Orange and Sullivan County NY 2026: How Long Does a House Take to Sell?
Caplicki Home Team · 1,367+ closed transactions in Orange and Sullivan County since 2000
Houses that found a buyer took 39 days in Orange County and 69 in Sullivan. The ones still sitting on the market have been waiting 55 days in Orange and 83 in Sullivan, and their clocks are still running. The asking price you start at makes more difference than which county you are in.
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New data · Updated September 2026 The short version: Houses that found a buyer took 39 days in Orange County and 69 in Sullivan. The ones still sitting have been waiting 55 days and 83, and some of them will not sell at all. The single thing you control is the first asking price: houses that never had to cut theirs went under contract in 29 days in Orange. From the Hudson Valley MLS. Every single family listing in Orange and Sullivan County, NY as of August 2026. 4,214 listings. Closed and under contract counted together. Put together by the Caplicki Home Team. |
How long does it take to sell a house in Orange or Sullivan County NY?
When a house has been sitting for two months, the question underneath is rarely about the market. It is whether the owner has done something wrong.
So here is what normal actually looks like. There are two halves to it, and most reports only give you one.
How long did the houses that found a buyer take?
These are the houses that got there. Some have closed, some are under contract right now and will close in the autumn. Either way somebody wanted them.
In Orange County they took 39 days. In Sullivan, 69. That is about six weeks against ten.
How long have the ones still on the market been waiting?
This is the half that gets left out, and it is the one a seller should actually worry about. These houses have no buyer yet. Some will find one next week. Some will not find one at all.
The typical Orange County house still on the market has been listed 55 days. In Sullivan, 83. Those clocks are still running.
August 2026, both halves side by side
| August 2026 | Orange | Sullivan |
|---|---|---|
| Found a buyer | 2,015 houses | 566 houses |
| How long that took | 39 days | 69 days |
| Still looking | 1,090 houses | 543 houses |
| How long they have waited so far | 55 days | 83 days |
| Of those, sitting over three months | 30 out of 100 | 45 out of 100 |
Where this comes from: every single family listing in Orange and Sullivan County, NY as of August 2026. 4,214 listings. Closed and under contract are counted together as houses that found a buyer. Nothing still on the market is assumed to sell. Put together by the Caplicki Home Team.
Read the second and fourth rows together. The Sullivan houses still waiting have already been on the market longer than the ones that sold took in total. That is the honest picture, and no single average shows it to you.
What are those days actually counting?
They count from the day the sign goes up to the day the house goes under contract. In New York a house is not under contract until the attorneys finish their review. That review takes about two weeks after an offer is accepted.
So the offer itself came earlier than these numbers suggest. In Orange the typical seller had an offer in hand around day 25. In Sullivan it was around day 55.
We stop the clock at contract on purpose. After that, every house is different. A cash buyer closes quickly. A mortgage takes longer. A problem with the title takes longer still. None of that is decided by the asking price.
Your county is the least useful thing in this post, though. Here is why.
Which school district is your house in?
August 2026, days to go under contract
| School district | County | Found a buyer in 2026 | Still waiting, Aug 2026 |
|---|---|---|---|
| Highland Falls | Orange | 29 days | — |
| Chester | Orange | 29 days | 42 days |
| Middletown | Orange | 29 days | 37 days |
| Pine Bush | Orange | 32 days | 62 days |
| Newburgh | Orange | 35 days | 53 days |
| Goshen | Orange | 38 days | 67 days |
| Florida | Orange | 38 days | 92 days |
| Minisink Valley | Orange | 39 days | 51 days |
| Valley Central | Orange | 41 days | 56 days |
| Warwick Valley | Orange | 42 days | 53 days |
| Washingtonville | Orange | 43 days | 57 days |
| Monroe-Woodbury | Orange | 45 days | 51 days |
| Cornwall | Orange | 46 days | 64 days |
| Tuxedo Union Free | Orange | 46 days | 63 days |
| Liberty | Sullivan | 58 days | 60 days |
| Fallsburg | Sullivan | 60 days | 65 days |
| Port Jervis | Orange | 61 days | 64 days |
| Monticello | Sullivan | 62 days | 93 days |
| Eldred | Sullivan | 65 days | 72 days |
| Sullivan West | Sullivan | 78 days | 80 days |
| Rockland | Sullivan | 91 days | 80 days |
| Tri Valley | Sullivan | 111 days | 82 days |
Where this comes from: Hudson Valley MLS, every single family listing in Orange and Sullivan County, NY as of August 2026. Every school district with at least 25 houses that found a buyer. Rockland is a Sullivan County school district covering Livingston Manor, Roscoe and Parksville. Tri Valley covers Neversink, Woodbourne and Grahamsville. Your tax bill names your school district. Put together by the Caplicki Home Team.
