Q2 2026 Housing Market Update: What the Numbers Mean for Local Buyers and Sellers
“How’s the real estate market?”
That continues to be one of the questions I’m asked most often. And my answer is usually: it depends on where you live, what you’re looking to do, and your individual situation.
That’s why I like looking beyond the national headlines and focusing on what’s actually happening in our local market.
I’ve included my Q2 2026 Housing Market Update with this post. It provides a detailed look at national housing trends, mortgage rates, home-price expectations and, most importantly, what’s been happening locally in Orange and Rockland counties in New York and Sussex and Passaic counties in New Jersey.
What Happened Nationally?
The housing market continued to adjust during the second quarter of 2026.
Home prices continued to rise nationally, although at a more moderate pace. At the same time, inventory improved and affordability showed some year-over-year improvement.
Mortgage rates remain one of the biggest factors affecting buyers. Rates finished the second quarter in the mid-6% range, which continues to have an impact on monthly payments and purchasing power.
The important point is that despite higher rates, buyers haven’t disappeared—and home prices have continued to hold up.
What’s Happening Closer to Home?
This is where the numbers become much more meaningful.
Our local markets don’t necessarily behave the same way as the national market.
During Q2, inventory increased across Orange, Rockland, Sussex and Passaic counties, but homes were also selling faster by the end of the quarter.
Here in Orange County, the June numbers showed:
- Median Sold Price: $470,000
- Inventory: 4.95 months
- Sold-to-List Price: 100.2%
- Days on Market: 38 days
That’s an interesting combination.
Buyers are seeing more inventory and therefore more choices, but homes were still selling at slightly above asking price on average.
Orange County is moving closer to a more balanced market, but that doesn’t mean good homes aren’t selling.
What Does This Mean for Sellers?
The days of assuming that almost any home will immediately receive multiple offers may be behind us.
As inventory increases, pricing, condition and marketing become even more important.
Buyers have more choices. If two similar homes come on the market, buyers are going to compare price, condition, location and value.
For sellers, that makes having the right strategy from the beginning especially important.
At the same time, the fact that Orange County homes averaged 100.2% of asking price in June tells us that buyer demand is still there for homes the market views as providing good value.
What Does This Mean for Buyers?
There is some encouraging news.
More inventory means buyers may finally have a little more time and a few more choices than they had during the extremely competitive markets of the past several years.
But desirable homes can still move quickly.
My advice is to be prepared before you find the house you love. Have your financing in place, understand what you’re comfortable spending and know which areas and features matter most to you.
That preparation puts you in a much stronger position when the right opportunity comes along.
Where Is the Market Headed?
The Q3 outlook included in my report points toward a gradually stabilizing housing market, with improving inventory, slower home-price growth and a better balance developing between buyers and sellers.
That’s something I’ll continue watching closely.
But there’s another point I always remind people about:
Real estate is local—and sometimes it’s very local.
The Orange County numbers don’t necessarily tell us exactly what a home in Warwick is worth. Two homes just a few miles apart can perform differently depending on the neighborhood, condition, price range, property type and buyer demand.
That’s why I believe market statistics are a starting point—not the entire answer.
Take a Look at My Full Q2 Housing Market Update
I’ve included the complete Q2 2026 Housing Market Update with this post. It goes into much greater detail, including national trends, mortgage-rate information, home-price forecasts and month-by-month statistics for our local counties.
If you’re thinking about selling, buying, downsizing or simply wondering what your home might be worth in today’s market, I’d be happy to talk with you.
There’s never any pressure or obligation.
Sometimes a conversation and some good local information are all you need to determine whether now is the right time to make a move—or whether waiting makes more sense.
Thomas Folino
Real Estate Salesperson
Better Homes and Gardens Real Estate Green Team
7 Main Street, Warwick, NY 10990
Mobile: (845) 988-6564
Q2 2026 Housing Market Update: What the Numbers Mean for Local Buyers and Sellers
“How’s the real estate market?”
That continues to be one of the questions I’m asked most often. And my answer is usually: it depends on where you live, what you’re looking to do, and your individual situation.
That’s why I like looking beyond the national headlines and focusing on what’s actually happening in our local market.
I’ve included my Q2 2026 Housing Market Update with this post. It provides a detailed look at national housing trends, mortgage rates, home-price expectations and, most importantly, what’s been happening locally in Orange and Rockland counties in New York and Sussex and Passaic counties in New Jersey.
What Happened Nationally?
The housing market continued to adjust during the second quarter of 2026.
Home prices continued to rise nationally, although at a more moderate pace. At the same time, inventory improved and affordability showed some year-over-year improvement.
Mortgage rates remain one of the biggest factors affecting buyers. Rates finished the second quarter in the mid-6% range, which continues to have an impact on monthly payments and purchasing power.
The important point is that despite higher rates, buyers haven’t disappeared—and home prices have continued to hold up.
What’s Happening Closer to Home?
This is where the numbers become much more meaningful.
Our local markets don’t necessarily behave the same way as the national market.
During Q2, inventory increased across Orange, Rockland, Sussex and Passaic counties, but homes were also selling faster by the end of the quarter.
Here in Orange County, the June numbers showed:
- Median Sold Price: $470,000
- Inventory: 4.95 months
- Sold-to-List Price: 100.2%
- Days on Market: 38 days
That’s an interesting combination.
Buyers are seeing more inventory and therefore more choices, but homes were still selling at slightly above asking price on average.
Orange County is moving closer to a more balanced market, but that doesn’t mean good homes aren’t selling.
What Does This Mean for Sellers?
The days of assuming that almost any home will immediately receive multiple offers may be behind us.
As inventory increases, pricing, condition and marketing become even more important.
Buyers have more choices. If two similar homes come on the market, buyers are going to compare price, condition, location and value.
For sellers, that makes having the right strategy from the beginning especially important.
At the same time, the fact that Orange County homes averaged 100.2% of asking price in June tells us that buyer demand is still there for homes the market views as providing good value.
What Does This Mean for Buyers?
There is some encouraging news.
More inventory means buyers may finally have a little more time and a few more choices than they had during the extremely competitive markets of the past several years.
But desirable homes can still move quickly.
My advice is to be prepared before you find the house you love. Have your financing in place, understand what you’re comfortable spending and know which areas and features matter most to you.
That preparation puts you in a much stronger position when the right opportunity comes along.
Where Is the Market Headed?
The Q3 outlook included in my report points toward a gradually stabilizing housing market, with improving inventory, slower home-price growth and a better balance developing between buyers and sellers.
That’s something I’ll continue watching closely.
But there’s another point I always remind people about:
Real estate is local—and sometimes it’s very local.
The Orange County numbers don’t necessarily tell us exactly what a home in Warwick is worth. Two homes just a few miles apart can perform differently depending on the neighborhood, condition, price range, property type and buyer demand.
That’s why I believe market statistics are a starting point—not the entire answer.
Take a Look at My Full Q2 Housing Market Update
I’ve included the complete Q2 2026 Housing Market Update with this post. It goes into much greater detail, including national trends, mortgage-rate information, home-price forecasts and month-by-month statistics for our local counties.
If you’re thinking about selling, buying, downsizing or simply wondering what your home might be worth in today’s market, I’d be happy to talk with you.
There’s never any pressure or obligation.
Sometimes a conversation and some good local information are all you need to determine whether now is the right time to make a move—or whether waiting makes more sense.
Thomas Folino
Real Estate Salesperson
Better Homes and Gardens Real Estate Green Team
7 Main Street, Warwick, NY 10990
Mobile: (845) 988-6564
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