HOWARD HANNA RANDREALTY
New York Market Update
Bronx County
June 2026 Market Update • Residential Single Family Residence
Market Analysis
BronxCounty, NewYork • June2026 • Preparedforhomeownersandprospectivebuyers
The Bronx single-family home market picked up meaningful momentum in June, with 47 homes closing a 20.5% jump compared to the same month last year. Year to date, 259 homes have sold through the first half of 2026, up nearly 20% from the 217 that had sold by this point in 2025. That kind of volume increase is a strong signal that buyers who may have been sitting on the sidelines are reengaging, likely in response to any small dips in mortgage rates or simply out of growing urgency as inventory remains limited. It's an encouraging sign for the overall health of the market, and it suggests that real transactions are happening not just listings sitting and waiting
Prices, meanwhile, have held remarkably steady The median sale price in June was $680,000, barely a hair above the $675,000 recorded in June of last year. That kind of stability especially in a market that has seen significant turbulence nationally over the past few years reflects the Bronx's underlying demand. Homes are taking a little longer to sell than they did last year, averaging 40 days on market compared to 38.5, but that modest shift shouldn't be mistaken for a softening market. The sale-to-list ratio of 99.0% tells you that sellers are getting very close to their asking prices, meaning there isn't much room for buyers to negotiate big discounts
For buyers, the current landscape is competitive but not impossible There are 214 active listings available right now, with 201 homes already under contract meaning nearly as many homes are in the process of being purchased as are actively available to shop That's a tight ratio, and it helps explain why homes are still selling close to their asking prices despite taking a bit longer to move. Nationally, housing inventory has been slowly recovering from historic lows, but many urban markets like the Bronx are still well below the levels that would shift negotiating power meaningfully toward buyers. Coming in prepared with financing lined up and a clear sense of your priorities will matter a great deal
Sellers, on the other hand, are in a solid position heading into the second half of 2026. The median list price for active listings currently sits at $700,000, and with 81 new listings added in June up about 7% from last year more homeowners do appear to be testing the waters. If you're thinking about selling, the data suggests that well-priced homes are finding buyers, and the pool of active purchasers is as deep as it's been in some time. The wide price range in the current inventory, from $130,000 all the way up to $5.9 million, also reflects the real diversity of housing stock across the borough, meaning there are opportunities at many different price points for both buyers and sellers to find the right fit
Current Market
214 HOMES FOR SALE
$700,000
$5,900,000
40
Bronx
Market Conditions by Price Range
Bronx
County
Conditions
MEDIAN DAYS ON MARKET
Buyer's vs. Seller's Market
This graphic explains the key similarities and differences between a buyer's and seller's market, and how these market factors impact each group
Market
HOW IT IMPACTS BUYERS
HOW IT IMPACTS SELLERS
More homes to choose from
Could spend less than asking price
Price reductions more common
Rarely competing offers
Takes more time to sell
Fewer offers received
Could get less than asking price
May need to make repairs or concessions
Fewer homes to choose from
Need to be able to close quickly
May pay more than asking price
Competition from other buyers
Homes sell quickly
Multiple offers likely
Could get more than asking price
Buyers willing to overlook repairs
Dutchess County
June 2026 Market Update • Residential Single Family Residence
Market Analysis
DutchessCounty, NewYork • June2026 • Preparedforhomeownersandprospectivebuyers
Dutchess County's housing market came roaring into summer with one of its strongest months in recent memory. In June, 177 singlefamily homes sold nearly 24% more than the same month last year and the median sale price climbed to $575,000, a jump of more than 15% year over year. Homes are also moving faster, spending a median of just under 30 days on the market compared to 31 days last June. Taken together, these numbers paint a picture of a market with genuine momentum, not just a seasonal blip.
Perhaps the most telling stat from June is the sale-to-list ratio of 102%, which means that on average, homes are selling above their asking price That's a clear sign that buyers are competing for the homes that do come to market, and sellers who price their homes well are being rewarded with strong offers often with multiple bids While this dynamic isn't unique to Dutchess County buyers across the Hudson Valley and much of the Northeast have been navigating tight inventory for several years now it does mean that anyone hoping to buy here needs to come prepared with financing in order and a clear sense of their priorities.
