In today’s competitive real estate market, some agents are encouraging sellers to consider “off-market” deals, marketing a home privately to a select group of buyers rather than listing it publicly on Multiple Listing Service (MLS). But according to Gregg Menell of Pendulum Property Group, for homeowners with properties valued under $3.5 million, that strategy may come at a significant cost.

Demand in this price range remains exceptionally strong. Limiting exposure to only the buyers an agent chooses to invite can dramatically reduce competition, potentially leaving hundreds of thousands of dollars on the table. A broad, well-executed public listing often creates the kind of competitive bidding environment that drives premium sale prices. Menell points out that sellers who have achieved $900+ per square foot sales did so through open competition, not quiet, behind-the-scenes deals.

Menell cautions sellers to look beyond an agent’s buyer network when making their decision. “In today’s market, buyers will find your home regardless of who lists it - that’s not the value,” Menell says. Instead, he emphasizes that the real differentiator is strategy: “Choose an agent based on how thoughtfully they will stage, price and market your home. That is what truly drives competition and top value.”

While off-market sales can make sense in certain circumstances, for most homes under $3.5 million, maximizing exposure remains the strongest path to achieving the highest possible price.

In the past seven days, one home sold in Scarsdale/Edgemont. You can check out this home and this week's two featured listings below. 

Sold:

307 Central Park Avenue #3D  This very spacious co-op in the sought-after Edgemont school district has a renovated kitchen and two renovated bathrooms, and a separate dining room. The entry hall has 2 closets, and opens to a large living room with wood parquet floors, crown molding and a new air conditioner in the wall. Terrific contemporary kitchen has white cabinetry, granite countertops with an undermount sink, stainless steel appliances, with gas cooking. Adjacent to the kitchen is the dining room that can seat 6, and the living room has sufficient space to add a larger dining room table if needed. The hallway to the bedrooms has a row of closets, for your linens or for storage. In the primary bedroom, there are wood floors and a lighted walk-in closet plus the ensuite bathroom. This primary bathroom was renovated to include white tiles and fixtures. The second bedroom has a double set of closets and is a sizable room, measuring 17ft by 10ft. There is a renovated hall bathroom with white subway tile and a large rainfall shower head plus a hand-held water spray. Very convenient is the laundry room on the Lobby floor, and there is a Bicycle Storage Room and Fitness Room on the Lobby floor of the adjacent building. One free and assigned parking space is included and an additional space is $55/mo. The Edgemont has an outdoor pool that is open during the summertime and a children's playground. These amenities can be reached by taking the elevator to the 2nd floor and then the walkway to the back parking lot. Nearby is the Nature Center, the Post Office, many shops and restaurants and public transportation. This unit is worth the visit!
Sale Price: $404,999
Real Estate Taxes: $--
Assessment Value: $--

Featured Listings:

