Market analysis and local expertise from Madison & Park Appraisal — serving Westchester County, Manhattan, and Greenwich CT.
October 2026 Ardsley single-family stats from Houlihan Lawrence, William Pitt and Homix: a $1.229M median on eight closings, ~105.6% sale-to-list, 1.5 months of supply, and why flat $/SF matters for date-of-death and divorce valuations.
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For estate attorneys, executors and matrimonial counsel: Darien’s R-2 to R-1/5 zoning and buildable envelope, waterfront vs. inland tiers, flood zones, teardowns, cross-town comps, and why a 23% Q3 median jump reflects sales mix, not one house’s value.
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For matrimonial and estate-planning attorneys in Westchester, Manhattan and Greenwich: why a dated USPAP appraisal supports prenup and postnup disclosure and separate-property baselines, choosing the effective date, co-op issues, and a document checklist.
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For estate attorneys, executors and CPAs when the decedent had an accepted purchase contract at death: why contract price is evidence not automatic FMV, USPAP retrospective analysis, Form 706/ET-706/CT-706, stepped-up basis, and co-op/condo issues in Westchester, Manhattan and Greenwich.
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For matrimonial attorneys and mediators in Westchester, Manhattan and Greenwich: how jointly retained, separate and court-appointed appraisals work, USPAP client and delivery rules, valuation dates under DRL § 236 and C.G.S. § 46b-81, and an engagement and document checklist.
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October 2026 Chappaqua single-family stats from Houlihan Lawrence, William Pitt and Homix: a $1.82M median on nine closings, ~105% sale-to-list, 1.8 months of supply, and why a thin month misleads date-of-death and divorce valuations.
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For estate counsel, executors and matrimonial attorneys: how the BPCA master lease and building ground leases work, why PILOT and scheduled ground rent step-ups change comp selection, what the 2069 term means for an effective date, and a document checklist.
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For executors, estate attorneys and CPAs: how New York’s 2026 estate tax cliff works ($7.35M exclusion, gone above $7,717,500), why the date-of-death home appraisal can decide which side of the line an estate lands on, what an appraisal can and cannot do, and how Connecticut differs.
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For executors and estate counsel in Westchester, Manhattan and Fairfield County: how the HECM 95% rule works, why the servicer’s current-value appraisal cannot stand in for a date-of-death appraisal, why an underwater house still needs a date-of-death value for basis, and a valuation checklist.
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What matrimonial counsel need when the marital asset is a two-, three- or four-family or rental home in Yonkers, Mount Vernon, New Rochelle, Stamford or Norwalk: legal vs. in-use units, rent rolls and leases on the effective date, GRM income approach, tenant access, and a document checklist.
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September 2026 Bedford single-family data from Houlihan Lawrence, William Pitt, and Homix (OneKey MLS): $1.5M median on 33 closings, 1.5 months of supply, 40-day DOM, ~101% sale-to-list, and why a $2.16M average and a flat 12-month median matter for estate and divorce files.
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How attorneys and executors get a defensible Pound Ridge value: R-3A/R-2A/R-1A zoning, usable vs. raw acreage, private well and septic capacity, barns, pools and guest houses, and cross-town and Connecticut comps for date-of-death, divorce, and gift appraisals.
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What attorneys and CPAs need from a QPRT appraisal: transfer-date fair market value for Form 709, who handles the 7520 retained-interest math, adequate disclosure, co-ops, second homes, fractional interests, and what happens at term end in Westchester, Manhattan, and Greenwich.
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How executors and estate counsel get a defensible as-is date-of-death value for dated, vacant, or deferred-maintenance homes: similar-condition comps vs. cost to cure, post-death repairs and cleanouts, teardown and land value, and the documents to gather in Westchester, Manhattan, and Greenwich.
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Why two credentialed appraisers can value the same house $250,000 apart: effective dates, condition assumptions, GLA, comps, and adjustments, plus a five-step way for counsel to reconcile conflicting divorce reports in Westchester, Manhattan, and Greenwich.
