5 Walkable Westchester Towns

Want to make a move but not sure you’re ready to give up the convenience of city living? These five towns in Westchester County offer all the benefits of suburban living with the walkability of urban life.

Living in the city, chances are you’re walking everywhere. And while there’s a freedom and convenience that comes from being in the ‘burbs (and being able to hop in your car to go anywhere, anytime), sometimes you just want to walk – to drop the kids at school, grab a quick bite, or run errands. So which towns come with that level of built-in walkability? If you’re considering Westchester, these communities could be good places to explore. 

#1. Bronxville

With top-rated restaurants, luxury boutiques, Village Hall, the library, the train station, and the elementary school all clustered together, Bronxville is a suburb made for city people. The downtown is always active, especially during the summer months when the streets are packed with people shopping, eating, and mingling. A Walkability Score of 94 makes Bronxville one of the most walkable towns on our list.

#2. Larchmont

With a Walkability Score of 92, Larchmont is one of the most walkable towns on our list. Coffee shops, restaurants, boutiques, parks and playgrounds, and even the beach are all within easy walking distance in this 1.1 square-mile community. 

During the school year, Larchmont sidewalks are lined with kids walking to Chatsworth Avenue, the local elementary school. And no matter the season, expect to see walkers hitting the Manor Park and Beach paths. 

#3. Mamaroneck

Mamaroneck’s half-mile long downtown is home to a variety of restaurants, coffee shops, a movie theater — there’s even a local toy store that’s more than 100 years old. The public library is another walkable hotspot–especially for young families taking advantage of their weekly storytimes. For most residents, it’s easy to walk to downtown and, from there, to Harbor Island Park, a 44-acre park with a playground, tennis courts, playing fields, and stunning views of Mamaroneck Harbor. Even better,  just last year Mamaroneck was awarded nearly $4M to construct sidewalks, curbs, traffic calming measures and a pedestrian crossing along Halstead Avenue. 

#4. Pelham

Pelham is lined with sidewalks, making it an easy stroll to downtown no matter where you live. With a booming arts center, farmer’s market, restaurants, movie theater, parks, and dozens of local shops and other city-style amenities. Pelham’s town center is a draw for residents who pass through to grab their morning coffee, go for an afternoon stroll, or head out for a night on the town. 

#5. Pleasantville

Pleasantville is the epitome of walkability. No matter when you tour, you’ll catch residents walking to catch an indie movie or take a class at the Jacob Burns Center, pick up the latest bestseller at The Village Bookstore, check out an exhibit at the Gordon Parks Foundation, or take a dip in the town pool. But residents of this family-friendly community don’t just walk into town. Kids walk to school and commuters walk to the Metro North station for a 46-minute direct train ride into Manhattan. 

NYC Versus Bronxville Co-Ops

Cooperative apartments, or co-ops, in New York City and Westchester County share some similarities but also have significant differences due to their respective markets, regulations, and demographics. Here are some key distinctions between NYC and Westchester co-ops:

1. Location and Market Dynamics:

   • NYC Co-ops: Cooperative apartments are a prevalent form of housing in New York City, particularly in Manhattan, where they represent a significant portion of the housing stock. The NYC real estate market is highly competitive, with demand often outpacing supply, especially in desirable neighborhoods.

   • Westchester Co-ops: Co-ops are also present in Westchester County, but they are less common compared to NYC. Westchester County offers a suburban lifestyle with proximity to New York City, making it attractive to commuters seeking more space and a quieter environment. The market dynamics in Westchester may differ from those in NYC, with variations in pricing, inventory, and demand. Bronxville has a large co-op stock all within walking distance to the village.

2. Ownership Structure:

   • NYC Co-ops: In New York City, cooperative apartments are typically structured as a corporation, where residents own shares in the cooperative corporation rather than owning real property outright. Shareholders have proprietary leases that entitle them to occupy specific units within the building.

   • Westchester Co-ops: Co-ops in Westchester County may follow a similar ownership structure to those in NYC, with residents purchasing shares in a cooperative corporation. However, there may be variations in governing documents, bylaws, and shareholder rights depending on the specific co-op.

3. Board Approval Process:

   • NYC Co-ops: One of the most significant differences between NYC and Westchester co-ops is the board approval process. In NYC co-ops, the board of directors has substantial discretion in approving or rejecting potential buyers based on criteria such as financial stability, creditworthiness, and personal interviews. The process can be rigorous and sometimes subjective. NYC co-ops do not have to disclose why a buyer was rejected, and boards can as for additional information, such as affidavits of net worth and reference letters to confirm the buyer is who they say they are and their liquidity is correct.

