Town of Warwick, Orange County, New York
Selling a home in Warwick
Warwick is a large rural town with three villages, Greenwood Lake on the New Jersey line and the black dirt fields of Pine Island.
Get my free home valueAbout Warwick
Three villages, a big lake and black dirt
The Town of Warwick covers 104 square miles in southern Orange County, about 55 miles northwest of New York City, and had 32,027 residents in the 2020 Census. It includes three villages, Warwick (6,652 residents), Greenwood Lake (2,994) and Florida (2,888), and the hamlets of Sterling Forest, Amity, Pine Island, Bellvale and Edenville. The Appalachian Trail crosses the town, and its valley is known for farm stands, orchards and wineries.
The Village of Warwick was settled in 1764 and grew after the Warwick Valley Railroad opened in 1862; its historic district of 208 buildings was established in 1984. Greenwood Lake, 7.3 miles long and the largest lake in Orange County, straddles the New York and New Jersey border. Around Pine Island, drained glacial lake beds left the deep black dirt that farmers still work today.
Homes in Warwick
What sellers should know
Warwick homes range from Victorian houses in the Village of Warwick's historic district to lake houses at Greenwood Lake, farmhouses, and newer homes on country lots. Outside the village water and sewer systems, most homes have private wells and septic systems, so buyers will ask for a water test and septic records. Lake homes may sit in a flood zone, and some farm parcels carry agricultural assessments that a buyer should understand before closing.
Village or town?
Find out whether your home is in the Village of Warwick, Greenwood Lake or Florida, or in the town outside them. It changes your taxes, water and building rules.
Get a water test and septic records
Most rural Warwick homes are on wells and septic. A recent water test and pump-out record answer the first questions buyers ask.
Use the town's own records
Orange County's weekly property data update does not cover the Town of Warwick, so check your assessment with the town assessor directly.
Spell out lake rights
At Greenwood Lake, say whether you have frontage, a dock, or just nearby access. Buyers will ask.
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Selling a home in Warwick: questions
Who assesses my Warwick home?
The Town of Warwick Assessor's Office handles assessments, and the town posts its assessment roll online. Grievance Day in New York towns is typically the fourth Tuesday in May; check the town's dates.
Is my house in the Village of Warwick historic district?
The village's state and federally designated historic district has 208 buildings, nearly all built before 1900. If yours is one of them, buyers will want to know what review applies to exterior changes.
Do homes near Greenwood Lake need flood insurance?
Some do. Look up your address on the FEMA flood map; if the home is in a high-risk zone, a buyer's lender will require flood insurance.