Is Bearsville, NY 12409 a buyer’s or seller’s market?
Bearsville is a seller’s market. With about 3.7 months of supply and 67% of recent sales closing above the original list price, competing offers are common on well-priced homes. Buyers here often have a pre-approval in hand and a plan for the appraisal gap before touring.
The Bearsville housing market right now
In the three months ending August 31, 2026, 67% of homes in Bearsville, NY 12409 sold above their list price, the typical home went under contract in 85 days and there were 3.7 months of supply. Under four months of supply means sellers have the edge: expect competition for well-priced homes. With only 6 sales, these figures can swing a lot from month to month.
Compared with the same period a year earlier, the share selling over asking rose from 29%, homes sold faster (93 days then) and the median sale price rose 57% to $1,449,373. Overall, Bearsville is more competitive than a year ago, so tougher for buyers.
Within Ulster County, homes here sell more slowly than in 71% of the county’s ZIP codes, and sell more often over asking than in 93%.
Nearby, buyers who want less competition could look at Claryville 12725 (0% sold over asking) or Clintondale 12515 (0% sold over asking), while Boiceville 12412 (100% sold over asking) and Shokan 12481 (100% sold over asking) are even more competitive.
Run the numbers for 12409
Nearby markets
Accord 12404Balanced $282 /sq ftArkville 12406 — /sq ftBig Indian 12410Buyer’s market $225 /sq ftBloomington 12411 — /sq ft Browse all markets →Where Bearsville is
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Questions about Bearsville real estate
Is Bearsville a buyer’s or seller’s market?
A seller’s market: there were 3.7 months of supply in Bearsville, NY 12409 in the three months ending August 31, 2026. Under four months usually favors sellers, and more than six favors buyers.
How fast do homes sell in Bearsville?
The typical home went under contract in 85 days in the latest three months.
Do homes in Bearsville sell over asking?
67% of homes sold above their original list price, and the typical sale closed at 104.8% of the list price.
What are property taxes in Bearsville?
About 1.77% of a home’s value a year in Ulster County, or roughly $7,080 on a $400,000 home.
What is the median home price in Bearsville?
The median sale price was $1,449,373 in the three months ending August 31, 2026, about $507 per square foot.
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Market data describes housing activity only. Figures are rolling 3-month values from Redfin and may be revised. Methodology