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September 2026 Harrison single-family data from Houlihan Lawrence, William Pitt, and Homix (OneKey MLS): $2.31M median, 2.2 months of supply, 29-day DOM, ~103% sale-to-list, and why mix-driven medians mislead estate and divorce files.
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Attorney & executor guide — JLWQA and the 2021 SoHo/NoHo rezoning, loft square footage, cast-iron historic district limits, co-op vs. condo comps across NoHo, Tribeca, and the Village, and Q3 2026 data.
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Attorney guide — RPAPL § 993 heirs property valuation, co-tenant buyout math, settlement conferences, whole-fee-simple value, and engagement terms for Westchester, Manhattan, and Greenwich heir disputes.
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Attorney & executor guide — private USPAP for Greenwich CT probate, Form 706, stepped-up basis; Old Greenwich, Riverside, Cos Cob, backcountry comps; Licensed in Connecticut · SRA.
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Attorney guide — Westchester village-level comps, commencement dates, buyouts, separate-property valuations, and engagement terms for equitable distribution in Scarsdale, Bronxville, Rye, Larchmont, and across the county.
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September 2026 Rye City snapshot — $2.36M median, 0.8 months supply, 21-day DOM, ~110% sale-to-list — plus WP/Homix filter differences and why City vs Brook medians mislead.
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Attorney & executor guide to Old Greenwich and Riverside, CT: waterfront vs. inland tiers, flood zones, Metro-North proximity, zoning and teardowns, sub-market comps, and Q3 2026 Greenwich MLS figures.
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Attorney & CPA guide — private USPAP qualified appraisals for Form 8283 when donating residential real estate; donation-date FMV, engagement terms; Westchester, Manhattan, Greenwich.
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Attorney & executor guide — private USPAP date-of-death value for Manhattan condo probate, Form 706, stepped-up basis & Surrogate’s inventory; condo vs co-op; engagement terms.
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Attorney guide to premarital and inherited homes — retrospective date-of-marriage values, commencement values, and isolating marital-funded improvements with a disclosed hypothetical condition. Westchester, Manhattan, Greenwich.
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Twelve-month MLS read — median sold price +12.4% to $1.35M, ~1.1 months of supply, 11-day DOM, 105% sale-to-list — plus the September snapshot and why monthly medians mislead.
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Village of Rye Brook / Town of Rye guide — BelleFair & Doral Greens condo-HOA vs fee-simple SF, comps vs Rye, Port Chester, Harrison, Purchase & Greenwich CT; estate, divorce, tax grievance.
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Attorney & executor guide — private USPAP for Fairfield probate, Form 706, stepped-up basis; Greenwich/Stamford comps discipline; Licensed in Connecticut · SRA.
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Attorney & executor guide — private USPAP for Westchester probate, Form 706, stepped-up basis, and inventory; date-of-death vs current; retrospective evidence; engagement terms.
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Attorney guide — private USPAP appraisals for NY equitable distribution of Manhattan co-ops, condos, and townhouses; commencement vs current; buyouts; engagement terms.
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Village vs Manor vs Town snapshot — August single-family medians, inventory, DOM, sale-to-list, and why blended Pelham averages mislead appraisers and attorneys.
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Village of Ardsley / Town of Greenburgh appraisal guide — housing stock, comps vs. Dobbs Ferry/Hastings/Irvington/Hartsdale/Scarsdale, and private estate/divorce assignments.
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Attorney-friendly guide — why estate, probate, Form 706, divorce, gift Form 709, and buyouts need a private USPAP report, not a Fannie/Freddie lender appraisal.
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Attorney- and executor-friendly guide — why Manhattan co-op probate needs a private USPAP date-of-death appraisal, how share value differs from condo fee-simple, and Form 706 / inventory engagement terms.
