Market Updates
Orange County NY Market Report: Spring 2026
Inventory ticked up 14% in April, but well-priced lakefront homes are still moving in under 21 days. Here's what buyers and sellers need to know right now.
Overview
Inventory ticked up 14% in April, but well-priced lakefront homes are still moving in under 21 days. Here's what buyers and sellers need to know right now.
The headline
This spring is the most balanced Orange County market we've seen since 2019. Inventory is finally rebuilding — up roughly 14% year over year in April — but the homes that are priced and prepped correctly are still trading fast.
What the numbers say
Median sale price: $499,000 (+3.2% YoY) Median days on market: 38 (down from 47 last spring) Sale-to-list ratio: 99.1% — sellers are still getting near asking Lakefront sub-segment: 21 median days on market, often with multiple offers
Where the heat is
Warwick village, Greenwood Lake waterfront, and renovated farmhouses on 2+ acres in Goshen and Chester remain the three hottest micro-markets. We're also seeing a quiet surge in Tuxedo as NYC buyers look further north for inventory.
What sellers should do
1. Price for the comp set, not the headline. Buyers are sharper than they were in 2022. 2. Invest in pre-list staging and photography. It's the single highest-ROI move you can make. 3. Time your launch. Thursday list / Sunday open house still wins.
What buyers should do
Be ready to move on the right house. Inventory is up, but the good inventory still gets multiple offers. Pre-approval, a clean offer, and a flexible close date will beat a higher number every time.
Bottom line
It's a market that rewards preparation on both sides. If you're thinking about a move in the next 6–12 months, the next 60 days are the right time to start the conversation.
Helpful links
Contact ORA Real Estate
Call 845-545-1413 or email tyler.laswell@oraprop.com.