New-home sales held steady in July, matching last year’s total of 68 closings. But beneath that flat headline number the market is shifting.

Move-up homes continue to anchor activity, luxury construction is gaining momentum, and affordable options remain scarce. Cash buyers are shaping nearly one in four deals, while rising HOA fees are adding noticeable weight to monthly budgets.

Price Tiers:

• Affordable (up to $250K): Just 5 sales across all counties.
• Move-Up ($250K–$499K): The backbone of activity.
• Luxury ($500K+): Expanding in Washington and Greene.

Here’s a county-level capsule of last month’s sales.

Washington County

Washington led the region with 37 closings, up from 33 last year. The median price held at $367,000. The average price per square foot was $208, down from $211 last year.

• Cash sales: 8 of 37 (22%)
• Average HOA: $325/month
• Tiers: 2 affordable | 27 move-up | 8 luxury

Takeaway: Washington dominates in both volume and luxury growth. HOA costs are rising, and one in five buyers paid cash.

Sullivan County

Sullivan posted 15 closings, down from 23 last year. The median price climbed 6% to $341,000. The average price per square foot was $184, up from $182 last year.

• Cash sales: 4 of 15 (27%)
• Average HOA: $356/month
• Tiers: 1 affordable | 13 move-up | 1 luxury

Takeaway: Fewer sales but higher prices. Cash closings remain common, and HOAs are a standard feature of the market.

Greene County

Greene closed 14 new homes in July, up from 11 last year. The median price was flat at $293,000, but price per square foot jumped 25%, reflecting higher demand for efficiency and finish quality. Last month’s rice per square foot was $203. Last year it was $162.

• Cash sales: 3 of 14 (21%)
• Average HOA: $350/month
• Tiers: 2 affordable | 11 move-up | 1 luxury

Takeaway: Greene is anchored in the move-up tier. Luxury is steady, affordability is thin, and PPSF is climbing.

Hawkins County

Only one sale closed in July at $495,000.

• Cash sales: 1 of 1 (100%)
• Price per square foot: $291
• HOA: none reported

Johnson County

Just one closing in July, at $463,000.

• Cash sales: 0 of 1 (0%)
• Price per square foot: $215
• HOA: none reported

There were 223 new home listing across the region in late July. At the current sales pace that’s 3.3 months of inventory..

Categories: REAL ESTATE