Middletown is quick at 29 days. Tri Valley takes nearly four months. That is twelve weeks between the fastest school district and the slowest, inside one small corner of New York State.
Now read the last column, because it is where the trouble hides. In Goshen a house that found a buyer took 38 days, but the ones still waiting have been out there 67. In Florida it is 38 against 92.
That distance between the two columns means the same thing wherever it shows up. The quick houses have already gone. The ones priced wrong are still there, proving it.
And look where Port Jervis sits. It is in Orange County and it is slower than two Sullivan County school districts. Plan around the Orange County figure of 39 days in Port Jervis and you are in for a difficult autumn.
Is it because Sullivan houses cost less?
That was our first thought, since the cheap end of any market is usually the slow end. The numbers say otherwise.
2026 closed sales, by what the house sold for
| What it sold for | Orange 2026 | Sullivan 2026 | Days apart |
|---|---|---|---|
| Under $250,000 | 60 days | 91 days | 31 days |
| $250,000 to $400,000 | 37 days | 94 days | 57 days |
| $400,000 to $600,000 | 35 days | 40 days | 5 days |
| Over $600,000 | 49 days | 72 days | 23 days |
Where this comes from: Hudson Valley MLS, single family houses in Orange and Sullivan County, NY that closed in 2026. Closed sales only, because a house under contract has no sale price yet. 1,765 sales. Put together by the Caplicki Home Team.
Between $400,000 and $600,000 the two counties are 5 days apart. Between $250,000 and $400,000 Sullivan takes nearly three times as long.
If your Sullivan house is in the $400,000s, plan for an Orange County timeline. If it is in the $300,000s, do not.
It is not the land either. Sullivan houses on less than an acre took 71 days to find a buyer. On one to five acres, 64. On more than five acres, 68. A week between them, which is nothing. Acreage is not what is holding anything up out there.
What actually decides how long it takes?
The first asking price decides it, and nothing else comes close. That is true in both counties.
August 2026, days to go under contract
| First asking price | Orange, Aug 2026 | Sullivan, Aug 2026 |
|---|---|---|
| Never had to be cut | 29 days | 39 days |
| Ended up being cut | 78 days | 120 days |
Where this comes from: Hudson Valley MLS, every single family house in Orange and Sullivan County, NY that found a buyer as of August 2026, sorted by whether the asking price was ever reduced. 2,581 houses. Put together by the Caplicki Home Team.
In Orange, 29 days against 78. In Sullivan, 39 against 120. Getting the first number right is worth about seven weeks in Orange and about eleven in Sullivan.
We should be straight about one thing. Part of that difference is built into how the two groups are put together. A house that finds a buyer in four weeks never reaches the point of needing a price cut. The quick sales end up in the first row for that reason alone.
But here is the part that is not built in. Of the houses still sitting on the market today, about 50 percent have already cut their price, in both counties. They cut, and they are still there. The cut did not rescue them.
So a price cut is not what slows a house down, and it is not what saves one either. It is the sign that the first number was too high, and the months go by while the owner works that out.
Sullivan sellers start high more often. 74 percent of them took less than they first asked, against 50 percent in Orange. The typical Sullivan house sold for about 94 percent of its first asking price. In Orange the typical house got the full asking price.
