Orange County, NY · Hudson Valley
Warwick, NY Real Estate Guide
Buying or selling in Warwick, New York? This guide covers what makes Warwick different: a large town with three villages and several hamlets, three school districts, homes on wells and septic, lake and farm properties, and what to check before you buy or list. It's written by Ammar Iqbal, a REALTOR® with eXp Realty who helps buyers and sellers in Warwick and across Orange County.
Warwick at a Glance
- Location
- Southern Orange County along the New Jersey border
- Municipalities
- The Town of Warwick includes the Villages of Warwick, Florida and Greenwood Lake, plus hamlets such as Pine Island and Edenville
- Schools
- Warwick Valley, Florida and Greenwood Lake school districts, depending on the address
- Getting around
- Routes 17A and 94 to Route 17, with New Jersey highways across the border
- Housing
- Historic village homes, lake houses, farmhouses, homes on acreage, condos and townhomes
- Local agent
- Ammar Iqbal, REALTOR®, eXp Realty · (845) 837-9577
Buying a Home in Warwick
Warwick attracts buyers who want space, scenery and a lively small-town downtown. Because so much of the town is rural, the checklist is a little longer here:
- Well water Many Warwick homes rely on private wells. Test for quantity and quality; see well water vs. municipal water in Warwick.
- Septic system Most homes outside the villages use septic. Get it inspected; read buying a home with a septic system in Warwick.
- Which village and school district? A Warwick-area address can be in any of three villages or the town, and in one of three school districts. Check the tax bills.
- Lake and flood questions For Greenwood Lake and other waterfront homes, ask about flood zones, insurance and any lake rules.
- Farm and acreage use For land or farm properties, confirm zoning, any agricultural district rules and what you're allowed to build.
Ready to look? Browse Warwick homes for sale, read how buying a home works or ask me about a specific property.
Selling a Home in Warwick
Warwick properties vary more than in most towns, from village homes to lake houses and farms with acreage, so pricing depends on finding truly comparable recent sales. Expect buyers to ask for well test results and septic records, and having them ready can smooth the sale.
My guide to selling a home in Warwick covers preparation, pricing and timing. You can also get a free Warwick home value estimate or see how I market and sell homes.
Warwick's Villages and the Town
Where a home sits within the Town of Warwick shapes its taxes, services and school district.
Village of Warwick
- Walkable downtown with shops, restaurants and historic homes
- Usually village water and sewer
- Mostly Warwick Valley Central School District
Villages of Florida and Greenwood Lake
- Florida: small village near the black dirt farmland
- Greenwood Lake: lake village on the New Jersey border
- Each has its own village tax and school district
Town of Warwick
- Farms, orchards, hamlets and homes on acreage
- Mostly private wells and septic
- No village tax; town and special district charges apply
Warwick Property Taxes
Warwick owners typically receive a town and county bill, a school bill and, inside a village, a village bill. With three villages and three school districts, totals vary widely from one address to the next. Compare the actual tax bills for the specific property, and ask about agricultural exemptions on farm parcels, since they may not carry over to a new owner.
Homes and Housing in Warwick
The Village of Warwick has historic colonials and Victorians near downtown. Greenwood Lake offers lakefront homes and former summer cottages. Across the town you'll find farmhouses, homes with acreage and horse property, plus newer subdivisions, condos and townhomes.
Utilities, Services and Permits
Village properties usually have village water and sewer, while most homes in the town rely on private wells and septic systems. Some areas use propane or heating oil. Building permits and certificates of occupancy come from the relevant village or the Town of Warwick, so ask the right office for a home's permit history.
Warwick Homes for Sale and Recent Sales
Listings change daily, so I don't publish prices or market statistics on this page. The Warwick homes and market page shows every active listing, recently sold homes and current market trends from MLS data. For the wider area, see recently sold homes and my Hudson Valley market snapshot.
Living in Warwick
Orchards and fall festivals
Warwick is famous for apple season, with pick-your-own orchards, cideries, wineries and the town's popular fall festival.
Greenwood Lake
The lake on the state line is a favorite for boating, fishing and summer days on the water.
Hiking and skiing
The Appalachian Trail crosses the town, Sterling Forest State Park is next door, and Mount Peter offers family-friendly skiing.
Commuting
Warwick connects to Route 17 by Routes 17A and 94, and New Jersey highways are just across the border. Commuter buses run toward New York City, and Metro-North and NJ Transit stations are within driving distance. Many residents reach Manhattan in roughly 75 to 100 minutes.
Warwick Real Estate Articles
- Selling a home in Warwick, NYPreparing, pricing and timing your Warwick sale
- Well water vs. municipal water in WarwickWhat to test and what it means for buyers
- Buying a home with a septic system in WarwickWhat to check before you buy
- Buying a home with acreage in Warwick, NYZoning, wells, septic and surveys
Your Warwick Real Estate Agent
Ammar Iqbal is a licensed real estate salesperson and REALTOR® with eXp Realty, with seven years of experience helping buyers and sellers in Warwick, across Orange County and throughout the Hudson Valley, including Rockland, Westchester and Dutchess counties. His office is at 1308 Dolsontown Rd, Unit 5, Middletown, NY 10940.
Warwick and Orange County Track Record
- Warwick transactions:
- 6 Pleasant Street, Florida (Town of Warwick): represented the seller, sold July 2024
- 211 Little York Road, Warwick: represented the buyer, sold April 2021
- 37 Maple Avenue, Florida (Town of Warwick): represented the buyer, sold January 2021
- Closed sales: Homes.com shows 65 closed sales in the prior five years across Orange County, and Zillow lists 103 total sales, with Warwick among Ammar's listed service areas.
- Client reviews: 5.0 stars across 43 reviews on Homes.com.
Transactions are from Ammar's Zillow sales history; figures as shown on Ammar's Homes.com profile and Zillow profile in October 2026.
For Warwick clients, that means checking wells, septic, village and school district, and any lake or farm rules before you commit, and pricing from truly comparable local sales. Learn more about Ammar or read client reviews.
Warwick, NY Real Estate FAQ
Who is a real estate agent serving Warwick, NY?
Ammar Iqbal is a licensed real estate salesperson and REALTOR® with eXp Realty who helps buyers and sellers in Warwick and across Orange County. Call (845) 837-9577.
How do I find out what my Warwick home is worth?
Start with a free home value estimate, then compare truly similar recent sales, since Warwick properties vary widely in land, water and location.
Do most Warwick homes have wells and septic?
Outside the villages, most homes rely on private wells and septic systems. Village homes usually have village water and sewer.
What school district is Warwick, NY in?
Warwick Valley Central School District covers much of the town, while Florida and Greenwood Lake have their own districts. Check the school tax bill.
What villages are in the Town of Warwick?
The Villages of Warwick, Florida and Greenwood Lake, along with hamlets such as Pine Island, Edenville and Amity.
Are there lake homes in Warwick?
Yes, especially around Greenwood Lake. Ask about flood zones, insurance and any lake rules before you buy.
How far is Warwick from New York City?
About 55 to 60 miles. Most commuters drive or take a commuter bus, and the trip often takes 75 to 100 minutes.
Where can I see recent Warwick home sales?
The Warwick homes and market page shows active listings, recently sold homes and market trends from MLS data.