Orange County, New York · Wholesaling

Wholesaling Real Estate in Orange County, New York

If you want to break into real estate in Orange County without a large bankroll, wholesaling is one of the most practical ways to start. Your job is to find a discounted property, put it under contract, and connect it with a cash buyer who wants the deal.

Assign contractsCash buyersProbate leadsPre-foreclosureAbsentee owners

Get Started →How wholesaling works ↓

Orange County, New York areas and ZIP codes map for real estate investors
$559,000
Median listing price (up 5.5%)
1,689
Active listings in Orange County
58 days
Average time on market
$2,300
Median rent (down 2.1%)

Market data: Realtor.com Orange County housing market, October 2026. Zillow Home Value Index for Orange County: $468,342 (up 4% from a year earlier), August 2026. View homes on Zillow.

Carolynn Castillo, ForeclosuresDaily.com customer

Customer review 1 of 8Featured success story

Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.

Carolynn Castillo
Realtor & Broker · eXp Realty

▶ Watch videoWebinar press release →
Local market snapshot

Why wholesale real estate in Orange County?

Wholesaling needs little capital because you control a property with a contract and an earnest money deposit, not a mortgage. In addition, your buyer handles the repairs, so you never manage contractors, and many assignments close in weeks rather than months.

Orange County is home to about 401,000 residents as of the 2020 census, and its county seat is Goshen. Its ZIP codes span communities such as Campbell Hall, Circleville, Harriman, and Middletown, and motivated-seller situations such as inherited homes, tired rentals, and pre-foreclosures show up across all of them.

With a population of this size, Orange County produces a steady flow of probate filings, divorces, and foreclosure notices every year. Investors who track these records and reach owners early tend to find the best off-market deals.

Orange County wholesale real estate investors finding off-market deals
Shannon Thompson, ForeclosuresDaily.com customer

Customer review 2 of 8

Shannon Thompson
Investor · Joe Homebuyer of Atlanta

Watch Shannon Thompson share their experience using ForeclosuresDaily.com.

▶ Watch video
Step-by-step

How does wholesaling real estate work in Orange County?

Every wholesale deal follows the same path, from the first lead to the assignment fee:

Find a distressed property

Initially, use targeted lead generation to find owners with a reason to sell, such as heirs, tired landlords, or owners facing foreclosure.

Run the numbers

Next, estimate the after-repair value (ARV) from nearby sales, because your offer depends on it.

Sign a purchase contract

Then agree on a price that leaves room for your buyer’s profit as well as your assignment fee.

Find a cash buyer

After that, match the deal with a flipper, landlord, or other cash buyer from your list.

Assign the contract

In addition, transfer your rights under the contract to the buyer in exchange for your fee.

Collect your fee

Finally, the title company or closing attorney usually pays your assignment fee at closing.

Andrew Litchfield, ForeclosuresDaily.com customer

Customer review 3 of 8

Andrew Litchfield
Webinar host

Andrew Litchfield hosted a ForeclosuresDaily.com monthly webinar for real estate investors.

Read press release →
Targeted real estate lead generation

Motivated sellers who want to liquidate fast

For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in Orange County, cross-referenced with tax rolls and property appraiser records.

Probate LeadsExecutors who must sell before the estate can close.Get probate leads →Pre-Probate LeadsFamilies who may sell before a probate case is filed.See pre-probate leads →Inheritance LeadsHeirs who want to sell because they will not keep the home.View inheritance leads →Foreclosure LeadsOwners behind on payments who want to sell before auction.Explore foreclosure leads →Divorce LeadsCouples who must sell when they divide shared assets.Find divorce leads →Eviction LeadsTired landlords who want out because of problem tenants.Browse eviction leads →Code Violation LeadsOwners facing fines because of open violations and costly repairs.Check code violation leads →Tax DelinquencyOwners behind on property taxes who need cash soon.Target tax-delinquent owners →Absentee Owner LeadsOut-of-area owners, especially those far from the property.Reach absentee owners →Life Leads & FSBOOwners selling on their own rather than with an agent.Shop all lead products →
Anthony Coletti, ForeclosuresDaily.com customer

Customer review 4 of 8

Anthony Coletti
Real estate investor

Watch Anthony Coletti share their experience using ForeclosuresDaily.com.