Orange has been shifting in a quieter way, with more price cuts and a little more time on the market. We covered that in is this a buyer's or a seller's market.
Which school district is my town in?
This is the part people get wrong, and it costs them. School districts cross town lines constantly. Your mailing address does not decide your school district and neither does your town. Your tax bill names it.
The towns each school district covers
| School district | Towns with addresses in it |
|---|---|
| Goshen | Goshen, New Hampton, Campbell Hall, parts of Middletown and Florida |
| Pine Bush | Pine Bush, Bloomingburg, Thompson Ridge, parts of Middletown, Montgomery and Walden |
| Middletown | Middletown |
| Chester | Chester village, plus parts in Warwick Valley, Monroe-Woodbury and Washingtonville |
| Florida | Florida village and the area around it |
| Highland Falls | Highland Falls, Fort Montgomery |
| Tuxedo Union Free | Tuxedo Park, Tuxedo |
| Minisink Valley | Slate Hill, Otisville, Westtown, Unionville, Johnson, parts of Middletown, Port Jervis and New Hampton |
| Newburgh | Newburgh, Balmville, most of New Windsor |
| Washingtonville | Washingtonville, Blooming Grove, Salisbury Mills, Rock Tavern, Campbell Hall, parts of Monroe, New Windsor and Chester |
| Monroe-Woodbury | Central Valley, Harriman, Highland Mills, Woodbury, most of Monroe, part of Chester |
| Valley Central | Walden, Montgomery, Maybrook, parts of Newburgh, Middletown, Campbell Hall and Rock Tavern |
| Cornwall | Cornwall, Cornwall on Hudson, Salisbury Mills, part of New Windsor |
| Warwick Valley | Warwick, Greenwood Lake, Pine Island, parts of Chester and Monroe |
| Port Jervis | Port Jervis, Sparrowbush, Huguenot, Godeffroy, Cuddebackville |
| Monticello | Monticello, Rock Hill, Smallwood, White Lake, Kiamesha Lake, Forestburgh, Mongaup Valley, parts of Wurtsboro and Bethel |
| Liberty | Liberty, Swan Lake, Ferndale, Parksville, White Sulphur Springs, part of Bethel |
| Sullivan West | Narrowsburg, Jeffersonville, Callicoon, Cochecton, Callicoon Center, North Branch, Kenoza Lake, Youngsville |
| Fallsburg | Woodridge, South Fallsburg, Mountain Dale, Hurleyville, Fallsburg, part of Wurtsboro |
| Eldred | Glen Spey, Barryville, Eldred, Yulan, Highland Lake, Pond Eddy |
| Rockland | Livingston Manor, Roscoe, Parksville |
| Tri Valley | Neversink, Woodbourne, Grahamsville, part of Liberty |
Where this comes from: Hudson Valley MLS, every 2026 listing in Orange and Sullivan County, NY matched to the school district on it. Towns are listed where at least two houses sold. Your tax bill is the authority. Put together by the Caplicki Home Team.
Some towns are genuinely split. Middletown addresses sit in four different school districts, running from 29 days in Middletown school district to 39 in Minisink Valley.
New Windsor is split too. Most of it is Newburgh school district at 35 days, but part of it is Cornwall at 46. Monroe, Chester, Wurtsboro, Bethel and Campbell Hall are split as well.
How long does it take to sell a house in Middletown NY?
It depends which school district the address falls in. Middletown school district ran 29 days, Pine Bush 32, Goshen 38 and Minisink Valley 39. All four cover Middletown addresses.
How long does it take to sell a house in Warwick NY?
Warwick sits in Warwick Valley school district, where houses that found a buyer took 42 days. The ones still waiting have been listed 53. There is more on that market in our Warwick housing market breakdown and on the top end in luxury homes in Warwick.
How long does it take to sell a house in Monticello NY?
Houses that found a buyer took 62 days. But Monticello has more houses sitting than it has houses spoken for, and those have been waiting 93 days. Rock Hill, Smallwood, White Lake and Kiamesha Lake are in the same school district.
