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Butternuts, NY real estate

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Butternuts real estate Market Report.

Information and statistics on the latest trends in the Butternuts real estate market. *

Latest Rolling 3-Month Snapshot

Jul 1, 2026 - Sep 30, 2026

Median sale price
$165K
-58% from Q2 '26
Median list price
$247K
-0.8% from Q2 '26
Active listings
16
+60% from Q2 '26
Homes sold
3
No change from Q2 '26
New pendings
8
+100% from Q2 '26
New listings
11
+38% from Q2 '26

Quarterly Pricing Trends for Butternuts

Rolling three-month data ending on quarter boundaries when available.

Quarterly Pricing Trends for Butternuts Q4 '21 Q4 '22 Q4 '23 Q4 '24 Q4 '25 Q3 '26 Median sale price in Oct 2021 - Dec 2021: $234K Median sale price in Jan 2022 - Mar 2022: $165K Median sale price in Apr 2022 - Jun 2022: $248K Median sale price in Jul 2022 - Sep 2022: $235K Median sale price in Oct 2022 - Dec 2022: $185K Median sale price in Jan 2023 - Mar 2023: $85K Median sale price in Apr 2023 - Jun 2023: $155K Median sale price in Jul 2023 - Sep 2023: $135K Median sale price in Oct 2023 - Dec 2023: $183K Median sale price in Jan 2024 - Mar 2024: $219K Median sale price in Apr 2024 - Jun 2024: $343K Median sale price in Jul 2024 - Sep 2024: $232K Median sale price in Oct 2024 - Dec 2024: $147K Median sale price in Jan 2025 - Mar 2025: $160K Median sale price in Apr 2025 - Jun 2025: $258K Median sale price in Jul 2025 - Sep 2025: $279K Median sale price in Oct 2025 - Dec 2025: $160K Median sale price in Jan 2026 - Mar 2026: $230K Median sale price in Apr 2026 - Jun 2026: $390K Median sale price in Jul 2026 - Sep 2026: $165K Median list price in Oct 2021 - Dec 2021: $185K Median list price in Jan 2022 - Mar 2022: $200K Median list price in Apr 2022 - Jun 2022: $262K Median list price in Jul 2022 - Sep 2022: $185K Median list price in Oct 2022 - Dec 2022: $199K Median list price in Jan 2023 - Mar 2023: $250K Median list price in Apr 2023 - Jun 2023: $125K Median list price in Jul 2023 - Sep 2023: $219K Median list price in Oct 2023 - Dec 2023: $319K Median list price in Jan 2024 - Mar 2024: $250K Median list price in Apr 2024 - Jun 2024: $247K Median list price in Jul 2024 - Sep 2024: $187K Median list price in Oct 2024 - Dec 2024: $864K Median list price in Jan 2025 - Mar 2025: $365K Median list price in Apr 2025 - Jun 2025: $170K Median list price in Jul 2025 - Sep 2025: $189K Median list price in Oct 2025 - Dec 2025: $324K Median list price in Jan 2026 - Mar 2026: $182K Median list price in Apr 2026 - Jun 2026: $250K Median list price in Jul 2026 - Sep 2026: $247K Oct 2021 - Dec 2021 Median sale price $234K Median list price $185K Jan 2022 - Mar 2022 Median sale price $165K Median list price $200K Apr 2022 - Jun 2022 Median sale price $248K Median list price $262K Jul 2022 - Sep 2022 Median sale price $235K Median list price $185K Oct 2022 - Dec 2022 Median sale price $185K Median list price $199K Jan 2023 - Mar 2023 Median sale price $85K Median list price $250K Apr 2023 - Jun 2023 Median sale price $155K Median list price $125K Jul 2023 - Sep 2023 Median sale price $135K Median list price $219K Oct 2023 - Dec 2023 Median sale price $183K Median list price $319K Jan 2024 - Mar 2024 Median sale price $219K Median list price $250K Apr 2024 - Jun 2024 Median sale price $343K Median list price $247K Jul 2024 - Sep 2024 Median sale price $232K Median list price $187K Oct 2024 - Dec 2024 Median sale price $147K Median list price $864K Jan 2025 - Mar 2025 Median sale price $160K Median list price $365K Apr 2025 - Jun 2025 Median sale price $258K Median list price $170K Jul 2025 - Sep 2025 Median sale price $279K Median list price $189K Oct 2025 - Dec 2025 Median sale price $160K Median list price $324K Jan 2026 - Mar 2026 Median sale price $230K Median list price $182K Apr 2026 - Jun 2026 Median sale price $390K Median list price $250K Jul 2026 - Sep 2026 Median sale price $165K Median list price $247K
Median sale price
Median list price
* Data provided by Redfin, a national real estate brokerage.
20
Seller’s Market
Seller’s Market
Buyer’s Market
0
25
50
75
100

Market gauge is calculated using active listings and pending sales from the most recently available reporting period (Jul 2026 - Sep 2026).

