The luxury real estate market across Westchester, Putnam, Dutchess, Columbia and Fairfield counties remained resilient throughout the second quarter of 2025, underscoring the enduring appeal of quality properties with space, privacy and desirable locations, Liz Nunan, president and CEO of Houlihan Lawrence, wrote in the real estate firm’s recently released “Q2 Luxury Report”:
“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, spurred by low inventory and keen interest from locals and transplants. What are buyers looking for here? Updated interiors, outdoor amenities and proximity to transportation and municipal centers.
Connecticut’s coastal towns in Fairfield County, led by Greenwich, remain in luxury demand as well, particularly among those seeking primary homes and weekend retreats. Upgraded properties near beaches, town centers and marinas are moving quickly, “with well-priced listings seeing competitive scenarios.”
Back in New York, Columbia County has become a luxury hotspot for those drawn to private, spacious locales with a slower-paced lifestyle. Towns like Ancram, Canaan and Chatham are finding a regular audience for luxe homes, particularly those that blend modern upgrades with the area’s historic flavor.
In neighboring Putnam and Dutchess counties, however, the picture is mixed. The $1 million to $2 million market remains active, with buyers attracted to larger properties that deliver value relative to nearby counties. Above $2 million, though, buyers are weighing affordability and borrowing costs against lifestyle considerations. Homes that blend privacy, judicious renovations and outdoor space are apt to be snapped up faster than fixer-uppers with big price tags.
The ultra-luxury segment, above $10 million, remains selective across all counties, Nunan wrote. Here buyers expect properties that combine architectural pedigree with privacy and proven locations, with well-maintained, turnkey estates seeing steady results.
Looking to the second half of 2025, Nunan observed, the luxury market is expected to remain competitive for homes that align with such buyer expectations as modern updates, desirable locations and outdoor living features. Fluid economic conditions may influence buyer behavior, particularly in higher price points, but, she added, the demand for quality homes in lifestyle-driven markets, such as those featured here, are unlikely to go out of style.
Photographs courtesy Houlihan Lawrence.
Rye
We begin by the water, virtually everyone’s favorite place to be in summer. Custom built in 2004 by the current owner, this 8,198-square-foot stone and slate home was designed and situated at 12 Island Drive to take advantage of the 240 feet of direct Long Island Sound frontage to the east and Tide Mill Harbor views out front, creating a panorama of one of the area’s most coveted waterfront sanctuaries.
The house – which includes five bedrooms, seven full bathrooms, a powder room and a four-plus-car attached garage – is among the 39 estates located in the gated North Manursing Island community, in which residents ride bikes on private streets, launch boats on the Sound from the community marina or head to the sandy private association beach – all in close proximity to downtown Rye and Metro-North Railroad.
At home, you can enjoy the pool and spa, watch the boats go by as you dine with friends and family on the multitiered flagstone terrace or catch a game on TV with the outdoor fireplace blazing. Have your own touch football game or launch your paddle board from the 1.21 acres. The possibilities are endless. $9,999,999. For more, call agent Lisa Murphy at 914-391-2655.
Larchmont
Staying by the water, we head over to Larchmont Manor for 0.73 acres of prime waterfront on Premium River. Tucked away at 32 Pryer Lane, this 6,211-square-foot Dutch Colonial overlooks a sweeping level backyard with direct access to kayaking, fishing and paddle-boarding – all a short stroll to the beach and park, village and train. The Stoll & Stoll-designed home is carefully oriented, with multiple lucent rooms opening through French doors onto an entertainer’s patio.
They include a great room that incorporates a chef’s kitchen with a sleek island, two homework stations, a wet-bar area and a step-down family room with a fireplace; a dining room with a two-sided fireplace opening onto the living room; a spacious office with built-ins; two powder rooms, a large laundry; and a fitted mudroom opening onto the two-car garage.
Upstairs are five large bedrooms, three of which are ensuite and two that share a hall bath. (There are six bedrooms, five full bathrooms and two half baths in all.) The primary suite has two walk-in-closets and an adjoining second office. This floor also boasts a games or e-learning space.
