Red Hook and Tivoli, NY Real Estate: A Broker's Guide
By Angelica VonDrak, Associate Real Estate Broker, Houlihan Lawrence, Rhinebeck. Last updated November 2026.
Red Hook and Tivoli share a town, a school district and a stretch of the Hudson, but they are not one market. Red Hook village is an established small town with a working commercial center. Tivoli is smaller, more intimate and more eclectic. And the countryside around them, from historic farmhouses to working farms and contemporary houses on open land, is a market of its own, where every property is priced on its own terms.
I have sold houses and land with Tivoli addresses, from new architectural houses on Fox Lane to country property on Cedar Hill Road, and I work from a Houlihan Lawrence office just south in Rhinebeck. This guide is how I explain the area to sellers and buyers.
The Red Hook market now
In the third quarter of 2026, the median single-family sale in the Town of Red Hook was $755,000. Over the twelve months to September, 74 houses sold at a median of $650,000, about 15% higher than the year before, while the number of sales fell by about a quarter. Houses spent a median of about 46 days on the market and sold at a median of 98% of their list price.
| Single-family homes, Town of Red Hook | Q3 2026 (Jul to Sep) | Q3 2025 | 12 months to Sep 2026 | 12 months to Sep 2025 |
|---|---|---|---|---|
| Median sale price | $755,000 | $582,500 | $650,000 | $566,500 |
| Homes sold | 18 | 28 | 74 | 100 |
| Median days on market | 41.5 | 45.5 | 46.5 | 46 |
| Median sale price as a share of list price | 99.2% | 99.3% | 98.1% | 99.1% |
| Sales of $1 million or more | 2 | 3 | 10 | 15 |
Sources: OneKey MLS and Hudson Valley Catskill Region MLS (HVCR), single-family residences in the Town of Red Hook, Dutchess County, closed sales, combined with duplicate listings removed; retrieved November 10, 2026. The Town includes the villages of Red Hook and Tivoli, Annandale-on-Hudson and Barrytown. Quarterly figures rest on a small number of sales. Figures are not guaranteed.
A rising median on fewer sales says more about which houses sold than about every house gaining value. That is why the rest of this guide looks at the area place by place.
Red Hook village, Tivoli and the countryside
Red Hook village
Red Hook village has a traditional, established small-town character, with a functioning commercial center, restaurants, shops and everyday amenities. It suits buyers who want the Hudson Valley without committing to a more isolated country property. About 2,000 people lived in the village at the 2020 Census.
Walkability and convenience carry real value here, particularly combined with architectural character, good natural light, outdoor space and a thoughtfully updated interior. A smaller house in the village can compete very effectively with a larger property in the countryside, because the buyer is choosing an entirely different way of living.
Red Hook is also a genuine alternative to Rhinebeck village, with its own identity. I would not automatically price a Red Hook house at a discount to a Rhinebeck comparable without looking closely at its characteristics, condition and the competing inventory.
Tivoli
Tivoli has a very different personality. It is smaller and more intimate, with a creative, artistic character shaped in part by nearby Bard College, along with historic architecture, a compact village center and independent restaurants. About 1,000 people lived in the village at the 2020 Census, and the whole village sits within the Hudson River Historic District.
Tivoli does not offer Rhinebeck's concentration of amenities, and for many buyers that is part of the appeal. Because it is a small market, individual characteristics make an enormous difference. An architecturally compelling historic house with beautiful interiors, a good garden and an appealing relationship to the village may draw a premium that conventional comparable sales do not show.
The sales record supports this. Older houses on small lots with a Tivoli address sold for a median of about $414 per square foot since January 2024, against about $286 for comparable houses with a Red Hook address. With so few sales, though, I would be cautious about leaning on any average here.
The countryside
Outside the villages, the market becomes much more property-specific: historic farmhouses and working farms, contemporary architectural houses, substantial estates and residential acreage. Buyers put the weight on privacy, landscape, views, architecture and the experience of the property itself.
