Orange County NY Home Values 2026: How Much Did Prices Go Up?
By Brian Caplicki · Caplicki Home Team at Keller Williams Hudson Valley United · Updated September 24, 2026 · 11 min read
About 6 percent in the past year in Orange County. Sullivan slipped about 2 percent. Your own school district could be well either side of that.
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New data · Updated September 2026 The short version: Orange County home values rose about 6 percent in the past year, and kept rising through the spring and summer. Warwick Valley, Washingtonville and Middletown rose 9 to 12 percent. Sullivan County slipped about 2 percent after rising about 14 percent in 2025, and houses there are taking longer to sell. 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 2024 through September 23, 2026. Put together by the Caplicki Home Team. We refresh this page each month as new sales close. |
How much did home values go up in the past year?
In Orange County, about 6 percent. The typical house sold for $470,000 from January to late September last year, and $500,000 over the same months this year. Compared like with like, matching houses on size, lot, age and school district, the rise is about 5 percent, about the same pace as 2025.
In Sullivan County, slightly down. $357,000 last year, $350,000 this year. That follows a rise of about 14 percent in 2025.
This is a different market from a year ago. Mortgage rates are near 7 percent, up from about 6.3 percent a year ago. Inflation is 3.4 percent, pushed up by gas prices. The war with Iran began in February.
Did prices keep rising after the market changed?
In Orange County, yes. Houses that closed from April on sold for 7 to 9 percent more than the same months of 2025. January to March was about even with last year. Closings trail the deal, so a house that closed in June usually agreed its price in the spring.
Typical sale price, 2026 against the same months of 2025
| Closed | Orange 2025 | Orange 2026 | Change | Sullivan 2025 | Sullivan 2026 | Change |
|---|---|---|---|---|---|---|
| January to March | $475,000 | $483,500 | +2% | $342,500 | $340,000 | −1% |
| April to June | $450,000 | $490,000 | +9% | $360,000 | $332,925 | −8% |
| July to September 23 | $485,000 | $518,500 | +7% | $372,500 | $370,500 | −1% |
Where this comes from: Hudson Valley MLS, every single family house that closed in Orange and Sullivan County, NY in each stretch of 2025 and 2026. Orange: 1,745 sales in 2026. Sullivan: 529. Put together by the Caplicki Home Team.
Sullivan was flat or down in each stretch, by as much as 8 percent in the spring.
What has your school district done, year by year?
Orange County, typical sale price by year
| School district | Sold in 2026 | 2024 | 2025 | 2026 | Past year |
|---|---|---|---|---|---|
| Florida | 25 | $520,000 | $460,000 | $520,000 | +13% |
| Wallkill (Orange County side) | 26 | $500,000 | $470,000 | $527,813 | +12% |
| Warwick Valley | 183 | $505,000 | $547,000 | $610,200 | +12% |
| Port Jervis | 73 | $289,450 | $285,000 | $315,000 | +11% |
| Cornwall | 94 | $536,000 | $559,500 | $617,500 | +10% |
| Washingtonville | 143 | $509,000 | $499,000 | $550,000 | +10% |
| Middletown | 172 | $360,000 | $380,000 | $415,500 | +9% |
| Valley Central | 142 | $415,000 | $410,500 | $436,850 | +6% |
| Monroe-Woodbury | 224 | $535,000 | $551,225 | $567,500 | +3% |
| Newburgh | 236 | $400,000 | $429,950 | $440,000 | +2% |
| Pine Bush | 80 | $425,000 | $470,000 | $479,500 | +2% |
| Goshen | 104 | $500,000 | $574,500 | $570,000 | −1% |
| Minisink Valley | 145 | $500,000 | $550,000 | $525,000 | −5% |
| Highland Falls | 26 | $421,000 | $476,000 | $436,000 | −8% |
| Chester * | 24 | $460,000 | $510,000 | $507,000 | −1% |
| Marlboro (Orange County side) * | 11 | $510,000 | $540,000 | $655,000 | +21% |
| Tuxedo Union Free * | 37 | $747,500 | $640,000 | $850,000 | +33% |
| ORANGE COUNTY | 1,745 | $451,000 | $470,000 | $500,000 | +6% |
Where this comes from: Hudson Valley MLS, every single family house that closed in each school district. Each year is January 1 through September 23, so the years compare. Every school district is listed. * Fewer than 25 sales in at least one of these years. A few sales can swing these rows, so treat their prices and change as rough. Pine Bush, Wallkill and Marlboro count the Orange County side only. Warwick Valley includes Greenwood Lake in every year, because the MLS now lists Greenwood Lake addresses under Warwick Valley. The county row counts every Orange County sale. Put together by the Caplicki Home Team.
