Orange County NY Home Values 2026: How Much Did Prices Go Up?
By Brian Caplicki · Caplicki Home Team, 1,367+ closed transactions since 2000 · Updated August 24, 2026 · 5 min read
About 5 percent in the past year in Orange County, and 16 percent since 2023. Sullivan barely moved this year after climbing 36 percent over three. Your own district could be well either side of that.
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New data · Updated August 2026 The short version: Orange County home values rose about 5 percent in the past year. Washingtonville rose 13. Warwick has gained 1 percent in three years. Look up your school district, not your town, because that is where the difference shows up. From the Hudson Valley MLS. Every single family house that closed in Orange and Sullivan County, NY from January 2023 through August 13, 2026. Put together by the Caplicki Home Team. |
The numbers, in short
- Orange County home values rose about 5 percent in the past year and 16 percent since 2023.
- Sullivan County is up 36 percent since 2023 but was close to flat this year.
- Washingtonville rose most in the past year, about 13 percent. Middletown and Valley Central rose 9, Port Jervis 8.
- Over three years, Middletown is up 28 percent and Warwick Valley 1 percent. That gap is the story.
- Houses over $700,000 are a third of what is for sale and a fifth of what is under contract.
- Two houses in the same town can sit in different school districts, and the district is where the price gap shows up. Find yours before you price.
How much did home values go up in the past year?
In Orange County, about 5 percent. The typical house sold for $465,000 last year and $487,500 this year.
In Sullivan County, close to nothing. $340,000 last year, $345,000 this year. After three years of climbing hard, Sullivan has flattened out.
That is the honest one-year answer, and it is already two different answers depending on which county you are standing in.
What has your school district done, year by year?
Here is every year since 2023, so you can see the path rather than just the start and the end.
Orange County, typical sale price by year
| School district | 2023 | 2024 | 2025 | 2026 | Past year | Since 2023 |
|---|---|---|---|---|---|---|
| Washingtonville | $500,000 | $509,000 | $500,000 | $565,000 | +13% | +13% |
| Middletown | $324,000 | $350,000 | $380,000 | $416,000 | +9% | +28% |
| Valley Central | $370,000 | $405,000 | $406,250 | $443,950 | +9% | +20% |
| Port Jervis | $249,450 | $293,500 | $293,000 | $315,000 | +8% | +26% |
| Cornwall | $580,000 | $527,500 | $556,000 | $592,500 | +7% | +2% |
| Monroe-Woodbury | $530,000 | $530,000 | $551,225 | $567,500 | +3% | +7% |
| Warwick Valley | $582,000 | $533,750 | $573,750 | $587,500 | +2% | +1% |
| Newburgh | $358,000 | $400,000 | $429,000 | $433,200 | +1% | +21% |
| Pine Bush | $399,500 | $415,000 | $452,000 | $450,000 | 0% | +13% |
| Minisink Valley | $425,000 | $515,000 | $542,500 | $527,500 | −3% | +24% |
| Goshen | $476,500 | $505,000 | $570,000 | $543,950 | −5% | +14% |
| ORANGE COUNTY | $420,000 | $449,450 | $465,000 | $487,500 | +5% | +16% |
Where this comes from: Hudson Valley MLS, every single family house that closed in each school district, by year. 2026 runs through August 13. Districts with at least 25 sales in every one of the four years. Put together by the Caplicki Home Team.
Sullivan County, typical sale price by year
| School district | 2023 | 2024 | 2025 | 2026 | Past year | Since 2023 |
|---|---|---|---|---|---|---|
| Sullivan West | $305,800 | $346,000 | $425,000 | $445,000 | +5% | +46% |
| Monticello | $236,500 | $292,500 | $320,000 | $330,000 | +3% | +40% |
| SULLIVAN COUNTY | $253,000 | $299,060 | $340,000 | $345,000 | +1% | +36% |
The other Sullivan school districts sell too few houses a year for a figure to mean anything, so they are left out rather than printed as a number we do not trust. Put together by the Caplicki Home Team.
Which towns are in each school district?
Districts here cross town lines constantly, so your mailing address does not settle which one you are in. Find your town, then read that district's row above.
And where the house sits is only half the question. The other half is when it was built, which we answered separately in is my older home worth less than a newer one. The short version: between 1960 and 2009 the year costs you nothing, and before 1950 your school district decides.
