When Should I Sell My House in Highland Falls NY in 2026?
By Brian Caplicki · Caplicki Home Team · Updated May 8, 2026 · 5 min read
Across 70 closed sales over the last 720 days, Highland Falls sellers consistently saw their strongest contracts in May. The data says list by Mar 22 – Apr 5.
Spring is the headline season for most Orange County real estate, but the right month inside spring varies a lot by area. Highland Falls sits in the early-spring contract bucket, which means sellers want to be on the market well before the first round of school-calendar buyers gets serious. The home you're selling is in the Highland Falls school district, so the contract data below is grouped by that district.
We pulled 70 closed single-family sales in the Highland Falls school district (which covers Highland Falls and the immediate area) from the Hudson Gateway MLS, covering the most recent 720 days. We grouped them by Purchase Contract Date (the day buyer and seller actually signed), not by Close Date, because the contract date is the one sellers can plan around.
When are the best windows to sell my Highland Falls house in 2026?
Top three seller windows for Highland Falls in 2026
1st · Score 96.0/100
List by Mar 22 – Apr 5 → under contract in May
2nd · Score 79.7/100
List by Apr 22 – May 6 → under contract in June
3rd · Score 60.9/100
List by Dec 23 – Jan 6 → under contract in February
The list-by window is the date that matters most. It's calculated from the Highland Falls median time on market of 47 days, plus a one-week buffer for prep and the going-live marketing push. List in this window and your home is exposed long enough to capture peak buyer activity in May.
Why does May win in Highland Falls?
Why does May win in Highland Falls? Three things lined up at once: sellers hit the highest sale-to-list ratio of any month at 103.2%; contracts were signed fastest, with a median 19-day time on market; 83% of homes went above asking, the highest share of any month. Close runners-up were June (79.7/100) and February (60.9/100), so a list-by window that bleeds into either of those months still works. The weakest month was April (11.5/100), which is the month sellers most want to avoid as their target contract month.
Highland Falls, NY: Month-by-Month Data
Months are sorted from best to worst seller score. The composite score weighs sale-to-list ratio (35%), median days on market (30%), share above asking (25%), and volume of buyer activity (10%). The score is district-relative, so 100 = the strongest seller month in Highland Falls, 0 = the weakest. May is highlighted as the peak seller month.
Highland Falls, NY Monthly Seller Metrics
| List By | Under Contract Month | Contracts | Sale/List | % Above Ask | Median DOM | Score |
|---|---|---|---|---|---|---|
| Mar 29 | May | 6 | 103.2% | 83% | 19 | 96.0 |
| Apr 29 | Jun | 7 | 101.3% | 57% | 24 | 79.7 |
| Dec 30 | Feb | 8 | 101.4% | 50% | 65 | 60.9 |
| Jan 27 | Mar | 7 | 99.1% | 29% | 42 | 54.8 |
| Oct 29 | Dec | 10 | 98.8% | 20% | 54 | 49.1 |
| Jul 30 | Sep | 4 | 97.8% | 50% | 56 | 47.1 |
| May 29 | Jul | 5 | 98.6% | 20% | 61 | 40.1 |
| Jun 29 | Aug | 5 | 95.1% | 0% | 24 | 36.9 |
| Sep 29 | Nov | 5 | 96.7% | 20% | 65 | 30.9 |
| Aug 29 | Oct | 4 | 95.7% | 0% | 58 | 23.5 |
| Nov 29 | Jan | 5 | 95.0% | 20% | 82 | 17.1 |
| Feb 27 | Apr | 4 | 94.0% | 25% | 88 | 11.5 |
Source: Hudson Gateway MLS closed single-family transactions, Highland Falls school district, Orange County NY. Under-contract dates May 2023 through May 2025. n = 70.
Why Highland Falls sellers should pay attention
If you're selling in Highland Falls, the planning calendar starts in March. List by Mar 22 – Apr 5 so your home has time to attract the May buyer wave. Listing in May itself is too late, the most motivated buyers will already be in active contracts elsewhere.
Why Highland Falls buyers should pay attention
If you're buying in Highland Falls, expect May to be the toughest month, with the highest sale-to-list ratios and the most homes going above asking. Buyers willing to shop in fall or early winter can find materially less competition. If you can't wait, get pre-approved before March and have a top-line number ready.
The bottom line for Highland Falls sellers
The "best time to sell" in Highland Falls isn't a vague spring season. It's a specific May contract window, which means listing by Mar 22 – Apr 5. Sale-to-list ratios in this area sit at 99.1%, meaning sellers are typically capturing essentially their full asking price. The lever you control is timing.
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Highland Falls Real Estate FAQ
When is the best month to sell a home in Highland Falls, NY?
Based on 70 closed single-family sales over the last 720 days in the Highland Falls school district (which serves Highland Falls and surrounding areas), peak contract activity hits in May. Sellers in this month saw a median sale price of $414K, a sale-to-list ratio of 103.2%, and 83% of homes selling above asking.
When should I list my home if I want to sell in Highland Falls?
For a target contract month of May, list your home March 22 through April 5. That gives you the median 47-day time on market in this area, plus a 7-day buffer on either side for prep and photography. Listing earlier in March is the safer move.
What towns are in the Highland Falls school district?
The Highland Falls school district covers Highland Falls, Fort Montgomery, and the immediate West Point gateway area. Major zip codes include 10928, 10922.
How long does it take to sell a home in Highland Falls, NY?
The median time on market in the Highland Falls school district is 47 days from list to under contract. After contract, the typical Orange County NY close takes another 52 days, so total time from list to keys runs about 14 weeks.
What is the median home price in Highland Falls?
The current median sale price in the Highland Falls school district is $519,900 on a 3-month rolling average. Across 70 closed single-family sales over the last 720 days, the median sale-to-list ratio reflects Highland Falls sellers typically getting essentially their full asking price.
Is now a good time to sell in Highland Falls?
Sale-to-list ratios in the Highland Falls area are sitting at 99.1%, which is a strong seller signal. The most important factor is timing your list date to land your peak contract activity in May. If you're already in the recommended March list-by window, the answer is yes.
The Caplicki Home Team is a Keller Williams HVU real estate team based in Middletown, NY, serving Orange County, Sullivan County, Ulster County, and the broader Hudson Valley. Reach us at 845-656-4498 or brian@caplickihometeam.com.
