12446 — Ulster County, New York Market Snapshot
Housing market data for zip code 12446 in Ulster County, New York. Updated monthly with median prices, days on market, and more.
Market Sales Data
11 sales in 2026 (year to date)
Median Sale Price
$400,000
Days to Sell
83
Homes Sold
11
Inventory
33
Sale-to-List
95.6%
New Listings
27
Price/SqFt
$226
Pending Sales
18
Conforming Loan Available
Most homebuyers in 12446 can comfortably use conventional financing. The median home price of $400,000 is well below the 2026 conforming loan limit of $832,750, meaning buyers can put as little as 3-5% down without hitting jumbo loan territory.
Market Insights
Market Temperature
With homes sitting for 83 days on average, 12446 favors buyers. There may be opportunities to negotiate below asking price or request seller concessions for closing costs or rate buydowns.
Sale-to-List Ratio
The average home in 12446 sells for 4.4% below asking price (95.6% sale-to-list), suggesting buyers have negotiating leverage in the current market.
Conforming Loan Feasibility
Most homebuyers in 12446 can comfortably use conventional financing. The median home price of $400,000 is well below the 2026 conforming loan limit of $832,750, meaning buyers can put as little as 3-5% down without hitting jumbo loan territory.
Loan limits in 12446 are set at the county level.
2026 Loan Limits — Ulster County
| Property Units | Conforming Limit | FHA Limit |
|---|---|---|
| 1 Unit | $832,750 | $541,287 |
| 2 Units | $1,066,250 | $693,050 |
| 3 Units | $1,288,800 | $837,700 |
| 4 Units | $1,601,750 | $1,041,125 |
Affordability Snapshot — Zip 12446
To purchase the median home at $400,000 with 5% down at today's rate of 6.75%, the estimated monthly payment is approximately $3,215.
Monthly Payment
$3,215
Income Required
$137,772
Principal & Interest
$2,465/mo
Down Payment (5%)
$20,000
Based on 30-year fixed at 6.75%, 1.8% property tax, $1,800/yr insurance, 28% DTI guideline.
Mortgage Calculator
Estimate your monthly payment for a home in 12446.
Estimated Monthly Payment
$2,626
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