Is Smallwood, NY 12778 a buyer’s or seller’s market?
Smallwood is a balanced market. With about 5.3 months of supply, well-priced homes can still draw more than one offer, but buyers have some room to negotiate.
The Smallwood housing market right now
In the three months ending August 31, 2026, 0% of homes in Smallwood, NY 12778 sold above their list price, the typical home went under contract in 40 days and there were 5.3 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 3 sales, these figures can swing a lot from month to month.
Compared with the same period a year earlier, the share selling over asking was about the same (0% then), homes sold more slowly (19 days then) and the median sale price rose 102% to $343,851. Overall, Smallwood is less competitive than a year ago, which gives buyers more room.
Within Sullivan County, homes here sell faster than in 81% of the county’s ZIP codes, and sell less often over asking than in any other ZIP code in the county.
Nearby, Kenoza Lake 12750 (100% sold over asking) and Mountain Dale 12763 (100% sold over asking) are even more competitive.
Run the numbers for 12778
Nearby markets
Barryville 12719Buyer’s market $336 /sq ftBethel 12720 — /sq ftBloomingburg 12721Balanced $234 /sq ftCallicoon 12723Balanced $275 /sq ft Browse all markets →Where Smallwood is
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Questions about Smallwood real estate
Is Smallwood a buyer’s or seller’s market?
A balanced market: there were 5.3 months of supply in Smallwood, NY 12778 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 Smallwood?
The typical home went under contract in 40 days in the latest three months.
Do homes in Smallwood sell over asking?
0% of homes sold above their original list price, and the typical sale closed at 97.6% of the list price.
What are property taxes in Smallwood?
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 Smallwood?
The median sale price was $343,851 in the three months ending August 31, 2026, about $368 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