   • Westchester Co-ops: While co-op boards in Westchester County also have authority to approve or reject potential buyers, the approval process may be less stringent compared to NYC. Boards may focus more on financial qualifications and less on personal interviews or subjective criteria. A board will have to disclose why a buyer was rejected. This change is effective August 1, 2021, and follows Section 700.21-a of the Westchester County Fair Housing Law. Westchester County Gov’s website also discloses the fines a co-op can incur for not documenting the receipt, and denial of a co-op purchase.

4. Size and Amenities:

   • NYC Co-ops: Cooperative buildings in New York City can vary widely in size and amenities, ranging from small walk-up buildings to luxury high-rises with extensive amenities such as doormen, gyms, and rooftop terraces.

   • Westchester Co-ops: Similarly, co-op buildings in Westchester County may offer a range of sizes and amenities, but they are generally smaller in scale compared to NYC. Amenities may include common areas, parking facilities, and landscaped grounds, but luxury amenities may be less common.

5. Price and Affordability:

   • NYC Co-ops: Cooperative apartments in New York City tend to command higher prices compared to Westchester County, particularly in prime neighborhoods such as the Upper East Side, Upper West Side, and Tribeca. Affordability can be a challenge for many buyers in NYC, especially for properties in desirable locations.

   • Westchester Co-ops: Co-op apartments in Westchester County may offer better affordability relative to NYC, although prices can still vary depending on the location, size, and condition of the property. Westchester County provides options for buyers seeking more space and value compared to Manhattan and other parts of NYC. There are more spacious co-ops under $1MM located in Westchester County as compared to NYC.

6. Other Inhabitants: Pets!

   • Both NYC and Westchester (Bronxville) Co-ops and typically will outline the building’s pet policy. Sometimes there are breed, weight, and quantity restrictions to how many dogs/cats, or other a buyer can harbor in their home. If a buyer has a proven and documented disability and is in need of a service animal, the Fair Housing Guidelines will supersede any co-op rules, and a reasonable accommodation to harbor the pet is often times granted by the co-op for the buyer. In order to correctly present the buyer’s need, and to understand if your case is unique and permissible - reach out to Teresa to discuss in detail.

Overall, while both NYC and Westchester co-ops share similarities in ownership structure and cooperative governance, there are notable differences in market dynamics, board approval processes, amenities, and affordability. Prospective buyers should carefully consider these factors when evaluating co-op properties in either locations, and team up with Teresa to not only tour properties but review an independent Financial Analysis to help you understand all costs associated with co-op ownership.

Bronkers vs. Yonkers: Understanding the Real Cost of Living and Schools

If you’re thinking about moving to southern Westchester, you’ve probably found yourself comparing Bronxville and Yonkers — or maybe you’ve discovered the hidden middle ground I like to call “Bronkers”: the border zone where you get a Bronxville P.O. address but pay Yonkers taxes and send your kids to Yonkers schools.

Let’s break down what that actually means — especially when it comes to property taxes, school quality, and overall cost of living.

🏠 Property Taxes: Bronxville vs. Yonkers vs. “Bronkers”

Here’s where the math matters.

1. City of Yonkers

• Exit Tax:
  When you sell your property, Yonkers charges a local transfer tax of 1.5% of the selling price, on top of the standard New York State transfer tax.

  Example: Sell your home for $1,000,000 → you’ll owe $15,000 to the City of Yonkers in local transfer tax.

• Income Tax Surcharge:
  Yonkers also charges residents an additional city income tax — 16.75% of your NY State income tax liability (not your total income).
  A good rule of thumb: about $1,000 for every $100,000 of income.

So yes, Yonkers taxes can sting a bit on the income and sale side, but property tax rates are typically lower than neighboring villages like Bronxville.

2. “Bronkers” — Bronxville P.O., Yonkers Schools

This is one of those “best of both worlds” areas:
You get the prestigious Bronxville mailing address, but you pay Yonkers property taxes and attend Yonkers schools.

• Property taxes are slightly higher than Yonkers alone, but the key benefit:
  No reassessment upon sale. Your taxes won’t jump dramatically in year two.

• Effective tax rate: ~1.6%
  Overall tax rate: 1141.33

  For a $1,000,000 home:

  • Assessed value = $14,100

  • Taxes = 14.1 × 1141.33 = $16,093 total

That’s pretty reasonable for Westchester, and the no-reassessment rule can save you a big jump in year two compared with Bronxville proper.