▶ Watch video
Find a deal

How do you calculate a wholesale offer in Orange County?

Every offer starts with the ARV, which is what the home will be worth once it is fixed. For example, the 70% Rule says your buyer should pay no more than 70% of ARV minus repairs. Because your assignment fee comes out of that number, your contract price must be even lower.

For instance, here is the math using the Orange County median listing price as the ARV, an 8% repair budget, and a typical assignment fee.

Wholesale offer example

ARV$559,000
70% of ARV − repairs ($45,000)$346,300
Your assignment fee− $17,000
Your contract price$329,300
Jeremy Resmer, ForeclosuresDaily.com customer

Customer review 5 of 8

Jeremy Resmer
Webinar host

Jeremy Resmer hosted a ForeclosuresDaily.com monthly webinar for real estate investors.

Read press release →
Zip codes

Orange County ZIP codes to watch

Start your search in these Orange County ZIP codes, and then expand as you learn which areas your buyers want. Next, choose a ZIP code from the menu to open its investing data.

Campbell HallZIP 10916$750,000Flip

Campbell Hall (10916) market snapshot

$750,000 ▲ 11.1%Median listing price
$298Price per sq ft
46 days ▼ 34.8%Days on market
n/aMedian rent
24 ▼ 10.7%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $607,278 (up 3.8% from a year earlier) as of August 2026.

ZIP 10916 is part of Campbell Hall, NY.

Investor note: Pull probate, pre-foreclosure, and absentee-owner leads for 10916 to find motivated sellers here.

Max offer when the ARV equals the median price$750,000 × 70% − $60,000 repairs = $465,000 max offer

Also see the full 10916 market report on Realtor.com →Then view 10916 homes on Zillow →

CirclevilleZIP 10919Wholesale

Circleville (10919) market snapshot

In addition, the Zillow Home Value Index is $488,111 (up 4.7% from a year earlier) as of August 2026.

Circleville is a hamlet in the Town of Wallkill, part of Orange County, New York. It is located on NY 302, around the junction with the old Goshen Turnpike, a short distance north of NY 17 and two miles south of Bullville. It is three miles northeast of Middletown. It also has a parked namely Circleville Park.

Investor note: Has its own local government, so check its code-violation, vacant-property, and rental-registration lists.

HarrimanZIP 10926$259,900Negotiate

Harriman (10926) market snapshot

$259,900 ▼ 47.8%Median listing price
$268Price per sq ft
70 days ▲ 86.7%Days on market
$2,450 ▲ 2.1%Median rent
4Active listings
11.3%Gross rent yield

In addition, the Zillow Home Value Index is $370,816 (up 3% from a year earlier) as of August 2026.

Harriman is a village in Orange County, New York. It is in the southeastern section of the town of Monroe, with a small portion in the town of Woodbury. It is part of the Kiryas Joel–Poughkeepsie–Newburgh metropolitan area as well as the larger New York metropolitan area. Population: 2,714 (2020 census).

Investor note: Small market: few sales each year, so verify every comp and keep a local buyers list.

Max offer when the ARV equals the median price$259,900 × 70% − $21,000 repairs = $160,930 max offer

Also see the full 10926 market report on Realtor.com →Then view 10926 homes on Zillow →

MiddletownZIP 10941$525,000Negotiate

Middletown (10941) market snapshot

$525,000 ▲ 5.4%Median listing price
$242Price per sq ft
43 days ▲ 43.7%Days on market
$2,375 ▼ 10.4%Median rent
32 ▼ 18.2%Active listings
5.4%Gross rent yield

In addition, the Zillow Home Value Index is $460,707 (up 4.6% from a year earlier) as of August 2026.

