What is happening in the Columbia County, NY real estate market?
According to HVCR MLS data, the median sale price in Columbia County, NY in September 2026 was $510,225, up 1% from last September, with 6.94 months of inventory: a balanced market leaning toward buyers.
"Should we just wait for spring?" It's the question I hear most from buyers and sellers this time of year, and this fall it comes with a little more weight behind it. Mortgage rates are holding above 7%, which is starting to feel like the new normal, even though they've eased slightly from the highs at the beginning of October. Buyers who are financing are stretched to the top of their budgets, and sellers are watching the seasonal slowdown approach.
This is a hard market, no doubt. But there are opportunities in every market, and the September numbers show exactly where they are. The short version: there is no single Columbia County market right now. Once you break the numbers down by price point, the county has split into three markets that are behaving very differently heading into winter.
Here's what the latest data shows for the Columbia County NY real estate market, what it means for buyers and sellers, and why I'd think twice before waiting for spring.
September 2026 by the numbers
September prices held steady against last year, but the year as a whole is still running behind 2025, and homes are taking longer to sell.
The Median sale price was 510,225K +1% from September last year, but down -$98K from August. The median sale price for the year is still down -5.66% sitting at $500K.
The Median list price in September was $612K which was up +2.17% over last year. The median list price for the year is $585K, down -0.51%.
There was 6.94 months of inventory on the market at the end of September. This is considered a balanced market leaning towards buyers.
Days on Market grew again in September with the Average DOM at 81 days, 8 more days than August. Average DOM for the year sits at 92 days.
91 new listings hit the market in September which was down -3% compared to last year but an increase from August.
53 homes went under contract in September which was down -13% compared to last year, and down from August.
54 homes sold in September which was up +28% compared to last year, but down slightly from August. Sales were flat YTD as of the end of September.
Homes sold on average 98.8% to the current list price, a 3 point improvement from August and 93.7% to the original list price.
Source: Hudson Valley Catskill Region (HVCR) MLS, Columbia County residential data through September 2026, with current inventory as of 10/30/26. Price tier figures below come from the same data.
A balanced market, leaning toward buyers
At 6.94 months of inventory, Columbia County sits in balanced territory with the edge tilting toward buyers. That's a county-wide figure, though, and it hides a lot. Some towns and price points are far less balanced than others, which is why I always look at the micro market before advising a client.
Is the market slowing down?
Yes, gradually. Average days on market climbed to 81 in September, still shorter than the first half of the year but heading back in that direction. I expect days on market to keep climbing as we move into winter, and like everything else here, it varies by town and price segment.
Pricing expectations vs. reality
The gap between what sellers ask and what buyers pay narrowed in September. Homes sold for 98.8% of their final list price on average, but only 93.7% of their original list price. In plain terms, buyers and sellers are meeting closer to the middle, but often only after a price reduction or two. Negotiation is very much alive.
What's on the market right now
As of October 30th there were 314 homes available in Columbia County, including homes with accepted offers that aren't under contract yet. Their median list price is $649,000. Another 85 homes are under contract, and 444 homes have sold year to date at a median sale price of $496,000 which is a slight dip from the end of September.
Three markets in one county
The $600K to $999K tier is the strongest segment in Columbia County right now, the under-$600K market is busy but softening, and the $1M+ luxury market is oversupplied.
Under $600K: the core market
The core market is busy, but softer than it looks. Homes under $600K make up 48% of what's available and 61% of everything sold this year, and they account for 47% of current pending sales, so this is still the largest segment of the Columbia County market. Pending sales here are averaging 77 days on market, a bit faster than the 85-day average for the year.
The softness shows up in pricing. This tier has the weakest sale-to-original-list ratio of the three at 92.6%, and 58% of current listings have already cut their price at least once. The homes that sold quickly sold well, but a lot of the inventory at this level is chasing the market down.
Buyers here are price-sensitive and the most exposed to mortgage rates, so an overpriced listing gets passed over fast. Because these are usually primary homes, sellers tend to be more motivated and react faster with a price reduction when they don't see activity.
$600K to $999K: the transitional tier
This is where the market is working best right now. The $600K to $999K tier holds 21% of active listings and 21% of all sales but 35% of homes under contract, which means it is converting to contracts faster than its share of supply. It also has the lowest months of inventory at 4.8.
