Photo: Jondude11 · CC BY-SA 4.096 homes sold in Valley Cottage in the last year, at a typical $565K
Houses and condos split the market almost evenly. 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 Valley Cottage homes are listed.
Every place Valley Cottage 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 Valley Cottage.
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.
Half of Valley Cottage’s sales are condos, at $297K less than a house
51 houses and 50 condos sold in the year to May 2026. Condos sell faster.
typical sale · 51 sold in the year to May 2026
- Per square foot
- $335NY $316
- Days to sell
- 43
- Sold over asking
- 57%
- Listings with a price cut
- 19%
typical sale · 50 sold in the year to May 2026
- Per square foot
- $379NY $832
- Days to sell
- 33
- Sold over asking
- 56%
- Listings with a price cut
- 48%
Multi-family (2–4 units): 1 sold, typical $725K
Too few sales in 12 months for reliable figures.
Fewer homes sell than a decade ago, at 1.9 times the 2016 price
96 sales in the last year, against 153 in 2019 and a low of 84 in 2023. The typical sale went from $305K in 2016 to $565K.
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 $550K buys in Valley Cottage
Check a listing against what Valley Cottage 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 Valley Cottage are more common than before the pandemic, but half fewer homes come up for sale
We read every month of Valley Cottage’s home sales since 2016 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, 96 sales.
If you’re buying in Valley Cottage
- Shop in April. It brings about 18 new listings a month, close to the busiest month, with fewer bidding wars (22% over asking).
- Expect to bid over asking. Buyers paid 102.4% of the list price on average; 63% paid over.
- You’ll usually have time. Only 7% of homes go under contract within two weeks; the typical one takes 37 days.
Spring brings both the most homes and the most bidding wars
April has the most new listings (about 18 a month), but May is the most competitive: 42% of May sales close over asking. April has the least competition (22%).
Averages for each calendar month, 2015 on.
Hotter than in 2021, and hotter than New York
| Valley Cottage now | 2017–19 | 2021 peak | NY now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 63% | 19% | 52% | 39% |
| Gone within two weeksShare of homes under contract within 14 days | 7% | 6% | 9% | 25% |
| Price paid vs. askingAverage sale price ÷ list price | 102.4% | 97.9% | 100.7% | 100.5% |
| Days to sellMedian days from listing to contract | 37 | 64 | 35 | 43 |
19 homes for sale on a typical day
That’s 1.2 times the 2025 low (16), 53% fewer than in 2017–19 and well under 2016’s 64.
Since 2019, houses are up 54%, condos 59%
A house typically sold for $659K in the year to May 2026 (51 sales), a condo for $362K (50).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Valley Cottage ranks 89th 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. Valley Cottage is one of the state’s hottest markets.
Source: Redfin Data Center, city figures, January 2016 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.
Four things worth knowing
New listings in April
The month with the most choice. December has the fewest, about 6.
Best time to buyTypical commute
The average one-way trip to work for people who live in Valley Cottage.
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.
Bardonia and Congers sell for less a square foot
The busier markets within 25 miles of Valley Cottage, 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 | |
|---|---|---|---|---|---|
| Clarkstown | 744 | $726K | $367 | 54% | 29 |
| Valley Cottage | 96 | $565K | $376 | 63% | 37 |
| Congers | 59 | $682K | $356 | 62% | 36 |
| Nyack | 56 | $694K | $423 | 45% | 31 |
| Bardonia | 34 | $770K | $344 | 50% | 48 |
| West Nyack | 33 | $729K | $389 | 64% | 33 |
| Upper Nyack | 32 | $937K | $455 | 44% | 40 |
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 Valley Cottage, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Valley Cottage. People who follow the town see it, and so do people comparing Valley Cottage with their own town. No commission, no listing fee.
Questions about buying a home in Valley Cottage
What do homes sell for in Valley Cottage, NY?
96 homes sold in the year to September 2026 at a typical $565K, $376 a square foot. Houses sold for about $659K, condos for about $362K in the year to May 2026.
Is Valley Cottage a buyer’s or seller’s market?
A seller’s market: 32 homes were for sale in September 2026 and 13 sold, about 2.3 months of supply. Buyers paid 102.4% of asking on average.
When is the best time to buy in Valley Cottage?
April brings the most new listings. The sales history shows which months have fewer bidding wars.
Where can I see homes for sale in Valley Cottage?
Zillow, Redfin, Realtor.com and Homes.com all carry Valley Cottage’s MLS listings; the search links above open each one filtered to Valley Cottage.
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).