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Attorney-friendly CT divorce valuation guide — why Greenwich and Fairfield County counsel order a private USPAP appraisal, location splits for comps, and engagement terms for equitable distribution.
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August 2026 Bronxville Village snapshot for appraisers and attorneys — single-family medians, thin inventory, short DOM, sale-to-list above asking, and why village averages mislead.
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Rivertowns appraisal guide — village housing stock, lot and view utility, comps vs. Hastings/Irvington/Tarrytown, and private estate/divorce assignments.
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Attorney- and CPA-friendly guide — why a private USPAP appraisal (not a lender form or CMA) supports gift-date fair market value for Form 709 / Form 8283 context.
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Attorney-friendly guide to marital home buyouts in NY equitable distribution — why a certified private appraisal (not CMA/AVM/lender form) anchors buyout math, and how it relates to date-of-commencement work.
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August 2026 Scarsdale snapshot for appraisers and attorneys — single-family medians near $3.0M, thin inventory, short DOM, sale-to-list above asking, and why village averages mislead.
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A practical look at appraising residential property in Katonah — Town of Bedford housing stock, lot utility, and comps discipline versus Bedford Hills, Mount Kisco, and Chappaqua.
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IRC §2032 alternate valuation date appraisals for Form 706 — when executors need a second retrospective value six months after date of death, dual dates, and USPAP practice.
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How appraisers value vacant land and buildable lots in Westchester County and Greenwich CT — sales comparison, site characteristics, highest and best use, zoning and utilities.
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Why NY matrimonial counsel order date-of-commencement appraisals for the marital home — retrospective evidence, dual appraisals, buyouts, and engagement terms lenders and AVMs miss.
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How appraisers analyze market conditions — median vs average, inventory/MSI, DOM, sale-to-list, absorption, why county medians mislead, and what belongs in market-conditions commentary.
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Educational overview of Aivre and TOTAL for residential appraisal workflow — UAD 3.6 delivery, what each platform does, and what owners and attorneys should know about report formats.
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Housing stock, multi-unit product, and border/CT-adjacent comps discipline for Port Chester appraisals — without treating Greenwich or Rye City sales as automatic substitutes.
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Housing stock, lot utility, Village location matching, and comps discipline for Pleasantville — distinct from Mount Kisco and Chappaqua sale sets.
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Hillside and river-adjacent sites, Village versus Town matching, and comps strategy for Croton-on-Hudson — Ossining and Sleepy Hollow are not one comps pool.
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Appraisers measure contributory value from comps, not contractor invoices. A ranking of what typically moves value — living area, condition, kitchens, baths, systems — versus Cost vs Value recoup from published 2025 studies.
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Manhattan brownstone rows still concentrate in the Village, Chelsea, Gramercy, the Upper West Side, the Upper East Side, and Harlem. Location, width, legal use, and sandstone condition move value — condo comps do not.
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Stamford, CT is not one market. Shippan waterfront, North Stamford acreage, downtown and Harbor Point condominiums, and in-town pockets print different price bands, inventory, and absorption — comps cannot jump those splits.
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Fannie Mae and Freddie Mac are replacing the old numbered URAR stack with a single dynamic UAD 3.6 report. Here is what changed, what lenders require, and what it does — and does not — mean for owners, attorneys, and fiduciaries in New York and Connecticut.
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The Upper East Side is not one market. Co-op, condo, and townhouse trade on different rules, and Park/Fifth, east of Third, Carnegie Hill, and Yorkville print different prices, inventory, and days on market.
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Greenwich, CT is not one market. Riverside, Old Greenwich, Cos Cob, central Greenwich, and backcountry acreage print different price bands, lot utility, and absorption — comps cannot jump those location splits.
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Manhattan is not one market. Borough-wide medians hide splits by neighborhood and by co-op, condo, and townhouse. Strong and soft here means recent price, inventory, and absorption — not neighborhood quality.
