November 2025 Hudson Valley Market Update

A More Balanced Market — If You Know How to Read It

At Hudson Dwellings, we spend a lot of time explaining the same thing to clients lately:

this market hasn’t stopped — it’s just grown up a bit.

The November 2025 Hudson Valley Catskill Region MLS numbers confirm what we’re seeing on the ground every day across Ulster County and the surrounding Hudson Valley HVCR MLS Housing Market Rpt Nov….

Prices Are Still Climbing — Even as Activity Cools

The headline stat is clear:

• Median sale price: $490,000

• Up 8.2% year-over-year

That’s happening even though closed sales dipped slightly compared to last November. In plain terms: fewer homes are selling, but the ones that do are selling for more.

This tells us the market is filtering itself. Homes with good fundamentals — location, layout, condition, realistic pricing — are still attracting serious buyers.

Days on Market Are Down (That’s Not a Mistake)

• Average days on market: 65

• Down 12.2% from last year

This doesn’t mean everything is flying off the shelf. It means well-priced homes are moving efficiently, while overpriced listings are sitting quietly until expectations adjust.

That’s actually a healthier dynamic than the chaos of the last few years.

Inventory Is Up — But Still Balanced

• Active inventory: 1,049 homes region-wide

• Months of supply: 6.2

In Ulster County specifically, inventory has grown enough to give buyers more options — without tipping into oversupply. Sellers still have leverage, but pricing discipline matters again.

The days of “throw a number at the wall and see what sticks” are mostly behind us.

Sellers Are Still Getting Strong Prices

• 99.5% of list price received on average

Negotiations are back, inspections matter again, and credits are part of normal conversations — but this is not a bargain market. Homes that are positioned correctly are still landing very close to asking.

Affordability Remains the Biggest Challenge

• Housing Affordability Index: 86

Even with some mortgage rate relief, affordability continues to be the main pressure point, especially for first-time buyers. This makes strategy — not speed — the most important factor right now.

What This Means If You’re Thinking About a Move

If you’re selling:Preparation and pricing matter more than ever. The good news is that buyers are still active — they’re just paying attention again.

If you’re buying:You have more leverage than you did a year ago, but the best homes are still competitive. Being prepared beats being aggressive.

If you’re unsure:That’s normal. This is the kind of market where having someone explain the numbers without hype actually helps.

Our Take at Hudson Dwellings Realty

This market rewards people who understand it — not people chasing headlines.

If you want to talk through how these trends apply to your specific neighborhood, price range, or timeline, we’re always happy to walk you through it.