3. Bronxville Village (Bronxville Schools)

Bronxville schools are top-tier — often ranked among the best in New York State — but they come with premium property taxes.

• Effective tax rate: ~2.3%
  For a $1,000,000 home:

  • Village & school taxes: $17,400

  • Town/County tax: $5,522

  • Total property taxes: $22,922

And here’s the kicker:
Bronxville reassesses property values upon sale.
That means your first-year tax bill might look fine, but expect a noticeable increase the following year.

💡 Apples-to-Apples Comparison:

For a $1,000,000 home:

• “Bronkers” (Bronxville P.O./Yonkers Schools): ≈ $16,000/year

• Bronxville Village (Bronxville Schools): ≈ $22,900/year

That’s about a $4,000 annual difference in property taxes.

And when you consider that private or Catholic school tuition in Westchester can run anywhere from $10,000–$30,000+ per child per year, it’s easy to argue that paying a bit more in property tax for a good public-school district makes long-term financial sense.

🎓 A Quick School Recap

• Bronxville Schools:
  Among the highest-performing in the state, with small class sizes and strong college placement.
  You’ll pay for it — both in property taxes and housing prices — but you’re buying into a community built around education.

• Yonkers Schools:
  Larger, more varied. Some excellent magnet and specialized programs, but overall performance depends on the neighborhood. You’ll save on housing and taxes, but may need to budget for private or parochial options if you’re seeking a certain academic environment.

• Catholic/Private School Costs (for reference):

  • Catholic Elementary: ~$4,500–$8,000/year

  • Catholic High School: ~$10,000–$15,000/year

  • Independent Private Schools: ~$25,000–$45,000/year

So, yes — that $4,000 tax difference between Yonkers and Bronxville can be dwarfed by even one year of private school tuition.

👶 Timing Matters: You Have Time

Here’s the thing: if you’re planning to have kids in a few years, you don’t need to rush into buying something just for the schools. You’ve got three to four years before your child even starts kindergarten.

That’s time to:

• Explore different neighborhoods

• Watch market trends

• Visit schools. Bronxville allows for parents to tour schools midweek. See here

• Build equity or save for a down payment

Enjoy the hunt — take your time and make it fun.
After all, finding the right house and school should feel exciting — deal boyyyyy!

✍️ Final Thoughts

If you want the best schools and can handle the higher taxes and home prices, Bronxville Village is top-tier.
If you’re looking for a better tax balance with flexibility and lower upfront costs, “Bronkers” — the Bronxville P.O. with Yonkers schools — might be your sweet spot.

The real magic happens when you align your budget, school priorities, and lifestyle goals — and know exactly what each line item on your tax bill means.

Meet the Dynamic Duo!

Amie and Teresa offer nearly 20 years of combined experience in the New York residential real estate industry.

For us, real estate is more than a transaction. It's about being a guide, a resource, and a partner to our clients, every step of the way. We are our clients' strongest advocates and toughest negotiators, and we become emotionally invested with them, in one of the most important decisions and events of their lives.

We love where we live, we love what we do, and as your real estate team, we are committed to helping you find the perfect home and community for your ideal lifestyle.

We are especially passionate about being City to Suburbs experts and love helping clients transition seamlessly from the Boroughs to the ‘Burbs.

Areas of Coverage

Sound Shore: Larchmont, Mamaroneck, Mamaroneck Village, New Rochelle, Port Chester, Rye
Southern Westchester: Bronxville, Eastchester, Edgemont, Elmsford, Greenburgh, Harrison, Hartsdale, Mount Vernon, Pelham, Pelham Manor, Purchase, Rye Brook, Scarsdale, Tuckahoe, White Plains, Yonkers

Central Westchester: Armonk, Hawthorne, Mount Pleasant, North Castle, Pleasantville, Thornwood, Valhalla
Northern Westchester: Bedford (includes Katonah), Chappaqua, Lewisboro, Mount Kisco, New Castle, North Salem, Pound Ridge, Somers, Yorktown, Yorktown Heights Hudson River Towns: Ardsley, Briarcliff Manor, Buchanon, Cortlandt, Croton on Hudson, Dobbs Ferry, Hastings on Hudson, Irvington, Ossining, Peekskill, Sleepy Hollow, Tarrytown

Buying real estate is a significant life decision and a substantial investment. You deserve to have a skilled agent team on your side to advocate for your best interests throughout your buying journey and to celebrate with you

when you reach your real estate finish line.
We look forward to guiding you and your real estate experience.