The walkout lower-level offers more space — with a bonus area for recreation or a gym leading to a covered patio, plus a ground-level guest bedroom, a full bathroom and much storage. $5,095,000. For more, call agent Pollena Forsman at 914-420-8665.
Also in Larchmont is 2 Coventry Court, an 11,590-square-foot Colonial in the Quaker Ridge section that focuses on meticulous design, with a 2018-19 upgrade that included a smart home control system and exterior painting.
The interior showcases high-quality built-ins, luxurious wall fabrics in the family room, an updated kitchen with new countertops and a vast saltwater fish tank that adds a touch of serenity. Each bedroom boasts an ensuite bathroom – there are seven in all, plus three half baths — ensuring privacy and comfort for all residents and guests.
The finished basement includes a gym, a media room, a wine cellar and abundant storage spaces. Moreover, the house’s proximity to major highways – it’s a 30-minute train ride to Grand Central Terminal – and to four private clubs and a public course make this a natural for commuters and golfers respectively. $5,250,000. For more, call agent Tianyang Xu at 914-426-1711.
Bronxville
Bronxville is known for its Tudor homes, such as this 8,193-square-foot turnkey French Normandy Tudor at 42 Masterton Road that boasts flexibility in layout, adaptable spaces and modern amenities after recent structural renovations and cosmetic restorations inside and out.
The mature .66-acre landscape, designed by horticulturist Timothy Tilghman, adds curb appeal to the 1927 dwelling. Inside, high ceilings, oak beams and restored woodwork mark the Tudor style. The stone entry turret leads to a gallery and a sunken living room with a wood-burning fireplace and a private home office with doors to front and back terraces. A spacious library with a carved stone, wood-burning fireplace and a large, dining room with leaded glass windows and doors open to a newly constructed eat-in kitchen and family room designed by London-based Smallbone of Devizes.
The kitchen area steps down to a 575-square-foot patio, designed for multiseason entertaining. A mudroom/garage and back stair connects the first floor to the lower level, which houses a theater/playroom, a climate-controlled wine cellar and a large gym/Pilates space with a bathroom and laundry area.
The second floor offers a primary wing that includes a bedroom with a sitting room, a dressing area with a wood-burning fireplace, an ensuite renovated bathroom and custom-built closets and cabinetry. (There are six bedrooms, five full bathrooms and two half baths in all, including four family bedrooms and three renovated full baths on this floor.) A wealth of additional space can be personally curated to serve as a homework room, yoga studio or office, while a private deck with a hot tub overlooks the gardens.
The third floor sees an ensuite bedroom with a renovated bathroom, a media/music room and a custom craft/project studio to complete a home that is all about the art of living. $5,995,000. For more, call Mariellen Sullivan Carpenter at 914-319-8751.
Scarsdale
Commanding 1.82 acres at 30 Morris Lane in Scarsdale’s tony Murray Hill section, this 10,181-square-foot Georgian blends leisure and luxury with a heated pool, a Deco Turf II tennis court and multiple outdoor entertaining areas surrounded by professionally landscaped gardens, not to mention the circular driveway and attached three-car garage.
The 23-foot-high entry foyer with its circular staircase sets the tone for the home’s layout, accented by soaring ceilings, millwork and walls of glass that frame views of the grounds. The sun-drenched formal living and dining rooms offer a setting for entertaining, while the open-concept chef’s kitchen is equipped with top-of-the-line appliances, a spacious island and bespoke cabinetry. A family room opens to the patio, helping to create indoor-outdoor lifestyle.
Upstairs, the expansive primary suite is a retreat featuring a spa-like marble bathroom, generous walk-in closets and oversize windows. Five additional bedrooms provide ample space for family and guests, each with custom built-ins and ensuite baths. (There are seven and a half bathrooms in all.) Meanwhile, the fully finished lower level offers 3,100 square feet of recreational space. $7,495,000. For more, call agent Elise Jan Flagg at 914-714-9250.
