New Listing
2
$49,000
Ludingtonville Rd Lot 42
Carmel, NY 10512
Land2.78 acres
Coldwell Banker Realty
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Carmel, NY Housing Market
Seller's market+7.1% YoY
Redfin, through May 2026 · No longer updatingFreddie Mac via FRED, September 2026 · Refreshes weekly
The last median sale price Redfin published was $642,500, +7.1% year over year (through May 2026). With 3.8 months of supply and homes going under contract in about 24 days, Carmel is a seller's market. At today's 7.03% 30-year fixed rate, 20% down on a $642,500 home is about $3,430/mo in principal and interest.
Key numbers for Carmel, NY
Median sale price
$642,500
+7.1% year over year
Redfin, through May 2026
Days on market
24
Average pace
Redfin, through May 2026
Active listings
68
3.8 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$126,224
Home costs 5.1x income
U.S. Census ACS, 2023
Sale-to-list ratio
106.6%
Selling above asking
Redfin, through May 2026
Zillow figures refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Carmel a buyer's or seller's market?
Seller's market3.8 months of supply24 days on market106.6% of asking
Carmel, NY is a seller's market, based on 3.8 months of supply and homes selling in about 24 days. Under 4 months of supply tilts the market toward sellers: homes clear faster than they are replaced, so concessions are scarce.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Carmel housing market data show?
Every row below is Redfin's final published month for Carmel, NY. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $642,500 |
| Median list price | $672,000 |
| Year-over-year price change | +7.1% |
| Median price per sq ft | $328/sq ft |
| Median days on market | 24 days |
| Active inventory | 68 listings |
| Months of supply | 3.8 months |
| Sale-to-list price ratio | 106.6% |
| Homes sold (that month) | 18 |
| New listings (that month) | 42 |
| Listings with a price cut | 23.5% |
| Market condition | Seller's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Carmel is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Carmel is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Carmel home prices moved?
Over the last three years the median sale price in Carmel, NY rose 28.5%, from $500,000 to $642,500. 23.5% of Carmel listings cut their asking price in the final Redfin month — a modest share, which is what a market looks like when sellers are pricing close to where homes actually clear. For prices to fall meaningfully from here, supply would have to keep building past 3.8 months while the sale-to-list ratio slips below its current 106.6%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Carmel?
Priced off the median sale price of $642,500 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $128,500 | $514,000 | $3,430/mo |
| 5% | $32,125 | $610,375 | $4,073/mo |
Redfin, through May 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $3,430, that implies roughly $147,001 a year before you add taxes and insurance. The median household in Carmel earns $126,224, about $20,777 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the median sale price to fit the 28% rule. That puts the price-to-income ratio at 5.1x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Carmel in the next 12 months?
Tell us your timeline. We send the Carmel market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Carmel?
Zillow does not publish a rent index (ZORI) for Carmel, NY, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Carmel?
Active listings in Carmel, NY went from 73 in May 2025 to 68 in May 2026, a -6.8% change. Inventory has been roughly flat, which usually keeps prices moving with rates rather than with local supply.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 72 | 38 |
| July 2025 | 63 | 37 |
| August 2025 | 57 | 29 |
| September 2025 | 58 | 39 |
| October 2025 | 51 | 35 |
| November 2025 | 48 | 23 |
| December 2025 | 43 | 15 |
| January 2026 | 43 | 20 |
| February 2026 | 34 | 18 |
| March 2026 | 46 | 33 |
| April 2026 | 67 | 57 |
| May 2026 | 68 | 42 |
Redfin, through May 2026
How does Carmel compare to New York and the U.S.?
Carmel homes sell for $642,500 — 4% above the New York median of $620,500. Against the national median of $410,700, Carmel runs 56% higher. Year-over-year, Carmel moved +7.1% against New York's +5.1% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Carmel, NY | $642,500 | +7.1% | 24 days |
| New York statewide | $620,500 | +5.1% | 42 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Carmel
What buyers should watch
- Months of supply, currently 3.8. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 23.5%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $643 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $642,500 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Carmel listing goes under contract in 24 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 106.6% of asking. Price at the number you want and let competition do the rest.
- In the last published month Carmel added 42 new listings against 18 sales — more competition arriving than clearing, so early timing matters.
- Comparable ZIP-level pricing inside Carmel varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Carmel
There are currently 68 homes listed for sale in Carmel, New York. The median listing price is $672K. Featured listings range from $49,000 to $1,350,000.
New Listing
20
$345,000
58 Hillside Dr
Carmel, NY 10541
2 bd1 ba981 sqft$352/ft²
House21,780 sqft lot
River Realty Services, Inc.
