Homes for sale in Larchmont

About Larchmont

Properties for sale in Larchmont, New York Larchmont is one of the most coveted suburban communities in the American Northeast. Located in Westchester County, in the state of New York, it occupies the shores of the Long Island Sound and established itself throughout the 20th century as the residential address for established families, senior executives, lawyers, medical specialists, and professionals linked to Manhattan's financial power centers. It has about 6,500 permanent residents — a small scale, deliberately preserved. The Larchmont real estate market operates in the upper-middle to ultra-high segment. Most transactions fall between 1.5 and 6 million dollars , with iconic properties in Larchmont Manor reaching 15 million and beyond. It is a territory of restored historic homes, residences designed by renowned architects, waterfront properties, and family estates held for generations. Community Character Manor Park and the Long Island Sound Waterfront Larchmont Manor is the premium heart of the village. By the water, with tree-lined streets, generously scaled homes from the 1900s-1940s, views of Manor Beach Park, and access to the Manor Beach Club. The architecture blends Colonial Revival, Tudor, Shingle Style, and Georgian — often designed by firms such as Bates & How, Bertram Goodhue, and other names from the American residential golden age. Waterfront properties are rare and typically change hands once per generation. Larchmont Yacht Club Founded in 1880, the Larchmont Yacht Club (LYC) is one of the oldest and most respected nautical institutions in the United States. It features high-level sailing competition, a fleet of J/22s and Sonars, a restaurant, bathing facilities, and a junior program. Membership is a central social entry point for many families in the community. Manor Beach Club and Local Clubs The Manor Beach Club features swimming pools, a restaurant, and access to the Sound's beach. Other adjacent institutions — Larchmont Shore Club, Bonnie Briar Country Club (golf, in New Rochelle) — complete the social ecosystem. School District The Mamaroneck Union Free School District is among the top 10 public districts in the state of New York. Mamaroneck High School consistently sends students to the Ivy League and top research universities. Some families still prefer independent schools (Brunswick, Greenwich Academy, Hackley in Tarrytown, Rye Country Day) — Larchmont is positioned to accommodate both. Residential Sub-zones Larchmont Manor — Premium Segment The most coveted area. Historic homes on 0.3 to 1-acre lots, often with formal gardens and proximity to the Sound. Waterfront homes reach 5-15 million. Inland Manor homes: 2.5 to 5 million. Larchmont Village — Walkable Historic Core Surrounding the train station. A mix of houses, townhouses, and some low-rise apartment buildings. More walkable, with restaurants and shops close at hand. 1 to 2.5 million. Larchmont Gardens — Residential Classic Homes from the 1920s-1950s in Tudor, Colonial Revival, and English Country styles. Medium lots. 1.2 to 3 million. Larchmont Acres / Larchmont Woods Areas further north and west, with larger lots and a more wooded environment. 1.5 to 4 million for most; premium properties on large plots can exceed 5 million. Property Typologies Historic Waterfront Mansions in the Manor — 5 to 15+ million, with iconic units beyond Inland Historic Manor Homes — 2.5 to 5 million Classic Family Homes from the 1920s-1950s — 1.2 to 3 million New Construction / Premium Renovations in contemporary style respecting traditional vocabulary — 3 to 7 million Townhouses in the village center — 900k to 1.8 million Apartments in low-rise buildings — 500k to 1.2 million Market Analysis Appreciation Larchmont appreciated consistently between 6-9% per year in the 2010-2020 decade. The pandemic cycle pushed prices 20-35% higher in specific segments, with a partial correction in 2023-2024 (5-15% depending on product and range). For 2026, modest to moderate appreciation is expected (3-5% per year), sustained by the structural combination of schools, the Sound waterfront, limited supply, and accumulated prestige. Liquidity Homes from 1-3 million in normal conditions transact in 30-90 days. Iconic properties in the Manor (5M+) can take 6-18 months depending on product rarity and market cycle. Inventory is chronically low — quality properties rarely enter the market and attract multiple offers. Rentals Larchmont is not a yield-focused investor market. Annual gross yields are between 2.5% and 4%. It is owner-occupant territory, not a conventional rental portfolio location. Rentals exist but in low volume, generally as a transition between purchases or while deciding on renovations. Points of Attention Extremely High Property Tax This is the most relevant economic factor. Westchester County has some of the highest property taxes in the United States: 2.5% to 3.5% of the assessed value per year . For a 3 million dollar home, budget 75 to 100 thousand dollars per year in property tax . For a buyer at this level, it is absorbable but needs to be modeled into the total cost of ownership. In international wealth planning, it is a recurring factor that accumulates over decades. Flooding and Hurricane Sandy Waterfront properties and some low-lying areas of the Manor were affected by Hurricane Sandy (2012) . Several estates invested millions in protections, elevation, and redesigning formal gardens. For buyers in a FEMA zone (V or A), flood insurance is mandatory and expensive (5-15k USD/year). Specific analysis of flood elevation and property history is an essential step of due diligence. Maintenance Costs in Historic Properties Many homes are 80-110 years old. Slate roofs, historic wood structures, electrical systems, and plumbing often require significant investment. Restorations respecting the original architectural character