10 Lincoln Road, Scarsdale  Stunning Mid-Century inspired ranch with floor to ceiling windows let in tons of sunlight and views nestled in the Heathcote neighborhood of Scarsdale. This exquisite ranch – historically significant and designed by Roy S. Johnson - blends timeless elegance with modern luxury. Further details on the architect who designed the home and the history are available during home tours. Only two of Roy Johnson’s designs exist in Scarsdale; this is one. It is a rare find after 20 years off the market. Restoration was carefully done throughout that time to make this 1954 home 2026-luxe while maintaining the integrity of the design. This home sits on .46 acres of land which has been landscaped into 4 distinct areas. With bistro doors in the kitchen, the kitchen wall can be opened fully to the elegant deck, which in turn takes you to the fire pit - perfect for entertaining. An irrigation system keeps the grounds looking lush. Inside, the open floor plan is designed for both comfort and style, featuring hardwood floors throughout and a wood-burning fireplace in the living room. The chef's kitchen boasts top-of-the-line Sub-Zero and Wolf appliances featuring a spacious, glass-doored Sub-Zero refrigerator, a full size wine closet, Bosch dishwasher, and a 6-burner range with grill that is dual fuel for the most precise chef. Lots of storage, extensive concrete countertops, room to seat 10-12 people, and a mud room with easy access to the garage complete the space. With four bedrooms and 3 spa-like full bathrooms, there is plenty of room for loved ones and guests. The primary bedroom has 2 amply-sized custom closets and a decorative MCM fireplace with candles that can be automatically turned on and off. Two of the four bedrooms currently are constructed with a pass-through, creating a perfect suite for baby’s room and playroom or other combinations. If the buyer chooses to have them restored to two separate bedrooms, owner has all original materials and will re-create prior to closing. The finished lower level is a true retreat, complete with a large recreation room for entertainment and relaxation. Laundry and HVAC and whole-house water filtration are downstairs, along with a utility sink, and a beautiful full bath with luxury soaking tub. Two more doors finish off the lower level, allowing direct access to the backyard and swing set areas. The shou-sugi ban custom wood exterior enhances its striking curb appeal and prevents termites, rot, and dampness. Installed in 2015, it has an 80+ year life span. Directly connected to the living room is a mini-deck, complete with Paris bistro table and chairs, and opposite the large glass front entryway is yet another seating area, perfect for relaxing under the canopy of windows. Sleep safely behind a comprehensive security system coupled with motion-activated floodlight cameras. Other features: Hardwood floors throughout, 2 water heaters (2017 & 2024), new HVAC (2022), washer and dryer (2022) which have all been steadily and routinely serviced for perfect working order. New architectural shingle roof 2017. The HVAC has an ultra-violet lit screen to filter dust particles out of the outgoing air. The house comes with a whole-house leak defense system that can be managed by phone – a critical safety element that often provides a discount on your home insurance. Solar panels were installed in 2022 and are leased ($272/mo) and transferrable. A whole-house surge protector is also in place. Walk to Heathcote Elementary, Scarsdale Middle School and the 5-Corners shopping area! This is a rare find in one of Scarsdale's most sought-after neighborhoods. Don't miss the opportunity to own this architectural gem!

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Listing Price: $1,895,000

10 Burling Avenue, White Plains  This fabulous, stone front colonial sits on a beautiful, tree-lined street in coveted Gedney Farms, offering the best combination of beautiful, irreplaceable details, quality and character of the 1930's with the modern amenities of today! The exquisitely landscaped level .37 acre, perfect for a spirited catch and all manner of recreation, includes stunning specimen trees and plantings, a curated outdoor entertaining space with an oversized, bluestone, wrap-around patio and sitting wall integrated with an outdoor kitchen, wildflower and vegetable gardens and so much more! And that's just part of this spectacular offering. Enter to be captured by the axial view of an exciting and enormous new kitchen with vaulted ceiling, skylights, quartz countertops, an abundance of cabinetry and stainless-steel appliances including a French door oven and generous pantry! A large breakfast room, mud room/laundry room plus sliders to the patio check all the "wished for" elements for the center of any home. The first floor family room is both cozy and also very ample and features delightful built-ins. The hardwood floors throughout just gleam and the marble, renovated powder room is simply a jewel. Ascend to the second floor and find an en-suite primary bedroom with a renovated and elegant bathroom, a second en-suite bedroom with renovated bathroom plus 2 more bedrooms that share a new bathroom. All bathrooms are so tastefully renovated, windows nearly all replaced and all mechanicals quite young. This cherished home is walking distance to Rooster's Market and Gillie Park which includes a playground, lit tennis courts, baseball fields and half-court basketball area! Drive under a mile into town to a wide selection of international restaurants and world renowned department stores, and just over 2 miles to the White Plains train station offering 38 minute express rides to Grand Central Terminal. Tenderly maintained and in excellent condition, 10 Burling has it all! Don't miss this opportunity!

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