Pelham, NY 10803 Real Estate Market Report

ZIP Code: 10803
Report Date: April 2026
Market Temperature: HOT
Scope: Single-Family Residential (SFR) listings and comps only

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Executive Overview

As of April 2026, the real estate market in Pelham, NY is characterized by a median sold price of $1,399,000, reflecting a robust demand despite elevated mortgage rates. This price point indicates a strong market presence, suggesting that buyers are willing to engage at these levels. The neighborhood has increased in value, with a hot market temperature, indicating a competitive environment for potential buyers.

Transaction activity shows a slower sales velocity, with properties spending a median of 367 days on market. This extended duration may suggest a gap between seller expectations and buyer willingness, particularly in light of the median listing price of $1,835,000, which is significantly higher than the median sold price. The current market conditions, combined with a moderate interest rate pressure of 6.50% for 30-year fixed mortgages, may be influencing buyer behavior and overall liquidity in the market.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

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Property Taxes

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Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

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Market Trends & Context

Understanding Market Temperature

A Hot market indicates strong buyer demand with limited inventory, typically characterized by rising prices, quick sales (low days on market), and inventory levels below historical averages.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in Pelham, NY are averaging 6.50%, which is 0.15% higher than last week's average of 6.25%.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. The median sold price of $1,399,000 indicates strong buyer engagement despite elevated mortgage rates.

2. Properties are experiencing a median days on market of 367, suggesting slower sales velocity and potential pricing friction.

3. The median listing price of $1,835,000 reflects seller expectations that may not align with current buyer sentiment, indicating a possible pricing gap.

4. Market conditions are classified as hot, suggesting high demand relative to available inventory, which may lead to competitive bidding situations.

5. Current mortgage rates are averaging 6.50%, which is 0.15% higher than last week, contributing to moderate interest rate pressure on buyer activity.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.