The towns each school district covers
| School district | Towns with addresses in it |
|---|---|
| Middletown | Middletown |
| Minisink Valley | Slate Hill, Otisville, Westtown, Unionville, parts of Middletown, Port Jervis and New Hampton |
| Pine Bush | Pine Bush, Bloomingburg, parts of Middletown and Montgomery |
| Goshen | Goshen, parts of Middletown, New Hampton and Campbell Hall |
| Valley Central | Walden, Maybrook, Montgomery, parts of Newburgh and Rock Tavern |
| Newburgh | Newburgh, Balmville, most of New Windsor |
| Cornwall | Cornwall, Cornwall on Hudson, part of New Windsor |
| Washingtonville | Washingtonville, Blooming Grove, Salisbury Mills, Rock Tavern, Campbell Hall, part of Monroe |
| Monroe-Woodbury | Central Valley, Harriman, Highland Mills, most of Monroe |
| Warwick Valley | Warwick, Greenwood Lake, Pine Island |
| Port Jervis | Port Jervis, Sparrowbush, Cuddebackville, Huguenot |
| Monticello | Monticello, Rock Hill, Smallwood, White Lake, Kiamesha Lake |
| Sullivan West | Narrowsburg, Callicoon, Jeffersonville, Cochecton, Long Eddy |
Where this comes from: Hudson Valley MLS, every Orange and Sullivan County listing this year matched to its school district. Your tax bill is the authority. Put together by the Caplicki Home Team.
Four towns are genuinely split and worth checking carefully.
New Windsor is the sharpest. About six in ten addresses are Newburgh district at $433,200, and nearly a third are Cornwall at $592,500. A $159,000 difference on the same mailing address.
Middletown is the most divided. Only about six in ten Middletown addresses are in the Middletown district. The rest are Minisink Valley, Pine Bush or Goshen, and those run from $450,000 to $527,500 against Middletown's $416,000.
Monroe splits about two to one between Monroe-Woodbury and Washingtonville. Chester splits three ways, between Chester, Monroe-Woodbury and Warwick.
Which of these numbers can you count on?
One year is a short stretch in a single district. A handful of unusual sales can push it up or down a few percent on their own. Newburgh at plus 1 percent and Goshen at minus 5 are both inside that range, and neither is a signal about where those markets are going.
So do not read one bad year in your district as a trend. Lean on the county figure and the three-year district figure instead. The county figure rests on more than a thousand sales, and three years is long enough that a few unusual sales cannot change the answer.
Which districts have gained the most since 2023?
These are the figures you can rely on, and the gap between top and bottom is almost thirty points.
Middletown +28 percent. Port Jervis +26. Minisink Valley +24. Newburgh +21. All four are well ahead of the county's 16 percent.
At the other end, Warwick Valley +1 percent and Cornwall +2. Those are the two most expensive districts in Orange County, and over three years they have barely moved at all. There is more on that market in our Warwick housing market breakdown and on the top end specifically in luxury homes in Warwick.
In Sullivan, both districts we can report on climbed even harder. Sullivan West is up 46 percent and Monticello 40. Sullivan County as a whole is up 36, which was more than anywhere in Orange.
Why did the cheaper districts rise faster?
Not because anyone decided the schools changed. Because people got priced out.
A buyer who wanted Warwick or Cornwall and could not reach it did not stop looking. They went one district over, then two, and some of them kept going until they were in Sullivan. That pressure lands hardest on the places that were cheapest to begin with.
The expensive districts did not fall. They stopped, and everything else closed the distance.
That may now be turning. Cornwall gained 7 percent this year after three flat ones, and Sullivan, which had risen faster than anywhere, gained almost nothing. One year is not enough to call it, but it is worth watching.
What are buyers choosing right now?
Sales tell you what happened months ago. The houses that are under contract today tell you what buyers are picking this week, and the two do not match.
Right now in Orange County there are 674 houses under contract and 1,174 still sitting for sale.
