Search "Larchmont home prices" this week and you'll find three numbers that don't seem to describe the same village. One portal puts the three-month median at $337,000. Another puts it at $1.7 million. A third lands near $1.45 million as a rolling twelve-month figure. If you're comparing Larchmont against Rye or Bronxville while deciding where to move, that's not a rounding error you can shrug off. It's a genuine problem, because you can't compare apples to apples if you don't know which fruit you're holding.
The gap isn't a data error. It's a description of how Larchmont actually works.
| Source | Window | Reported figure |
|---|---|---|
| Redfin | 3 months ending April 2026 | $337K median sale price |
| Movoto | April 2026 | $1,707,000 median sold price |
| Zillow (ZHVI) | Trailing 12 months, current | $1,473,747 typical home value |
| Homes.com | Trailing 12 months, current | $1,452,500 median sale price |
Notice that three of the four sources cluster within a few hundred thousand dollars of each other, while one is off by a factor of five. That single outlier is the tell. It means the sales mix in that particular three-month window happened to include a run of low-priced units, and a small sample size let them drag the whole median down. Larchmont doesn't have one housing market. It has two, operating side by side under the same zip code, and any short-window median is only as reliable as whichever segment happened to trade that month.
Why One Village Produces Two Different Markets
Roughly a quarter of Larchmont's housing stock sits in condo and co-op buildings with twenty or more units, most of them clustered within a short walk of the Metro-North platform and Palmer Avenue's shops and restaurants. Buildings like Patricia Gardens and The Colony list one- and two-bedroom units up to about 850 square feet, and those units have historically traded from roughly $152,000 to just under $220,000. Larchmont Gables, a pre-war co-op with a resident superintendent, sits in the same tier. These prices aren't a typo or a fixer-upper discount. They reflect what a co-op share actually costs in a building built for commuters who wanted low maintenance and a five-minute walk to the train, not square footage.
The other roughly two-thirds of the housing stock is detached single-family, and that's a completely different economy. Tudors and Colonials in Larchmont Manor and Larchmont Woods have listed anywhere from the mid-to-high $500,000s up to $4 million or more, with the bulk of recent sales concentrated well above $1 million. Add in a small newer-construction condo segment downtown, including a building called the Cambium, where the handful of units currently on the market have listed between roughly $557,000 and $975,000, and you get a village with at least three distinct price tiers stacked on top of each other. Nearly seven in ten homes in Larchmont were built before 1940, which is part of why the pre-war co-op stock near the station and the older single-family stock further out read as such different products even when they sit a few blocks apart.
When a portal reports "the median," it's blending all three tiers into one number that doesn't represent any actual buyer's experience. A family shopping for a four-bedroom Colonial near Flint Park never sees the $337,000 figure reflected in anything they can actually buy. A commuter shopping a one-bedroom co-op near the platform never sees $1.7 million. The median is real math applied to a question nobody in Larchmont is actually asking.
The Number That Actually Predicts Price
If the blended median is close to useless, what number does the real work? Proximity to the train platform.
In 2026 sales data, roughly 87 percent of Larchmont's home sales closed within one mile of the station, and homes within a half mile of the platform have sold for about $25 more per square foot than comparable homes farther out. Larchmont's walkability score of 92 out of 100 reportedly ranks second in Westchester, and that ranking isn't trivia. It's the mechanism behind the premium. Buyers aren't paying extra for square footage when they buy close to the station. They're paying for the version of suburban life where you can walk to the platform, to Palmer Avenue's restaurants and boutiques, and to Manor Park's thirteen acres of waterfront, without getting in a car.
That premium compounds as you move outward. South of the station along Palmer Avenue you're in walk-to-everything territory. Push past Route 1 toward Larchmont Manor and the Long Island Sound, and homes get larger, older, and considerably more expensive, trading walkability for water frontage and quarter-acre lots. Neither position is objectively better. They're different products, and the price gap between them is the market pricing that difference honestly.
For a buyer comparing Larchmont to a neighboring village, this matters more than any single median. Two villages can show similar headline prices while offering completely different trade-offs between commute convenience and lot size. The question worth asking isn't "what's the median in Larchmont versus Rye." It's "what does a five-minute walk to the platform cost me here, and is that trade-off one I want to make."
Five Years of a Rising Floor
The single-family segment has moved in a way that's worth putting in context. In 2019, Larchmont's median sale price sat around $1,240,000. By 2025, that figure had climbed toward $1,890,000, an increase of roughly 52 percent since 2019 and about 72 percent since 2014. The number of homes selling for $2 million or more grew from 27 in 2019 to 66 in 2025, a jump of about 144 percent. Over that same stretch, sales under $1 million nearly disappeared, falling from 63 in 2019 to just 12 in 2025.
That's not a story about luxury demand pulling the top of the market upward. It's a story about the floor rising. The entry point into Larchmont's single-family market has moved up faster than the market's ceiling has, which is what happens when inventory tightens. Listed inventory in Larchmont has fallen by roughly 24 percent over the five years leading into 2026, and when supply contracts while demand holds steady, the cheapest available homes are the first to get bid past their old price bracket.
For anyone comparing Larchmont to a village with a similar median today, the more useful question is where that median sat five years ago. A village that's held flat and a village that's climbed 50 percent to reach the same number today are not offering the same investment, even if this month's snapshot looks identical.
How to Actually Compare Larchmont to Another Village
Once you know Larchmont is really two or three markets wearing one name, the comparison exercise changes. Instead of asking which village has the lower median, ask:
- Which segment am I actually shopping in: co-op, condo, or single-family?
- How far is the specific property from the train platform, not just the village center?
- Has this village's entry-level price point moved in the last five years, or only its top end?
- What does the walk actually look like at 8 a.m. on a weekday, not just on a map?
Those four questions will tell you more about whether Larchmont fits your life than any headline median ever will. A single parent commuting daily wants a different answer than a household planning to work from home three days a week and drive the rest. Both can find a fit in Larchmont. They just need to be shopping the right tier.
Frequently Asked Questions
Why is Larchmont's co-op segment priced so far below the single-family segment? Co-op units near the station are smaller, come with monthly maintenance fees that cover taxes and building upkeep, and were built for commuters prioritizing location over square footage. Single-family homes carry land value, larger footprints, and in many cases waterfront proximity, which places them in an entirely different pricing tier.
Is Larchmont's single-family market still rising in 2026, or has it cooled? Recent listing data shows the median list price holding near $1.88 million in June 2026 and $1,887,000 in late July 2026, both up from a $1.79 million median in May, with per-square-foot pricing running in the $650 to $780 range across those months. That pattern is consistent with the multi-year trend of a shrinking supply of entry-level single-family homes rather than a sudden reversal.
Does walking distance to the train station really move the price that much? Based on this year's sales data, yes. Homes within a half mile of the platform have commanded a real per-square-foot premium over otherwise comparable homes farther out, and the large majority of this year's sales closed within a mile of the station.
If you're weighing Larchmont against another Westchester village and the median price you found online doesn't match what you're seeing in listings, that's not you misreading the market. It's the market being two markets. Cindy Schwall has spent more than two decades working these blocks and can tell you, property by property, which tier you're actually looking at and what it should cost. You can also browse current Larchmont listings to see where today's inventory sits across both markets. Let's Connect when you're ready to talk specifics.
