Photo: Daniel Case · CC BY-SA 3.073 homes sold in Orange Lake in the last year, at a typical $423K
About one sale in 5 is a condo. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Orange Lake homes are listed.
Every place Orange Lake homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Orange Lake.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
18% of Orange Lake’s sales are condos, at $30K less than a house
65 houses and 15 condos sold in the year to May 2026. Condos sell faster. Houses draw more bidding wars.
typical sale · 65 sold in the year to May 2026
- Per square foot
- $269NY $316
- Days to sell
- 50
- Sold over asking
- 52%
- Listings with a price cut
- 15%
typical sale · 15 sold in the year to May 2026
- Per square foot
- $250NY $832
- Days to sell
- 33
- Sold over asking
- 47%
- Listings with a price cut
- 36%
Multi-family (2–4 units): 2 sold, typical $403K
Too few sales in 12 months for reliable figures.
Fewer homes sell than before 2022, at twice the 2016 price
73 sales in the last year, against 152 in 2021 and a low of 70 in 2012. The typical sale went from $205K in 2016 to $423K.
Source: Redfin Data Center, MLS sales; from June 2026 each month is a 3-month rolling window, its counts divided by 3. Typical price and $/sq ft are the monthly medians, weighted by sales. Redfin stopped publishing towns’ figures by property type after May 2026, so houses and condos are shown for the year to then.
What $400K buys in Orange Lake
Check a listing against what Orange Lake homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Orange Lake are more common than before the pandemic, but half fewer homes come up for sale
We read every month of Orange Lake’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to September 2026, 73 sales.
If you’re buying in Orange Lake
- Shop in May. It brings about 17 new listings a month, close to the busiest month, with fewer bidding wars (35% over asking).
- Bid near asking. Buyers paid 101.2% of the list price on average; 44% paid over.
- You’ll usually have time. Only 4% of homes go under contract within two weeks; the typical one takes 49 days.
Spring brings the homes; summer brings the bidding wars
May has the most new listings (about 17 a month), but July is the most competitive: 44% of July sales close over asking. December has the least competition (29%) but only about 7 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and hotter than New York
| Orange Lake now | 2017–19 | 2021 peak | NY now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 44% | 26% | 59% | 39% |
| Gone within two weeksShare of homes under contract within 14 days | 4% | 4% | 1% | 25% |
| Price paid vs. askingAverage sale price ÷ list price | 101.2% | 98% | 101.1% | 100.5% |
| Days to sellMedian days from listing to contract | 49 | 79 | 42 | 43 |
22 homes for sale on a typical day
That’s 51% fewer than in 2017–19 and well under 2015’s 99.
Since 2019, houses are up 63%, condos 63%
A house typically sold for $432K in the year to May 2026 (65 sales), a condo for $402K (15).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Orange Lake ranks 263rd of 363 busy New York markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Orange Lake is in the middle of the pack.
Source: Redfin Data Center, city figures, January 2012 to September 2026 (MLS sales, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Orange Lake home costs about $2,826 a month
Price: Orange Lake’s typical sale, last 12 months. Property tax at Orange Lake’s 1.8% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Orange Lake is affordable on local pay is on Cost of living.
Five things worth knowing
New listings in May
The month with the most choice. December has the fewest, about 7.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $423K home, about $7,420 a year.
Taxes vs. neighborsTypical commute
The average one-way trip to work for people who live in Orange Lake.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Newburgh, Walden and Montgomery sell for less a square foot
The busier markets within 25 miles of Orange Lake, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Newburgh | 143 | $330K | $208 | 27% | 65 |
| New Windsor | 98 | $425K | $257 | 51% | 59 |
| Orange Lake | 73 | $423K | $258 | 44% | 49 |
| Walden | 54 | $368K | $228 | 46% | 59 |
| Balmville | 38 | $493K | $254 | 42% | 60 |
| Gardnertown | 36 | $471K | $259 | 49% | 46 |
| Montgomery | 32 | $451K | $240 | 32% | 59 |
Redfin Data Center, October 2025 to September 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Orange Lake, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Orange Lake. People who follow the town see it, and so do people comparing Orange Lake with their own town. No commission, no listing fee.
Questions about buying a home in Orange Lake
What do homes sell for in Orange Lake, NY?
73 homes sold in the year to September 2026 at a typical $423K, $258 a square foot. Houses sold for about $432K, condos for about $402K in the year to May 2026.
Is Orange Lake a buyer’s or seller’s market?
A seller’s market: 24 homes were for sale in September 2026 and 8 sold, about 2.8 months of supply. Buyers paid 101.2% of asking on average.
When is the best time to buy in Orange Lake?
May brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Orange Lake?
About 1.8% of a home’s value a year. On a $423K home that’s near $7,420.
Where can I see homes for sale in Orange Lake?
Zillow, Redfin, Realtor.com and Homes.com all carry Orange Lake’s MLS listings; the search links above open each one filtered to Orange Lake.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).