August brought a split market across our four counties. Inventory tightened in Orange and Rockland while it grew slightly in Sussex and Passaic, but sold-to-list ratios stayed above 100% everywhere, meaning sellers are still closing at or above asking across the board. The bigger story this month is time on market: days on market rose in all four counties, most sharply in Sussex, a sign that buyers are taking longer to commit even as they keep paying up.

Orange County, NY: Inventory Pulls Back, Prices Keep Climbing

Key Metrics:

• Median Sold Price: $500,000 (up 2.15% month-over-month)
• Months of Inventory: 5.17 (down 6.68% month-over-month)
• Sold-to-List Price Ratio: 100.2% (down 0.83% month-over-month)
• Median Days on Market: 42 (up 10.53% month-over-month)

Orange County still carries the most inventory of the four counties, but that supply shrank in August while prices moved higher. Homes are taking longer to sell than they were in July, which points to buyers being more selective even in a market still tilted toward sellers.

Rockland County, NY: Inventory Tightens Again

Key Metrics:

• Median Sold Price: $785,000 (up 0.16% month-over-month)
• Months of Inventory: 3.57 (down 13.35% month-over-month)
• Sold-to-List Price Ratio: 100.9% (down 0.27% month-over-month)
• Median Days on Market: 30 (up 7.14% month-over-month)

After loosening in July, Rockland’s inventory pulled back sharply in August, the largest month-over-month drop in the region. Prices held steady and homes are still selling above asking, though it’s taking a bit longer to get there.

Sussex County, NJ: Prices Climb, But Buyers Take Their Time

Key Metrics:

• Median Sold Price: $492,500 (up 3.68% month-over-month)
• Months of Inventory: 3.31 (up 2.8% month-over-month)
• Sold-to-List Price Ratio: 102.4% (down 0.58% month-over-month)
• Median Days on Market: 29 (up 38.1% month-over-month)

Sussex posted the strongest price growth of the four counties this month, but days on market jumped more than a third from July. Homes are still selling above list price, but the pace has slowed noticeably, a sign that pricing and presentation matter more than ever here.

Passaic County, NJ: Still the Strongest Seller’s Market in the Region

Key Metrics:

• Median Sold Price: $600,000 (down 2.44% month-over-month)
• Months of Inventory: 3.58
• Sold-to-List Price Ratio: 104.4% (up 0.38% month-over-month)
• Median Days on Market: 22 (up 4.76% month-over-month)

Passaic continues to post the highest sold-to-list ratio in the region, meaning buyers here are consistently paying the most above asking. Median sold price eased slightly this month, but with the fastest days on market of the four counties, well-priced homes are still moving quickly.

Key Takeaway

August’s data shows a market that’s still favoring sellers, but one where patience has become part of the equation. Inventory tightened in Orange and Rockland while it grew in Sussex and Passaic, yet every county held a sold-to-list ratio above 100%. The clearest shift is time on market, up across all four counties, with Sussex seeing the sharpest increase. 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 August’s numbers mean for your specific property. Contact us at greenteamrealty.com or call (845) 208-9928 to schedule a consultation.

Source: RPR