“Mamaroneck” is a label that covers more than one jurisdiction. The Village of Mamaroneck sits partly in the Town of Mamaroneck and partly in the Town of Rye, and the Town of Mamaroneck also includes the Village of Larchmont and unincorporated sections. Harbor-front, river-adjacent, and inland parcels trade as different products. A single “Mamaroneck median” is a useful temperature check. It is not a value opinion for any one house — an appraisal still has to match the subject’s product type, condition, lot utility, flood-zone status, and micro-location inside the right competitive set.
This October 2026 Insights post reads the latest closed-sale data the way an appraiser does: price level, inventory, days on market (DOM), sale-to-list, and closed volume — without lifestyle framing. It complements the methodology piece Appraising Homes in Mamaroneck, NY and does not replace a property-specific assignment. Local residential coverage is described on the firm’s Mamaroneck appraisal page.
Sources: Two series are used below. The first is a Madison & Park analysis of closed single-family sales in the OneKey MLS under the “Mamaroneck, NY” area label, run October 5, 2026, comparing two consecutive twelve-month windows (October 2025–September 2026 versus October 2024–September 2025). The second is William Pitt Sotheby’s public Mamaroneck Market Tracker for September 2026, which uses a broader brokerage catchment — which is why its sales counts run higher. Different filters produce different counts. That is expected. Appraisers reconcile competing series by reading the filter first, then the number — and by verifying current MLS closed sales for the assignment’s effective date.
Twelve-Month Closed Sales: What the MLS Shows
Comparing the latest twelve months of closed single-family sales with the prior twelve months:
- Median sold price: $1,350,000 versus $1,201,000 (+12.4%)
- Average sold price: $1,861,899 versus $1,665,050 (+11.8%)
- Closed volume: 77 sales versus 83 (about −7%) — roughly 6.4 closings per month in the latest window
- Median sold DOM: 11 days versus 16 days (13 days across all 24 months)
- Median sale-to-list: 105.3% versus 102.9% (104.2% across all 24 months)
- Active inventory (October 5, 2026): 7 single-family listings — about 1.1 months of supply at the latest closing pace — with a median list price of $1,085,000 and median active DOM of 23 days
- Pending pipeline: 12 single-family pendings, median list price $1,049,500
- Sold range, latest window: $500,000 to $10,000,000 (prior window: $520,000 to $5,605,000)
Source: Madison & Park Appraisal analysis of OneKey MLS closed, active, and pending single-family data, Mamaroneck, NY area label, run October 5, 2026. MLS data deemed reliable but not guaranteed; counts can shift slightly as late-reported sales post.
| Metric (single-family, MLS) | Oct 2024–Sep 2025 | Oct 2025–Sep 2026 |
|---|---|---|
| Median sold price | $1,201,000 | $1,350,000 |
| Average sold price | $1,665,050 | $1,861,899 |
| Closed sales | 83 | 77 |
| Median sold DOM | 16 days | 11 days |
| Median sale-to-list | 102.9% | 105.3% |
| Top sale in window | $5,605,000 | $10,000,000 |
Window comparison from the Madison & Park MLS analysis above — not a value opinion for any subject property. Active and pending counts are as of October 5, 2026.
In Mamaroneck, the twelve-month read is competitive on every metric that matters for appraisal commentary: the median sold price is up 12.4%, homes are going under contract in about eleven days, the typical sale closes above asking, and only seven single-family listings were active in early October — about one month of supply. That describes market conditions. It does not price any one house.
The September 2026 Brokerage Snapshot
William Pitt Sotheby’s Mamaroneck Market Tracker, read with its single-family filter, showed for September 2026:
- Median sales price (single-family): $1.7 million (+40.9% versus September 2025; −13.3% versus September 2024)
- Average sales price (single-family): $2.4 million (+50.7% versus September 2025)
- Units sold (September, single-family): 13 (−7.1% versus September 2025)
- Average days on market: 22 (−5.7% versus September 2025; −23.8% versus September 2024)
- Percentage of asking price: 101% (−5.3% versus September 2025; +3.4% versus September 2024)
- Average price per square foot: $642 (−3.0% versus September 2025)
- New single-family listings (September): 22 (−18.5% versus September 2025)
- Year-to-date single-family homes sold: 160 (−1.8% versus YTD 2025); condo/co-op YTD 79 (−18.6%)
- Total monthly inventory (all product types in the table): 81 units (−12.0% versus September 2025)
Source: William Pitt Sotheby’s Mamaroneck Market Tracker (September 2026), checked October 2026. Information on brokerage dashboards is deemed reliable but not guaranteed, and the brokerage catchment is not identical to any one village or town boundary.
The two series are not contradictions to average away. A September single-family median of $1.7 million on thirteen sales is one month; a $1.35 million median on 77 sales is a year. Both point to thin supply — about one month of single-family supply in the MLS read, and fewer new listings and lower total inventory than a year ago in the brokerage table — and both show buyers paying at or above asking. The difference in level is mostly a filter and sample-size story, which is exactly why appraisers do not quote a monthly headline as a market-conditions conclusion.