Butternuts currently leans toward sellers, with the market gauge reading as a seller’s market. Even with that label, inventory is relatively high at about 10.7 months of supply in this rolling three-month view. A mix of rising listings and steady sales helps explain this balance.

Over the past year, buyers have seen more options, as active listings have more than doubled while new listings surged by over 270 percent. At the same time, homes that do sell are moving faster, with the median days on market down about 20 percent year over year to just 10 days in the latest rolling period. Typical home values are down sharply from a year ago, while the median list price is up by roughly 31 percent, highlighting a gap between asking prices and recent sale prices.

Demand signals are still strong despite this added supply, with homes sold up more than 50 percent year over year and pending sales up about 61 percent. Sellers are often in a solid position when a deal comes together, with about two-thirds of recent sales closing above list price and an average sale-to-list ratio around 102 percent. In a market where conditions differ for listed prices, sold values, and time on market, buyers and sellers in Butternuts can benefit from Agent Pronto’s help connecting them with a local agent who understands these shifts.



Learn more about what Butternuts has to offer.

Butternuts offers residents a close-knit community, scenic landscapes, and a lifestyle that values quiet, outdoor recreation, and local character.

Butternuts stands apart from nearby hubs like Oneonta and Norwich with its distinctly rural character and deep agricultural roots. Life here moves at a measured pace, with quiet roads, open fields, and long‑standing family properties forming the backdrop of daily routines.

The town centers around the small community of Gilbertsville, home to the Gilbertsville Free Library and a compact historic core that reflects its 19th century heritage. Local events at venues like the Gilbertsville-Mount Upton Central School help tie generations together and keep residents connected even as the housing market evolves. Outdoor enthusiasts appreciate proximity to Gilbert Lake State Park for hiking, fishing, and swimming, while broader shopping and services are within reach in Otsego County and Chenango County.

Butternuts appeals to buyers who value privacy, acreage, and historic homes over subdivision living. Many properties are unique, so understanding well systems, outbuildings, and land use is important. At the same time, long‑time owners considering a sale need clear guidance on current values, marketing to out‑of‑area buyers, and timing around seasonal access and weather.

Because inventory is limited and buyer interest can be highly specific, preparation is essential. The right local real estate agent can help buyers move quickly when the right property appears and help sellers position their home or farm for a smooth, well‑timed transaction, which is exactly where Agent Pronto can make the connection for both buyers and sellers.

Find your Butternuts real estate agent today →


Trusted by over 500,000 buyers and sellers.

See why so many people rely on Agent Pronto to make their real estate journey a success.

“I can’t say enough great things about Nael! From start to finish, he went above and beyond to make the entire home-buying process as smooth as possible. His professionalism, knowledge, communication, and dedication truly set him apart. What I appreciated most was his honesty, patience, and willingness to always go the extra mile. No matter what challenges came up, Nael was always available, proactive, and committed to making sure everything was handled the right way. He genuinely cares about his clients and treats the process as if he were buying the home himself. Buying a home is a major decision, and having someone you can trust makes all the difference. I’m extremely grateful for everything Nael did and would highly recommend him to anyone looking to buy or sell a home. You won’t find a better realtor!”

Khaled Dassan · Monroe, NY

Photo of Nael Dassan
CENTURY 21 Elite Realty
“Yo gilberto amaya y familia estamos totalmente satisfechos con la ayuda de Maria de osario es muy profesional y excellent servicio. Yo le doy 10 de 10 x su excelencia. Todo aquel que quiera saber sobre su servicio yo como realtor tenga por seguro q quedara feliz y satisfechos con ella.”

Gilberto Amaya · Middletown, NY

Photo of Maria Morales de Osorio
Century 21 Elite Realty
“Nicole Isaacs helped my wife and I purchase our first home. I work in construction project management so a lot of what was involved and the overall pace of the process felt very familiar to me however there were a few curve balls thrown at us that I was unprepared for and Nicole used her channels to keep the negotiations on track to salvage the deal, especially important when we were feeling panicked. She ensured that all relevant parties were kept in the loop at the appropriate times, something I was trying to do myself but dropped the ball on a few times, and she was right there to keep the process moving without us even having to ask. We feel very lucky to have met Nicole and will be reaching out to her the next time we need to buy or sell, and will be enthusiastically recommending her to friends and family in the area.”

Curtis · Tuxedo Park, NY

Photo of Nicole Isaacs
Century 21 Full Service Realty
“LISTEN TO ME CLOSELY! If you want a 1 stop shop realty company with world class customer service. Don't trust anyone else to represent you and your property. Vesna has been a pleasure to work with from day 1. She has all the experience and resources to deal with the challenges of selling realty property. I can't say enough about her because she is a remarkable person. Vesna is the BEST in the business! Thank you so much!”

