Selling a home in Orange County, NY is an exciting milestone—but it can also be complex. Since New York is an attorney state, every transaction requires attorneys on both sides, which naturally adds time and extra steps. While many sales move smoothly, it’s important to understand what could go wrong when selling your home in Orange County, NY so you can plan ahead, avoid surprises, and protect your bottom line.

1. Pricing Your Home Too High

One of the most common mistakes Orange County sellers make is overpricing. It’s tempting to “test the market,” but statistics show this often backfires:

• Homes priced right from the start sell faster and for more money.

• Zillow data shows homes that require price cuts sell for about 2% less than homes priced correctly upfront.

• In Orange County, overpriced homes tend to sit longer, making buyers wonder what’s wrong.

👉 Local Tip: Our team analyzes hyper-local Orange County market data—from Goshen to Middletown to Warwick—to ensure your home is priced to attract multiple offers and maximize value.

2. Attorney Review Adds Time

Because Orange County, NY is in an attorney state, both buyer and seller must have attorneys. On average, it takes 14–18 days from an accepted offer to fully signed contracts. During this attorney review, contracts can stall if documents aren’t reviewed promptly or if terms are heavily negotiated.

👉 Local Tip: Our transaction coordinator follows up daily with attorneys to keep timelines tight. The faster we get to contract, the faster your deal can move forward.

3. Low Appraisal (When Financing Is Involved)

Appraisals only matter if the buyer is getting a mortgage. If the appraisal comes in lower than the agreed price, the bank won’t finance the full amount.

Options in Orange County when this happens:

• Buyer brings additional cash.

• Seller reduces the price.

• Both sides negotiate a compromise.

• Seller can walk away if the buyer cannot or will not make up the difference.

And timing matters: bank appraisals cannot be ordered until contracts are fully signed. Our transaction coordinator stays on top of attorneys and lenders so the appraisal is ordered quickly—if there’s a problem, we’d rather know sooner than later.

4. Violations on Municipal Search

Orange County towns require a municipal search to check permits and Certificates of Occupancy (C.O.). If the town finds unpermitted work, missing permits, or old projects that weren’t closed properly, you may need to fix them before closing.

Example: We listed a home in Orange County with a hot tub. The sellers hadn’t installed it—the previous owners had. The town discovered it was never properly permitted, and an inspector required it either be brought up to code or removed. The buyers chose removal, and the town required the wiring to be properly capped before closing.

👉 Local Tip: Even if you didn’t make the improvements yourself, the responsibility still falls on you as the current owner.

5. Buyer Loses Job or Financing

If a buyer in Orange County loses their job, takes on new debt, or doesn’t meet lender conditions, their financing can collapse—sometimes killing the deal.

This is why pricing your home right is so critical. A well-priced property draws multiple offers, giving you leverage and backup options. In fact, backup offers have saved our Orange County clients many times when the first buyer’s financing fell through.

6. Water Test Issues

Many Orange County homes rely on private wells. Buyers almost always order water tests, and issues can pop up:

• Coliform bacteria → treated with shock chlorination or UV filtration.

• Lead → often resolved with a filtration system or updated plumbing.

These problems don’t have to kill a deal, but they do require negotiation and sometimes delay closing.

7. Appliances Break Before Closing

If a refrigerator, stove, or washer/dryer included in your Orange County home sale stops working before closing, sellers are typically responsible for either fixing it or offering the buyer a credit.

👉 Local Tip: Keep insurance active and budget for potential repairs or credits.

8. Buried Oil Tank

Many older Orange County homes still have buried oil tanks. Attorneys usually require tanks to be removed—even if they are not leaking—before closing. If a tank is leaking, remediation is required, which can be expensive and time-consuming.

👉 Local Tip: If your property has a buried oil tank, it’s best to address it before listing so it doesn’t derail your sale.

9. Hiring the Wrong Realtor

It’s surprisingly easy to get a real estate license in New York—but that doesn’t mean every agent has the skills or systems to handle an Orange County transaction. Just like with doctors, lawyers, or dentists, experience and track record matter.

We don’t say this to put a negative light on others in the industry. Instead, we encourage sellers to ask smart questions:

• Are you a full-time Realtor?

• Do you have a team to back you up?

• How long have you been practicing real estate full time?

• How many homes have you sold this year and in your career?

• Are you a local and national market analyst who understands how both regional data and national trends impact your home sale?

👉 Solution: Hire an experienced Realtor who can protect your interests. When you hire us, you not only gain our expertise and proven systems—you also gain a team skilled at mitigating the effects of an inexperienced or “bad” Realtor on the other side. That means smoother communication, fewer delays, and a stronger path to the closing table.

Final Thoughts

Selling your home in Orange County, NY is rewarding, but it comes with unique challenges—from pricing strategy and attorney timelines to appraisals, municipal searches, water tests, and oil tanks. Knowing what could go wrong helps you avoid setbacks and keep your sale on track.

With the right team in place, you can move through the process confidently, minimize surprises, and secure the best possible outcome for your sale.

Frequently Asked Questions About Selling a Home in Orange County, NY

Do I need an attorney to sell my home in Orange County, NY?

Yes. Because Orange County is in New York, which is an attorney state, both buyers and sellers must have attorneys to handle contracts and closing. This adds time—on average, it takes 14–18 days from an accepted offer to fully signed contracts. That timeline can feel long, but it’s part of the process.

What happens if my Orange County, NY home appraises low?

A low appraisal only matters if the buyer is using financing. Options include:

• The buyer bringing additional funds to cover the shortfall.

• The seller lowering the price.

• Both sides meeting in the middle.

• The seller walking away if the buyer cannot or will not make up the difference.

Since bank appraisals can’t be ordered until contracts are signed, our transaction coordinator pushes to get contracts executed quickly, so if there’s an issue, it comes up sooner rather than later.

What is a municipal search when selling a home in Orange County, NY?

A municipal search is conducted to confirm that permits, Certificates of Occupancy (C.O.), and code compliance are in place. If prior owners completed work without permits, the responsibility to resolve it falls on you as the current owner. Towns in Orange County take this seriously, and closings cannot proceed until violations are cleared.

Do I need to remove an oil tank before selling my home in Orange County, NY?

In most cases, yes. Attorneys representing buyers in Orange County almost always require buried oil tanks to be removed—even if they are not leaking—before closing. If the tank is found to be leaking, environmental remediation will also be required. Addressing this proactively can save time and stress.

Can a buyer back out if financing falls through in Orange County, NY?

Yes. If a buyer loses their job, racks up new debt, or no longer qualifies for their mortgage, their financing can collapse. This is one of the most common reasons deals fall apart. That’s why pricing your home right to attract multiple offers is critical—backup offers have saved many Orange County sellers when the first deal died.

What if water tests show problems with my well in Orange County, NY?

Well water is common in Orange County, and buyers almost always test it. Issues like:

• Coliform bacteria → treated with shock chlorination or UV filtration.

• Lead → often resolved with filtration systems or updated plumbing.

These issues don’t have to derail a sale, but they often lead to negotiations. Sellers should be prepared for potential remedies.

What should I ask when hiring a Realtor in Orange County, NY?

Choosing the right Realtor is one of the best ways to avoid problems. Ask:

• Are you a full-time Realtor?

• Do you have a team to back you up?

• How long have you been working full time in real estate?

• How many homes have you sold in Orange County this year? In your career?

• Are you a local and national market analyst who can explain how regional and national trends impact my sale?

When you hire us, you don’t just get local expertise—you also gain a team that knows how to mitigate the effects of an inexperienced or unprepared Realtor on the other side.