Published October 2, 2026 in Market Update

Cold Spring still has buyers, but homes aren't moving in a rush

By Steven Scarnati

Real estate, Cold Spring

Here's the one thing that matters if you're selling in Cold Spring right now: buyers are still paying close to what you ask. They're just not in a hurry. That combination means price and patience both have to be right.

The Real Estate Data Aggregator counted 15 homes sold in ZIP 10516 in the three months ending July 31, 2026. The median sale price came in at $750,000. That's a small market. Sixteen homes were for sale during that same stretch, and 18 new listings came on. Supply and demand are pretty close to even.

Buyers are paying close to ask. They're just taking their time.

The Real Estate Data Aggregator put the median days on market at 57 for ZIP 10516 in the three months ending July 31, 2026. And 0% of homes went under contract within two weeks of listing. Not one. So if you're expecting a quick offer, Cold Spring isn't set up that way right now.

That said, 40% of homes that did sell went above list price, according to the Real Estate Data Aggregator. So buyers aren't low-balling. The ones who show up are serious. There just aren't waves of them.

Rates above 7% are slowing things down nationally, too.

Realtor.com reported that mortgage rates topped 7% in September 2026, the first time since January 2025. That's not a Cold Spring problem. It's everywhere. And Realtor.com also noted that nationally, 20.8% of listings saw price cuts in September 2026, the highest share since October 2022. Cold Spring's 99.6% sale-to-list ratio held up well against that backdrop.

The Federal Housing Finance Agency reported that U.S. house prices rose 2.6% from July 2025 to July 2026. Month over month, they were up 0.3% in July on a seasonally adjusted basis. Prices nationally are still moving, just slowly.

What this means if you're selling in Cold Spring.

With 3.3 months of supply, this isn't a buyer's market or a seller's market. It's somewhere in between. Homes are selling. They're selling close to ask. But 57 median days on market means you need to be priced right from day one, not after a few weeks of silence.

One more thing worth knowing: these are ZIP code numbers for 10516. One street can read very differently from the whole ZIP. A home on the Hudson side of town, a fixer versus a turnkey, a place with a Cold Spring or Garrison address, all of those can tell a different story. The numbers above are the starting point, not the whole picture.