What to know before you move: cost, market timing, who it fits.
If you're considering a move to Pelham, NY, the most important variables are the local housing market, the cost structure (taxes, insurance, utilities), and how well the city fits your day-to-day life. This page summarizes the housing market read; pair it with the cost of living page for the full picture.
Pelham is a city in Westchester County, New York, with an estimated population of 7,579. It anchors the New York-Newark-Jersey City metro area. The population grew 0.9% annually from 2020 to 2024, a moderate gain. The median home value in Pelham is $1,377,648 as of 2026-04, up 12.6% over the last 12 months. Over the last five years, home values have averaged +9.4% annual growth, with prices at or near the 5-year peak. Rents in Pelham average $2,557 per month. The composite momentum score is 82 of 100 (Hot). Buyers should expect competition and limited negotiation room in this market.
Prices are still moving up (+12.6% YoY). Inventory tends to be tight in 'Hot' markets — buyers should expect competition and limited negotiation room.
Reasons people move here
- Multi-year compounder: home values up an average 9.4% per year over the last 5 years — sustained, not a one-year pop.
- Trend still working: prices up 12.6% in the last 12 months — buyers are still chasing inventory.
- Held the highs: currently +0.0% from the 5-year peak — this market refused to give back gains.
Things to know first
- Premium territory: $1,377,648 median home is a high bar to clear — affordability constrains the buyer pool.
- Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.
More about Pelham
Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.