Sullivan County, typical sale price by year
| School district | Sold in 2026 | 2024 | 2025 | 2026 | Past year |
|---|---|---|---|---|---|
| Monticello | 165 | $299,999 | $302,750 | $330,850 | +9% |
| Liberty | 60 | $260,000 | $280,000 | $288,500 | +3% |
| Rockland | 33 | $360,000 | $395,000 | $395,000 | 0% |
| Fallsburg | 40 | $263,500 | $289,000 | $286,000 | −1% |
| Sullivan West | 95 | $356,550 | $435,000 | $420,000 | −3% |
| Pine Bush (Sullivan side) | 28 | $418,000 | $464,000 | $430,500 | −7% |
| Eldred | 71 | $371,500 | $397,000 | $350,000 | −12% |
| Ellenville (Sullivan side) * | 4 | $261,000 | $249,000 | $230,000 | −8% |
| Minisink Valley (Sullivan side) * | 1 | $474,900 | $360,000 | $330,000 | −8% |
| Port Jervis (Sullivan side) * | 5 | $374,999 | $420,000 | $550,000 | +31% |
| Tri Valley * | 27 | $323,500 | $390,000 | $360,000 | −8% |
| SULLIVAN COUNTY | 529 | $312,000 | $357,000 | $350,000 | −2% |
Where this comes from: Hudson Valley MLS, same method. Every Sullivan school district is listed. * Fewer than 25 sales in at least one of these years. A few sales can swing these rows, so treat their prices and change as rough. Pine Bush, Port Jervis, Minisink Valley and Ellenville cross the county line, and those rows are the Sullivan side only. Put together by the Caplicki Home Team.
Which school districts moved the most this year?
Each school district is its own market. Newburgh and Warwick Valley have little to do with each other, so the county figure is a summary, not a guide to your house. Use your own school district's row. Just check how many sales are behind it, because in a smaller school district a few unusual sales can move one year several percent.
Warwick Valley up 12 percent, Washingtonville up 10 and Middletown up 9 are big enough to count on. Bigger rises in the table, like Tuxedo, Marlboro, Florida and Wallkill, rest on fewer than 40 sales, so treat them as rough.
Some school districts swapped places with last year. Goshen, Minisink Valley and Pine Bush each rose 10 to 15 percent in 2025. This year they were flat or down. Washingtonville and Port Jervis did the reverse: flat in 2025, up about 10 percent this year. Where your school district moved only a few percent either way, that could come from a few sales. Look at what has sold near you.
Warwick Valley has now risen two years running, 8 percent in 2025 and 12 this year. Cornwall rose 4 percent and then 10. There is more on that market in our Warwick housing market breakdown, on the top end in luxury homes in Warwick, and on what is for sale now on our Warwick page.
Sullivan went the other way. Most Sullivan school districts were flat or down this year. Among the larger ones, Monticello was the exception, up about 9 percent, though that could come from a few unusual sales.
How fast are houses selling, and for how much?
How fast, and for how much
| Orange 2025 | Orange 2026 | Sullivan 2025 | Sullivan 2026 | |
|---|---|---|---|---|
| Typical days to contract | 39 days | 38 days | 59 days | 69 days |
| Sold at or above first asking price | 51 out of 100 | 50 out of 100 | 26 out of 100 | 26 out of 100 |
| Typical sale, against first asking price | 100.0% | 99.8% | 94.8% | 94.5% |
Where this comes from: Hudson Valley MLS, every single family house that closed January 1 through September 23 of each year. Days to contract run from listing to a signed contract, which in New York comes after attorney review. They are not days to closing. Put together by the Caplicki Home Team.
In Orange County, the pace has not changed. About half of houses sold at or above their first asking price, and the typical one went under contract in about 38 days, about the same as last year.
In Sullivan, houses are taking a little longer. The typical one went under contract in about 69 days, against 59 last year, and sold for about 95 percent of its first asking price.
Of the houses listed each month this year, how many have found a buyer?
The numbers above only count houses that sold. A house that never sells never shows up in them. So here is every house listed from January through August, by the month it was listed, and how many had found a buyer by September 23.