The supply picture gives important context to all of this. Right now there are 667 active listings in Dutchess County, with another 459 homes already under contract meaning nearly as many homes are in the pipeline to sell as are available to shop New listings are coming onto the market at a healthier pace than last year, up about 10% in June, which is encouraging But demand continues to outrun supply, keeping upward pressure on prices and limiting how much negotiating room buyers typically have Nationally, housing inventory has been slowly rebuilding after years of historic lows, but most markets including this one are still well short of what would be considered a balanced supply.
If you're thinking about selling, the timing continues to work in your favor. Buyer demand is real, median list prices on active homes are sitting at $595,000, and well-prepared homes are attracting strong offers quickly For buyers, the market is competitive but not impossible 177 people successfully purchased homes here last month, and 897 have closed so far this year The key is being realistic about the pace, getting pre-approved before you start touring, and working with an agent who knows which opportunities are worth moving on quickly. Dutchess County continues to draw buyers priced out of Westchester and New York City, as well as remote workers who want more space without sacrificing access to the Metro-North corridor, and that underlying demand isn't likely to ease anytime soon.
HOWARD HANNA | RAND
Current Market
667
$595,000
459
Dutchess County
HOWARD HANNA |
Dutchess County
Dutchess County
Market Conditions
29.5
MEDIAN DAYS ON MARKET
BALANCED MARKET 4.6 Months of Inventory
Buyer's vs. Seller's Market
This graphic explains the key similarities and differences between a buyer's and seller's market, and how these market factors impact each group
Buyer's Market
HOW IT IMPACTS BUYERS
HOW IT IMPACTS SELLERS
More homes to choose from
Could spend less than asking price
Price reductions more common
Rarely competing offers
Takes more time to sell
Fewer offers received
Could get less than asking price
May need to make repairs or concessions
Fewer homes to choose from
Need to be able to close quickly
May pay more than asking price
Competition from other buyers
Homes sell quickly
Multiple offers likely
Could get more than asking price
Buyers willing to overlook repairs
Orange County
June 2026 Market Update • Residential Single Family Residence
Market Analysis
OrangeCounty, NewYork • June2026 • Preparedforhomeownersandprospectivebuyers
June was another active month for the Orange County housing market, with 220 homes closing up nearly 7% from the same time last year. The median sale price reached $499,950, a 4.7% increase over June 2025, reflecting continued demand for homes in the region. What's especially telling is the sale-to-list ratio of 101%, meaning that on average, homes are selling *above* their asking price. That's a clear sign that buyers are competing for available homes, and sellers who price their properties well are being rewarded quickly
One of the more encouraging developments this month was a significant jump in new listings: 465 homes came onto the market in June, compared to just 326 a year ago a 42.6% increase That kind of inventory growth is meaningful, and it's starting to show up in the broader numbers, with over 1,057 active listings currently available across the county. At the same time, 663 homes are already under contract, which tells you that buyers are moving quickly when the right property appears. The market is loosening slightly compared to the extreme supply shortages of recent years, but it hasn't tipped in buyers' favor just yet.
For buyers, the honest picture is this: it's still a competitive market, and you'll want to be financially prepared before you start making offers The median days on market crept up to 32 days a modest increase from 29 last year which suggests there's a little more breathing room than there was, but well-priced homes in desirable areas are still moving fast Nationally, elevated mortgage rates have kept many would-be sellers on the sidelines, which has constrained supply in markets across the country, including here in the Hudson Valley region. Getting pre-approved, knowing your budget, and working with an agent who understands local inventory will make a real difference in your ability to move quickly when the right home comes along.
For homeowners thinking about selling, the conditions remain favorable With the median sale price approaching $500,000 and buyers still willing to go above asking on well-presented homes, equity positions across the county are strong It's worth noting that the median list price for homes currently active on the market sits at $567,000 somewhat higher than where deals are actually closing which is a reminder that pricing strategy matters. Homes priced thoughtfully and in good condition are the ones drawing multiple offers; those that stretch too far on price are the ones sitting. If you've been waiting for the right moment to list, this summer market offers a real opportunity.