are expensive — budget 500 to 1,500 dollars per square foot for complete renovation projects. Detailed pre-purchase inspections (structural, roof, air, environmental) are standard. Mansion Tax and Closing Costs The NY mansion tax applies above 1 million and scales progressively up to 3.9% for transactions above 25M. Combined with state transfer tax, title insurance, attorney fees, and other costs, total closing typically rounds to 5% to 8% of the purchase price . Restricted Inventory and Rarity Larchmont Manor typically produces 10-25 transactions per year. For a buyer with a defined deadline, waiting 6-18 months for the right option is normal. The market often operates off-market through a small network of specialized agents who have known the families and properties for decades. Historic Restrictions and Village Board Areas of the Manor have facade and material restrictions to preserve architectural character. Significant external renovations require approval from the village board and, in some cases, an opinion from the Larchmont Historical Society. Buyers with aggressive modernization plans need to validate feasibility before closing. Homogeneous Demographics Larchmont is mostly white, professional, and high-income. For those who value demographic diversity and urban cosmopolitanism, alternatives like Riverdale, parts of White Plains, or Manhattan directly offer a different type of community. Operational Cost of Living Restaurants, premium gyms, alternative private schools, extracurricular activities — everything operates at the high end of the American scale. Families with active children should budget 80 to 150k USD/year in operational expenses beyond housing. Taxation and Ongoing Costs Property tax : 2.5%-3.5% of the assessed value annually Home insurance : 3 to 12k USD/year (more for waterfront or historic homes) Flood insurance (FEMA) : 5 to 15k USD/year in V/A zones Mansion tax on purchase: progressive, up to 3.9% NY State + village transfer tax : ~0.4% Title insurance, attorney, inspections : 15 to 50k USD Maintenance on historic homes: 1-3% of the value per year Memberships (LYC, Manor Beach Club, country clubs): initiation 25-150k + annual dues 8-20k For International Buyers Foreigners can buy without property restrictions FIRPTA applies to future sales by non-residents (15% withholding on the sale price) Federal Estate Tax on non-residents is the critical point — American assets above 60k USD may be subject to severe federal inheritance tax. Structuring via a Delaware or New York LLC , in some cases with additional offshore layers, is standard practice to mitigate exposure Mortgages for foreigners are available at several American private banks, typically with a 30-40% down payment and a more detailed underwriting process Private Banking : most large institutions (JP Morgan, Morgan Stanley, Citi, Goldman, BTG Pactual US, Itaú USA) operate with international clients at this level Who This Market Makes Sense For Families established in Manhattan or Greenwich prioritizing excellent schools + premium residential environment Senior professionals in finance, big law, healthcare, and big tech combining a regional career with family life Empty nesters wanting to downsize while maintaining proximity to Manhattan, the community, and memberships International buyers looking for a primary residence in the US with a prestigious suburban profile (taking care of estate tax planning) Family offices with a need for long-term family property, with criteria for wealth preservation and community quality Who It Does NOT Make Sense For Investors focused on yield or rental profitability — Larchmont is not a yield market Buyers with a short resale horizon — high closing costs and market dynamics favor long-term ownership Those looking for affordability in the New York region — Larchmont operates at the high end; New Rochelle, Mamaroneck town, and parts of White Plains offer more moderate prices with comparable or slightly lower schools Those who value 24/7 urban life — the village is quiet at night and on weekends outside of community events Those who cannot tolerate property tax above 2.5% — in other states, the same property range has a lower structural tax Comparable Alternatives in the Region Bronxville : even more formal, identical schools, smaller properties on smaller lots Rye : identical in prestige and profile, more private waterfront, more polished environment Scarsdale : larger, more car-dependent, homes on larger lots, excellent schools Mamaroneck (town) : adjacent, identical school district, more affordable in price Greenwich Backcountry (CT) : alternative with an even larger financial scale and different state taxation (Connecticut) 2026 Trends Larchmont enters 2026 in a stable market after a partial correction in 2023-2024. Structural demand for Mamaroneck schools, the Sound waterfront, and proximity to Manhattan remains firm. Inventory continues to be restricted, particularly in the waterfront segment. Opportunities for patient buyers exist in homes needing some renovation or in inland areas of the Manor where price correction was more marked. Main risk: continuous increases in property tax and insurance costs may accelerate the departure of families more sensitive to operational costs to Florida or Connecticut. For those looking for homes for sale in Larchmont, NY , the market offers a characteristic product difficult to replicate: a small community, elite schools, preserved historic architecture, Long Island Sound frontage, and a tradition established over more than a century. For a specific buyer profile — established family, sophisticated international buyer, family office with a long-term horizon — it is one of the most solid addresses in the American Northeast. Consult our updated selection of properties in Larchmont, Manor Park, and Westchester County for a specific analysis of the property you have in mind.