Houses listed in 2026: how many found a buyer, by month listed
| Month listed | Orange County | Sullivan County |
|---|---|---|
| January | 67% | 59% |
| February | 67% | 54% |
| March | 73% | 47% |
| April | 71% | 54% |
| May | 65% | 42% |
| June | 59% | 42% |
| July | 46% | 21% |
| August | 22% | 4% |
| Listed long enough to judge * | 62% | 46% |
Where this comes from: Hudson Valley MLS, every single family house listed in Orange (2,578) and Sullivan (996) County, NY from January 1 to August 31, 2026. Found a buyer means sold or under contract. A house taken off and relisted is counted once, by where it ended up. The rest are still for sale or came off the market without selling. * Listings that have had at least the county's typical time to go under contract this year: 38 days in Orange, listed by August 16; 69 days in Sullivan, listed by July 16. Put together by the Caplicki Home Team.
The fair comparison is houses that have had enough time. The typical house goes under contract in about 38 days in Orange County and 69 in Sullivan. Of the houses that have been listed at least that long, 62 percent in Orange County have found a buyer, against 46 percent in Sullivan.
The later months are still in progress. A house listed in August has had less than eight weeks. Even so, 22 percent of August listings in Orange County already have a buyer, against 4 percent in Sullivan.
Listings from January and February have also had the longest to run out. About 19 percent of them in Orange County, and 18 percent in Sullivan, came off the market without selling.
What are buyers choosing right now?
Sales tell you what happened months ago. The houses under contract today tell you what buyers are picking now. Right now in Orange County there are 600 houses under contract and 1,068 still for sale.
Orange County: where the money is going
| Price | Share of what is for sale | Share of what is under contract |
|---|---|---|
| Under $350,000 | 14% | 21% |
| $350,000 to $500,000 | 24% | 35% |
| $500,000 to $700,000 | 28% | 29% |
| Over $700,000 | 35% | 16% |
Where this comes from: Hudson Valley MLS, every single family listing in Orange County, NY for sale or under contract on September 23, 2026. Put together by the Caplicki Home Team.
Look at the bottom row. Houses over $700,000 are 35 percent of what is for sale and 16 percent of what buyers are signing for. We flagged this last November in the upper tier softening, and it is still there. Between $350,000 and $500,000 is the opposite: 24 percent of what is listed and 35 percent of what is selling.
The typical house for sale in Orange County is asking $586,000. The typical house under contract was listed at $495,000.
Orange County: share of listings under contract
| School district | Houses under contract | Houses still for sale | Share moving |
|---|---|---|---|
| Newburgh | 107 | 105 | 50% |
| Middletown | 57 | 76 | 43% |
| Pine Bush | 31 | 48 | 39% |
| Goshen | 30 | 48 | 38% |
| Valley Central | 45 | 72 | 38% |
| Florida | 11 | 19 | 37% |
| Warwick Valley | 58 | 107 | 35% |
| Washingtonville | 67 | 137 | 33% |
| Port Jervis | 25 | 54 | 32% |
| Tuxedo Union Free | 10 | 23 | 30% |
| Monroe-Woodbury | 66 | 165 | 29% |
| Cornwall | 21 | 53 | 28% |
| Minisink Valley | 40 | 102 | 28% |
| Chester | 9 | 26 | 26% |
Where this comes from: Hudson Valley MLS, single family listings in Orange County, NY on September 23, 2026. School districts with at least 25 houses on the market, so the columns do not add up to the county totals. Put together by the Caplicki Home Team.
Newburgh is the busiest. About half of everything on the market there is under contract. Minisink Valley, Cornwall and Monroe-Woodbury are the slowest, at about 28 percent each.
And in Sullivan County?
Sullivan is moving more slowly. 159 houses are under contract and 630 are for sale, so about 20 percent of listings have a buyer, against 36 percent in Orange.
Sullivan County: where the money is going
| Price | Share of what is for sale | Share of what is under contract |
|---|---|---|
| Under $250,000 | 12% | 25% |
| $250,000 to $400,000 | 32% | 37% |
| $400,000 to $600,000 | 25% | 18% |
| Over $600,000 | 31% | 19% |
Where this comes from: Hudson Valley MLS, every single family listing in Sullivan County, NY for sale or under contract on September 23, 2026. Put together by the Caplicki Home Team.
The same pattern as Orange, at lower prices. Houses under $400,000 are 44 percent of what is for sale and 62 percent of what is under contract. Over $600,000 is 31 percent of what is for sale and 19 percent of what buyers are signing for. The typical house for sale in Sullivan is asking $444,250. The typical house under contract was listed at $349,000.
