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Market Overview
The Greenwood Lake real estate market currently sits at the edge of a balanced market, leaning slightly toward a seller’s market. With 5.54 months of inventory, supply has dipped 16% month-over-month, signaling that buyers are still competing for available homes.
Active Listings: 30 (single-family homes) — a 21% monthly decrease
Median Sold Price: 💰 $749,950 — a massive +56.9% month-over-month jump
Sold-to-List Price Ratio: 96.9% (up 2.3%)
Median Days on Market: 55 (days), down 8%
In short: homes are selling faster, for closer to asking price, and at higher values.
Active Listings: 30 (single-family homes) — a 21% monthly decrease
Median Sold Price: 💰 $749,950 — a massive +56.9% month-over-month jump
Sold-to-List Price Ratio: 96.9% (up 2.3%)
Median Days on Market: 55 (days), down 8%
In short: homes are selling faster, for closer to asking price, and at higher values.
Inventory & Supply Trends
Inventory remains tight. Greenwood Lake recorded just 5.54 months of supply, 14.8% lower than last year. Fewer homes on the market means less competition for sellers—and more urgency for buyers who have been waiting for the right property.
Property Values
Greenwood Lake’s median estimated property value stands at $423,080, up 1% month-over-month but still 1.5% lower than 2024. While prices have leveled slightly after two years of rapid growth, long-term appreciation remains strong compared with both Orange County and the broader U.S. market.
Homeowners continue to hold significant equity gains built over the last five years.
Homeowners continue to hold significant equity gains built over the last five years.
Pricing Trends
The median list price for new listings came in at $600,000, down 14% month-over-month, while pending listings held steady around $429,900. Despite the softer listing prices, sold homes surged to nearly $750K, showing that well-priced and move-in-ready properties—particularly lakefront and luxury homes—are still commanding premium offers.
What It Means for Buyers and Sellers
For Sellers:
With low inventory and rising sale prices, it’s still an excellent time to list. Homes that are staged, well-priced, and marketed effectively are selling quickly and close to list price.
For Buyers:
Expect competition, especially for turnkey or lake-access properties. However, with more balance in the market, you have a stronger negotiating position than in the frenzied pandemic years.
With low inventory and rising sale prices, it’s still an excellent time to list. Homes that are staged, well-priced, and marketed effectively are selling quickly and close to list price.
For Buyers:
Expect competition, especially for turnkey or lake-access properties. However, with more balance in the market, you have a stronger negotiating position than in the frenzied pandemic years.
Looking Ahead
As we head into winter, Greenwood Lake’s market remains healthy, stable, and desirable—particularly for those seeking scenic lakefront living, vacation investments, or full-time retreats close to NYC.
All signs point to continued strength into 2026, with demand from both local and out-of-area buyers remaining steady.
All signs point to continued strength into 2026, with demand from both local and out-of-area buyers remaining steady.
Need Expert Insight?
Whether you’re thinking about selling, investing, or finding your dream lake home, I can help you navigate the Greenwood Lake real estate market with confidence.
📞 Tyler Laswell
Licensed Real Estate Salesperson | ORA Real Estate NY Lic # 10401345593
Your trusted local expert for Greenwood Lake and the Hudson Valley.
📞 Tyler Laswell
Licensed Real Estate Salesperson | ORA Real Estate NY Lic # 10401345593
Your trusted local expert for Greenwood Lake and the Hudson Valley.
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