Where the money is actually going
| Price | Share of what is for sale | Share of what is under contract |
|---|---|---|
| Under $350,000 | 16% | 18% |
| $350,000 to $500,000 | 23% | 31% |
| $500,000 to $700,000 | 27% | 32% |
| Over $700,000 | 34% | 19% |
Where this comes from: Hudson Valley MLS, every single family listing in Orange County, NY that is currently for sale or currently under contract, as of August 13, 2026. Put together by the Caplicki Home Team.
Look at the bottom row. Houses over $700,000 make up a third of everything for sale and less than a fifth of what buyers are actually signing for.
We flagged this last November in the upper tier softening. Nine months on it is plainer than it was.
The middle is the opposite. Between $350,000 and $500,000 is under a quarter of what is listed and nearly a third of what is selling.
You can see the same thing in one number. The typical house for sale in Orange County is asking $579,000. The typical house under contract is $515,000. The typical house that actually closed this year went for $489,250.
Which districts are moving, and which are stacking up
The same check by district. Of everything currently on the market in each one, how much of it has a buyer:
Share of listings that are under contract
| School district | Under contract | Still for sale | Share moving |
|---|---|---|---|
| Newburgh | 108 | 118 | 48% |
| Valley Central | 49 | 65 | 43% |
| Goshen | 37 | 51 | 42% |
| Middletown | 51 | 73 | 41% |
| Warwick Valley | 71 | 119 | 37% |
| Cornwall | 31 | 52 | 37% |
| Minisink Valley | 51 | 100 | 34% |
| Monroe-Woodbury | 84 | 165 | 34% |
| Pine Bush | 38 | 75 | 34% |
| Washingtonville | 64 | 128 | 33% |
| Port Jervis | 22 | 67 | 25% |
Where this comes from: Hudson Valley MLS, single family listings in Orange County, NY as of August 13, 2026. Put together by the Caplicki Home Team.
Newburgh is the busiest. Nearly half of everything on the market there is already under contract.
Port Jervis is the slowest right now, at a quarter. That is worth a second look. Port Jervis also gained the most of any district this past year. Prices ran up and the traffic thinned. Usually that means asking prices got ahead of buyers.
These are not sales. Contracts fall through more often than people think. They are what buyers have picked so far.
If you are selling: what does this mean for your price?
If you are in Middletown, Port Jervis, Minisink Valley or Newburgh, an old valuation is badly low. All four are up more than 20 percent since 2023. A number from two years ago is not close in any of them.
If you are in Warwick or Cornwall, the trap is the opposite. Nothing dropped. Prices simply stopped for three years, so a number you heard a while back may still be about right, or it may be high.
The problem is that nothing has happened to tell you which. A neighbor's sale from two or three years ago is not the guide it would be in a market that moved.
That is the hardest kind of market to price into. A falling market announces itself. A flat one says nothing at all while everyone keeps the old number in their head.
And do not price off a single year in your own district. Start with the county number, then the three-year change for your district, then what has actually sold on your street in the last few months. The closer to home you get, the more it matters.
If you are buying: where is the value now?
The cheap districts have already had their run. Middletown is up 28 percent in three years, Port Jervis 26, and Sullivan West 46. Whatever the bargain was in 2023, most of it has been taken.
But the gap to the expensive districts has closed sharply. In 2023 a Warwick house cost $258,000 more than a Middletown one. Today it is $171,500 more. Cornwall has gone the same way, from $256,000 above Middletown to $176,500. If you ruled out Warwick or Cornwall on price two years ago, they are worth another look.
And check the district, not the mailing address. They cross town lines constantly here. A Port Jervis address can sit in the Port Jervis district or in Minisink Valley, and those are very different numbers.
What this cannot tell you
A school district is not a street. These districts cover a lot of ground, and a typical price across a whole one says nothing definite about your particular house.
We cannot see condition. Our records do not say whether a kitchen is original or a roof is nearly done. That is often the whole difference between two houses at the same price.
One thing we did check. Prices can look like they rose when really it was just bigger houses selling. Not here. The houses selling in 2026 are the same size and age as the ones selling in 2023. Compare like with like and the rise is about 19 percent, a little more than the headline.
How should you price a house in this market?
What actually happens when you ask over the going rate, and where the damage starts. Read it here.
The short answer
Orange County is up about 5 percent this past year and 16 percent over three. Sullivan is flat this year after 36 percent over three. Your district could be well either side of that. One off year in your own district is not a warning.
What has your house actually done since 2023?