Sullivan County: share of listings under contract
| School district | Houses under contract | Houses still for sale | Share moving |
|---|---|---|---|
| Liberty | 18 | 48 | 27% |
| Fallsburg | 18 | 51 | 26% |
| Tri Valley | 8 | 25 | 24% |
| Pine Bush (Sullivan side) | 8 | 29 | 22% |
| Monticello | 53 | 205 | 21% |
| Rockland | 9 | 46 | 16% |
| Eldred | 15 | 81 | 16% |
| Sullivan West | 23 | 127 | 15% |
Where this comes from: Hudson Valley MLS, single family listings in Sullivan County, NY on September 23, 2026. School districts with at least 25 houses on the market. Put together by the Caplicki Home Team.
What is the property tax rate in Orange County NY?
School taxes are the largest part of the bill. For the 2024–25 school year, Orange County school district rates ran from $9.49 in Tuxedo Union Free to $17.67 in Florida per $1,000 of market value, and the county adds $2.17, before your town, village, fire district and any exemptions such as STAR.
Orange County school tax rate by school district, 2024–25
| School district | School tax per $1,000 of market value |
|---|---|
| Tuxedo Union Free | $9.49 |
| Middletown | $14.39 to $14.60 |
| Newburgh | $14.49 |
| Valley Central | $14.61 |
| Highland Falls | $14.74 |
| Pine Bush | $14.82 |
| Warwick Valley | $14.95 |
| Greenwood Lake | $15.04 |
| Port Jervis | $15.42 |
| Marlboro (Orange County side) | $15.63 |
| Minisink Valley | $15.71 |
| Goshen | $15.81 |
| Washingtonville | $15.90 |
| Chester | $16.23 |
| Wallkill (Orange County side) | $17.04 |
| Cornwall | $17.19 |
| Monroe-Woodbury | $17.20 |
| Florida | $17.67 |
Where this comes from: New York State Department of Taxation and Finance, Real Property Tax Rates and Levy Data by Municipality (data.ny.gov), roll year 2024, which is the 2024–25 school year and the latest the state has published. Rates are per $1,000 of full market value, not assessed value. Greenwood Lake still sets its own school tax. Put together by the Caplicki Home Team.
If you are selling: what does this mean for your price?
Start with your school district's row, not the county. It shows what houses sold for there this year and how that compares with last year. A valuation from last year is likely low where your school district rose, and may be high where it fell.
If your buyer is getting a mortgage, your price has to survive the appraisal. The appraiser will mostly use sales from the last 12 months, as close to your house as they can find. A cash buyer does not need an appraisal, so this matters most when the buyer is financing.
In Sullivan, price against sales and houses under contract, not other listings. The typical house for sale there is asking $444,250. The typical house under contract was listed at $349,000. Most contracts are below $400,000, while most listings are above it. If your house is over $400,000, price it against what sold and what went under contract in your school district this year, not against the listings still sitting around you. And plan for time: the typical Sullivan house that sold took 69 days to go under contract.
Once you have the number, the next question is what happens after you list it. That is how we market a house, and what we guarantee if it does not work.
If you are buying: where is the value now?
Compare school districts on this year's prices. What a school district did in past years does not change what you pay today.
Check what the expensive school districts cost today. A typical Warwick Valley house costs $194,700 more than a Middletown one. A typical Cornwall house costs $202,000 more. Our community pages are the quickest way to compare what is on the market town by town.
Above $700,000, you have the most choice. That is where the most Orange County houses are sitting without a buyer.
And check the school district, not the mailing address. A Port Jervis address can sit in the Port Jervis school district or in Minisink Valley, and those are very different numbers.
What this cannot tell you
A school district is not a street. These 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.
We cannot tell you why prices moved. Rates, inflation, the war and the number of houses for sale all changed at once. Sales records show what happened, not which of those caused it.
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.
What is your house worth in this year's market?
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 845-237-2368 and we will tell you where the value is right now.
Which towns are in each school district?
School districts here cross town lines, so your mailing address does not settle which one you are in. Find your town, then read that school district's row above. We keep a page for each of the towns we work in most, including Goshen, Warwick and Middletown, and the rest are on our communities page.