Why Monthly Medians Mislead in Mamaroneck
The monthly MLS medians behind the twelve-month figures swing hard. October 2025 closed with a single-family median under $900,000 on eight sales; March 2026 posted a median above $3.2 million on four sales. A trend line fitted through 24 monthly medians explains almost none of that movement (R² of about 0.03). Common failure modes:
- Mix shift versus price movement: The latest window’s top sale was $10 million versus $5.6 million in the prior window. A few harbor-front or large-lot closings can lift a month’s average without any change in what a typical inland Colonial would bring. The median moved 12.4% — real, but partly mix.
- Village versus town versus Larchmont: The Village of Mamaroneck straddles two towns with different assessment rolls, and Larchmont-area sales sometimes appear under broader Mamaroneck marketing labels. Cross-boundary comps need explicit location support, not a shared postal or brokerage label.
- Waterfront and flood-zone exposure: Sound-front, harbor-adjacent, and river-adjacent parcels (Mamaroneck and Sheldrake River corridors) carry different FEMA flood-zone designations, insurance costs, and elevation profiles. Those are data-supported location and site factors that have to be matched — see appraising luxury waterfront and complex properties.
- Sale-to-list is not a blanket premium: A 105.3% median sale-to-list ratio describes closed outcomes over twelve months. It does not mean every listing clears at a fixed markup. Overpriced listings still linger; the October 5 active median ($1,085,000) sitting below the latest sold median ($1,350,000) tells you which price bands are carrying the current inventory.
- Era and quality tier: The latest window’s median year built is 1950, with sales ranging from 1830 to 2022 construction. A full-gut renovation and an original-condition house of similar living area are different products.
- Condo/co-op versus fee-simple: Condo and co-op interests in the brokerage inventory table are not interchangeable with detached fee-simple comps.
For a deeper primer on how appraisers parse medians, months of supply, DOM, and sale-to-list, see Market Conditions and How Appraisers Analyze the Stats.
How Appraisers Read Mamaroneck’s Competitive Sets
Market-conditions commentary in a Mamaroneck appraisal is built from the sales that actually compete with the subject — not from the area headline alone.
- Confirm the jurisdiction first: Village of Mamaroneck (Town of Mamaroneck or Town of Rye side), unincorporated Town of Mamaroneck, or Larchmont — then pull comps inside that set before expanding.
- Separate water influence from location label: True waterfront, water-view, and harbor-adjacent sites are bracketed against each other; inland sales are bracketed against inland sales.
- Time adjustments from the set: An eleven-day median DOM does not erase the need for supported time adjustments when the matched set spans several months of a rising twelve-month median.
- Inventory as absorption context: About 1.1 months of single-family supply supports seller-favorable negotiation in many bands, but the appraiser still documents list-to-sale behavior inside the subject’s own band.
- Assessment versus market value: Assessed value is not market value. Tax-grievance work compares the assessment to a current, supportable market-value opinion — see tax grievance and the firm’s Larchmont tax grievance 2026 note for the Town of Mamaroneck side.
Private-Use Assignments in a One-Month-Supply Market
When the typical sale closes above asking and inventory is this thin, AVM estimates and area averages fall furthest behind matched sales. For files that must stand up for counsel or a fiduciary:
- Estate / date-of-death: A retrospective opinion for Form 706, probate, or fiduciary accounting uses market evidence knowable as of the date of death — and with a twelve-month median up 12.4%, the gap between a date-of-death value and today’s value can be material. See estate / date-of-death and alternate valuation date practice.
- Divorce / equitable distribution: Current or retrospective (including date-of-commencement) valuations of the marital residence. In a market moving this fast, the effective date is not a formality — see divorce appraisal and date-of-commencement appraisals in NY divorce.
- Attorney and fiduciary briefing: Counsel often need a plain-English read of whether a proposed buyout or listing price is consistent with recent matched sales — not with the area median or an AVM alone. Private USPAP reports differ from lender forms; see private vs lender appraisals and the firm’s attorney resources.
What Helps a Mamaroneck Market-Conditions Read
- Confirm Village vs Town (and which town side), and whether the data filter matches that boundary
- Pull closed MLS sales that match the subject’s section, GLA band, condition, and lot utility
- Record list price, sale price, concessions, and DOM for each competing sale
- Document flood-zone designation, elevation certificate, and any water frontage or rights
- Note active inventory inside the subject’s price and quality band — not only the area total
- Separate condo/co-op evidence from fee-simple single-family analysis
Final Thoughts
As of the October 2026 MLS read and the September 2026 brokerage snapshot, Mamaroneck’s single-family market is competitive on the five metrics that matter for appraisal commentary: a twelve-month median sold price up 12.4% to $1,350,000, about one month of single-family supply, an eleven-day median DOM, a 105.3% median sale-to-list ratio, and closed volume slightly below the prior year. Monthly medians swing too widely to quote on their own. Those facts describe market conditions. They do not price any one house.
A defensible Mamaroneck appraisal still starts with physical evidence and matched sales inside the right jurisdiction and water-influence set — then places that set against the area statistics as context. Whether the purpose is estate settlement, divorce, tax grievance, or a private purchase opinion, Madison & Park builds the analysis that way across Westchester, Manhattan, and Greenwich CT. Dave Lister, SRA, is a New York certified residential appraiser and is Licensed in Connecticut; Court Approved status applies in New York only.
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