Hudson Valley Housing Market

Update — October 2025

(Columbia, Dutchess, Greene, Orange, Sullivan, and Ulster counties)

The October numbers are in, and the Hudson Valley market continues to do what it’s been doing all year: moving, adjusting, and refusing to follow any single, clean narrative. Rates eased a bit, inventory shifted again, and price growth—while calmer—keeps inching upward. Here’s the breakdown.

Big Picture: National Trends Setting the Tone

According to the National Association of REALTORS® (NAR), U.S. existing-home sales ticked up 1.5% month-over-month and 4.1% year-over-year, reaching an annual rate of 4.06 million units. The main driver? Mortgage rates finally dipped to their lowest point in more than a year.

Regionally, the Northeast logged an increase in monthly sales—something we felt locally as activity picked up compared to late summer.

National inventory rose to 1.55 million units, up 14.0% from last year, representing a 4.6-month supply. Prices nationwide climbed 2.1% year-over-year to $415,200.

Now let’s talk Hudson Valley specifically.

Hudson Valley Market Overview — October 2025

New Listings

• 329 new listings, down 2.1% from last October.

• Year-to-date, listings are slightly up (+0.4%), meaning sellers are returning but not flooding the market.

Inventory is still tight enough that every good property gets attention, but you can feel buyers becoming more selective.

Pending Sales

Pending sales came in at 198, a 3.9% drop from last year.But year-to-date pendings are up 1.1%, showing that demand is steady even with the rate roller coaster.

This is classic fall season behavior: buyers are active, but only the well-priced homes truly move.

Closed Sales

Closed sales dipped 0.5% (183 vs. 184).Flat. Nothing dramatic.

Year-to-date, closings are down 1.2%, which tracks with the inventory shortage earlier this year.

Days on Market

This one jumps off the page.

• 82 days on market, up 26.2% from last October.

Homes are taking longer to go under contract. Not because the market is crashing—it's because buyers finally have time again. Pricing strategy matters more in this environment than it did in the pandemic frenzy.

Median & Average Sale Prices

Prices continue to rise, but slowly.

• Median sales price:$470,000, up 1.8% year-over-year.

• Average sales price:$604,885, up 7.2% from last year.

Year-to-date, the median is up 5.7%, and the average is up 4.6%.

Translation: property values are holding strong across the region—driven by limited supply and continued downstate demand.

Percent of List Price Received

• Sellers received 98.9% of list price, slightly below last year’s 99.7%.

This is a normalizing market.You can negotiate again, but don’t expect 10% discounts unless the house has been sitting.

Inventory & Months Supply

• 1,146 homes for sale, down 1.0% from last year.

• 6.7 months of supply, a 4.3% decrease.

Six months of supply typically indicates a balanced market.We’re sitting right on that edge, leaning slightly toward a seller’s market—but with buyers acting more cautiously.

Affordability

The Housing Affordability Index improved slightly to 90, up 1.1% from last year, but still well below historic norms. Rising prices + still-high rates = affordability pressure that isn’t going away anytime soon.

And of course—mortgage rates remain the wildcard. According to Freddie Mac, the 30-year fixed averaged 6.25% in October, down from 6.35% the previous month and lower than the 6.43% average in October 2024. Slight improvements, but enough to pull some buyers back into the game.

What This Means for Buyers

• You finally have time to think before writing the offer.

• Homes are sitting longer, giving you a better shot at negotiating repairs or credits.

• Rate relief is helping affordability a little, but brace yourself—prices aren’t dropping.

If you’re serious, fall and winter continue to be the best seasons to land a deal. Less competition = more leverage.

What This Means for Sellers

• Pricing accurately from day one is everything.

• Overpricing = extended days on market and lower eventual sale price.

• Well-maintained, well-presented homes still sell quickly and near asking.

Right now, buyers respond to value, not hype.