Get a free estimate of what your Orange or Sullivan County house is worth right now. No phone call, no obligation. Buying instead? Call the team at 845-656-4498 and we will tell you where the room actually is.
Hudson Valley Real Estate FAQ
How much is a house worth in Goshen NY?
Most Goshen addresses are in the Goshen school district, where the typical house sold for $543,950 so far in 2026, up 14 percent since 2023. A small share of Goshen addresses fall in the Chester or Florida districts.
How much is a house worth in Middletown NY?
It depends on the district, and Middletown is the most split town in Orange County. About six in ten Middletown addresses are in the Middletown school district, typical sale $416,000 and up 28 percent since 2023. Most of the rest are Minisink Valley at $527,500 or Pine Bush at $450,000.
How much is a house worth in Warwick NY?
Almost all Warwick addresses are in the Warwick Valley school district, where the typical house sold for $587,500. It is the most expensive district in Orange County and also the flattest, up 1 percent in three years.
How much is a house worth in Newburgh NY?
Nearly nine in ten Newburgh addresses are in the Newburgh school district, typical sale $433,200, up 21 percent since 2023.
How much is a house worth in Monroe NY?
About two thirds of Monroe addresses are in Monroe-Woodbury, typical sale $567,500. More than a quarter are in Washingtonville at $565,000. The two are close in price, but Washingtonville has moved much faster this year.
How much is a house worth in New Windsor NY?
New Windsor splits. About six in ten addresses are in the Newburgh district at $433,200, and nearly a third are in Cornwall at $592,500. That is a $159,000 difference on the same mailing address.
How much is a house worth in Port Jervis NY?
About four in five Port Jervis addresses are in the Port Jervis school district, typical sale $315,000, up 26 percent since 2023. The remaining fifth are in Minisink Valley, where the typical sale is $527,500.
How much is a house worth in Washingtonville NY?
Washingtonville addresses are in the Washingtonville school district, typical sale $565,000. It had the largest one-year rise in Orange County at 13 percent.
How much is a house worth in Cornwall NY?
Cornwall addresses are in the Cornwall school district, typical sale $592,500, up 7 percent in the past year after three flat ones.
How much is a house worth in Monticello NY?
Almost all Monticello addresses are in the Monticello school district, typical sale $330,000, up 40 percent since 2023.
Which school district is Middletown NY in?
Several. About six in ten Middletown addresses are in the Middletown school district, with the rest in Minisink Valley, Pine Bush, Goshen or Valley Central. Check the tax bill rather than the mailing address.
Which school district is New Windsor NY in?
About six in ten New Windsor addresses are in the Newburgh school district and nearly a third are in Cornwall, with a small share in Washingtonville. The difference is worth about $159,000 on the typical sale.
How much did home values go up in Orange County NY in the past year?
About 5 percent. The typical single family house sold for $465,000 in 2025 and $487,500 so far in 2026. That county figure is built on more than 1,300 sales, which makes it the most reliable one-year number available.
How much have Orange County NY home prices gone up since 2023?
About 16 percent, from a typical $420,000 to $487,500. Compared like for like, matching houses on size, lot, age and district, the same house is up about 19 percent.
How much have Sullivan County NY home values gone up?
About 36 percent since 2023, from $253,000 to $345,000, but it has flattened out and moved barely at all in the past year. We do not publish a blended figure for the two counties, because Orange is four fifths of the sales and a blend would describe Sullivan not at all.
Which Orange County NY school district has gained the most since 2023?
Middletown at 28 percent, followed by Port Jervis at 26, Minisink Valley at 24 and Newburgh at 21, all well ahead of the county's 16 percent. Warwick Valley and Cornwall are up 1 and 2 percent.
Is my old home valuation still accurate in Orange County NY?
It depends on your district. In Middletown, Port Jervis, Minisink Valley or Newburgh a two-year-old number is likely well under what your house would sell for. In Warwick or Cornwall it may be close, because those districts have been flat since 2023.
The Caplicki Home Team is a Keller Williams HVU real estate team based in Middletown, NY. We have closed more than 1,367 transactions since 2000, serving Orange County, Sullivan County, Ulster County, and the broader Hudson Valley. Reach us at 845-656-4498 or brian@caplickihometeam.com.
