedroom, five-bathroom, 3,000-square-foot Tudor style home was built in 1926. It has an updated kitchen and bathrooms. Beyond the front hall, the dining room adjoins a kitchen featuring a Viking oven and cook top and that looks onto a stone patio. The lower level offers a windowed recreation room and a half bath.
55 Shadow Brook Pkwy, Chappaqua: Listed at $1.45 million, taxes at $33,991
This five-bedroom, three-bathroom, 3,291-square-foot colonial style home was built in 1964. Hardwood floors flow throughout the living room featuring a wood burning fireplace. The first floor includes a bedroom and a full hall bath. There are four bedrooms upstairs and the master bedroom features a walk-in closet and ensuite full bath.
1059 Route 9W South, Nyack: Listed at $1.5 million, taxes at $30,996
With views of the Hudson River and the Mario Cuomo Bridge, this five-bedroom, five-bathroom, 3,136-square-foot Victorian style home was built in 1880. Surrounded by trees and gardens, it has a pool, a koi pond, and a sunroom that looks onto a panoramic deck amidst landscaped gardens. There is a full basement and a solarium.
8 Fieldstone Court, New City: Listed at $1.49 million, taxes at $29,768
Set in a cul-de-sac, this 4,554-square-foot, five-bedroom, five-bathroom contemporary colonial style home sits on an acre of landscaped grounds and overlooks Lake Deforest. It has a pool, a pool-side patio and a porch. The basement includes recreational space with a full bathroom and access to the patio and pool.
81 Stage Coach Road, Patterson: Listed at $1.5 million, taxes at $19,734
Originally built in 1965, this 4,396-square-foot, four-bedroom, three-bathroom contemporary home was completely rebuilt in 2011. With year-round mountain views, it has a koi pond, barns and run-in sheds for farm animals. At the center of the home is a great room with a cathedral ceiling and a floor-to-ceiling stone fireplace. It has a loft, a game room, custom kitchen and baths, and a walk-in attic. The garages can accommodate 10 cars.
This article originally appeared on Rockland/Westchester Journal News: Westchester, Rockland, Putnam NY real estate: See what $1.5M will buy
