Orange County, New York
Selling a home in Orange County
Orange County stretches from the Hudson at Newburgh to the Delaware at Port Jervis, with river cities, farm towns and lake villages in between.
Get my free home valueAbout Orange County
From the Hudson to the black dirt
Orange County runs west from the Hudson River to the New Jersey and Pennsylvania borders, and its county seat is Goshen. The 2020 Census counted 401,310 residents. It has three cities, Newburgh, Middletown and Port Jervis, and many towns and villages, from Cornwall and the Highlands near West Point to Warwick in the south. Each city and town keeps its own assessor and building department.
Commuters use the Port Jervis Line, which stops at Tuxedo, Harriman, Salisbury Mills-Cornwall, Campbell Hall, Middletown, Otisville and Port Jervis, or cross to Metro-North's Hudson Line at Beacon by the Newburgh-Beacon ferry or bridge. New York Stewart International Airport is near Newburgh. The rich black dirt farmland around Pine Island in Warwick and Greenwood Lake on the New Jersey line are part of the county too.
Seller guides in Orange County
Homes in Orange County
What sellers should know
Orange County sellers own everything from brick rowhouses in Newburgh's historic districts to farmhouses, lake homes and newer subdivisions. Outside the cities and villages, many homes use private wells and septic systems, so water tests and septic records are common buyer requests. Each town or city assesses property, and the county's real property site shows parcel data. Homes near the Hudson, the Wallkill or local lakes should be checked against the FEMA flood map.
Check your parcel data
Orange County's real property site shows assessment data for most towns. Make sure the square footage and bedroom count match your house before you price it.
Plan for well and septic questions
Outside city and village systems, buyers will ask for a water test and septic records. New York State's health department explains private well testing.
Name the commute
Tell buyers the nearest Port Jervis Line station, or the drive to the Beacon ferry or bridge for Metro-North.
Look up the flood zone
River and lake homes can sit in a FEMA flood zone. Knowing early saves trouble with the buyer's lender.
For landowners
Building on your land in Orange County
In Orange County, zoning and building permits come from each city, town or village building department, such as the Town of Warwick or the City of Newburgh. The Orange County Department of Health reviews sewage disposal and water supply for realty subdivisions, and lots without sewer need an approved septic design. Check with the local building department first before planning a new house or addition.
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Selling a home in Orange County: questions
Who sets my property assessment in Orange County?
Your city or town assessor sets it. The county's real property information site posts assessment data, and New York State explains how to grieve an assessment.
Do I need a septic inspection to sell?
New York does not require one for every sale, but many buyers and lenders ask for a septic inspection and a water test. Having recent records ready keeps the deal moving.
How do I get to New York City from Orange County?
The Port Jervis Line runs through the county toward Hoboken with connections at Secaucus, and Newburgh residents can take the ferry or drive across the bridge to Metro-North at Beacon.