Does anyone else feel like this year is flying by?

Halloween just ended… Thanksgiving is quickly on the way… and Santa arrived at the Westchester Mall TODAY (Ok - not the real, Santa. His helper. I know how it works.) 😳

Today’s Topics:

Does Gridlock in Washington, Slowdown the Real Estate Market?
‘For Sale By Owner’ Sales Plunge to Historic Low
A Sunlit Contemporary Ready to Rent TODAY!

The Shutdown Is a Speed Bump, Not a Real Estate Deal Breaker!

As the federal government shutdown drags on, there are some ripple effects in the housing market. Programs like FHA, VA, and USDA loans are severely delayed or halted altogether, leaving thousands of home transactions in limbo because crucial paperwork is stuck in bureaucratic gridlock. The complete suspension of USDA loans and the shutdown of the National Flood Insurance Program (NFIP) are exacerbating the issue, impacting an estimated 3,600 home closings daily, valued at $1.6 billion.

Here’s what you need to know:

FHA, VA, and USDA loans may encounter significant processing delays.
The National Flood Insurance Program (NFIP) is offline.

What to do:

Buyers: Gather all documents early, ask your lender for a backup option (like a conventional loan), and confirm how your rate lock works.
Sellers: Favor offers with solid financing and an active rate lock, add language that allows extra time if agencies reopen late, and keep backup offers ready.
Flood-zone homes: Check right away if you need flood insurance; if NFIP is paused, get quotes for private flood insurance.

Ralph’s Take

Most real estate transactions are still expected to close, just on a slightly slower timeline. My advice, as usual, is to have proactive communication. When brokers, attorneys, and lenders stay aligned, most deals make it to the finish line. Expect delays, but not derailments.

Westchester Weekly Market Tracker 📈

‘Coming Soon’: 18 ↑+6
New Listings: 158 ↓-21
Price Reductions: 84 ↑+6
Pending Sales: 168 ↑+12
Closed Sales: 159 ↓-34

💰 Find your home’s value here!

_{Property Type: Residential. OneKey MLS, Inc. 10/31/25 - 11/7/25.}

For Sale By Fewer: FSBO Sales Plunge to Historic Low

The latest data from the National Association of Realtors (NAR) reveals that For Sale By Owner (FSBO) sales have plummeted to just 5% of all transactions — an all-time low. Back in the 1980s, FSBOs made up 21% of the market. Here’s what changed according to the report:

Lower Returns: FSBO homes typically sell for nearly $100K less.
Limited Reach: No MLS means fewer eyes on your home.
Off-Market Deals: Most FSBOs are sold to friends or family.
Online Gap: FSBO listings rarely show up where buyers are searching.
Legal Risk: One wrong form can turn into a costly mistake.

Ralph’s Take

I understand the thought process. Selling your home unrepresented might seem like a way to save, but in reality, it can cost you significantly more. According to report last year’, sellers who work with an agent net an average of $79,000 more than FSBO sellers. Why? Because visibility, negotiation, and accurate pricing aren’t DIY tasks. The smartest sellers know you don’t cut corners on your biggest asset.

New Listing: Comfort, Space, and a Lease That Fits

Welcome to 64 Furnace Woods Road, a stunning 4-bedroom, 3.5 bath contemporary that perfectly balances comfort, style, and space. The sun-filled living room features a wood-burning fireplace and sliding doors leading to the deck and patio, creating an ideal setting for relaxing or entertaining. hardwood floors throughout, a two-car garage, and a private backyard. Available for a 1 or 2 year lease.

📄 Listing Report

✂️ Just Missed the Cut

On October 9, Governor Kathy Hochul vetoed legislation (S.5426/A.7691) that would have increased the required experience for obtaining a New York real estate broker’s license from two years to five years. The bill had strong support from the New York State Association of REALTORS^®, which argued that the change would enhance professionalism and improve consumer protection in real estate transactions. Following the veto, NYSAR plans to review the governor’s veto message and coordinate with legislative sponsors to consider future advocacy efforts on the issue.