Question 1

Which school district serves Chappaqua, and does it match the hamlet?

Accepted Answer

Chappaqua Central School District serves the hamlet — 3,548 students across six schools, with a 98% four-year graduation rate on a 268-student cohort. The district and the hamlet are not the same shape, which is the part that catches buyers out: the district covers most of the Town of New Castle rather than Chappaqua alone, and some New Castle addresses are zoned to Byram Hills, Bedford or Katonah-Lewisboro instead. A 10514 postmark is not by itself proof of the district. Confirm the parcel before pricing on it.

Question 2

What are property taxes in Chappaqua?

Accepted Answer

High, and honestly so. On the FY2025 rates published by the State Office of Real Property Tax Services, Westchester County, the Town of New Castle and the Chappaqua school district levy a combined $24.35 per $1,000 of full market value — about $24,300 a year on a $1 million home, an effective rate of 2.43%. Roughly three-quarters of that is the school levy, which is the transaction being made here. The figure excludes special districts and any STAR or veterans exemption, and the Assessor’s current bill is the number to plan against rather than this one.

Question 3

Is flood risk a consideration this far inland?

Accepted Answer

Less than on the coast, but not nothing — and it is riverine rather than tidal, which is the kind buyers most often assume away. About 1.7% of the FEMA-mapped area within two miles of the hamlet centre falls in a high-risk zone, concentrated along the Saw Mill River and the smaller brooks feeding it. Almost everything else maps as Zone X. A federally backed mortgage on a parcel in a mapped zone still requires flood insurance, and on ground this variable the address’s own FIRM panel is the only figure worth relying on.

Question 4

How does Chappaqua compare with Scarsdale or Bedford?

Accepted Answer

Three different propositions at broadly similar money. Scarsdale is closer in, denser, and buys a shorter commute. Bedford is further out and buys land — its postal-city median sits within a few thousand dollars of Chappaqua’s, but on considerably larger parcels and a longer ride. Chappaqua sits between them: the acreage and tree cover of northern Westchester with a station you can walk to, and a graduation rate fifteen points above Bedford’s district-wide figure. Which of the three is right is usually settled by the train timetable rather than the houses.

Question 5

What does the top of the market look like?

Accepted Answer

Colonials and converted farmhouses on wooded acre-plus lots, a strong seam of mid-century modern from the Usonian-influenced enclaves built here in the 1950s, and a smaller number of substantial new builds on subdivided estate land. The measured median is $1,615,000 across 125 closed single-family sales, with the district-level figure at $1,600,000 on 153 — the two agree closely, which says the hamlet and its catchment describe much the same market. Median days on market is fourteen. At this price point, well-prepared houses do not sit.

Year	Chappaqua
2013	$900,000
2014	$899,999
2015	$968,000
2016	$955,350
2017	$899,000
2018	$940,000
2019	$857,500
2020	$975,000
2021	$1,177,500
2022	$1,375,000
2023	$1,322,000
2024	$1,550,000
2025	$1,574,500
2026	$1,615,000

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