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Westchester is not the national average. County medians hide town-to-town splits, sale prices sit well above the U.S. median, and inventory, mortgage lock-in, and limited new supply are the drivers.
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A practical look at appraising residential property in Greenwich Village — townhouses, pre-war cooperatives, condominiums, landmark-district constraints, and why West Village sales are not automatic comps.
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A practical look at appraising residential property in Ossining, NY — mixed older housing stock and later infill, hillside and river-adjacent sites, Village versus Town location matching, and comps strategy.
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Gift tax value is fair market value on the date of the gift, not today. The IRS treats a qualified appraisal or a detailed valuation-method description as part of adequate disclosure.
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Citywide medians in New Rochelle conflict because sources mix single-family, condo, downtown new construction, and waterfront stock. An appraisal has to match property type and micro-location.
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A practical look at appraising residential property in the West Village — townhouses, pre-war walk-ups, condos and co-ops, landmark constraints, and comps strategy.
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A practical look at appraising residential property in Stamford, CT — housing stock from Shippan waterfront to North Stamford acreage, downtown condo methodology, and comps strategy.
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A practical look at appraising residential property in Sleepy Hollow, NY — housing stock, Hudson River site conditions, waterfront new construction versus older village inventory, and comps strategy.
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A practical look at appraising residential property in Briarcliff Manor — housing stock, lot utility, construction quality, and comps strategy.
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A practical look at appraising residential property in Hastings-on-Hudson — housing stock, hillside site conditions, construction quality, and comps strategy.
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Market analysis and valuation considerations for residential property in the Upper East Side of Manhattan. Insights on pre-war co-ops, luxury condominiums, and key appraisal factors.
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Exploring appraisal considerations for residential property in Chelsea, Manhattan. Insights on historic townhouses, modern condominium developments, and market valuation factors.
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Insights into appraising property in Tribeca, Manhattan. Analysis of loft conversions, luxury condo valuations, market trends, and unique architectural factors driving value in one of Manhattan
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Insights into appraising residential property in Harrison, NY. A breakdown of housing stock, market trends, and critical appraisal factors for this Westchester County community.
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Understanding how appraisers evaluate Upper East Side properties — from pre-war co-ops to modern luxury condos — and the key factors that influence value.
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Expert guide to appraising homes in Mamaroneck, NY. Harbor-adjacent property factors, housing stock, comps strategy, and valuation considerations for Westchester residential appraisals.
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Insights on appraising homes in Irvington, NY. Our analysis covers housing stock, construction quality, lot factors, and Westchester County market conditions for Irvington properties.
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Certified residential appraisals in Scarsdale, NY. Expert analysis of Tudor estates, Colonial homes, and luxury properties in one of Westchester
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Do pools, hot tubs, and outdoor kitchens add value to homes in Westchester? A certified appraiser breaks down what outdoor amenities actually contribute — and which ones don
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Professional analysis of appraising homes in Bronxville, NY. Expert insights on village property types, construction quality, lot characteristics, and local real estate market factors.
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Financial advisors and wealth managers need accurate real estate valuations for client portfolios. Learn when and why certified appraisals outperform automated valuations and market estimates.
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Appraising high-end condominiums requires specialized market knowledge and methodology. Here
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High-rise amenities add real value in Manhattan luxury condos — but not always what sellers expect. Here
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Need an estate appraisal for inherited property? Learn how date-of-death valuations work, why accurate appraisals matter for taxes and estate settlement, and what to expect from the process.
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How do appraisers evaluate coastal Westchester properties in Rye, NY? Discover what drives value in this premium waterfront community and how appraisals differ for Sound-front estates versus inland homes.
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CPAs and tax professionals require defensible property valuations for estate tax, gift tax, charitable contributions, and IRS reporting. Learn why partnering with a certified appraiser protects your clients and practice.
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Estate attorneys require defensible valuations for probate court. Learn why certified appraisals meet legal standards while automated valuation models (AVMs) fall short.
