Market Updates
Orange County NY Market Report: Summer 2026
Mid-year check-in: inventory is the highest it's been in three years, but turnkey homes under $700K are still selling in under three weeks. Here's the read on the Hudson Valley market right now.
Overview
Mid-year check-in: inventory is the highest it's been in three years, but turnkey homes under $700K are still selling in under three weeks. Here's the read on the Hudson Valley market right now.
The headline
We''re halfway through 2026 and Orange County has officially settled into a healthier, more negotiable market — without giving up the price gains of the last few years. Inventory is the deepest it''s been since 2022, buyers have a bit more leverage, but anything turnkey and well-priced is still moving fast.
What the numbers say (Q2 2026)
Median sale price: $515,000 (+3.0% YoY) Active inventory: up 22% vs. June 2025 — first real buyer''s breathing room in three years Median days on market: 32 (vs. 29 in Q2 2025) Sale-to-list ratio: 98.4% — small concessions are back on the table Lakefront & waterfront: still the tightest segment at 18 median days on market, frequently with escalation clauses $1M+ segment: 71 median days on market — buyers at the top are taking their time and expecting design-forward presentation
Where the heat is
Three micro-markets are clearly outperforming the county average this summer: 1. Greenwood Lake waterfront — anything with usable shoreline and a dock is trading in under three weeks, often above ask. 2. Warwick village walkability — sub-$700K homes within a 10-minute walk of Main Street are getting 4–8 offers. 3. Tuxedo & Sloatsburg — the spillover from Bergen and Rockland buyers chasing space and a faster commute is real, and accelerating. Goshen and Chester farmhouses on 2+ acres remain steady; the renovated ones move quickly, the dated ones sit.
What sellers should do right now
1. Price to today, not to last spring. The comp window that matters is the last 60 days. Listings that lean on 2025 peak comps are sitting. 2. Invest in presentation before you invest in price cuts. Pre-list styling, paint, and editorial photography are still the highest-ROI moves you can make — and the gap between styled and un-styled listings has widened this year. 3. Use the summer window. Late June through mid-August is unusually active because of the commuter migration. Don''t wait for "fall season." 4. Be flexible on terms. A clean inspection response or a 45-day close beats a slightly higher number from a shaky buyer.
What buyers should do right now
You finally have room to think — use it, don''t freeze. More inventory doesn''t mean unlimited time on the good stuff. Get fully underwritten, not just pre-approved. It''s the single biggest edge in a multiple-offer situation. Look beyond the obvious towns. Florida, Chester, and the Sloatsburg corridor are giving buyers 15–20% more house for the same money as Warwick or Tuxedo. Lean on design imagination. Some of the best deals this summer are homes with great bones and bad cosmetics — exactly where we can help you see what a place could become.
Rates & the bigger picture
Mortgage rates have settled into a 6.1%–6.4% range through Q2, and the market has finally adjusted to them. The "rate paralysis" narrative is over — buyers are transacting again, and sellers who were waiting for 5% are starting to list anyway. That''s the dynamic feeding the inventory bump.
Bottom line
Summer 2026 is the most balanced and rational Orange County market we''ve had in years. Sellers can still get strong numbers if they prep and price correctly. Buyers finally have choices — but the truly great houses are still competitive. If you''re planning a move before the school year or before rates shift again, the next 30 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.