Amie & Teresa

The Importance of a Home Inspector When Buying a Home in Westchester County, NY

Buying a home is one of the most significant financial decisions you’ll ever make, especially in a region as diverse and historic as Westchester County, NY. From charming Tudor-style homes to mid-century modern masterpieces, Westchester boasts a variety of architectural styles and homes that span decades — even centuries. However, with that charm and character often come hidden challenges. This is where the expertise of a qualified home inspector becomes invaluable.

Understanding Westchester’s Unique Architectural Landscape

Westchester County is known for its mix of housing styles, including Colonial, Victorian, Craftsman, and contemporary designs. Many homes in the area were built in the early to mid-20th century and, in some cases, even earlier. While older homes often boast unique craftsmanship and details not found in modern builds, they can also come with outdated systems, structural wear, and potentially hazardous materials. A home inspector’s role is to identify these issues before you sign on the dotted line.

The Challenges of Older Homes

The average age of a house in Westchester is about 65 years old. With that, comes a handful of older finishes and construction elements that need to be addressed. Older homes in Westchester often feature building materials that were commonly used in the past but are now known to pose health risks. These include:

1. Lead-Based Paint

   • Homes built before 1978 are likely to contain lead-based paint. If disturbed during renovations or regular wear, lead paint can create dust or chips that pose serious health risks, particularly to young children.

2. Asbestos

   • Asbestos was frequently used in insulation, floor tiles, and roofing materials in homes built before the 1980s. While generally safe if left undisturbed, any renovations or deterioration can release harmful fibers into the air, leading to respiratory issues.

3. Aging Plumbing and Electrical Systems

   • Older homes may have galvanized plumbing prone to corrosion or knob-and-tube wiring, which can be a fire hazard. A home inspector will evaluate these systems to ensure they’re safe and functional.

Environmental Concerns: Lead in Water and Radon

In addition to structural and material concerns, Westchester’s homes may also have environmental risks that impact a home’s livability:

1. Lead in Water

   • Older plumbing systems may include lead pipes or fixtures that leach lead into the water supply. Lead in drinking water can cause serious health problems, particularly for children and pregnant women. A home inspector can recommend testing the water for lead as part of the inspection process.

2. Radon Testing

   • Radon is a colorless, odorless gas that occurs naturally in the soil and can seep into homes through cracks in the foundation. Long-term exposure to high radon levels is the second-leading cause of lung cancer in the U.S. Testing for radon is essential, particularly in Westchester, where varying soil compositions can increase the risk.

What a Home Inspector Will Do

A home inspector’s job goes beyond identifying cosmetic issues; they provide a thorough evaluation of a home’s systems and structures. Key areas of focus include:

• Foundation and Structural Integrity: Identifying cracks, settling, or water damage.

• Roofing and Gutters: Assessing the condition of shingles, flashing, and drainage systems.

• Heating and Cooling Systems: Ensuring HVAC systems are functioning properly.

• Electrical and Plumbing Systems: Checking for outdated or hazardous installations.

• Pest or Termite Damage: Identifying signs of infestation that could compromise the structure.

• Environmental Testing: Recommending tests for radon, lead, and water quality when necessary.

Peace of Mind and Negotiating Power

Hiring a home inspector isn’t just about identifying potential problems; it’s also about empowering you as a buyer. The inspection report provides a clear picture of the home’s condition, which you can use to:

1. Negotiate repairs or a price reduction with the seller.

2. Plan for future maintenance and upgrades.

3. Decide if the property’s challenges are worth taking on.

Choosing the Right Inspector

Not all home inspectors are created equal. In Westchester County, it’s crucial to hire an inspector familiar with the area’s architectural styles, building codes, and environmental risks. Look for licensed professionals with strong reviews and experience working with homes similar to the one you’re considering.

Final Thoughts

A home inspection is an essential step in the home-buying process, particularly in Westchester County, where the charm of older homes often comes with hidden complexities. From identifying potential hazards like lead paint and asbestos to recommending vital tests for lead in water and radon, a home inspector provides peace of mind and ensures that your dream home is a safe and sound investment.

When buying a home in Westchester, don’t cut corners. Invest in a qualified home inspector to uncover the unseen and help you make an informed decision. It’s a small price to pay for the confidence and security of knowing your new home is truly the right fit for you and your family.

15 Best Coffee places in Westchester!

Looking for a café to enjoy a tasty cup of coffee, a friendly ambience, yummy food options and great space to catch up with friends? 

