Data courtesy of OKMLS for single-family homes deemed reliable but not guaranteed.
If you’ve spent any time driving the winding backroads of Bedford or North Salem lately, you’ve likely felt it: there is a renewed energy in our “North County” hills.
For the first time since 2021, we saw the number of single-family home sales increase year-over-year. In a market that has been defined by “wait and see” for so long, 2025 was the year North County—covering Bedford, Pound Ridge, Somers, North Salem, and Lewisboro—officially found its second wind.
The Headline: A $999,999 Equilibrium
The data tells a story of remarkably consistent value. For the sixth consecutive year, our median sale price moved upward, landing at a poetic $999,999.
What I find most encouraging is the pace of this growth. In 2024, we saw an aggressive 11% spike that felt a bit frantic. This year, we settled into a 5.26% increase. This is what I call “healthier growth”—it’s sustainable, it protects your equity, and it signals a market that is maturing rather than overheating. It’s still a hefty increase for buyers, but healthier than previous years’.
The “Hero” Sale: A Lesson in Calibration
The standout sale of 2025 was undoubtedly the Darlington Hall Estate, which closed at $7,265,000. This 10,000-square-foot masterpiece on 83 acres is the quintessential North County asset, but its journey to the closing table is a vital lesson for every homeowner.
Originally listed at $12M, the property sat for over six months before being re-listed with a new strategy and a more calibrated price point. Even for a home of this caliber, the market demands alignment. Interestingly, this property last traded in 2018 for $4.5M—proving that for those who maintain the integrity of these large estates, the long-term appreciation in North County is staggering.
The Market Pulse: Staggering Demand
While we saw a brief, interesting “dip” in May—likely a ripple effect from the stock market’s spring volatility—the recovery was swift. We finished December with an 84.72% absorption rate.
To put that in perspective: that is the strongest seller’s market North County has seen in over a decade. If you were a buyer in December, you weren’t just looking for a home; you were competing for a rare, high-value asset in a landscape that simply isn’t making any more of it. (Read more about Pound Ridge’s zoning laws here.)
The North County Draw: Proximity & Nostalgia
I am often asked why my clients choose this specific cluster of towns over the more “connected” Rivertowns or lower Westchester. It comes down to two things: Space and Character.
North County offers a unique dual proximity to both Manhattan and Stamford, but once you cross the line into towns like North Salem or Pound Ridge, the atmosphere shifts. The strict zoning here isn’t just a legal hurdle; it’s a preservation tool that maintains the area’s nostalgic, unplugged charm.
Whether you’re looking for a retirement retreat or a weekend sanctuary, North County offers a level of privacy that is becoming the ultimate luxury.
The Bottom Line
2025 proved that North County is no longer just a “quiet alternative.” With sales volume rising and a median price perched just under the million-dollar mark, this region is a primary destination for those who value heritage and acreage.
Thinking of navigating the North County market in 2026? With demand at a 10-year high, having a strategy that accounts for every nuance—from zoning to visual presentation—is non-negotiable. Let’s sit down and discuss how your goals align with this current record-breaking rhythm.
2025 Median Sale Prices by Town
- Bedford: $1,355,000 (160 sales)
- Lewisboro: $999,000 (135 sales)
- North Salem: $756,000 (48 sales)
- Pound Ridge: $1,503,000 (69 sales)
- Somers: $800,000 (159 sales)