Demand in the Orange County housing market continued to grow in the second quarter of 2019, even while a lack of inventory stifled sales growth. Single-family home sales fell sharply compared to the second quarter of 2019, dropping almost 11%, but we believe that has more to do with a shortage of supply rather than a lack of demand. Why? Because quarterly single-family home prices were way up across the board, rising almost 3% on average, 6% at the median and 8% in the price-per-square-foot. And condo prices absolutely spiked, rising almost 20% on average, 16% at the median, and over 15% in the price-per-square-foot. Unlike its higher-priced neighbors like Westchester and Rockland, Orange has been largely immune from the impact of the 2018 tax reform cap on state and local tax deductions, because buyers at Orange’s price point are more likely to take the standard deduction anyway. Going forward, we believe Orange prices will continue to appreciate through the summer and fall, and expect that sales might go up if we see more inventory hit the market.