By BHGRE Green Team | Serving Orange & Rockland Counties, NY and Sussex & Passaic Counties, NJ

Spring 2026 has been a study in contradictions. More homes are on the market. Buyers are hesitating. And depending on which county you’re watching, you’re seeing very different stories play out in the data.

Every month, our team pulls housing market statistics for the four counties we serve: Orange County, NY; Rockland County, NY; Sussex County, NJ; and Passaic County, NJ. This month’s numbers are worth sitting with, because they reveal a market that isn’t moving in one direction.

Here’s what we’re seeing.

Orange County, NY: Inventory Is Building. Speed Is Slowing.

Median Sold Price: $425,000 | Months of Inventory: 4.05 | Sold-to-List Price: 99.4% Median Days in RPR: 58

Orange County remains the most balanced of our four markets, but that balance is shifting. Inventory climbed 8.04% month over month, which tells us more sellers are entering the market. Homes are also taking longer to sell. At 58 median days in RPR, properties are sitting longer than they were even a month ago, down 41.18% in pace.

The sold-to-list ratio of 99.4% is still strong. Sellers are getting close to asking. But with inventory growing and days on market extending, buyers in Orange County are getting more time to think.

For sellers: pricing correctly from day one matters more now than it did six months ago. With more competition on the market, overpriced listings are getting passed over.

Rockland County, NY: Tight Inventory, But Prices Are Correcting

Median Sold Price: $653,520 | Months of Inventory: 3.13 | Sold-to-List Price: 99.7% | Median Days in RPR: 43

Rockland County carries the highest median sold price of the four counties at $653,520, but that number dropped 9.86% month over month. That’s worth paying attention to. Inventory jumped 16.36%, the largest month-over-month inventory increase across all four counties. More homes are coming onto the market, and buyers appear to be negotiating harder.

Days in RPR came in at 43, and that number actually ticked up 7.5% from last month. Homes are moving, but not quite as fast.

The sold-to-list ratio held at 99.7%, so sellers are still getting very close to asking price. But with a nearly 10% month-over-month price drop, the market is signaling that the peak may have passed for now.

For sellers with higher-priced homes in Rockland: presentation, condition, and pricing strategy are doing more work than the market is right now.

Sussex County, NJ: The Most Competitive Market Right Now

Median Sold Price: $442,500 | Months of Inventory: 2.24 | Sold-to-List Price: 102.3% | Median Days in RPR: 23

Sussex County, NJ is the hottest market in our footprint. Homes are selling in a median of 23 days, buyers are paying 102.3% of list price on average, and inventory sits at just 2.24 months.

Every one of those numbers points to a seller’s market with real competition among buyers. When homes are selling above asking price this consistently, it means multiple offers are common and buyers are waiving contingencies to compete. Median sold price rose 5.8% month over month to $442,500, and inventory ticked up 14.87%.

Even with more listings coming onto the market, the pace hasn’t slowed. That’s what a genuine seller’s market looks like.

For sellers in Sussex County: if your home is priced right and presented well, this market rewards you.

Passaic County, NJ: Buyers Are Moving Fast and Paying Over Ask

Median Sold Price: $585,000 Months of Inventory: 2.33 Sold-to-List Price: 103.8% Median Days in RPR: 22

Passaic County mirrors Sussex County’s competitive conditions but at a higher price point. The sold-to-list ratio of 103.8% is the highest across all four markets, meaning buyers are regularly paying thousands above asking price to win homes.

At 22 days median time in RPR, homes in Passaic County are moving faster than anywhere else we track. Inventory is low at 2.33 months, up 19.49% from last month, and while median sold price dipped 1.68%, it’s still holding strong at $585,000.

The story here is buyer urgency. Rates are above 6%, economic uncertainty is real, but buyers who want to be in Passaic County are not waiting.

For sellers in Passaic County: the conditions are strong. The question is whether you’re positioned to capture that demand.

What This Means If You’re Thinking About Selling

 

The macro picture is familiar: mortgage rates are hovering around 6.37%, up from the February dip to 5.98%. New listings across the region are up year over year, but units sold dropped 11.9% in April. Buyers have more to choose from, and they’re taking their time in some markets.

But look at our four counties and the picture gets more specific.

If you’re in Sussex or Passaic County in New Jersey, the market is working in your favor right now. Homes are selling fast and above asking price. If you’ve been on the fence about listing, the data supports moving.

If you’re in Rockland County, the market is still strong, but it’s shifting. Pricing and presentation are doing more work than they were three months ago.

If you’re in Orange County, you have time to plan, but that window isn’t unlimited. More inventory means more competition for your home.

The difference between a strong sale and a home that sits often comes down to strategy. That’s not a pitch. It’s what 20-plus years of transactions across these markets will tell you.

Want to Know What Your Home Is Worth Right Now?

BHGRE Green Team has been serving Orange and Rockland Counties in New York and Sussex and Passaic Counties in New Jersey since 2005. If you’re thinking about selling, the conversation starts with understanding your local market.

Geoffrey Green, Broker greenteamrealty.com ggreen@greenteamrealty.com (914) 443-0065

Warwick, NY | Serving NY & NJ

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Data sourced from RPR (Realtors Property Resource), May 2026. Statistics reflect month-over-month comparisons and are intended for general market awareness.