in Plandome Heights, NY • 2026 Buying Guide
Best Month
February
$1.47M
Avoid
December
$2.33M
Potential Savings
$854K
36.7% difference
Market Type
Seller's
mo. supply
Even in a seller's market, condos require strategic timing. Focus on move-in ready presentation, as condo buyers often want turnkey living. Highlight low HOA fees, building amenities, and any recent assessments already paid.
Median Sale Price
$2.90M
N/A YoY
Days on Market
24
median days
Inventory
—
active listings
Sale-to-List Ratio
96.8%
room to negotiate
Jan
$1.51M
Feb
$1.47M
BestMar
$1.48M
Apr
$1.45M
May
$1.51M
Jun
$1.62M
Jul
$1.91M
Aug
$1.51M
Sep
$1.61M
Oct
$1.58M
Nov
$1.87M
Dec
$2.33M
PeakBased on historical sales data in Plandome Heights
Condos often have a counter-cyclical market. While families focus on single-family homes during spring and summer, condo inventory can peak in fall and winter. This means less competition and more negotiating power for condo buyers during traditionally "slow" seasons.
Pro Tip: With Plandome Heights's median price at $2.90M, a 20% down payment would be approximately $580K. Get pre-approved early to know exactly what you can afford.
Based on our analysis of Plandome Heights's housing market, February is typically the best time to buy a condo. During this month, prices average around $1.47M, which is 36.7% lower than peak prices in December. Condos often have a counter-cyclical market. While families focus on single-family homes during spring and summer, condo inventory can peak in fall and winter. This means less competition and more negotiating power for condo buyers during traditionally "slow" seasons.
The current median home price in Plandome Heights is $2.90M. Condo prices vary based on location, size, and condition. Year-over-year, prices have changed N/A. Condos typically appreciate more slowly than single-family homes but offer lower entry costs and maintenance. Location within the building matters - higher floors and better views command premiums.
Plandome Heights is currently a seller's market with only limited months of inventory. While competition is higher, condos can still be good purchases if you're prepared to act quickly. Even in a seller's market, condos require strategic timing. Focus on move-in ready presentation, as condo buyers often want turnkey living. Highlight low HOA fees, building amenities, and any recent assessments already paid.
Key considerations for buying a condo in Plandome Heights include: Review at least 3 years of HOA meeting minutes for hidden issues; Check the reserve fund percentage (ideally 70%+ funded); Verify what insurance the HOA covers vs. what you need. Also watch for red flags like HOA with less than 50% reserves and Multiple units for sale in same building (could indicate problems).
Homes in Plandome Heights currently spend an average of 24 days on market. This indicates a fast-moving market where you need to be prepared to act quickly.
Some condos may not be FHA or VA approved - check early Non-warrantable condos require conventional financing with higher down payments With Plandome Heights's median price of $2.90M, you'll want to get pre-approved early to understand your budget.
Looking for the best time to buy a condo in Plandome Heights? Our analysis shows that February typically offers the best prices, with homes averaging around $1.47M. Buying during this time could save you up to $854K compared to peak months like December.
With a median price of $2.90M and homes spending an average of 24 days on market, Plandome Heights is currently a seller's market.
Condos typically appreciate more slowly than single-family homes but offer lower entry costs and maintenance. Location within the building matters - higher floors and better views command premiums.
Working with a local real estate agent who knows Plandome Heights can help you understand neighborhood dynamics, identify the best opportunities, and negotiate effectively in this market.
Connect with local agents who specialize in condos.