What’s Happening in the Orange County (particularly Warwick & Goshen) NY Housing Market Right Now? (Feb 2026 Update)

Let’s take a close look at Orange County NY as well as a closer look at Warwick and Goshen markets specifically. Orange County NY real estate market trends for February 2026 are revealing a market that’s shifting, but not in the way most people expect.

If you’re thinking about selling, or even just watching the market, this update will break down exactly what these numbers mean for you.

Hi, I’m Vikki Garby, a local real estate expert and AI Certified Agent. I help homeowners across Orange County (with a focus on Warwick and Goshen) navigate the market with smarter strategies and modern tools that give you a real edge.

What Do the February 2026 Real Estate Numbers Reveal in Orange County NY?

The Orange County market is stabilizing, not crashing, with steady prices and improving buyer activity.

According to the latest OneKey MLS data, the median home price sits at $470,000 for February 2026, down just 1.1% year-over-year for the month, while still up 0.6% over the past 12 month period . That tells us something important.

Prices are holding strong.

At the same time, Days on Market for homes that closed in Feb 2026 dropped to 67 days (down from 81 homes that sold in Feb 2025), showing that serious buyers are still active and making decisions faster than last year.  A point to keep in mind is that there were fewer new listings in Feb 2026 year-over-year so naturally, the limited inventory compresses Days on Market.

What does this mean for you as a seller?

Buyers are still in the market, but they’re more selective. Pricing correctly and presenting your home well matters more than ever.

Is the Market Slowing Down or Stabilizing in 2026?

The market is stabilizing after years of rapid growth, not declining.

Many homeowners assume fewer sales means a weak market. But that’s not the full picture.

Closed sales in Orange County dipped slightly by 1.0% over the past year , yet inventory increased by over 11% .

Here’s the reality:

We are moving from a hyper-competitive seller’s market to a more balanced one.

This shift actually creates opportunity.

Buyers have more choices, yes. But sellers who position their homes correctly are still achieving strong results.

Why Are Home Prices Still Rising in Warwick NY While Other Areas Shift?

Warwick is still experiencing price growth albeit gradual, making it one of the stronger seller markets locally right now.

Over the last 12 months, prices on average are up 6.7%.

• Strong demand for desirable communities

• Limited but growing inventory

• Buyers willing to pay premium prices for move-in-ready homes

Translation: Prices are leveling off, making strategy matter more than ever.

What’s Happening in the Goshen NY Housing Market Right Now?

Goshen is showing early signs of a shifting market with increased inventory and softer short-term pricing.

Median home prices dropped to $590,000 in February, down 12.9% year-over-year for the month, based on the latest OneKey MLS report . Closed sales also declined significantly in the short term.

But here’s where most people get it wrong.

Looking at the full 12-month view, prices are only down 1.5% .

That’s not a crash.

That’s normalization.

Inventory has also increased by over 32.3% over the last 12 month period, giving buyers more options than before.

For sellers, this means competition is increasing, but opportunities still exist with the right approach.

Are Homes Taking Longer to Sell in Orange County?

Not necessarily, and in some cases, they’re selling faster.

Days on Market in Orange County dropped from 81 to 67 days year-over-year for the month of February, according to OneKey MLS data, which indicates that well-priced homes are still moving efficiently.

However, in specific areas like Warwick, short-term days on market have increased.

This tells us something critical.

The market is rewarding strategy, not just timing.

Homes that are priced right, marketed effectively, and presented well are still selling at strong pace.

Is Inventory Increasing, and What Does That Mean for Sellers?

Yes, inventory is rising across all three areas, and that changes how you should approach selling.

• Orange County inventory is up over 11% annually

• Warwick inventory increased roughly 23% annually

• Goshen inventory jumped more than 32% annually

More inventory means more competition.

But it also means something else.

Buyers have returned to the market in greater numbers, they just have more choices now.

This is where many sellers make a mistake.

They assume the market is weakening, when in reality it’s evolving.

What Should Sellers in Orange County and Particularly in Warwick & Goshen Do Right Now?

Sellers should focus on pricing, presentation, and strategy to stand out in a more competitive market.

Here’s what’s working right now:

• Pricing your home correctly from day one

• Preparing your home to stand out online and in person

• Marketing your home beyond traditional methods

Most sellers think they can “test the market” with a higher price.

In today’s environment, that approach often backfires.

The first 7–14 days on market are critical. That’s when your home gets the most attention.

If it’s not positioned correctly, you risk losing momentum.

Is 2026 a Good Time to Sell Your Home in Orange County NY?

Yes, but success depends on how you approach the market.

Prices are stable and still rising slightly in key areas, buyers are still active, and inventory growth is creating movement.

That combination creates opportunity.

Especially for sellers who are prepared.

You don’t need a perfect market to sell successfully. You need the right strategy.

How Does Working With an AI Certified Agent Give You an Edge?

Working with an AI Certified Agent helps your home reach the right buyers faster and stand out in a competitive market.

As an AI Certified Agent, I use advanced tools to market homes more effectively, target serious buyers, and streamline the entire process.

What does that mean for you?

• More exposure for your home

• Better-qualified buyers

• Faster and smoother transactions

This isn’t about replacing the human side of real estate.

It’s about enhancing it.

You still get personal guidance, but with smarter tools working behind the scenes to give you an advantage.

Conclusion

The Orange County real estate market in 2026 (particularly in Warwick and Goshen) is not slowing down, it’s evolving.

Some areas are seeing continued price growth, others are stabilizing, and inventory is increasing across the board. For sellers, this creates both opportunity and competition.

The key is knowing how to position your home in today’s market.

Ready to see what your home is worth in today’s market? Contact me today for a personalized home valuation and strategy tailored to your goals.

Frequently Asked Questions

Q: Is now a good time to sell a home in Orange County NY?

A: Yes, the market is stable with active buyers and steady prices. Sellers who price and market their homes correctly are still achieving strong results.

Q: Why are home prices different between Warwick and Goshen?

A: Warwick is seeing stronger demand and higher price growth as it has less inventory than other markets. Goshen is experiencing a more balanced market with a higher increase in inventory and slight short-term price adjustments.

Q: How long are homes taking to sell right now?

A: In Orange County, homes are selling in about 67 days on average, though this varies based on pricing and location.

Q: What is the average home price in Orange County NY in 2026?

A: The median home price is approximately $470,000 as of February 2026.

Q: Should I wait to sell my home or list now?

A: Waiting can be risky since inventory is increasing. Listing now with the right strategy can help you stand out while demand remains strong.