Is Pond Eddy, NY 12770 a buyer’s or seller’s market?
Pond Eddy is a balanced market. With about 4.8 months of supply, well-priced homes can still draw more than one offer, but buyers have some room to negotiate.
The Pond Eddy housing market right now
In the three months ending August 31, 2026, 50% of homes in Pond Eddy, NY 12770 sold above their list price, the typical home went under contract in 22 days and there were 4.8 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 2 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 (30 days then) and the median sale price rose 18% to $383,834. Overall, Pond Eddy is more competitive than a year ago, so tougher for buyers.
Within Sullivan County, homes here sell faster than in any other ZIP code in the county, and sell more often over asking than in 81%.
Nearby, buyers who want less competition could look at Woodbourne 12788 (0% sold over asking) or White Lake 12786 (0% sold over asking), while Kenoza Lake 12750 (100% sold over asking) and Mountain Dale 12763 (100% sold over asking) are even more competitive.
Run the numbers for 12770
Nearby markets
Barryville 12719Buyer’s market $336 /sq ftBethel 12720 — /sq ftBloomingburg 12721Balanced $234 /sq ftCallicoon 12723Balanced $275 /sq ft Browse all markets →Where Pond Eddy is
Loading map…
Questions about Pond Eddy real estate
Is Pond Eddy a buyer’s or seller’s market?
A balanced market: there were 4.8 months of supply in Pond Eddy, NY 12770 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 Pond Eddy?
The typical home went under contract in 22 days in the latest three months.
Do homes in Pond Eddy sell over asking?
50% of homes sold above their original list price, and the typical sale closed at 91.3% of the list price.
What are property taxes in Pond Eddy?
About 2.00% of a home’s value a year in Sullivan County, or roughly $8,000 on a $400,000 home.
What is the median home price in Pond Eddy?
The median sale price was $383,834 in the three months ending August 31, 2026, about $258 per square foot.
Local agents
See all agents in 12770 →No sponsored agents in 12770 yet. Are you an agent here? Put your name in front of local buyers.
More tools for 12770
Market data describes housing activity only. Figures are rolling 3-month values from Redfin and may be revised. Methodology