Looking at one of the Hudson Valley’s charming towns—Goshen, Warwick, Cornwall, Florida, Campbell Hall, Monroe, Minisink, Otisville, Middletown, Newburgh, New Windsor, or Rock Tavern in Orange County, NY? Each offers its own unique blend of history, culture, and community. From Warwick’s bustling farmers’ markets to Goshen’s horse racing heritage, to the river views of Newburgh and the small-town feel of Florida and Minisink, the Hudson Valley has become one of the most desirable places to call home.

But what does it really cost to buy a home here—or anywhere else in New York State? Many first-time and even seasoned buyers are surprised to learn that the down payment is only one piece of the puzzle. From buyer’s agent commissions to lender fees, escrow accounts, inspections, and even reimbursing a seller for oil left in the tank, the costs add up quickly.

This guide breaks down the true costs of buying a home in Orange County, NY and the Hudson Valley so you can plan ahead with confidence.

1. Buyer’s Agent Commission (2–3% on Average)

In New York, a buyer’s agent commission usually falls between 2% and 3% of the purchase price. Often, the seller covers this fee, but not always. If the seller does not, buyers should be prepared to negotiate—or potentially cover the cost themselves.

👉 Important: Realtor commissions are always negotiable in New York. Every transaction is different, and compensation is determined by agreement between the client and the brokerage.

2. Down Payment

Most lenders in New York require a down payment between 3% and 20%, depending on the loan program and your financial profile. On a $400,000 home, that means anywhere from $12,000 to $80,000 upfront.

3. Taxes, Insurance & Escrow Costs

When you finance a home, lenders typically set up an escrow account to ensure your property taxes and homeowners insurance are paid on time. This means you’ll prepay a significant amount at closing:

• Property Taxes in Orange County, NY: On average, homeowners pay between $8,000 and $12,000 per year in combined school and county taxes, depending on the town. That means buyers are often required to bring nearly a full year’s worth of taxes upfront to fund the escrow account.

• Homeowners Insurance: Typically $800–$1,500 per year, also prepaid at closing.

• Lender Fees: Origination, underwriting, and processing fees usually total $1,500–$3,000+.

• Appraisal: Required by most lenders, averaging $500–$700.

👉 For many buyers, this section of the closing table is the biggest surprise.

4. Title & Attorney Fees

In New York, attorneys are typically required in real estate transactions. Expect:

• Title search & title insurance: $1,000–$2,500

• Attorney fees: $1,500–$3,000

5. Home Inspection

A home inspection in NY generally costs $400–$800, depending on size and age of the property.

6. Reimbursement for Oil in Tank

If the home uses oil heat, buyers usually reimburse sellers for any oil left in the tank. Depending on market price and tank size, this could be $300–$1,000+.

7. Moving Costs

• Local moves: $1,000–$2,500

• Long-distance moves: $3,000–$8,000+

• DIY truck rentals: Cheaper but more labor intensive

8. Additional Buyer Costs

• Recording fees & transfer taxes: $500–$1,500

• Survey (if required): $500–$1,000

• “Welcome to Warwick” tax: If you’re buying in the Town of Warwick (including the villages of Warwick, Florida, and Greenwood Lake), there’s a one-time transfer tax of $2 per $1,000 of purchase price. For a $400,000 home, that’s an additional $800 due at closing.

The Bottom Line: What Does It Really Cost?

For a $400,000 home in Orange County, NY, here’s a realistic estimate:

• Down payment (10%): $40,000

• Closing costs (fees, title, attorney, appraisal, escrow, insurance, taxes, etc.): $10,000–$20,000

• “Welcome to Warwick” tax (if applicable): $800

• Moving costs & extras: $2,000–$5,000

👉 Total out-of-pocket estimate: $52,000–$66,000+

FAQs: Costs of Buying a Home in Orange County, NY

Do buyers pay real estate commission in NY?
Sometimes. Typically, the seller covers the buyer’s agent fee, but in some cases buyers may need to pay 2–3%.

How much are closing costs in New York State?
Expect 2–5% of the purchase price in closing costs, plus your down payment.

What upfront costs surprise most buyers?
Escrow account funding (often nearly a year of taxes upfront), the Warwick transfer tax, and reimbursing sellers for oil left in the tank.

Final Thoughts

Buying a home in the Hudson Valley is more than just a financial investment—it’s a lifestyle upgrade. Whether you’re drawn to Warwick’s rolling hills, Goshen’s historic downtown, or the riverfront of Newburgh, understanding the true costs of buying in Orange County, NY will help you plan wisely and move with confidence.

If you’re ready to start your journey, work with a local realtor who knows the ins and outs of Orange County and can guide you through every expense, negotiation, and opportunity along the way.