Check out our list of the 15 Best Coffee places in Westchester!

1. Martine’s Fine Bake Shoppe Scarsdale

A popular coffee spot in our local community, and where you may find us at any given day. Every delicious morsel offered at Martine's is passionately crafted in house and always keeping with what is fresh and in season. The indoor seating has been temporarily closed – please check before visiting. Second location is in Tuckahoe.

2. R Café & Tea Boutique New Rochelle

Whether you desire exquisite coffee, hand-blended teas, the finest pastries, or just a relaxing place to unwind with friends, R Café & Tea Boutique delivers. We love the quaint décor with modern-art-lined walls, chesterfield sofas & chandeliers.

3. Slave to the Grind Bronxville 

Cozy Gourmet coffee bar selling hot, cold, and frozen blended coffees, teas, chai, as well as various sweets and pastries. On the smaller side, so not great for big groups.

4. Mimi’s Coffee House, Mount Kisco 

Offers freshly roasted, brewed coffees and teas, alongside high-end baked goods, smoothies, and healthy meals. The owner is super sweet and she makes delicious wraps.

5. Bluestone Lane Larchmont 

Bluestone Lane is bringing Aussie café culture to the USA. They pride themselves on ethically-sourced, meticulously-roasted, sustainably-packaged coffee. The signature décor features seafoam blue tile and whitewashed oak finishes and Australian beach-themed décor at each of the 55+ cafés and coffee shops across the country, including Armonk.

6. Roaster Café Mamaroneck 

Family owned modern Mediterranean based cuisine, and designed with modern wood ambiance to create a chic experience. They offer great coffee, welcoming staff and delicious dishes with a family style.

7. The First Village of Coffee Ossining

Offers specialty coffees from a rotating roster of sustainable roasters who obsess over quality. The result is a consistently delicious experience for customers, and support for coffee growers worldwide. Expect to use only compostable take-away products, and metal straws as this planet-caring coffee shop is actively working towards eliminating single-use plastics.  

8.  State of the Art Coffee Harrison

Lovingly crafted espresso bar coffees, made from scratch using local and seasonal roasts paired with fresh pastries from Balthazar Bakery. Their goal is to provide an atmosphere where laughing out loud with friends and sampling barista-driven fare go hand-in-hand.

9. The Pamplemousse Project White Plains

Specialty cafe serving ethically-sourced coffee and hand-crafted drinks, and fresh baked goods. They offer more than just a stylish shop with the best drinks in town. Their goal is to become a community hub and joyful gathering place to customers and community while committing to the community even further: their mission is to donate 100% of profits back to local nonprofit organizations.

10. Caffé Ammi Pelham

A Brooklyn vibe in Pelham as quoted by Westchester Magazine. This charming roastery-cafe was the brainchild of family-owned Ammi Roasting Company whose roots go back to 1963 in East Harlem when they began importing espresso machines to America. Their balance of art and science ensure great tasting coffee.

11. The Good Witch Coffee Bar Hastings-on-Hudson 

 A modern, family-friendly café where you can enjoy superlative coffee, indulgent baked goods, inventive savory fare and a sense of community. Expect flat whites, icy cold brew, spicy egg sandwiches, crazy bagels and a lot of fun.

12. Coffee Lab Roasters Tarrytown 

Owners, Mike & Alicia Love spend a portion of the year traveling around the world, buying coffee, and pride themselves on having exclusive blends. Try their awarding winning and thoughtfully-sourced roasted beans. Also, enjoy their extensive tea selection and baked goods.

13. The Black Cow Croton and Pleasantville 

The heart of the community since 1995 – husband and wife team opened the black cow on a wing and a prayer, and successfully expanded to a second location before passing on the torch to family and dear friends.

14. Antoinette's Patisserie Hastings-on-Hudson 

Family owned and run patisserie, specializing in fine foods made fresh daily by award-winning chef, Antoinette, who has worked for some of the finest restaurants in New York. Try a slice of her acclaimed cheesecake, and to get a taste of GiacoBean coffee and espresso, roasted and brewed by Antoinette's son, Kusmanto and exclusively sold there.

15. Pelville Coffee & Pastry Pelham

Everything is made from scratch, in-house daily. They use the freshest ingredients, and strive to use local ingredients whenever possible to bring you the highest quality coffee and baked goods.

Westchester Real Estate By the Numbers

This 2024 over view is credited to have been created by WestchesterMagazine.com.