Orangetown October Sales: What The Data Means for Buyers and Sellers
All data for Single-Family homes located within the Town of Orangetown, New York courtesy of OneKey MLS and deemed reliable but not guaranteed.
Orangetown’s October Real Estate Market
October 2025: Ah October, the beginning of the final quarter of the year; a well-watched month for the number nerds and those still on the fence about making that move.
Where did last month leave us as buyers and sellers? Let’s take a look.
The Key Market Metrics Breakdown
To determine the strength or weakness of a buyer’s or seller’s market, there are four key metrics we look at: (1) Sales (Number & Prices), (2) Days on Market, (3) Number of Homes for Sale, and (4) List Price to Close Price Ratio. Data from these statistics are key indicators of whether we’re in a buyer’s or seller’s market, and provide insights into where the market is heading in the next few months.
1. Sales
Number of Sales
Med. Sale Price
Previous Year (October 2024)
October 2025 Price Range
- The Interpretation: October 2025 saw another month-breaking record for Orangetown. This is the highest median sale price October has ever had for the area.
- For Buyers: Waiting for the “slow down” may cost you. However, there is a glimmer of light at the end of the tunnel. This is the smallest increase in sale price year over year for the month of October since 2021. Meaning, the market may be reaching a slower speed. However, prices are still increasing and as we’ll dive into later on, demand still far outweighs supply. If you are searching in a price point near or below the median sale price, expect a very competitive market.
- For Sellers: Orangetown’s increasing median sales price is a testament to the area’s desirability. Make sure you’re capitalizing on this strong seller’s market by showcasing your property in it’s best light.
2. Days on Market
October 2025
Previous Year (October 2024)
- The Interpretation: Anything under 30 days is fast.
- For Buyers: Take in as much as you can about the home from the first time you see it. DOM under 30 days doesn’t leave much time for you to go back and take a second or third look at a property. Properties are still receiving the prices they’re demanding, so crunch those numbers with your lender ahead of time and be prepared to make an offer quick if it’s a home you like.
- For Sellers: Increasing sales prices with DOM still below 30 days is an ideal seller’s market. But don’t get lazy! Showcase your home as if it’s a buyer’s market, and you’ll demand that much more for your property.
3. Number of homes for sale
October 2025 (month end)
Absorption Rate
Price Range
- The Interpretation: The number of homes for sale is up from last October (where the year reached its peak at 74 homes for sale) but slightly down from this September (82 homes for sale). So far this year, June saw the highest inventory levels at 83 homes for sale. Historically, the coming months are when we will see the least amount of homes for sale in Orangetown, where we have dipped into the 50s and 60s for the past three years.
- For Buyers: Since March, the number of homes for sale has been up when compared to the same month the year before. Welcome this news as it means there is more inventory for you to choose from compared to years prior.
- For Sellers: Just as less inventory means more competition for buyers, more inventory means more competition for you. Homes are still selling fast but there is also less of an urgency with buyers. When they see your home and then a few days later another home that also checks their boxes comes on the market, they may not be as inclined to get into a bidding war on yours. Don’t wait weeks to get back to offers. Negotiate with the ones you have in hand and move forward.
Fun (scary?) fact – 2020 was the last year we saw all months have inventory over 100 homes for sale. Since then, average monthly inventory levels have been 107, 87, 70, 63, and 72, respectively.
4. Percentage of List Price Received
October 2025
Price Range
- The Interpretation: This figure tells us that listings are still securing their asking price, leaving little room for negotiation from buyers.
- For Buyers: Don’t be surprised if your Orangetown dream home has multiple offers. Rely on your realtor’s local expertise for guidance on a likely sale price of the home you’re interested in, and talk about terms and conditions outside of price that may help you secure the sale.
- For Sellers: You are still in the years of the strongest seller’s market Orangetown has ever seen. While it is still very possible to receive multiple offers on your home, pricing in that sweet spot is still key to opening up your home to the best pool of ideal buyers.
Based on absorption rates, the last “buyer’s market” Orangetown saw was April 2020. It has been a back-to-back seller’s market since July 2020.
Expert Insight: Your Next Strategic Move in Orangetown
The statistics confirm that the Orangetown market is holding strong in the favor of sellers. The landscape remains competitive for buyers as sale prices continue to increase and homes still receive at or above their asking price.
Strategy for Sellers
Use this market to your utmost advantage. Know your timeline and capitalize on it based off your neighborhood’s inventory levels. While homes have been staying on the market slightly longer this year compared to previous years, the market is still in your favor. Schedule a strategy call with our team to see how we can help you get the most for your investment.
Strategy for Buyers
Your best move right now is Patience and Preparation. Before you begin touring homes in-person, make sure you have your pre-approval ready and a structured needs and wants list. As a realtor that has helped dozens of buyers secure their homes, I’m confident we can help you land your next one. Call or email us to get started on your buying journey today.
Ready to Turn the Data into a Personalized Plan?
General market statistics can be a helpful guide, but they don’t tell your home’s unique story. Real estate is micro-local, and the price of a home on one street can differ wildly from a home two blocks away.
As your local partner and expert, I look beyond the reports. I can break down these September numbers for your specific neighborhood and property type and develop a personalized, strategic plan tailored exactly to your unique goals.
Whether you’re curious about your home’s current valuation or ready to start your search, let’s schedule a brief, no-obligation strategy session.
email required