Current Market
1,057 HOMES FOR SALE
663
$567,000
32
Orange County
Market Conditions by Price Range
Orange
Conditions 32 MEDIAN DAYS ON MARKET
County
Buyer's vs. Seller's Market
This graphic explains the key similarities and differences between a buyer's and seller's market, and how these market factors impact each group Buyer's Market
Market
HOW IT IMPACTS BUYERS
HOW IT IMPACTS SELLERS
More homes to choose from
Could spend less than asking price
Price reductions more common
Rarely competing offers
Takes more time to sell
Fewer offers received
Could get less than asking price
May need to make repairs or concessions
Fewer homes to choose from
Need to be able to close quickly
May pay more than asking price
Competition from other buyers
Homes sell quickly
Multiple offers likely
Could get more than asking price
Buyers willing to overlook repairs
Putnam County
June 2026 Market Update • Residential Single Family Residence
Market Analysis
PutnamCounty, NewYork • June2026 • Preparedforhomeownersandprospectivebuyers
June was another strong month for the Putnam County housing market, with 77 homes selling at a median price of $626,000 up about 1.8% from a year ago and a sign that values here continue to hold firm even as some parts of the country have seen prices soften. What's particularly telling is that homes sold for an average of 101% of their asking price, meaning buyers were routinely offering more than what sellers were asking just to win deals. That kind of competition doesn't happen in a slow market it reflects genuine demand from buyers who are serious, prepared, and willing to stretch to land the right home The pace was brisk too, with the typical home going under contract in just 25 days, the same as this time last year
One genuinely encouraging development this June was a meaningful jump in new listings Sellers added 137 homes to the market nearly 22% more than the same month last year which gave buyers more to work with than they've had in quite some time. That said, the market still has more buyers than available homes. There are currently 233 active listings countywide, but 183 homes already under contract, which tells you that well-priced properties are moving quickly and the pipeline of available inventory remains tight. Nationally, housing supply has been slowly rebuilding after years of historically low inventory, but in sought-after Hudson Valley communities like Putnam County, that recovery has been gradual, and demand continues to outpace supply
For sellers, this remains an excellent time to list With homes consistently selling above asking price and the median sale price nudging past $626,000, well-prepared homes that are priced right are attracting strong offers without sitting on the market for long. If you've been waiting for the "right moment," the data suggests the market is still working in your favor especially as more buyers who were sidelined by higher mortgage rates begin to re-enter the market in anticipation of potential rate relief later this year.
For buyers, the honest reality is that Putnam County remains competitive, and patience alone won't win a home here preparation will Getting fully pre-approved before you start touring, working with an agent who knows the local inventory, and being ready to move quickly when the right property appears are all essential steps The good news is that more listings are coming to market, giving you a wider selection than buyers had even a few months ago, and the county's price range from $160,000 to nearly $9 million means there are entry points at many different budget levels. Coming in with a clear strategy gives you a real shot, even in a market that continues to favor sellers.