Middletown is the largest city in Orange County, New York. It lies in New York's Hudson Valley region, near the Wallkill River and the foothills of the Shawangunk Mountains. Middletown is situated between Port Jervis and Newburgh, New York. Population: 30,345.

Investor note: Water nearby: view and water-access homes often sell at a premium, so compare ARV carefully and check flood zones. Industrial history: older housing stock often needs updates, which suits fix-and-flip buyers.

Max offer when the ARV equals the median price$525,000 × 70% − $42,000 repairs = $325,500 max offer

Also see the full 10941 market report on Realtor.com →Then view 10941 homes on Zillow →

Pine IslandZIP 10969Wholesale

Pine Island (10969) market snapshot

In addition, the Zillow Home Value Index is $493,794 (up 6% from a year earlier) as of August 2026.

Pine Island is a hamlet in the town of Warwick in Orange County, New York. " It gets its name from its slight elevation over the surrounding land. In the days before the nearby Wallkill River was rerouted to control flooding, it would often be an actual island for a period in the spring.

Tuxedo ParkZIP 10987$892,444Negotiate

Tuxedo Park (10987) market snapshot

$892,444 ▼ 18.8%Median listing price
$359Price per sq ft
68 days ▲ 16.1%Days on market
$4,000Median rent
44 ▼ 2.7%Active listings
5.4%Gross rent yield

In addition, the Zillow Home Value Index is $1,318,241 (up 8.2% from a year earlier) as of August 2026.

Tuxedo Park is a village in Orange County, New York. Its name is derived from an indigenous Lenape word ptukwsiit or tùkwsit, meaning "round foot" or Wolf Clan. Population: 645 (2020 census).

Max offer when the ARV equals the median price$892,444 × 70% − $71,000 repairs = $553,711 max offer

Also see the full 10987 market report on Realtor.com →Then view 10987 homes on Zillow →

West PointZIP 10996Wholesale

West Point (10996) market snapshot

West Point is a census-designated place in Orange County, New York. It is the oldest continuously occupied military post in the United States. West Point was also the site of General Benedict Arnold's failed attempt at treason during the Revolutionary War. West Point was first occupied by the United States Armed Forces in January 1778 by Brigadier General Samuel Holden Parsons. Population: 7,341 (2020 census).

Investor note: Unincorporated area: permits, liens, and code enforcement are handled by the township or county, so pull records there.

MaybrookZIP 12543$379,900Flip & wholesale

Maybrook (12543) market snapshot

$379,900 ▲ 26.6%Median listing price
$237Price per sq ft
67 days ▼ 15.2%Days on market
$1,987 ▼ 10.7%Median rent
9Active listings
6.3%Gross rent yield

In addition, the Zillow Home Value Index is $326,609 (up 1.9% from a year earlier) as of August 2026.

Maybrook is a village in Orange County, New York. It is part of the Kiryas Joel-Poughkeepsie–Newburgh, NY Metropolitan Statistical Area as well as the larger New York–Newark–Bridgeport, NY-NJ-CT-PA Combined Statistical Area. It is located mostly in the town of Montgomery, but a small portion is in the town of Hamptonburgh. Population: 3,150 (2020 census).

Max offer when the ARV equals the median price$379,900 × 70% − $30,000 repairs = $235,930 max offer

Also see the full 12543 market report on Realtor.com →Then view 12543 homes on Zillow →

Rock TavernZIP 12575$720,000Flip

Rock Tavern (12575) market snapshot

$720,000 ▲ 17.6%Median listing price
$253Price per sq ft
56 days ▼ 25.2%Days on market
n/aMedian rent
17 ▼ 14.3%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $599,522 (up 4.6% from a year earlier) as of August 2026.

ZIP 12575 is part of Rock Tavern, NY.