How long does it take to sell a house in Port Jervis NY?
61 days for the ones that found a buyer, which is slower than Liberty and Fallsburg over in Sullivan. Sparrowbush, Huguenot and Cuddebackville are in the same school district.
How long does it take to sell a house in Goshen NY?
38 days for the houses that found a buyer. Worth knowing that the Goshen houses still on the market have been listed 67 days, so the ones left are the harder ones.
How long does it take to sell a house in Liberty or Livingston Manor NY?
Liberty school district ran 58 days, which is quicker than people expect and quicker than Port Jervis. Rockland, which covers Livingston Manor, Roscoe and Parksville, ran 91.
If you are selling: what should you do?
Get the first number right and you have bought yourself two or three months. That is the whole finding. Everything else in this post is detail.
Set your price against houses that have already found a buyer, not against the ones still sitting. The house down the road that has been listed since spring is sitting for a reason. Match its asking price and you will match its result.
Use your school district, not your county. Thirty-nine days is the Orange County figure and almost no house lands exactly on it. Middletown is a month. Port Jervis is two. If you are not sure which school district covers you, check your tax bill. Our town by town pages will get you started too.
Do not count on a price cut to fix it later. About 50 percent of the houses still sitting out there have already cut, and they are still sitting.
Plan for the wait and do not panic early. Six weeks of quiet in Sullivan means nothing. It is not evidence you priced too low, and treating it that way is how a seller talks themselves into a bad number.
Photograph it properly, especially in Sullivan. A lot of Sullivan buyers are looking from somewhere else and deciding from a screen whether the drive is worth making.
The same is true at the top of the Orange County market, where the dearest houses have been slowest to move. We wrote about that in why the upper tier is softening.
If you are buying: where are the savings?
In Sullivan, more than anywhere in Orange. 74 percent of Sullivan sellers took less than they first asked. The typical Sullivan house sells for about $350,000, and the ones that came down came down about 9 percent of what they were asking, or roughly $32,000. In Orange only 50 percent came down at all.
Ask what it was first listed at, and ask whether it has already been cut. About 50 percent of what is sitting has been. A house that started too high and came down once is often still too high.
Use the time. Ten weeks in Sullivan means you can see a house twice and get an inspection lined up. You are not deciding in an afternoon out there.
Do not spend that time waiting on rates. Buyers who hold out for a better rate usually lose the house they wanted to someone who had already decided. We went through that in should I wait for rates to drop.
Age is not what is holding these houses back, by the way. We looked at that separately in is my older home worth less than a newer one. In Orange County, between 1960 and 2009, the year a house was built costs a seller nothing at all.
What this post cannot tell you
We can see the asking price, the school district, the lot and what the house sold for. We cannot see condition, photographs or how hard anyone marketed it. Two houses on the same street with the same asking price can be six weeks apart for reasons that never reach the MLS.
We also cannot tell you whether the houses still sitting will ever sell. Some will come off the market unsold. That is why we counted them separately instead of folding them into an average.
And we report the two counties separately and never blend them. A blended figure would describe neither. Orange has its own story on prices, and we keep what every Orange County school district has done since 2023 updated separately.
How much over the going rate can you actually ask?
Ask about 10 percent over what houses like yours have sold for and you are still fine. Ask 40 percent over and only about 3 in 10 of those houses sold at all. Read it here.
The short answer
Houses that found a buyer took 39 days in Orange County and 69 in Sullivan.
The ones still sitting there have been waiting 55 days in Orange and 83 in Sullivan, and their clocks are still running.
Your county is the least useful thing about your situation. Your school district tells you more. The price you start at tells you the most. Houses that never had to cut it went under contract in 29 days in Orange and 39 in Sullivan. The ones that ended up cutting took 78 and 120.
What would your house sell for, and how long would it take?
We will pull what houses like yours have sold for this year, and how long each one sat before it went under contract. Buying instead? Call the team at 845-656-4498 and we will tell you which houses are actually priced to move.
