Scarsdale and Edgemont ended August with just 10 homes for sale, the lowest inventory on record, according to a Pendulum Property Group analysis.

The data, published Wednesday, Sept. 9 by Scarsdale10583.com, shows inventory down from 22 homes a year ago and a pre-COVID average of roughly 137.

The squeeze has pushed the median sale price to $3 million through August, a 22% jump from 2025. The median price per square foot stands at $759, or $919 when counting only above-ground living space.

Pendulum Property Group, a Scarsdale-focused brokerage led by founder Gregg Menell, produced the data.

Buyers priced below $3 million face the fiercest competition. Ninety-three percent of homes listed under that threshold sold above asking in 2026, up from 74% in 2025 and 72% in 2024. Across all price points, the median sale closed 20.1% above its original list price.

Half of all Scarsdale sales this year have been at $3 million or higher, compared with 31% in 2025. At the top end, 39 homes have closed at $4 million or more, already exceeding the combined $4 million-plus total for 2024 and 2025, which was 35.

Sales above $5 million more than doubled over the past year, jumping from 11 to 23 transactions, The Real Deal reported in its September Westchester ranking.

"It's unbelievable how scarce the inventory is," Douglas Elliman broker Sally Slater told The Real Deal.

The week ending Sept. 9 offered a snapshot of the pressure. All five homes that sold in Scarsdale and Edgemont closed above asking. A colonial at 64 Stratton Road in Quaker Ridge fetched $3.97 million.

A home at 209 Glendale Road in Edgemont's ABC Streets neighborhood sold for $2.155 million. At the other end, a co-op unit at 352 Central Ave. went for $426,000.

Menell said in his January 2026 forecast that inventory relief could be slow. Scarsdale then had 13 homes listed. "Unlocking inventory across all price points in Westchester, which is necessary for a healthy market, could take several years," he said in January.

Eight months later, the count is 10.

Eastchester brokers report similar competitive pressure, according to a May market update. Across Westchester County, the median sale price is projected to cross $1 million for the first time in 2026, according to Houlihan Lawrence data cited by The Real Deal.