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Bedford
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Mount Kisco
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An appraiser
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Estate planning requires accurate real estate valuations for trusts, gifting strategies, and tax minimization. Here
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An appraiser
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Expert appraisal analysis for White Plains, NY real estate. Learn how central Westchester market factors, proximity to the train, and diverse property types influence home valuations.
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Expert guide to Manhattan co-op appraisals covering share valuation, board restrictions, building financials, and what makes cooperative apartment appraisals unique.
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Manhattan townhouses require specialized appraisal methodology — from land value allocation to FAR analysis. Learn how appraisers value this unique asset class.
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Greenwich waterfront estates require specialized appraisal methodology — from direct water access to land-to-improvement ratios. Learn how appraisers value Connecticut
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Expert analysis of Scarsdale
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Discover the key factors that influence the appraisal value of waterfront properties in Greenwich, CT, from tide zones to riparian rights.
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Learn how Accessory Dwelling Units (ADUs) impact your Westchester property appraisal, from permitting challenges to contributory value.
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Why automated valuation models fail on complex homes. Discover how appraisers tackle luxury estates, deep-water docks, and historic properties in Westchester and Fairfield counties.
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Overpaying on property taxes in Westchester or NY? Learn how a certified real estate appraisal is the strongest evidence you can use for a tax grievance.
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Tuckahoe homeowners: understand the 2026 tax grievance deadline, how transit access affects property values, and why mass assessment models miss individual property condition differences.
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Rye homeowners: the 2026 tax grievance deadline is the third Tuesday in June. Learn how a certified SRA appraisal from Madison & Park Appraisal navigates Rye
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A retrospective appraisal values property as of a past date — essential for estate settlements, divorce, litigation, tax disputes, and capital gains calculations. Learn how it works and what USPAP requires.
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Pelham homeowners: the 2026 tax grievance deadline is the third Tuesday in June. Learn how a certified appraisal from Madison & Park Appraisal strengthens your BAR and SCAR case.
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Larchmont homeowners: understand the 2026 tax grievance deadline, how the village vs. town of Mamaroneck assessment differences work, and why immediate downtown proximity affects your property
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Harrison homeowners: understand the 2026 tax grievance deadline, how Harrison
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Bronxville homeowners: the 2026 tax grievance deadline is the third Tuesday in June. Learn how a certified SRA appraisal from Madison & Park Appraisal can strengthen your BAR and SCAR case.
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Chappaqua homeowners: understand the 2026 tax grievance deadline, how New Castle assessment rolls work, the SCAR process in northern Westchester, and why an SRA-designated appraiser gives you an advantage.
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From waterfront estates to backcountry properties — how appraisers handle comp selection, land valuation, and high-value estate and divorce assignments in Greenwich, CT.
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Co-ops make up the majority of Manhattan
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White Plains has the earliest tax grievance deadline in Westchester — January 1 through January 21. If you missed 2026, start preparing now for 2027. A certified appraisal is your strongest evidence.
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New Rochelle homeowners: the 2026 tax grievance deadline is the third Tuesday in June. Learn how a certified appraisal helps you challenge your property assessment.
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Scarsdale homeowners: the 2026 tax grievance deadline is the third Tuesday in June. Learn how a certified SRA appraisal from Madison & Park Appraisal can strengthen your SCAR case.
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Inheriting a property comes with a powerful tax benefit — but only if the stepped-up basis is properly established with a certified date-of-death appraisal. Here
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In New York divorce proceedings, courts rely on certified real estate appraisals to divide marital property fairly. Here
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Scarsdale is one of Westchester
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Wondering how long a home appraisal takes? From inspection to final report, learn what affects the timeline and how to handle rush requests.
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Market value, assessed value, and appraised value are three different numbers — and confusing them can cost you money. Here
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How long does a home appraisal take from inspection to final report? Here
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Stuck paying private mortgage insurance (PMI)? A new appraisal can often help you cancel it. Here is the process, the legal requirements, and how to start.