Victor Pena · New Rochelle, NY

Photo of Vesna Kanacki
Century 21 Elite Realty
“I would highly recommend Crystal Babcock for any real estate need! She communicated with me throuh every step of the purchase process - and always explained things to me so that I would understand. She was a pleasure to work with and I will definitely use her again, when the need arises.”

Missi McCloskey · Sayre, PA

Photo of Crystal Babcock
Century 21 Jackson Real Estate
“Dependable, knowledgeable, friendly, honest, and overall - EXCELLENT!”

Mark Redder · Pamelia, NY

Photo of Rick Gates
eXp Realty
“Helped me with coop purchase. Very knowledgable, and professional . Highly recommend.”

Vlad Dorfman · Brooklyn, NY

Photo of Lenny Sklyar
RE/MAX Edge
“Working with Claudia Miller was an absolute pleasure. Selling a home—especially while coordinating a major out-of-state relocation—can be a highly stressful experience, but Claudia made the entire process remarkably seamless. She successfully sold my property and did a phenomenal job of setting clear, realistic expectations right from the start. From navigating the initial property disclosures to finalizing the sales contract, her professionalism, transparency, and expertise were evident at every step. I highly recommend Claudia to anyone looking for a top-tier real estate professional.”

Dan · White Plains, NY

Photo of Claudia Miller
Century 21 Elite Realty
“Sandy's communication and negotiating skills benefited us immensely when buying our home in this competitive market. She is so professional and truly knowledgeable about so much. We are recommending Sandy to all of our family and friends.”

Karla Galindo · New Haven, CT

Photo of Sandy Chang
Century 21 Scala Group
“Orly was wonderful from the first phone call to the endless house appointments we scheduled and attended. She never stopped helping me find my perfect home and take in my thoughts, concerns and likes. She was there every step of the way from viewing, inspection, maintenance and repairs, familiarizing with previous owner all the house details, to closing. I never felt like I was bothering her or obligated to make a house purchase I did not want and she never tried to sell me any home I did not want. She was the best!!!!”

Armando Arellano · Port Chester, NY

Photo of Orly Martinez
Keller Williams Realty Group
“I had an incredible experience working with Samuel Okine for my first NYC apartment. From start to finish, he was attentive, knowledgeable, and genuinely invested in helping me find the perfect place. Sam's guidance made the entire process stress-free, and I couldn't be happier with my new home. I highly recommend Sam to anyone looking for a trustworthy and professional agent in New York City!”

Carolyn · New York, NY

Photo of Samuel Okine
The Agency Real Estate
“A true professional. Alana is great at what she does .”

Brett Paradiso · Glen Cove, NY

Photo of Alana Lucidi
Signature Premier Properties
“Brandy was fantastic every step of the way and stayed consistent throughout this entire process. Highly recommended for anyone in need of a realtor.”

Harris Goldberg · West Haverstraw, NY

Photo of Brandy Seltzer
Century 21 Elite Realty
“I am glad that I contacted Agent Pronto, so I got to connect with Martha Gaffney. It has been a great pleasure working with her and she worked really hard to get me a house which is well worth it. Thanks Martha and thanks Agent Pronto for the opportunity. ”

Shreen B. · Bronx, NY

Photo of Martha & Niall Gaffney
Old Towne Living NY Inc.
“My realtor was incredible and very helpful throughout the process of selling my home.”

Edward I. · Levittown, NY

Photo of Ken Olson
HomeSmart Premier Living Realty
“We were referred to the Carrillo Agency and worked with Brandi Everett. She was great helping us through the entire buying process. She made sure we were covered by a colleague when she couldn't be there and guided us through the search, bidding and closing process. We can't thank Brandi enough for her help.”

Dennis T. · Glen Cove, NY

Photo of Team Carillo
Coldwell Banker
“Virginia worked well with me to sell my home. Communication was easy and she was always on time”

Jill W. · Poughkeepsie, NY

Photo of Virginia Hayes
Century 21 Alliance Realty Group
“Sold my house when others couldn't. Sold it fast for asking price. Doesn't get any better than that!”

Arnold Dennison · Chester, NY

Photo of Harmoni VanEtten
eXp Realty
“I enjoyed the extra mile as well as ear. Positive when needed, clarity when asked. Imelda's professionalism and experience provided great value and insight, when a smooth situation became more challenging. Imelda has experience that was significan to me, I don't think I would've done this without you. Thank you.”

Sharon J · Middletown, NY

Photo of Imelda Otto Isles
EXP realty
“Happy to find an agent who was familiar with multi-family across the nation for my purchase.”

Marcus S. · Rochester, NY

Photo of Team Hilbert
Keller Williams Realty Greater Rochester

Frequently Asked Questions

There are more than 2 million real estate agents across the U.S., and you want to be sure the one you partner with is an experienced and trustworthy professional with strong local expertise covering the housing market in and around Butternuts. Working with a proven agent will help you sell your home faster and for more money, and help you find your dream home at the best possible price.