HOWARD HANNA | RAND REALTY
Putnam County
Current Market
233 HOMES FOR SALE
183 HOMES UNDER CONTRACT
$632,500
$8,950,000
25
Putnam County
Putnam County
Putnam County
MEDIAN DAYS ON MARKET
Buyer's vs. Seller's Market
This graphic explains the key similarities and differences between a buyer's and seller's market, and how these market factors impact each group Buyer's Market
Market
HOW IT IMPACTS BUYERS
HOW IT IMPACTS SELLERS
More homes to choose from
Could spend less than asking price
Price reductions more common
Rarely competing offers
Takes more time to sell
Fewer offers received
Could get less than asking price
May need to make repairs or concessions
Fewer homes to choose from Need to be able to close quickly
May pay more than asking price
Competition from other buyers
Homes sell quickly
Multiple offers likely
Could get more than asking price
Buyers willing to overlook repairs
Rockland County
June 2026 Market Update • Residential Single Family Residence
Market Analysis
RocklandCounty, NewYork • June2026 • Preparedforhomeownersandprospectivebuyers
Rockland County's housing market showed real momentum in June, with 163 homes sold up nearly 11% from the same month last year and a median sale price of $820,000, a 5.7% increase over June 2025. Homes are also moving faster than they were a year ago, spending a median of just 19 days on the market compared to 21 days last June. Perhaps the most telling number from the month is the sale-to-list ratio of 101%, which means that on average, homes are selling above their asking price. That's a clear sign that buyer demand is strong and that well-priced homes are drawing multiple offers a dynamic that has defined this market for much of the past few years and shows no sign of letting up
For buyers, the environment remains challenging, but it helps to understand exactly what you're up against There are currently 492 active listings in Rockland County, but nearly as many homes 483 are already under contract, meaning almost half the visible inventory has effectively been claimed. That near one-to-one ratio of active-to-pending homes reflects just how quickly good properties are being absorbed. Nationally, housing inventory has been gradually recovering from historic lows, but in high-demand suburban markets within commuting distance of New York City like Rockland County that relief has been slower to arrive, keeping competition brisk If you're buying, getting pre-approved before you start touring homes isn't just a good idea, it's essentially a requirement.
Sellers, by contrast, are in a strong position heading into the second half of 2026. The median list price for homes currently on the market sits at $849,000, and with buyers regularly offering above asking, sellers who price their homes accurately from the start are being rewarded quickly. New listings are up about 5% from last year, which is encouraging, but demand is absorbing that new supply just as fast as it comes on keeping the overall balance of power firmly on the seller's side If you've been on the fence about listing, the combination of strong prices, fast sales, and motivated buyers makes this a favorable window
Zooming out, the broader context is worth keeping in mind Mortgage rates have remained elevated compared to the historically low levels of 2020 and 2021, yet buyer activity in Rockland County has not meaningfully pulled back a sign that demand here is driven by genuine need and strong local fundamentals, not just rate-chasing. The year-to-date sales count of 685 homes is essentially flat compared to last year, which suggests the market has found a steady rhythm rather than running hot or cooling off. Rockland's appeal its school districts, access to the Hudson Valley, and relative affordability compared to nearby Westchester or Bergen County continues to underpin values and keep this one of the more resilient real estate markets in the New York metro area
HOWARD HANNA | RAND REALTY
Rockland County
Current Market
492 HOMES FOR SALE
483 HOMES
$849,000
$6,900,000
Rockland County
Rockland County
Rockland County
Market Conditions 19 MEDIAN DAYS ON MARKET
Buyer's vs. Seller's Market
This graphic explains the key similarities and differences between a buyer's and seller's market, and how these market factors impact each group Buyer's Market
Market
HOW IT IMPACTS BUYERS
HOW IT IMPACTS SELLERS
More homes to choose from
Could spend less than asking price
Price reductions more common
Rarely competing offers
Takes more time to sell
Fewer offers received
Could get less than asking price
May need to make repairs or concessions
Fewer homes to choose from Need to be able to close quickly
May pay more than asking price
Competition from other buyers
Homes sell quickly
Multiple offers likely
Could get more than asking price
Buyers willing to overlook repairs
Sullivan County
June 2026 Market Update • Residential Single Family Residence
Market Analysis
SullivanCounty, NewYork • June2026 • Preparedforhomeownersandprospectivebuyers
Sullivan County's housing market showed real momentum in June, with 74 homes sold up 17.5% compared to the same month last year and the fastest pace of sales we've seen in some time. Homes that sold in June spent a median of just 43 days on the market, down from 50 days a year ago, which tells us that well-priced properties are finding buyers more quickly. At the same time, the median sale price came in at $350,000, a modest 2.8% dip from last June's $360,000 a sign that, while demand is healthy, buyers are pushing back a bit on pricing and sellers are adjusting their expectations accordingly Through the first half of 2026, 349 homes have sold countywide, running about 4% ahead of last year's pace, which points to a market that's quietly building strength
