July’s numbers show a market that’s still rewarding sellers, but one that’s giving buyers a bit more room to breathe. Inventory grew in all four counties this month, and while most areas still posted price gains, homes are taking longer to sell in two of our four markets. For sellers, that means the fundamentals haven’t changed — pricing and presentation are what separate a fast, strong sale from a stalled listing.

Orange County, NY: More Listings, Same Strong Demand

Key Metrics:

• Median Sold Price: $486,000 (up 3% month-over-month)
• Months of Inventory: 5.62 (up 5% month-over-month)
• Sold-to-List Price Ratio: 101.19% (up 1% month-over-month)
• Median Days on Market: 37 (down 3% month-over-month)

Orange County added inventory this month, yet prices kept climbing and homes moved slightly faster. That combination points to a market where well-prepared listings are still in demand, even as buyers gain more options to compare.

Rockland County, NY: Inventory Loosens as Price Growth Pauses

Key Metrics:

• Median Sold Price: $780,000 (down 2% month-over-month)
• Months of Inventory: 4.11 (up 11% month-over-month)
• Sold-to-List Price Ratio: 101.27%
• Median Days on Market: 28

Rockland saw the largest inventory increase in the region this month. Prices eased slightly as a result, though homes are still selling above asking on average. This is a market to watch closely over the next month — a seller’s advantage is still there, but it’s narrowing.

Sussex County, NJ: Homes Selling Above Asking, But Taking Longer

Key Metrics:

• Median Sold Price: $472,500 (up 3% month-over-month)
• Months of Inventory: 3.05 (up 4% month-over-month)
• Sold-to-List Price Ratio: 103.04%
• Median Days on Market: 21 (up 31% month-over-month)

Sussex County remains one of the tighter markets in the region, with homes still selling above list price. That said, the jump in days on market is worth noting — buyers are taking more time to decide, which puts added weight on how a home is priced and presented from day one.

Passaic County, NJ: Strongest Sold-to-List Ratio in the Region

Key Metrics:

• Median Sold Price: $612,500 (up 1% month-over-month)
• Months of Inventory: 3.43 (up 5% month-over-month)
• Sold-to-List Price Ratio: 104.01% (down 2% month-over-month)
• Median Days on Market: 21 (up 24% month-over-month)

Passaic continues to post the strongest sold-to-list ratio of the four counties, meaning buyers here are still consistently paying above asking. Days on market rose along with inventory, but sellers who price and present their homes well are still closing quickly and above list.

Key Takeaway

Across all four counties, July’s data shows a market that’s still favoring sellers, but one that’s gradually rebalancing. Rising inventory in Rockland and longer market times in Sussex and Passaic are early signs that buyers are gaining a little more leverage. Sellers who succeed in this environment share a few things in common: they price accurately using current data, present their home at its best, and work with a local agent who understands the trends specific to their county.

Thinking About Selling?

If you’re weighing whether now is the right time to list, let’s talk about what July’s numbers mean for your specific property. Contact us at greenteamrealty.com or call (845) 208-9928 to schedule a consultation.

Source: RPR