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When a homeowner dies, the estate process often requires a certified appraisal. Here
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When a marriage ends, the marital home is often the largest asset at issue. Here
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Most refinances require a home appraisal before the lender will approve the loan. Here
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What drives appraisal fees in New York? Scope, complexity, property type, and geography — not home value. Here
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Before an appraiser walks through your door, there are real steps you can take to make sure your home shows its true value. Here
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When a property is part of a taxable estate, the IRS has specific requirements for how real estate must be valued. Here
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If your home appraisal came in lower than expected, you may have options. Here
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How proximity to Metro-North train stations affects property values in Westchester — the access premium, the noise penalty, express vs. local stops, and how appraisers measure it.
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Water views, skyline views, park views — how do appraisers actually put a number on them? Learn the methodology behind view adjustments, paired sales analysis, and why some views dominate value.
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What is functional obsolescence? Learn how appraisers identify and measure value loss from deficiencies and superadequacies — and why many homeowners don
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How appraisers handle unpermitted additions, finished basements, and converted spaces. A major issue in Westchester County and older suburban markets — here
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A home appraisal and a home inspection are two completely different things — and confusing them can cost you. Here
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Wondering what a home appraiser checks during an inspection? Here
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Your Zillow Zestimate and your certified appraisal often disagree — sometimes by tens of thousands of dollars. Here
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Wondering what a home appraiser checks during an inspection? Here
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Wondering what a home appraiser checks during an inspection? Here
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Learn how appraisers break total property value into land and improvements, how each characteristic of a home contributes a share of that value, and how this framework is used to test the reasonableness of sales…
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An in-depth look at Manhattan
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What is a retrospective real estate appraisal? Learn how appraisers value property as of a past date for estate settlements, divorce proceedings, tax disputes, and litigation.
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Understand the critical difference between a retrospective Date of Death appraisal and a current market value appraisal—and why it matters for estate settlement, probate, and tax planning.
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Does that room actually count as a bedroom? Appraisers follow specific rules — egress window, minimum size, ceiling height, privacy. Here
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Learn what ANSI measurement standards mean for your home appraisal, the rules for calculating square footage, and differences between single-family homes and condos.
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An objective market analysis of the Upper West Side, including Lincoln Square, Manhattan Valley, supply/demand dynamics, and valuation trends.
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Appraising real estate in Yonkers requires a deep understanding of its varied housing stock, waterfront developments, and complex zoning.
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An in-depth look at Yonkers micro-neighborhoods, analyzing how zoning, topography, and architectural styles impact real estate appraisal values.
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Learn what a Date of Death appraisal is, how it affects the step-up in cost basis, and why attorneys and accountants rely on our retrospective appraisal expertise.
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Learn the steps to grieve your property taxes in Westchester County, the odds of a reduction, and why a certified residential appraisal is critical to your success.
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Co-ops and condos are valued differently in Manhattan. A certified appraiser explains ownership structure, financing differences, and how each property type is analyzed for market value.
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Mount Vernon’s diverse architectural landscape ranges from grand historic estates to unique residential pockets. Here’s what you need to know about appraising properties in this historic city.
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An overview of Greenwich, CT neighborhoods and professional appraisal services for estate settlements and divorce proceedings.
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A guide to the residential architecture styles found across Westchester County, Manhattan, and Greenwich CT — from Tudor and Colonial to brownstones and modern estates — and how style affects appraisal value.
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A breakdown of IRS requirements for qualified appraisals and qualified appraisers when filing an estate tax return.
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A step-by-step guide for real estate agents on how to submit a successful Reconsideration of Value (ROV) when an appraisal comes in low.
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Thinking of renovating your Greenwich home? Learn how to strategically approach high-end upgrades to maximize your property
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How CPAs and wealth managers navigate IRS Form 8283 and appraisal requirements when clients gift New York real estate.
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