Orange County NY Real Estate Market

Update November/December 2025

A More Balanced Market and What Today’s Sellers Need to Know

The Orange County NY housing market remains healthy and stable in 2025. Overall values across the county remain higher than last year, and long term appreciation continues. Buyers are still moving into Warwick, Goshen, Middletown, Monroe, New Windsor and beyond, keeping demand steady.

At the same time, the newest MLS data shows something we have not seen since 2020.
For the first time in five years, the upper price points in Orange County are experiencing slight year over year softening. Homes priced above $524,000 and newer four bedroom homes have leveled off or dipped slightly after years of uninterrupted growth.

This is not a downturn.

It is a natural move toward balance after several years of rapid appreciation.

Why the Upper Tier Is Softening in Orange County

1. Interest rates remain elevated, though lower than a year ago. The average 30 year mortgage is about 6.24 percent, compared to 6.79 percent last year.

2. Inflation has also made day to day living more expensive. Higher costs for insurance, food, utilities, taxes, and maintenance mean buyers are more careful about monthly payments.

3. These pressures affect higher priced homes first, which is exactly what the data shows.

Orange County MLS trends include:

• Pending prices for newer four bedroom homes down 4.7 percent

• Days on market rising from 54 to 69 - Inventory up about 11 %

• Months supply rising from 3.8 to 4.4

This is a measured, predictable softening at the upper end of the market.

What This Means for Sellers

Even with a softening upper tier, the market is still strong for well prepared listings.

• Values across Orange County remain elevated

• There is steady inbound demand from NYC

• Inventory is rising but still historically limited

Sellers who price correctly and present their home well are still achieving excellent results.

To succeed:

• Price competitively for today’s market

• Improve condition where possible

• Use professional photography and staging

• Lean into strong digital marketing

• Work with a local expert who understands the shift

Overpricing is the main reason homes sit in today’s conditions. Who you hire matters more than ever.

Bottom Line for Sellers

The market is not declining.

It is becoming more balanced.

The upper tier is softening slightly

Overall values remain strong

Inventory is rising

Buyers are more selective

Preparation and strategy matter more than ever

If you want a personalized analysis of what your home would sell for in today’s market, I can prepare one for you. Text or call me at 845-656-4498