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

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

If You Are Thinking About Selling, the Market Is Still Working in Your Favor — But Not Everywhere Equally

That is the most important thing to understand right now.

The four counties that BHGRE Green Team serves are each telling a slightly different story, and if you are planning to sell, the difference matters. Pricing your home correctly, timing your listing, and understanding how fast homes are actually moving in your specific market could be the difference between a strong result and a missed opportunity.

Here is a clear breakdown of what the current data shows across all four markets.

Orange County, NY: Inventory Is Rising, Homes Are Taking Longer to Sell

Months of Inventory: 3.36 (up 8.04% month over month)
Sold to List Price %: 98.5% (down 0.13% month over month)
Median Days in RPR: 72 (up 41.18% month over month)
Median Sold Price: $460,000 (down 6.53% month over month)
Market Type: Seller’s Market (leaning toward balanced)

Orange County is still technically a seller’s market, but the data shows it is shifting. Inventory is rising, homes are sitting longer, and the median sold price has come down. Sellers are still getting close to asking price at 98.5%, which means the market is not broken — but it is more competitive than it was a few months ago.

What this means for sellers: Pricing matters more than ever in Orange County right now. With homes averaging 72 days on market, a listing that is overpriced will sit. A well-priced, well-presented home can still perform. The sellers who work with an experienced agent and price strategically from day one are the ones who will come out ahead.

Rockland County, NY: Strong Demand, Fast-Moving, but Prices Are Softening

Months of Inventory: 2.5 (up 0.81% month over month)
Sold to List Price %: 99.9% (down 0.44% month over month)
Median Days in RPR: 39 (up 5.41% month over month)
Median Sold Price: $728,100 (down 6.53% month over month)
Market Type: Seller’s Market (close to balanced)

Rockland County has one of the highest median sold prices in the region at $728,100, which puts it squarely in the target range for sellers with well-positioned homes. Homes are still selling at nearly 100% of list price, and the inventory is low enough to maintain real demand. The slight dip in sold price month over month is worth watching, but it does not change the fundamentals: this is still a strong market for prepared sellers.

What this means for sellers: If you own a home in Rockland County in the $600K–$800K range, you are sitting in the most active price band right now. The key is getting in front of qualified buyers quickly with the right presentation and pricing strategy. Homes here are moving in 39 days on average, which means the market is rewarding well-prepared listings.

Sussex County, NJ: Competitive Conditions, Homes Moving Faster

Months of Inventory: 1.85 (up 12.12% month over month)
Sold to List Price %: 101.7% (up 0.12% month over month)
Median Days in RPR: 25 (down 26.83% month over month)
Median Sold Price: $405,000 (down 3.8% month over month)
Market Type: Seller’s Market

Sussex County is one of the most active markets in the region right now. Homes are selling above asking price at 101.7%, and the median days on market dropped significantly to just 25 days. That is a real signal that buyers in Sussex County are ready to move, and they are competing for the right homes.

What this means for sellers: The conditions here are favorable. But “favorable” does not mean “automatic.” Homes that are priced well and presented professionally are getting multiple offers and closing above list. Homes that are not prepared correctly are still sitting. The strategy behind your listing matters even in a market that is moving this fast.

Passaic County, NJ: The Hottest Market in the Region Right Now

Months of Inventory: 1.83 (up 19.61% month over month)
Sold to List Price %: 103.6% (up 1.85% month over month)
Median Days in RPR: 21 (down 47.5% month over month)
Median Sold Price: $595,000 (up 8.58% month over month)
Market Type: Seller’s Market

Passaic County is showing the strongest numbers across all four markets. Homes are selling at 103.6% of asking price, the median sold price is up 8.58% month over month to $595,000, and homes are closing in just 21 days on average. Inventory is extremely tight at 1.83 months. These are the conditions sellers hope for.

What this means for sellers: If you have been on the fence about listing in Passaic County, the numbers suggest this is one of the better windows you will see. Demand is strong, prices are rising, and homes are moving fast. The sellers who act with a clear plan and an experienced team behind them are positioned to get the most out of this market.

What All Four Markets Have in Common

Despite the differences in price points and pace, every one of these markets is still favoring sellers over buyers. Inventory remains low across the board. Buyers are still active. And homes that are priced correctly and prepared well are still commanding strong results.

The shift happening in some of these markets is not a crash. It is a correction. And in a correcting market, the gap between a well-prepared seller and an unprepared one grows wider.

What This Means If You Are Planning to Sell in 2025

The data tells one clear story: the sellers who do best right now are the ones who go in with a plan.

That means understanding your specific market, not just the general headlines. It means pricing based on what is actually happening in your county, not what happened six months ago. And it means working with someone who has seen these conditions before and knows how to position your home to attract serious buyers from day one.

Geoffrey Green has been guiding sellers through every kind of market since 2005. He knows Orange County, Rockland County, Sussex County, and Passaic County — and he knows how to read the data, set the right price, and manage the process from listing to closing without the guesswork.

Thinking about selling? Reach out to Geoffrey Green at ggreen@greenteamrealty.com, call (914) 443-0065, or visit greenteamrealty.com to schedule a private consultation.

Brought to you by BHGRE Green Team. Serving Orange County NY, Rockland County NY, Sussex County NJ, and Passaic County NJ.