Warwick, NY sits in Orange County, about 55 miles northwest of New York City. It's a town that gives you actual land and a real downtown without fully cutting you off from the metro area - which is exactly why buyers considering living in Warwick, NY have been paying attention to it.
As of mid-2026, the market here moves fast. The median sale price is around $493,000, homes are going under contract in an average of 17 days, and there are only about 27 homes available at any given time. That's not a lot of runway to think things over.
Where Warwick Actually Sits
Warwick is on the southern edge of Orange County, right along the New Jersey border, and it's part of the Kiryas Joel–Poughkeepsie–Newburgh metropolitan area. The drive to New York City is roughly 55 miles - manageable if you're in the office two or three days a week, less so if you're doing it every day. You're not walking to a train from here, and getting to a major highway from the town center takes a few minutes, which does tend to keep local traffic from getting bad.
One thing worth understanding before you start searching: the Town of Warwick and the Village of Warwick are not the same thing. The Village - population 6,652 at the 2020 census - is the commercial core, the walkable part, the place with the restaurants and the foot traffic. The broader Town of Warwick has a population of 32,027 and covers a lot more ground, including several hamlets that have their own ZIP codes and their own character. Both the village and the surrounding town share the primary ZIP code 10990, but where your property actually sits within that footprint matters a great deal for taxes, school districts, and daily life.
What It Actually Costs to Live Here
Housing is the big number. The median sale price of $493,000 reflects a roughly 27% year-over-year increase - that's a significant jump, and it tells you something about where demand is. The average sale-to-list ratio is 100.6%, which means buyers are routinely paying full asking price or a hair above. If you're budgeting to negotiate down, recalibrate.
Renters aren't sitting in a softer market either. Average monthly rent runs somewhere between $2,000 and $2,816 depending on the property, and some platforms are reporting median rents as high as $2,725.
Property Taxes
This is where a lot of buyers get surprised, so let's be direct about it. The median effective property tax rate in Warwick is 2.45%, which is slightly above the New York state median of 2.39%. Based on that rate, the median annual property tax bill comes out to approximately $9,900.
But the rate you actually pay depends on exactly where your property sits. In 2026, the Village of Warwick charges $39.73 per $1,000 of assessed value. If you're in the Town of Warwick outside village limits, you're looking at $56.61 to $63.76 per $1,000 - and where you land in that range depends on your specific fire and school districts. It's worth running those numbers on any address you're seriously considering, not just the town average.
The Village vs. Everywhere Else
If you buy in the Village of Warwick, your daily routine looks different than if you buy two miles outside it. The downtown district, all within the 10990 ZIP code, has sidewalks, walkable blocks, older homes with historic architectural details, and immediate access to local businesses. The trade-off is that inventory there is especially tight - with only about 27 homes available across the whole area, anything within walking distance of Main Street moves fast.
Outside the village, you get more acreage and more distance between you and your neighbors. What you give up is the ability to run an errand without getting in the car. Dining, shopping, everything - you're driving. For major retail, residents are typically heading to other parts of Orange County or elsewhere in the Kiryas Joel–Poughkeepsie–Newburgh metro area.
Community and Amenities
The town has a real community calendar. The Hudson Valley Jazz Festival brings residents and visitors out during the summer. The biggest event on the annual schedule is Applefest, held every October in the Village of Warwick's downtown. It's a single-day outdoor festival that draws as many as 35,000 visitors - which gives you a sense of both the event's scale and what downtown looks and feels like on a busy fall day.
The downtown corridor has the highest concentration of restaurants and independent shops. If you're in one of the surrounding hamlets, you'll likely drive into the village for dinner and weekend plans, which is worth factoring into how you think about location.
Scouting Before You Buy
If you haven't spent significant time in the 10990 ZIP code, do that before you're serious about making an offer. A weekend in the area - staying somewhere near the downtown so you can walk around - gives you a realistic read on the commute, local traffic, and how the village actually feels compared to the quieter parts of town.
Frequently Asked Questions
What can I expect to pay in property taxes for a single-family home in Warwick, NY?
It depends on the home's assessed value and exactly where it's located. Based on the 2.45% effective tax rate, the median annual property tax bill in Warwick comes out to approximately $9,900.
What's the difference between buying in the Village of Warwick versus the surrounding areas?
The Village of Warwick is the denser commercial center with a population of 6,652. The surrounding areas include distinct hamlets like Florida (ZIP 10921) and Greenwood Lake (ZIP 10925), which have different housing styles and more rural settings.
How do school district boundaries work?
Your address determines your district - you can't assume based on the town name alone. Most of the town falls under the Warwick Valley Central School District, but some specific neighborhoods are assigned to the Florida Union Free, Greenwood Lake Union Free, or Tuxedo Union Free districts instead. Look up your specific address before you get too far into the process.
