Columbia County NY Real Estate Market Update | Spring Shifts

Looking for the latest data on the Columbia County NY real estate market? In this video, we break down the critical April market shifts, pricing corrections, and inventory updates you need to know. The Columbia County NY real estate market is experiencing a significant shift as we enter the peak spring season. While overall pending sales, closed sales, and new listings are softer than last year, a closer look at the data reveals a deeply segmented market. Buyers and sellers are navigating changing dynamics, with homes taking longer to sell and price reductions becoming a strategic necessity for overpitched listings. Whether you are looking to downsize into a walkable village or move up to a larger Hudson Valley estate, understanding these local metrics is essential. We analyze exactly what is happening across three distinct price points—under $600K, the transitional middle market, and the luxury tier—so you can make an informed decision in today's Columbia County NY real estate market.

The Median sale price in April dropped to 421K which is down  -20.5% from April LY and down -159K from March. The median sale price year to date is $475,781 which is down -10% year over year.  

 34 Homes sold in April down slightly year over year and the number of homes sold year to date thru April is down -6.8%. There have been 138 homes sold this year thru April vs 148 Last year

84 new listings hit the market in April which was down -2% year over year. Year to date the number of new listings is down -3.6%.  The total number of Available homes on the market year to date is lagging behind by -6.7%. 

48 Homes were placed under contract in April, down -9.4%  compared to last April. Year to date number of homes going under contract is down -7% year over year.  To date, 34 homes have already gone under contract this month so we may be seeing the tide shifting as we enter the peak season. 

But over all pending sales, closed sales and new listings are definitely softer than last year.

Average days on market in April was 115, a 11.7% increase or 12 more days compared to last year, but a decline from what we saw in March. Year to date the average DOM is 117 days, up 23% year over year.  Days on Market tend to contract during the peak months as buyer activity picks up but it’s very likely that we will continue to see this trend of longer days on market this year compared to last year.

When we segment by price range, we see more nuance in the market with homes under 600K selling almost twice as fast as the rest of the market. 

The sale price to list price ratio was 95.3% in April, down 1 point from last year but flat to March.  

This year 46% of homes sold saw a price reduction before selling.. 

Homes still sell if repositioned correctly, so overpricing creates a substantial but recoverable delay.  

Coming out of April there was only 4.77 months of inventory available, down -6.5% compared to last year.  Technically less than 6 months is considered a sellers market, but it’s not that simple as we dive deeper and look at the segmented market. 

Ok fast forward back to today. The median list price today is $649,900 There are currently 259 homes on the market and that includes homes with accepted offers that have not gone under contract yet.

• 40% of all available homes are sitting between 200k-599K. Which is where 58% of all sales have taken place 

• 26% of all homes are sitting between 600k-999K. Which is where 19% of all sales have happened YTD

• 72 Homes or  28% of all homes are sitting over $1M. Which is where only 17% of all sales have happened YTD

Now you can clearly see how the different market segments are operating.  The core market has an inventory problem, homes are selling faster than new inventory is hitting.