For buyers, the good news is that there's more to choose from than there has been in recent years Active listings currently stand at 640 homes, with 170 new listings added in June alone up 13.3% from a year ago giving shoppers a wider selection across a broad price spectrum that runs from $59,000 all the way up to $8.5 million. That said, with 172 homes already under contract, competition is still real, and the most attractively priced homes continue to move. The sale-to-list ratio of 96% means that, on average, buyers are negotiating about 4% off the asking price modest leverage, but leverage nonetheless so coming in with a thoughtful, wellsupported offer remains important
For sellers, the market picture is encouraging but requires realistic pricing from the start The median list price for active homes is currently $425,000, while homes are actually closing at $350,000 a gap that suggests some sellers may be setting their initial asking prices higher than the market will bear. This mirrors a broader national pattern where sellers, especially in lifestyle and second-home markets like the Catskills region, have sometimes held onto peak-era price expectations even as buyer budgets have tightened under higher mortgage rates Homes that are priced right from day one are the ones generating interest quickly; those that sit tend to require price cuts that can ultimately cost more than pricing accurately upfront
The bigger picture for Sullivan County remains one of steady, grounded activity rather than the frenetic pace of 2021 and 2022. The county continues to attract buyers from the New York metropolitan area looking for more space, a slower pace of life, and relative affordability compared to Westchester or the Hudson Valley's more expensive pockets and that appeal isn't going away. Whether you're thinking about buying, selling, or simply keeping an eye on your home's value, the takeaway from June is that this is an active, functioning market where real transactions are happening every week The key on both sides of the table is going in with accurate information and realistic expectations
HOWARD HANNA | RAND REALTY
Current Market
640 HOMES FOR SALE
$425,000
$8,500,000
43
Sullivan County
MEDIAN DAYS ON MARKET
Buyer's vs. Seller's Market
This graphic explains the key similarities and differences between a buyer's and seller's market, and how these market factors impact each group Buyer's Market
HOW IT IMPACTS BUYERS
HOW IT IMPACTS SELLERS
More homes to choose from
Could spend less than asking price
Price reductions more common
Rarely competing offers
Takes more time to sell
Fewer offers received
Could get less than asking price
May need to make repairs or concessions
Fewer homes to choose from
Need to be able to close quickly
May pay more than asking price
Competition from other buyers
Homes sell quickly
Multiple offers likely
Could get more than asking price
Buyers willing to overlook repairs
Ulster County
June 2026 Market Update • Residential Single Family Residence
Market Analysis
UlsterCounty, NewYork • June2026 • Preparedforhomeownersandprospectivebuyers
Ulster County's housing market showed real strength in June, with 126 homes sold a modest uptick from the 121 closed sales recorded in June of last year. More striking than the volume, though, was the price growth: the median sale price climbed to $500,000, up 11.1% from $450,000 a year ago. Homes are also moving faster, spending a median of just 34.5 days on the market compared to 38 days last June. Taken together, these numbers paint a picture of a market where demand remains firmly in the driver's seat.
Perhaps the clearest sign of that demand is the sale-to-list ratio, which came in at 102% for the month That means the average home sold for more than its asking price buyers are not negotiating discounts here, they're bidding up This kind of competition tends to emerge when there simply aren't enough homes to go around, and while 644 active listings might sound like a reasonable number, the 369 homes currently under contract tell you how quickly that supply is being absorbed. Nationally, housing inventory has been recovering slowly from historic lows, but in desirable Hudson Valley markets like Ulster County, that recovery has been gradual at best.
For buyers, this is a challenging environment but not a hopeless one The median list price among active listings sits at $585,000, which is notably higher than the $500,000 median of what actually sold in June, suggesting that well-priced homes are the ones attracting offers while overpriced listings sit Buyers who come prepared with financing in order, a clear sense of their priorities, and a willingness to move decisively are still finding success. Working with an experienced local agent who knows which listings represent genuine value can make a significant difference in a market this competitive.
Sellers, meanwhile, are in an enviable position. New listings are trickling in 282 were added in June, just slightly ahead of last year's pace but that supply is being met with eager demand almost immediately If you've been thinking about selling, the combination of rising prices, fast-moving inventory, and buyers willing to pay above asking is about as favorable a backdrop as you're likely to find The key is pricing strategically from the start: homes that are priced right are generating multiple offers, while those that stretch too far above market value are sitting and risking price reductions down the road.