Max offer when the ARV equals the median price$720,000 × 70% − $58,000 repairs = $446,000 max offer

Also see the full 12575 market report on Realtor.com →Then view 12575 homes on Zillow →

GodeffroyZIP 12739Wholesale

Godeffroy (12739) market snapshot

Godeffroy is served by ZIP code 12739 in Orange County, New York.

Choose a ZIP code from the menu to see its investing data, then compare markets. Market data: Realtor.com, October 2026, and Zillow Home Value Index, August 2026. Also, gross rent yield is 12 months of median rent divided by the median listing price; the max offer assumes repairs of 8% of the median price.

Antonio Stringfield, ForeclosuresDaily.com customer

Customer review 6 of 8

Antonio Stringfield
Probate investor · Los Angeles

Watch Antonio Stringfield share their experience using ForeclosuresDaily.com.

▶ Watch video
Cash buyers

How do you build your buyers list in Orange County?

Build your buyers list before you sign your first contract. Your best buyers are cash buyers who can close quickly, such as flippers, landlords, and small builders.

  • First of all, attend local real estate investor meetups.
  • Also, review recent cash sales in county records to find active buyers.
  • Then connect with title companies, hard money lenders, and property managers.
  • Finally, ask every buyer for their buy box: areas, price range, and rehab level.
Contracts

What does assigning contracts mean in New York?

Assigning contracts means transferring your rights as the buyer under a purchase agreement to another investor. Your contract should allow assignment, and your buyer typically pays your assignment fee at closing.

Wholesaling is legal in most states, but the rules differ. Some states require disclosures or a real estate license for certain activities, so review your contracts with a New York real estate attorney before you start.

Nancy Wallace-Laab, ForeclosuresDaily.com customer

Customer review 7 of 8

Nancy Wallace-Laab
Investor · nearly 20 years

Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.

▶ Watch videoAirbnb press release →

ForeclosuresDaily off-market opportunities before your competition

In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.

Not on the MLSHomes for sale privately, before any listing.
Less competitionFewer buyers know the property exists.
Fresh leadsNew records added every day.
NationwideTarget any county or ZIP code.

Get Started →

Phillip Warrick, ForeclosuresDaily.com customer

Customer review 8 of 8

Phillip Warrick
Full-time investor since 2003

Full-time real estate investor since 2003, with over 20 years of experience.

▶ Watch videoWebinar press release →
More guides

More wholesaling guides in New York

Compare nearby markets before you choose where to farm. For example, these local guides cover other New York cities and counties:

Albany County · Bronx County · Dutchess County · Erie County · Kings County · Monroe County · Nassau County · New York County · Onondaga County · Queens County

Also, see Wholesaling Real Estate for Profit for the profit math and guides in every state.

FAQ

Wholesaling questions for Orange County

How do you wholesale real estate in Orange County?

First of all, find a motivated seller through probate, pre-foreclosure, or absentee-owner leads. Then sign a contract at a discount, and finally assign it to a cash buyer for a fee.

Is wholesaling legal in New York?

Wholesaling is legal in most states, but the rules vary. For example, some states require disclosures or a license for certain activities, so have a New York real estate attorney review your contracts.

How much can you make wholesaling in Orange County?

Assignment fees vary by deal. For instance, a fee of about 3% on a home priced near the Orange County median of $559,000 would be roughly $17,000.

Which Orange County ZIP codes have the lowest entry prices?

Among the ZIP codes in this guide, the lowest median listing prices are in 10926 (Harriman) at $259,900, 12543 (Maybrook) at $379,900, and 10941 (Middletown) at $525,000, based on Realtor.com data from October 2026.

Where do Orange County foreclosures come from?

Most start with missed mortgage payments, so pre-foreclosure filings appear months before an auction. As a result, investors who reach owners early can buy before the home is listed.

Get Orange County wholesale leads today

Fresh, targeted, off-market data for Campbell Hall, Circleville, Harriman, and beyond.
Get Started →