Realtors working across the Tri-County area (where Orange, Ulster and Sullivan Counties meet) say that, right now, the real estate market is solid.

Maureen Lad of ERA Lad Realty says, "There are loads of buyers and loads of sellers right now. Important thing is that interest rates haven't been this low in 50 years."

Ian Pinckney of Better Homes & Gardens Rand Realty says, "The market right now is pretty stable. We're seeing a pretty good situation over the Tri-County area, with a good spike in Ulster and Sullivan."

Part of this is that prices have come down from the bubble peak, as sellers have reluctantly accepted reality on that front over the past year and a half.

"You can't base your expectations on something that wasn't real to begin with," says Maureen Lad. "What we had in those years was divorced from reality."

In the same spirit, Maureen Lad notes, "On the buyer's end, people can't expect to go into a purchase thinking that they can get it for nothing."

Tim Corcoran, of ERA Curasi Realty, agrees with her on this. "People have become a lot more realistic in pricing their houses."

Corcoran also notes some other positives in the market now. "Even with the tax credit going away I'm not seeing any slowdown, I've had fifteen sales this year; things have gone very well. I'm seeing people who are upsizing their homes and people at the other end who are downsizing. The fear that was in the market before has gone now."

Ian Pinckney says, "We see a lot of people who are buying in Ulster, who are going for the area of the Town of Shawangunk that is in the Pine Bush School District."

Maureen Lad also mentions the Pine Bush Schools. "They have a real appeal. Partly for things like the sports and Odyssey of the Mind, people like that. But the taxes there, in Crawford, are at a point where people are not so willing. There's a fear there of unaffordable taxes."

Tim Corcoran also notes the effect of the Pine Bush Schools. "Crawford is still growing, still popular, because of that school district. We see a 90-day window in Crawford, as long as the pricing is right, they're moving it."

Maureen Lad backs up Ian Pinckney's take on the movement towards the parts of the Town of Shawangunk that are in the Pine Bush School District.

"Walker Valley turns out to have wonderful country atmosphere, and you have the Pine Bush schools, but the tax affordability factor is much more positive."

However, Maureen Lad gets even more excited about what she's seeing in the Wawarsing area, as well as Cragsmoor.

"We think Ulster County is the right move, from Walker Valley over to Ellenville, the whole Route 52 and Route 209 junction area. There are beautiful village homes in Ellenville, and people are buying. We sell a lot of homes in the village. I think that area is at the point of making a dramatic change. The old factories are closed, that era is over. A new one is getting started."

Tim Corcoran is also keen on the Ellenville market. "We're doing a lot of business in Ellenville. Anything there that's under $250,000 moves very quickly."

Ian Pinckney is bullish in general about Ulster County. "Ulster's a much better sell right now. More house for the buck and lower taxes."

When it comes to market segmentation by price, there was also broad agreement.

Ian Pinckney said, "I'm seeing a little bit of movement at the higher end, $380,000 to $400,000. We had a house on Crans Mill Road, and within weeks of going on the market, she had two offers. But, the proviso is, as ever, it has to be a very nice house, and it has to be priced right. Homes for $450,000, they're mostly just sitting there. Get it under $400,000 and buyers are responding, they feel there's a deal there."

But generally, as has been the case for the last year or so, everyone points to the interest rates.

Tim Corcoran says, "These interest rates are just great, incredible. This is a great time to be buying a house, just for these rates."

Ian Pinckney says, "These rates are really good, and even over the next twelve months, I think we're going to be around 6%, might increase a little but not much. And that is just great for home buyers."

Maureen Lad makes another point, "People need to look past the misinformation. There's so much misinformation out there. For instance, there really are mortgages to be had right now. There are some very creative products out there now. But you have to talk to the right people and adapt to current market trends. Go to your real estate professionals, talk to them about what you need, they will make it happen."