Is Olivebridge, NY 12461 a buyer’s or seller’s market?
Olivebridge is a balanced market. With about 5.2 months of supply, well-priced homes can still draw more than one offer, but buyers have some room to negotiate.
The Olivebridge housing market right now
In the three months ending August 31, 2026, 25% of homes in Olivebridge, NY 12461 sold above their list price, the typical home went under contract in 110 days and there were 5.2 months of supply. Four to six months of supply is a balanced market, where pricing and condition decide how much room there is to negotiate. With only 8 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 0%, homes sold faster (112 days then) and the median sale price rose 36% to $549,762. Overall, Olivebridge is more competitive than a year ago, so tougher for buyers.
Within Ulster County, homes here sell more slowly than in 78% of the county’s ZIP codes, and sell less often over asking than in 58%.
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 12461
Nearby markets
Accord 12404Balanced $282 /sq ftArkville 12406 — /sq ftBearsville 12409Seller’s market $507 /sq ftBig Indian 12410Buyer’s market $225 /sq ft Browse all markets →Towns like Olivebridge nearby
Find towns like Olivebridge in other states →Where Olivebridge is
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Questions about Olivebridge real estate
Is Olivebridge a buyer’s or seller’s market?
A balanced market: there were 5.2 months of supply in Olivebridge, NY 12461 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 Olivebridge?
The typical home went under contract in 110 days in the latest three months.
Do homes in Olivebridge sell over asking?
25% of homes sold above their original list price, and the typical sale closed at 100.7% of the list price.
What are property taxes in Olivebridge?
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 Olivebridge?
The median sale price was $549,762 in the three months ending August 31, 2026, about $319 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