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Beautiful, affordable, friendly and just 2 hours from New York City are the reasons so many New Yorkers choose Sullivan County for their second home getaway. We pretty much have everything you're looking for — lakes, mountains, rivers, farms and that friendly, down home country welcome.

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Current Market Conditions

Sales volume down, but some recovery from last month

(September 2014) The sales data for the 3 month period ending Aug. 31 presents a bit of a mixed picture. The volume of single family sales is down 10% from a year earlier (142 versus 158). The median sales price, though, held steady yeary over year at $125,000, which was an improvement from the slide the previous month, indicating some stabilization in prices. The average sales price was up 6%, but that can largely be attributed to a single $3.15M sales at the Chapin Estate that skewed the average up. Pulling that sale out of the data drops the average back to $149,904.

The data is the data, but it's not jiving with what agents here have been reporting, namely that they're busier this summer than they've been in years. Over the summer, the general feeling among Realtors here was that 2014 was going to knock it out of the park compared to 2013. We're 2/3 of the way through the year, and right now the year over year numbers are essentially flat. From Jan. 1 to Aug 31, in 2013 there were 344 single family sales closed at an average price of $154,809; in 2014 for the same period, there were 347 sales closed at an average price of $158,408.

A lot of sellers have been acting like the market is much stronger than it is, hardballing on negotiations, refusing to address inspection items or adjust price for low appraisals. Sellers need to take a hard look at the numbers — the market isn't off, but it isn't really up, either.

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Sullivan County Single Family Home Sales — Average Prices
  Current Listings** Closed Sales Jun - Aug 2014
All Single Family Homes $240,747 $171,032
Lakefront Homes $495,836 $377,000
Non-Lakefront 10+ Acres $397,448 $629,066

** Current Listings from the Sullivan MLS only. Closed sales includes Sullivan sales compiled from Sullivan MLS and Hudson Gateway MLS.