Hudson Valley Real Estate FAQ
How long does it take to sell a house in Orange or Sullivan County NY?
Houses that found a buyer took about 39 days in Orange County and 69 in Sullivan, counting closed sales and houses under contract together. The houses still on the market have been waiting 55 days in Orange and 83 in Sullivan so far. Based on 4,214 listings as of August 2026.
How long does it take to sell a house in Orange County NY?
About 39 days to go under contract for the houses that found a buyer. The ones still looking have been listed 55 days so far, and 30 out of every 100 of them have been sitting more than three months. The offer itself usually comes about two weeks before the contract, because attorney review takes about that long in New York.
How long does it take to sell a house in Sullivan County NY?
About 69 days for the houses that found a buyer. The ones still on the market have been waiting 83 days, which is longer than the successful ones took in total. Liberty was quickest at 58 days and Tri Valley slowest at 111.
Why do houses take longer to sell in Sullivan County NY?
Mostly the first asking price. Sullivan houses that never had to cut went under contract in 39 days. The ones that ended up cutting took 120. About 74 percent of Sullivan sellers took less than they first asked, against 50 percent in Orange County.
Does cutting the price make a house sell faster?
Not on its own. About 50 percent of the houses still on the market in both counties have already cut their price, and they are still sitting. A cut is the sign that the asking price was too high, not the fix for it.
Which school district sells fastest in Orange County NY?
Middletown, Chester and Highland Falls all ran about 29 days in 2026, followed by Pine Bush at 32. The slowest in Orange County is Port Jervis at 61 days, which is slower than Liberty and Fallsburg in Sullivan County.
How long does it take to sell a house in Middletown NY?
It depends which school district the address falls in, and Middletown addresses sit in four of them. Middletown school district ran 29 days, Pine Bush 32, Goshen 38 and Minisink Valley 39.
How long does it take to sell a house in Warwick NY?
Warwick sits in Warwick Valley school district, where houses that found a buyer took 42 days. The ones still waiting have been listed 53 days. Greenwood Lake and Pine Island are in the same school district.
How long does it take to sell a house in Monticello NY?
Houses that found a buyer took 62 days. Monticello currently has more houses sitting than spoken for, and those have been waiting 93 days. Rock Hill, Smallwood, White Lake and Kiamesha Lake are in the same school district.
How long does it take to sell a house in Port Jervis NY?
About 61 days for the houses that found a buyer, the slowest school district in Orange County. Sparrowbush, Huguenot, Godeffroy and Cuddebackville are in the same school district.
How long does it take to sell a house in Liberty or Livingston Manor NY?
Liberty school district ran about 58 days for the houses that found a buyer, quicker than people expect and quicker than Port Jervis over in Orange County. Rockland school district, which covers Livingston Manor, Roscoe and Parksville, ran about 91 days.
How long does it take to sell a house in Goshen NY?
About 38 days for the houses that found a buyer. The Goshen houses still on the market have been listed 67 days, so what is left there is the harder end of the market.
Which school district am I in if I live in Middletown NY?
One of four: Middletown, Goshen, Pine Bush or Minisink Valley. Monroe, Chester, New Windsor, Wurtsboro, Bethel and Campbell Hall are split across school districts too. Your tax bill names your school district.
Do bigger lots take longer to sell in Sullivan County NY?
No. Sullivan houses on less than an acre took 71 days to find a buyer, one to five acres 64, and more than five acres 68. That is a week between them, which is nothing. Acreage is not what holds a house up out there.
Is there more room to negotiate in Sullivan County than Orange County NY?
Yes. About 74 percent of Sullivan sellers took less than their first asking price, against 50 percent in Orange. The ones who came down typically came down about 9 percent of what they were asking. On a typical Sullivan house, which sells for around $350,000, that is roughly $32,000.
Is a house that has been listed for months a good deal?
Not automatically. Ask what it was first listed at and whether it has already been cut, because about 50 percent of what is sitting has been. A house that started too high and came down once is often still too high.
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.
