Drive 20 minutes north in New York’s Hudson Valley, and the housing market changes dramatically. In Orange and Dutchess Counties — about an hour from the Bronx — homes priced realistically still draw multiple offers and sell quickly. But cross into Ulster County and a different reality emerges: houses linger for weeks, often without a single bid.
The pandemic sent a wave of New Yorkers north in search of space, fueling years of intense competition across the region. Now, that momentum has fractured. Orange County remains fast-moving and competitive. In Ulster, buyers finally have leverage and time to negotiate.
Diverging Markets
In towns like Goshen and Warwick in Orange County, multiple offers remain common for homes listed at a fair price. Sellers near Metro-North stations or along highways such as I-84 and the Thruway often receive bids above the asking price, especially for move-in-ready properties. The average sale price in the area is around $450,000, but standout homes regularly sell for more than $600,000.
Travel north to New Paltz in Ulster County, and the pace slows dramatically. Homes that would have triggered bidding wars just a year ago now sit on the market for weeks. The days of frenzied showings and rapid-fire offers are over. Sellers in Ulster are adjusting to longer timelines and must rethink both their pricing and marketing strategies.
What Changed the Landscape?
Three factors now separate Ulster County’s market from its neighbors:
1. Lower Interest Rates, Uneven Impact: When mortgage rates dipped from their 2023 highs, more buyers re-entered the market. However, this new demand didn’t materialize evenly. Orange and Dutchess, being closer to New York City, absorbed the renewed interest. Ulster, farther from commuter lines and city access, saw a smaller bump.
2. Rising Ulster Inventory: While listings in Orange County remain limited, Ulster has seen a noticeable increase in homes for sale. This higher inventory means less urgency for buyers, fewer bidding wars, and more opportunities to negotiate. Jason Madison, a licensed real estate salesperson with Stevens Real Estate, says, “You can put in three offers and have all three accepted if you really want to.” The days of buyers scrambling to win a single listing are over.
3. Proximity to NYC: Orange and Dutchess Counties are closer to the city, with easier commuting options. For buyers still working in or regularly visiting New York City, that extra 20 to 30 minutes to reach Ulster makes a difference. Cash buyers from Manhattan and the Bronx continue to target Orange County, keeping competition high, while Ulster attracts fewer of these deep-pocketed buyers.
How Fast Are Homes Selling?
In Orange County, well-priced homes near the Hudson River or close to transit hubs often go under contract within days. Showings fill up quickly, and offers typically arrive before the first weekend ends — similar to the peak of the pandemic buying frenzy.
Ulster County now operates at a slower pace. Listings can sit for weeks, giving buyers time for multiple showings, second visits, and extended negotiations. Madison notes that sellers are “starting to understand they need to get off the COVID mentality.” Many are dropping unrealistic expectations and setting more competitive prices, though adjustment can be slow.
Practical Advice for Buyers and Sellers
For Buyers:
– In Ulster County, take your time. Tour several homes, request repairs, and negotiate price and contingencies. Sellers are more flexible, and you have more leverage than at any time in recent years.
– In Orange or Dutchess, be prepared to move quickly. Homes near transit or highways still draw multiple offers, so have your financing lined up before starting your search.
– If budget is a concern, consider looking further north. The tradeoff of a longer commute could mean less competition and more room to negotiate.
For Sellers:
– In Orange County, price your home competitively, but don’t undercut the market. Well-presented, move-in-ready homes near amenities still attract strong interest.
– In Ulster County, price aggressively from the start. Overpricing will leave your home unsold as buyers focus on better deals. Offering to cover repairs or provide a closing cost credit can help your listing stand out.
– No matter the county, invest in staging and professional photos. When buyers have choices, presentation is key.
Looking Forward
The Hudson Valley now functions as several distinct markets, each with its own pace and pressure points. Buyers willing to drive a bit farther north are finding opportunities that didn’t exist a year ago, including the ability to negotiate and avoid bidding wars. Meanwhile, sellers in Orange and Dutchess Counties can still expect strong activity if they price and present their homes well.
Madison reports a sharp increase in buyer activity, saying, “We’re up 40 percent in appointments compared to last January. I’m expecting to be busier than ever in 2026.” The implication is clear: understanding the differences between counties isn’t just helpful — it’s essential for buyers and sellers hoping to succeed in today’s Hudson Valley market.
About the Expert: Jason Madison is a licensed real estate salesperson with Stevens Real Estate, serving Orange, Dutchess, and Ulster Counties in New York’s Hudson Valley. He transitioned to real estate full-time in 2022 after nearly two decades in automotive sales and management.
This article is based on information provided by the expert source cited above. It is intended for general informational purposes only and does not constitute legal, financial, or real estate advice. Readers should conduct their own research and consult qualified professionals before making any real estate or financial decisions.