Purchase
Awaiting you behind the gates at 21 Dorann Road is a 12,095-square-foot New England Colonial that has been classically updated to take advantage of 2.89 acres that feature a natural pond, a sweeping golf course views and plenty of resort-style living. The manicured lawns and mature perennial gardens are accompanied by a pool, a spa and a full pool house with a kitchenette, a full bathroom and a laundry.
Inside the house, the first floor offers a formal living or greeting room, a paneled library with bespoke millwork, a private office with custom built-ins and a great room/game room ready for large-scale entertaining or intimate gatherings. The formal dining room is graciously sized for hosting and filled with natural light. But the heart of the home is the kitchen — Christopher Peacock cabinetry, an oversize island, two Sub-Zero refrigerators, two Bosch dishwashers and an easy flow into the adjacent family room with its fireplace and French doors leading to the expansive covered patio.
Upstairs, discover four ensuite bedrooms, two additional bedrooms with a Jack-and-Jill bath and a primary suite with a fireplace, a private terrace, a spa-like bathroom, a custom dressing room, a walk-in closet and an additional full bath. (In all, there are eight bedrooms, nine full bathrooms and two half baths.)
The finished lower level includes a home theater, a gym, a guest suite, a game room, a TV lounge and abundant storage, rounding out the options for recreation and relaxation. $5,995,000. For more, call agent Christine (Chrissy) Hazelton at 914-309-9685.
Briarcliff Manor
Style meets history in this 7,793-square-foot Colonial, reimagined by two New York fashion VIPs.
A highlight of the New Castle Historical Society house tour, this 1905 property, at 500 Hardscrabble Road in the well-regarded Chappaqua school district, offers a Martha Baker-designed landscape, close to an acre, comprising woodlands, curated boxwoods, flowering dogwoods and a rose-trimmed garden fence. A rustic pergola leads to a free-form Gunite pool, while an original stone chapel – now a meditation space or poolside cabana – has been rebuilt with a new cedar roof.
Inside, you’ll find interiors by Foley & Cox and designer Libby Cameron, featuring custom millwork, wainscoting and three wood-burning fireplaces. The kitchen centers around a hand-mitered Carrara marble island, with top-tier appliances and bespoke fittings. Radiant-heated, hand-hewn walnut floors extend through the kitchen, family room and first-floor ensuite bedroom. (There are four bedrooms, six full bathrooms and one half bath in all.)
Upstairs, the primary suite includes a carved fireplace mantel, custom closets and French doors to a private balcony. A skylit, mid-century-inspired third floor serves as a spacious home office. $2,995,000. For more, contact agent Susan Stillman, 914-589-4477.
Pound Ridge
This 6,873-square-foot Modern Colonial – set on 3.7 acres at 17 Great Hill Farms Road – is minutes from Bedford village and Stamford and an hour from Manhattan.
Sunlight streams through the double-height entry, illuminating marble floors, custom paneling and a contemporary drop chandelier. The formal living room has a wood-burning fireplace, millwork and French doors opening onto a sunroom wrapped in windows. Like the living room, the large dining room also has French doors to the terrace. The chef’s kitchen features dramatic lighting, a custom banquette and a top-tier Wolf range and Thermador refrigerator, opening onto a family room with a stone fireplace.
Upstairs, the primary suite boasts twin sets of French doors leading to a balcony, two spa-quality bathrooms, and dual custom dressing rooms. Two additional ensuite bedrooms and two other bedrooms that share a bath complete the upper level. (There are six bedrooms, six full bathrooms and three half baths in all.)
The lower level offers everything for full-on recreation, including a glass-enclosed gym, a cinema room, a family room, a guest suite, a wine cellar and a full bar. The resort-style amenities continue outside with a pool, a pool house and a bocce court amid the landscaping. $4,200,000. For more, call agent Katherine Biddle at 914-497-7521.