Pending sales in this range are averaging just 71 days on market, faster than both the core and luxury tiers, even though the year to date average is 96 DOM. Pricing is the healthiest in the county: a 97.8% sale-to-list ratio and a 95.1% sale-to-original-list ratio. And 47% of these sales are cash, which helps insulate this tier from rate pressure.
$1M and up: the luxury market
The luxury end of the Columbia County market is oversupplied. Homes over $1M make up 30% of active inventory but only 17.6% of contracts and 17.8% of closings, which works out to 9.5 months of inventory against roughly 5 months in the other two tiers. Days on market average 99 for the year.
Yet only 35% of $1M+ listings have reduced, compared with 58% under $600K. With 64.6% of luxury sales this year paid in cash, these buyers are far less affected by mortgage rates, and these sellers are often willing and able to hold out. Seller motivation is simply different at this level, and I expect several of these homes to come off the market for the winter rather than take a price reduction.
Strong offers still happen at every price point
About 1 in 5 sales in each price tier this year sold at or above the final list price. So while the numbers show most sellers are chasing the market, buyers will still compete for the right home.
The homes drawing strong offers have three things in common: they're priced correctly from the start, they're in the right location, and they're in excellent condition. If you're a seller, that's the target. If you'd like to see where your home stands, start with What Is My Home Really Worth in Columbia County?
What to expect for the rest of 2026 and into 2027
I expect the familiar Columbia County cadence: September and October have been the peak months here for active listings and new contracts, with closings peaking in November and December before quickly tapering off post holidays/
Looking further out, there's no crystal ball. Markets are anticipating another Fed rate hike before the end of the year, and many housing economists expect 2027 to be another tough year for residential real estate because of higher rates and inflation. Locally, we're already seeing a bifurcated market across the northern Hudson Valley, and I expect that split to continue.
Should you wait for spring to buy or sell?
My advice is not to wait around spring. If rates stay above 7% or climb higher, affordability will take another hit and the pool of buyers could shrink, which affects buyers and sellers alike.
If you're buying, you have leverage right now, and it grows as we head into winter. Fewer buyers are out looking, sellers who need to move are more open to negotiating, and inventory is still at balanced levels.
If you're selling, expect days on market to keep growing, and don't count on spring bringing higher prices. We could actually see downward pressure on prices, especially in the under-$600K core market where most buyers are financing. For a deeper look at timing, read When Is the Right Time to Sell in Columbia County?
If you're planning a move in the next 6 to 12 months, the most useful thing you can do now is get clear on where your home or your budget sits within these three tiers, so you can make the decision on your own timeline rather than the calendar's.
Frequently asked questions
Is Columbia County, NY a buyer's or seller's market right now?
Columbia County had 6.94 months of inventory at the end of September 2026, which is a balanced market leaning toward buyers. It varies by price point: homes from $600K to $999K had just 4.8 months of inventory, while homes over $1M had 9.5 months.
How long does it take to sell a house in Columbia County, NY?
The average home in Columbia County spent 81 days on market in September 2026, and 92 days on average year to date. Days on market are expected to keep rising through the winter slowdown, and the timeline varies by town and price range.
Is it better to sell my Columbia County home now or wait until spring?
In most cases I'd advise against waiting. If mortgage rates stay above 7% or rise, the buyer pool could shrink, and spring may bring downward pressure on prices rather than higher ones, especially for homes under $600K.
Get a custom report for your micro market
County wide numbers only tell part of the story. If you're planning a move in Columbia County in the next 6 to 12 months, I'll put together a free property evaluation or a custom town-by-town market report showing exactly where your home sits within these three tiers and what's happening in your micro market right now.
For a free consultation, email me at jennifer@beachandbartolo.com, call or text anytime at 617-359-1873, or visit jensesma.com/contact. You can also subscribe on YouTube so you never miss a Columbia County market update.
Jennifer Sesma is an Associate Real Estate Broker with Beach & Bartolo Realtors in Chatham, NY, serving Columbia County and the northern Hudson Valley. She holds the Accredited Buyer's Representative (ABR®) designation and was named 2025 REALTOR® of the Year by the Hudson Valley Catskill Region REALTORS®.