View photos & details
New Listing
11
$420,000
58 Pleasant Dr
Carmel, NY 10512
2 bd1 ba858 sqft$490/ft²
House10,019 sqft lot
Holly Real Estate
View photos & details
New Listing
18
$429,000
6 Dellacona Rd
Carmel, NY 10512
3 bd1 ba1,050 sqft$409/ft²
House12,602 sqft lot
Howard Hanna Rand Realty
View photos & details
New Listing
24
$485,000
46 Maple Hill Dr
Carmel, NY 10541
2 bd3 ba2,200 sqft$220/ft²
House436 sqft lot
Houlihan Lawrence Inc.
View photos & details
New Listing
38
$489,000
5703 Applewood Cir
Carmel, NY 10512
2 bd3 ba1,874 sqft$261/ft²
Condo436 sqft lot
Houlihan Lawrence Inc.
View photos & details
New Listing
42
$500,000
2 Blair Hts Unit 3331
Carmel, NY 10512
2 bd2 ba1,733 sqft$289/ft²
Condo436 sqft lot
Houlihan Lawrence Inc.
View photos & details
New Listing
37
$675,000
581 Barrett Hill Rd
Carmel, NY 10541
3 bd3 ba2,842 sqft$238/ft²
House4.11 acres
RE/MAX Classic Realty
View photos & details
New Listing
38
$949,000
329 Route 6N
Carmel, NY 10541
3 bd3 ba2,155 sqft$440/ft²
House2.46 acres
DeSimone Real Estate
View photos & details
New Build
19
$954,000
2052 Summit Loop Unit 62
Carmel, NY 10512
2 bd2 ba2,102 sqft$454/ft²
Condo
Toll Brothers Real Estate Inc.
View photos & details
New Build
17
$960,000
2075 Summit Loop Unit 101
Carmel, NY 10512
2 bd2 ba1,948 sqft$493/ft²
Condo
Toll Brothers Real Estate Inc.
View photos & details
New Listing
50
$1,350,000
85 Orchard Hill Rd
Carmel, NY 10512
4 bd5 ba5,381 sqft$251/ft²
House1.68 acres
Douglas Elliman Real Estate
View photos & details
Looking to buy in Carmel?
Get connected with a local real estate expert — free, no obligation.
Active listings
68
Homes on market
Median list price
$672K
Avg. days on market
24
Days until sale
New this week
42
Newly listed
Price drops:23.5%of listings
Sale-to-list:106.6%
How much do homes cost in Carmel by property type?
How the Carmel, NY market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $685,000 | $343/sq ft | 17 | 26 days |
| Condo / co-op | $480,000 | $273/sq ft | 1 | 16 days |
Who lives in Carmel?
American Community Survey estimates for Carmel. U.S. Census ACS, 2023
Population
7,222
Households
2,806
Median income
$126,224/yr
Median age
46 years
Owner-occupied
75.2%
Median home value
$491,300
Median gross rent
$1,160/mo
Mean commute
41.7 min
75.2% of occupied homes in Carmel are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market.
Which public schools serve Carmel?
4 schools tracked · 3,218 students
The largest public schools serving Carmel, NY by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
CARMEL HIGH SCHOOL
Grades 9-12 · 1,321 students
GEORGE FISCHER MIDDLE SCHOOL
Grades 5-8 · 1,139 students
KENT ELEMENTARY SCHOOL
Grades K-4 · 390 students
KENT PRIMARY SCHOOL
Grades K-4 · 368 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Carmel, NY?
Ordered by distance from Carmel, not by size. Compare Carmel side by side with any of them.
Which ZIP codes are in Carmel?
These are the ZIP codes we see on active Carmel listings. Redfin did not publish a matching ZIP-level sale row for the same period, so we are not ranking them by price here — each ZIP page shows exactly what we hold for it.
Carmel housing market FAQ
Is Carmel a buyer's or seller's market?
Carmel, NY is currently a seller's market. That read comes from 3.8 months of supply, homes going under contract in about 24 days, and sellers getting 106.6% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Carmel?
The median sale price in the last month Redfin published was $642,500, about $328 per square foot.
Is Carmel cheaper than the rest of New York?
Carmel's median sale price of $642,500 is 4% higher than the New York statewide median of $620,500, and 56% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Carmel?
Homes in Carmel, NY spent a median of 24 days on market before going under contract, versus 42 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in Carmel?
At the current 30-year fixed rate of 7.03%, 20% down on a $642,500 home is about $3,430 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $147,001 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $126,224.
Are home prices rising in Carmel?
Redfin's last published year-over-year change for Carmel, NY was +7.1%, measured through May 2026. That series is frozen; treat it as a historical reading rather than a current trend.
What are the cheapest ZIP codes in Carmel?
Carmel ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Carmel?
That depends on your timeline, not on a headline. What the data says today: Carmel, NY is a seller's market with 3.8 months of supply, the 30-year fixed rate is 7.03%. Properties Incorporated publishes the data; it does not give financial advice.
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