Search homes for sale in Cortlandt Manor, famous for its attractions like Croton Gorge Park, Croton Point Park, and Van Cortlandt Manor.
Cortlandt Manor, NY Real Estate Overview
In June 2025, Cortlandt Manor home prices rose 31.4% year-over-year, reaching a median sale price of $828K, signaling strong price appreciation despite slower overall market activity. Homes are taking longer to sell, averaging 47 days on the market compared to 18 days last year, suggesting that buyers are becoming more cautious at higher price points. Sales volume also declined, with only 4 homes sold this June compared to 7 last year, indicating reduced transaction activity despite the significant rise in home values.
Cortlandt Manor is very competitive, with homes selling in about 35 days and often attracting strong buyer interest. Many properties receive multiple offers, with some buyers waiving contingencies to secure a deal. On average, homes sell for around 3% above list price, while highly desirable properties can sell for up to 8% above list price and go pending in as little as 19 days, reflecting intense competition for well-priced and move-in-ready homes.
Cortlandt Manor, NY is a seller's market in June 2025, meaning buyer demand exceeds the available housing supply. This gives sellers a strong advantage, as homes are likely to sell quickly and for competitive prices, often above list price. Multiple offers are common, and some buyers are even waiving contingencies to secure desirable properties. With limited inventory and high demand, sellers can expect strong interest and favorable negotiating conditions, while buyers need to act quickly and make competitive offers to succeed in this market.
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Cortlandt Manor features a range of housing—from mid-century colonials to newer construction tucked into wooded lots—but turnover is low. Many homeowners stay long-term, which limits inventory and increases competition for well-maintained properties. Buyers need to be prepared to act quickly when the right home becomes available and work with a knowledgeable local agent who can alert them to off-market or upcoming listings.
Many properties in Cortlandt Manor sit on sloped lots, rock-heavy terrain, or private acreage. As a result, a significant portion of homes rely on private wells and septic systems rather than municipal hookups. Buyers should factor in the cost of maintaining or upgrading these systems and be diligent with inspections, especially for older homes. Understanding the land itself is key to long-term property satisfaction and budget planning.
Cortlandt Manor offers a rare blend of suburban quiet and city convenience. With Metro-North stations like Croton-Harmon and Peekskill nearby, commuters can reach Grand Central in roughly an hour. This accessibility adds long-term value, especially for buyers seeking a peaceful setting without sacrificing connection to Manhattan. Evaluate drive times, station parking availability, and express train options when selecting a home.
Though part of the Hendrick Hudson and Lakeland Central School Districts, boundary lines in Cortlandt Manor can shift even between neighboring streets. This impacts not only educational options but also long-term resale value. Buyers with children—or those thinking ahead about future marketability—should verify school assignments before making an offer, especially since district quality is a major factor for many prospective buyers.
Westchester County is known for high property taxes, but Cortlandt Manor has some variability depending on school district, parcel size, and assessed value. Two homes with similar price tags may have vastly different annual tax bills. A detailed review of each property’s tax history and reassessment risk is crucial, particularly for buyers planning to renovate or expand. Budgeting for these expenses upfront avoids surprises down the line.
Many buyers seek homes they can customize—whether it’s building an addition, adding a pool, or converting basement space. However, Cortlandt Manor has specific zoning laws that vary by parcel size, water access, and environmental protection rules. Before planning any future changes, buyers should review zoning allowances and restrictions, especially for properties near wetlands or designated conservation areas.
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Embark on a journey through Cortlandt Manor and uncover the beauty and opportunities this unique neighborhood has to offer. From serene landscapes to vibrant community life, our comprehensive Neighborhood Guide is your key to exploring all the hidden gems and must-see spots. Whether you're considering making Cortlandt Manor your home or simply wish to learn more about this captivating area, our guide is the perfect starting point.
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