Homes for sale in Yonkers

Real Estate for Sale in Yonkers, New York: Complete Market Analysis in Westchester

Yonkers is the largest city in Westchester County and the fourth largest in the state of New York (~210,000 inhabitants), located immediately north of the Bronx along the Hudson River. It combines a strongly revitalizing waterfront downtown, established suburban residential neighborhoods, and — a decisive factor — the most affordable entry point into the Westchester market, with direct access to Manhattan via Metro-North.

For the buyer or investor, Yonkers offers what few markets can combine: access to Westchester (schools, space, suburban quality of life) at materially lower prices than Bronxville, Scarsdale, or Larchmont, with a Metro-North commute to Grand Central in 30-40 minutes. It is worth analyzing by neighborhood and product type.

Yonkers — Understanding the Geography

Downtown Yonkers / Waterfront — The Revitalization

• Hudson River waterfront: The zone of greatest transformation, with new residential towers (Sawyer Place, Hudson Park, Ten Wells), a riverfront promenade, and the Science Barge
• Getty Square: The historical-commercial core of downtown
• Metro-North: Yonkers station (Hudson Line) — Grand Central in ~30 min
• Untermyer Gardens: A historic public garden of national fame
• Profile: Active gentrification, new condos with Hudson/Palisades views, attracting professionals commuting to NYC

Residential Neighborhoods

• Lawrence Park West: A premium enclave adjacent to Bronxville, featuring historic homes on large lots. USD 800k-2M+
• Crestwood: Premium residential area to the east, near Bronxville/Tuckahoe, with Metro-North (Crestwood station) and solid schools. USD 600k-1.5M
• Colonial Heights, Cedar Knolls: Established residential areas, detached houses
• Bryn Mawr, Park Hill: Historic homes on hills with views, some Victorian/Tudor
• Dunwoodie, Beech Hill: Residential area featuring the Dunwoodie Golf Course
• Northeast Yonkers (Cedar Knolls, Homefield): Suburban, larger lots

Landmarks and Institutions

• Empire City Casino (MGM): Casino and racetrack (Yonkers Raceway)
• Cross County Shopping Center and Ridge Hill: Main commercial centers of southern Westchester
• Sarah Lawrence College: Prestigious liberal arts college
• Untermyer Park, Tibbetts Brook Park, Lenoir Preserve: Green spaces
• St. John's Riverside Hospital

Product Categories

• New waterfront condo: USD 400-700/sqft, Hudson views, amenities — downtown gentrification product
• Suburban single-family: USD 500k-1.2M (premium in Lawrence Park West/Crestwood up to USD 2M+)
• Coop: Accessible, USD 200-400/sqft, board approval required
• Multi-family 2-4 units: Investor product, solid yields

Why Consider Yonkers

• Westchester at the lowest price: Access to schools, space, and Metro-North at a fraction of the cost of Bronxville/Scarsdale
• Strong commute: Metro-North Hudson Line (Yonkers, Glenwood, Greystone, Ludlow stations) to Grand Central in 30-40 min
• Appreciating waterfront: Downtown Hudson in transformation — an appreciation bet
• Higher yields than most of Westchester (lower prices + rental demand)
• Green spaces and the Hudson: Untermyer Gardens, riverfront, parks
• Product diversity: From waterfront condos to estates in Lawrence Park West

Price Analysis (2025-2026)

• New waterfront condo: USD 400-700/sqft
• Single-family Crestwood/Lawrence Park West: USD 500-800/sqft
• General Yonkers single-family: USD 350-550/sqft
• Coop: USD 200-400/sqft
• Bronxville Comparison (adjacent premium): USD 700-1,000/sqft — Yonkers is a fraction

Yield Analysis

• Waterfront condo rental: Gross yield 4.5-6%
• Multi-family: 5.5-7.5%
• Single-family rental: 4-5.5%
• Realistic net yield: 3-5% after property tax (Westchester is high), insurance, maintenance, management

Specific Points of Attention

Westchester Property Tax — High

Westchester property tax is well above the national average — effective county rate around ~1.6% of value (vs ~1% nationally; varies by municipality). In percentage terms, it is not the highest in the country (some counties in NJ, Illinois, and upstate NY are higher), but it is elevated and, based on local prices, generates a material annual bill. Tax grievance is a common practice.

Rent Stabilization

Part of Yonkers' rental stock is under rent stabilization (Yonkers adopted ETPA). Check status in multi-family properties before purchasing.

Variability Between Neighborhoods

Yonkers is large and heterogeneous — from dense-urban downtown to premium Lawrence Park West. Analysis by specific neighborhood is essential (safety, schools, trajectory, comparables).

Variable Schools

Yonkers Public Schools is a large and variable district. Some areas (Crestwood, near Bronxville) have access to better schools. Check the exact school zone; many families opt for private schools.

Flood Risk (Waterfront)

The downtown waterfront has exposure to Hudson flooding. Check FEMA flood zones for riverfront condos.

Coop Board and Taxation

Coops require board approval. For non-residents: 1040NR, FIRPTA 15%, federal estate tax above USD 60,000 without a structure — LLC is common. NY State income tax on rent.

Who This Market Makes Sense For

• Buyer seeking Westchester at the lowest price — affordable entry with access to NYC
• Metro-North commuter working in Manhattan, valuing space and the Hudson
• Family wanting more space than the Bronx, with schools in Crestwood/Lawrence Park West
• Yield investor (multi-family) or appreciation investor (downtown waterfront)
• Waterfront condo buyer betting on the Hudson revitalization
• International buyer via condo, seeking Westchester with an affordable ticket

Who It Does NOT Make Sense For

• Those seeking premium Westchester prestige — Bronxville, Scarsdale, and Rye take precedence
• Those who cannot tolerate high Westchester property taxes
• Those who decide based on generic reputation instead of neighborhood analysis
• Those looking for Airbnb/STR — restricted
• Those seeking uniformly top public schools — Yonkers is variable (vs. consistent Scarsdale/Bronxville)

Comparison with Alternatives

• vs. Bronx (adjacent, south): Yonkers has more suburban space and Westchester schools; Bronx has better subway connections and higher yields
• vs. Bronxville (premium enclave within Yonkers area): Bronxville is a trophy (USD 700-1,000/sqft); Yonkers is a fraction
• vs. New Rochelle, White Plains: Comparable Westchester cities with their own developing downtowns
• vs. Scarsdale, Larchmont, Rye: Premium Westchester, prices 2-3x higher, consistently top schools

What to Evaluate Before Buying

• Specific neighborhood (safety, schools, trajectory)
• Current property tax and grievance potential
• Rent stabilization (multi-family)
• FEMA flood zone (waterfront)
• Exact school district
• Building financials (condo/coop)
• Real Metro-North commute time
• Legal structure for non-residents
• NY real estate attorney

Final Considerations

Yonkers is the affordable entry point to Westchester — combining access to NYC (Metro-North 30-40 min), suburban space, premium segments (Lawrence Park West, Crestwood), and a revitalizing waterfront downtown, all at prices materially lower than the county's premium towns. For investors, it offers higher yields than most of Westchester.

There is no "single Yonkers": a downtown waterfront condo is not a Lawrence Park West estate; an investment multi-family is not a family home in Crestwood. The municipality's heterogeneity makes neighborhood-specific analysis essential.

For the right profile — buyer seeking affordable Westchester, commuter, family wanting space, yield or waterfront appreciation investor — Yonkers offers the best price-to-access ratio in Westchester. The points of attention (high property tax, neighborhood variability, variable schools, waterfront flooding) are real but manageable with due diligence.