Columbia County, NY Real Estate

A Local Seller’s Guide by Jennifer Sesma

Welcome

If you’re thinking about selling a home in Columbia County, NY — whether you’re moving up, downsizing, or trying to coordinate selling and buying at the same time — the most important thing you can do is understand how this market actually works.

I’m Jennifer Sesma, a real estate agent with Beach & Bartolo Realtors, and I work with homeowners across Columbia County who want clear guidance, honest answers, and a plan that fits their real life — not just the market headlines.

This page is here to help you understand what sellers are really dealing with in Columbia County, how buyers tend to think here, and what matters most when you’re planning your next move.

Who This Guide Is For

This guide is for you if you’re:

  • A homeowner thinking about selling, but unsure about timing

  • Planning to sell and buy at the same time

  • Moving up to a different type of home or property

  • Downsizing or rightsizing

  • Wondering what your home might realistically sell for today

  • Trying to avoid rushed decisions or expensive mistakes

If you’re asking yourself “What should I be thinking about before I list?” — you’re exactly who I had in mind.

How the Columbia County Market Really Works

One of the first things I explain to sellers is that Columbia County is not one single market.

Buyer demand, pricing, and time on market can vary significantly depending on:

  • The specific town or location

  • Property type and condition

  • Land, privacy, and setting

  • Price range

  • Time of year

What works well in one town may not work the same way in another — even during the same month.

This is why automated home values and broad market advice often miss the mark here. Selling successfully in Columbia County comes down to understanding how buyers are behaving right now, and how they respond to homes like yours.

What Sellers Often Underestimate

Over the years, I’ve noticed that many sellers underestimate:

  • How differently buyers evaluate homes from town to town

  • How pricing strategy affects not just the sale, but the next purchase

  • How preparation choices influence momentum and leverage

  • How timing a sale impacts options when buying again

For homeowners who are also planning to buy, these decisions are connected. Treating them as separate steps can create unnecessary pressure.

Thinking About Selling? Start Here

If you’re early in the process, understanding how the Columbia County market actually behaves will help you make better decisions later.

Selling and Buying at the Same Time in Columbia County

One of the most common situations I help with is selling a home and buying another at the same time.

This takes thoughtful planning around:

  • Timing and contingencies

  • Pricing strategy on the sale

  • Risk tolerance and flexibility

  • Inventory realities in the towns you’re targeting

There isn’t a single “right” approach. The best strategy depends on your goals, your comfort level, and current market conditions.

What matters most is making these decisions intentionally, with a clear plan — rather than reacting under pressure.

Moving Up or Changing Property Types

Move-up buyers in Columbia County often face a different challenge than first-time buyers.

Inventory can be limited in certain segments, and competition can look very different depending on what you’re trying to buy next.

Understanding how buyers are likely to respond to your current home — and how that timing lines up with your next purchase — is key to avoiding unnecessary stress or missed opportunities.

Downsizing in Columbia County

Downsizing is rarely just about numbers.

For many homeowners, it also involves:

  • Letting go of a long-time home

  • Rethinking lifestyle and location

  • Balancing maintenance, comfort, and future plans

Downsizing successfully means knowing what today’s buyers value, how to prepare a home without over-investing, and how to sequence the sale so you can move forward with confidence rather than urgency.

Town-by-Town Perspective

While every property is unique, market behavior often follows town-level patterns. I regularly work with buyers and sellers in communities including:

  • Chatham

  • Kinderhook

  • Hudson

  • Valatie

  • Austerlitz

  • Canaan

  • New Lebanon

Each area has its own rhythm, pricing dynamics, and buyer expectations. Understanding those differences is a big part of selling well in Columbia County.

What Clients Often Say

Clients often tell me they appreciate:

  • Having clear guidance early in the process

  • Honest conversations about pricing and timing

  • Help thinking through both the sale and what comes next

  • Local insight that goes beyond general advice

Selling a home is rarely just a transaction — it’s a transition.

How to Use This Guide

If you’re considering selling a home in Columbia County — now or down the road — use this page as a starting point.

Every situation is different, and local context matters far more than generic market advice.

About Jennifer Sesma

Jennifer Sesma is a real estate agent with Beach & Bartolo Realtors, serving homeowners across Columbia County, NY. She works with sellers, move-up buyers, and downsizers to help them navigate the local market with clarity, confidence, and a well-thought-out plan.