Current Market
644 HOMES FOR SALE
369 HOMES
$585,000
Ulster County
Market Conditions by Price Range
34.5 MEDIAN DAYS ON MARKET
Buyer's vs. Seller's Market
This graphic explains the key similarities and differences between a buyer's and seller's market, and how these market factors impact each group Buyer's Market
Market
HOW IT IMPACTS BUYERS
HOW IT IMPACTS SELLERS
More homes to choose from
Could spend less than asking price
Price reductions more common
Rarely competing offers
Takes more time to sell
Fewer offers received
Could get less than asking price
May need to make repairs or concessions
Fewer homes to choose from Need to be able to close quickly
May pay more than asking price
Competition from other buyers
Homes sell quickly
Multiple offers likely
Could get more than asking price
Buyers willing to overlook repairs
Westchester County
June 2026 Market Update • Residential Single Family Residence
Market Analysis
WestchesterCounty, NewYork • June2026 • Preparedforhomeownersandprospectivebuyers
June was another strong month for the Westchester County housing market, and the headline number tells the story clearly: the median sale price for a single-family home reached $1,341,500, up nearly 12% from $1,200,000 a year ago. That's a significant jump, and it reflects just how much demand continues to outpace supply in this market. Sellers closed on 514 homes during the month a modest uptick from 503 in June of last year generating nearly $858 million in total sales volume. What makes those numbers even more telling is how quickly deals are happening: the typical home went under contract in just 13 days, down from 14.5 days last June, which means well-priced homes are essentially being snapped up within two weeks of hitting the market
Perhaps the most striking signal of market intensity is the sale-to-list ratio of 109%, meaning that on average, homes are selling for 9% above their asking price. That's not a rounding error on a $1.2 million listing, that premium translates to roughly $108,000 over asking. This is consistent with what we're seeing across the broader New York metropolitan area and in many supply-constrained suburbs nationwide, where remote and hybrid work flexibility has kept demand for suburban single-family homes elevated even as mortgage rates remain well above their pandemic-era lows When you see numbers like these, it's a clear sign that buyers are competing hard for a limited pool of homes
Inventory remains the defining challenge in this market Right now there are 868 active listings across the county, while 1,344 homes are already under contract meaning there are more homes in the pipeline toward closing than there are available to buy today. New listings are coming in at a healthier pace than last year, with 630 homes added to the market in June alone (up 9.4% year over year), but supply is still far from enough to cool competition in any meaningful way. On a year-to-date basis, the total number of closings is actually running about 7.5% behind last year's pace not because demand has softened, but largely because there simply haven't been enough homes available to sell
For buyers, this market requires patience, preparation, and a realistic mindset Getting pre-approved before you start shopping isn't optional it's essential and buyers should be ready to move quickly and make strong offers when the right home appears. That said, the current median list price of active homes sits at $1,086,500, which is meaningfully lower than where homes are actually closing, so pricing in some room for competition is a smart strategy from the start. If you're a homeowner thinking about selling, conditions remain about as favorable as they get: strong prices, fast sales, and buyers who are eager and ready to compete for your home
HOWARD HANNA | RAND REALTY
Current Market
868
1,344
$1,086,500
$49,500,000
$195,000
Westchester County
Westchester
County
Conditions 13 MEDIAN DAYS ON MARKET
Buyer's vs. Seller's Market
This graphic explains the key similarities and differences between a buyer's and seller's market, and how these market factors impact each group Buyer's Market
HOW IT IMPACTS BUYERS
HOW IT IMPACTS SELLERS
More homes to choose from
Could spend less than asking price
Price reductions more common
Rarely competing offers
Takes more time to sell
Fewer offers received
Could get less than asking price
May need to make repairs or concessions
Fewer homes to choose from Need to be able to close quickly
May pay more than asking price
Competition from other buyers
Homes sell quickly
Multiple offers likely
Could get more than asking price
Buyers willing to overlook repairs