All data courtesy of OKMLS for single-family homes in Orangetown, NY and deemed reliable but not guaranteed.
If there’s one thing I’ve learned working in my hometown of Orangetown, it’s that this area has a “pull” unlike anywhere else in Rockland. In 2025, that pull felt stronger than ever.
We saw a total of 300 single-family home sales this year, and while the market is moving at a different pace than the post-pandemic frenzy, the demand for our specific riverfront lifestyle hasn’t wavered.
The Headline Numbers
The most significant shift this year was in the median sale price. In 2025, the median sale price in Orangetown was $740,000.
That is a 4.67% increase from last year. Honestly, this is welcome news for everyone. While 2024 saw a massive 8.60% jump that felt a bit unsustainable, this year’s growth feels much “healthier.” It’s a sign of a market that is finding its footing while still protecting the equity of our homeowners.
Jump to: Median Sale Prices in Orangetown by Neighborhood
The Power of the Riverfront
The top end of our market was dominated by our riverfront neighborhoods. To give you an idea of the scale:
- The Big Sale: Snedens Landing took the top spot for the year with a $4,300,000 sale that closed this past December.
- The Top 10%: We had 30 homes sell between $1.2M and $4.3M.
- Riverfront Dominance: Out of those top 30 sales, 17 were located in Palisades, Piermont, and Nyack. It’s clear that when buyers are looking to invest significant capital, they are heading straight for the water and the unique environment these towns offer.
The December Surprise: An Extreme Seller’s Market
The statistic that really stands out to me is our absorption rate. We closed out December at 74.47%.
To put that in plain English: that is an extreme seller’s market. In fact, it was the highest absorption rate we’ve seen for any single month in three years. Even though prices are rising at a more moderate pace, the lack of inventory means that when a good house hits the market, the competition is still incredibly high.
Who is Buying in Orangetown?
It’s a really interesting mix right now. We are still seeing plenty of people coming from outside of Rockland (Manhattan and Brooklyn transplants are still very much in the mix), but I’m also seeing a healthy number of local “returners”—first-time buyers who grew up here and move-up buyers looking for their forever home in the same school districts they graduated from.
Regardless of where they’re coming from, my clients are all asking for the same “Top 3”:
- A Usable Backyard: People want outdoor spaces they can actually entertain in. This means a level, usable lot with room for a deck or patio.
- Moderate Updates: Buyers are busy; they want a home that’s been cared for and doesn’t need a complete gut-job. A bathroom or kitchen update is fine, but they aren’t looking for every inch of the house needing work.
- Finishable Basements: This has become a non-negotiable “want” for almost everyone I work with lately—everyone is looking for that extra flex space.
The Bottom Line
Orangetown remains one of the most strategic moves you can make in the region. Whether it’s the walkable charm of Sparkill or the clifftop privacy of Palisades, there is an invaluable quality to life here that you just can’t replicate.
Thinking about your next move? The market is tight, but there are always opportunities if you know where to look. Let’s catch up and talk about your goals for 2026.
Median 2025 Sale Prices in Orangetown by Neighborhood
- Blauvelt: $755,000 (42 sales)
- Nanuet: $980,000 (7 sales)
- Nyack: $827,500 (58 sales)
- Orangeburg: $770,000 (27 sales)
- Palisades: $1,200,000 (13 sales)
- Pearl River: $700,000 (91 sales)
- Piermont: $920,000 (13 sales)
- Sparkill: $767,500 (6 sales)
- Tappan: $730,000 (41 sales)
- West Nyack: $1,329,500 (2 sales)