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, parts of New Windsor and Highland Mills |
| 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 |
| Florida | Florida, parts of Warwick and Goshen |
| Highland Falls | Highland Falls, Fort Montgomery |
| Wallkill (Orange County side) | Walden, parts of Newburgh and Wallkill |
| Marlboro (Orange County side) | Parts of Newburgh, Marlboro and Middlehope |
| Chester | Chester, part of Goshen |
| Tuxedo Union Free | Tuxedo Park |
| Port Jervis | Port Jervis, Sparrowbush, Cuddebackville, Huguenot |
| Monticello | Monticello, Rock Hill, Wurtsboro, Bethel, Smallwood, White Lake, Kiamesha Lake |
| Sullivan West | Narrowsburg, Callicoon, Jeffersonville, Cochecton, Long Eddy |
| Liberty | Liberty, Swan Lake, Parksville, Ferndale |
| Rockland | Livingston Manor, Roscoe, part of Parksville |
| Fallsburg | Woodridge, Mountain Dale, South Fallsburg, Hurleyville, Woodbourne |
| Eldred | Glen Spey, Barryville, Eldred, Yulan |
| Tri Valley | Woodbourne, Grahamsville, Neversink |
| Ellenville (Sullivan side) | Parts of Wurtsboro and Phillipsport |
Where this comes from: Hudson Valley MLS, every Orange and Sullivan County house that closed from January 2024 through September 23, 2026, matched to its school district. Your tax bill is the authority. Put together by the Caplicki Home Team.
The most split towns are Middletown, New Windsor, Monroe and Chester. The FAQ below has the numbers for the first three. Check your tax bill rather than your mailing address.
Hudson Valley Real Estate FAQ
Are Orange County NY home prices going down?
No. Orange County home prices rose about 6 percent in the past year, and houses that closed from April through September sold for 7 to 9 percent more than the same months of 2025.
How much is a house worth in Goshen NY?
Most Goshen addresses are in the Goshen school district where the typical house sold for $570,000 so far in 2026, about the same as 2025.
How much is a house worth in Middletown NY?
About six in ten Middletown addresses are in the Middletown school district with a typical sale of $415,500, up 9 percent in the past year. Most of the rest are in Minisink Valley at $525,000 or Pine Bush at $479,500.
How much is a house worth in Warwick NY?
Almost all Warwick addresses are in the Warwick Valley school district with a typical sale of $610,200, up 12 percent in the past year.
How much is a house worth in Newburgh NY?
More than eight in ten Newburgh addresses are in the Newburgh school district with a typical sale of $440,000, up 2 percent in the past year.
How much is a house worth in Monroe NY?
About seven in ten Monroe addresses are in Monroe-Woodbury with a typical sale of $567,500, and just over two in ten are in Washingtonville at $550,000.
How much is a house worth in New Windsor NY?
About six in ten New Windsor addresses are in the Newburgh school district at $440,000 and about three in ten are in Cornwall at $617,500, a $177,500 difference on the same mailing address.
How much is a house worth in Port Jervis NY?
About three in four Port Jervis addresses are in the Port Jervis school district with a typical sale of $315,000, up 11 percent in the past year. The rest are in Minisink Valley at $525,000.
How much is a house worth in Washingtonville NY?
The typical house in the Washingtonville school district sold for $550,000 so far in 2026, up 10 percent in the past year.
How much is a house worth in Cornwall NY?
The typical house in the Cornwall school district sold for $617,500 so far in 2026, up 10 percent in the past year.
How much is a house worth in Monticello NY?
The typical house in the Monticello school district sold for $330,850 so far in 2026, up 9 percent while Sullivan County as a whole slipped about 2 percent.
How much did home values go up in Orange County NY in the past year?
About 6 percent from a typical $470,000 to $500,000 over the same months of 2025 and 2026. Compared like for like, it is about 5 percent.
What is the property tax rate in Orange County NY?
For the 2024–25 school year, school tax rates ran from $9.49 to $17.67 per $1,000 of market value, depending on the school district. The county adds $2.17, before town, village and fire district taxes.
How long does it take to sell a house in Orange County NY?
The typical house went under contract in about 38 days in 2026, the same as 2025. Of houses listed at least that long, about 62 percent have found a buyer.
How much have Sullivan County NY home values changed?
They slipped about 2 percent in the past year, to a typical $350,000, after rising about 14 percent in 2025.
Use these numbers. This analysis is published under a Creative Commons Attribution 4.0 license. Reporters, agents, appraisers and anyone else are free to quote the tables, republish the figures and build on them, including commercially, as long as the Caplicki Home Team is credited and this page is linked as the source. If you need the underlying breakdown in another format, ask.
The Caplicki Home Team is a real estate team at Keller Williams Hudson Valley United, based at 9 Bert Crawford Rd in Middletown, NY. We have worked Orange County and Sullivan County, New York since 2000. Our track record is on our by the numbers page. Reach us at 845-237-2368 or brian@caplickihometeam.com.