Pricing a Red Hook or Tivoli property
Pricing here takes an understanding of both what a property is and how it feels. The aim is to identify the buyer who will appreciate what makes it exceptional, and to position the property for that buyer.
Acreage does not have a consistent value. Five beautifully situated acres with mature trees, open meadows and an attractive approach can be considerably more desirable than a much larger parcel with difficult topography or little usable land.
How a house meets its setting matters. A well-designed house that makes the most of natural light, views and outdoor living can command a meaningful premium over properties with more square footage or amenities.
In historic country houses, the restoration is everything. Buyers love original character, but they also want modern comfort and function. The best renovations keep what makes a house special without making ownership feel like an ongoing construction project.
The numbers show where the premium sits. Across the Town of Red Hook since January 2024, land at scale commands the highest prices per square foot, while the town's core market is houses built after 1950 on modest lots.
| Town of Red Hook single-family sales, Jan 2024 to Nov 2026 | Sales | Median price | Median price per sq ft |
|---|---|---|---|
| Built before 1940, under 1 acre, Tivoli address | 8 | $537,500 | $414 |
| Built before 1940, under 1 acre, Red Hook address | 19 | $475,000 | $286 |
| Built 1950 to 1999, under 2 acres, Red Hook address | 81 | $447,000 | $279 |
| Any age, 2 to 5 acres | 34 | $755,000 | $324 |
| Any age, 5 to 10 acres | 22 | $962,000 | $305 |
| Any age, 10 acres or more | 21 | $1,320,000 | $490 |
| Built 2000 or later, 5 acres or more | 15 | $1,275,000 | $368 |
Sources: OneKey MLS and HVCR closed sales combined, duplicates removed, Town of Red Hook single-family residences, January 1, 2024 to November 10, 2026; retrieved November 10, 2026.
A Tivoli example: 49 Fox Lane
In 2026 I listed 49 Fox Lane, a single-story modern house on six acres of meadow on the Columbia County side of Tivoli, built in 2023 with a pool and long views. We marketed it around exactly what set it apart: restrained architecture, light, and the way the house sits in its landscape. It sold in 13 days, in April 2026, for $3,500,000, slightly above its $3,495,000 asking price.
Preparing a home for sale
The principles are the same as anywhere I work. Spend where it changes how a house is perceived, work with the architecture rather than against it, treat the photography as the first showing, and resolve the questions a buyer will ask before they ask them. In the villages, that often means presenting the house as part of the street and the walk to town. In the countryside, it means presenting the land: the approach, the views and how the house meets them.
Request a private valuation of your Red Hook or Tivoli property
Buying in Red Hook and Tivoli
The principle that guides pricing works in reverse for buyers: decide whether you are shopping for a village or for land, and be clear about what you are paying for. A few things to check on any purchase here:
- Jurisdiction. The Town of Red Hook and the villages of Red Hook and Tivoli each have their own government and zoning. Confirm which one a property sits in, and which county: a Tivoli mailing address can be in Dutchess or Columbia County.
- Historic context. The Village of Tivoli lies within the Hudson River Historic District, a National Historic Landmark. Check what review applies before planning exterior changes.
- Systems outside the villages. Country properties often rely on private wells and septic systems. Test both, and budget for them.
- Land, not acreage. Walk the land. Topography, wetlands and sightlines matter more than the number on the survey.
- Taxes. A property's total tax combines county, town, school district and, inside a village, village levies, and differs between Dutchess and Columbia County. Ask for the most recent tax bill before comparing two properties.
Getting there
Red Hook and Tivoli are in northern Dutchess County on the east bank of the Hudson. The nearest Amtrak station is Rhinecliff, a short drive south, with trains to New York Penn Station in about 1 hour 45 minutes to 2 hours. The Taconic State Parkway runs to the east, and the Kingston Rhinecliff Bridge connects the area to Kingston and the west bank.
Red Hook, Tivoli and their neighbors
- Rhinebeck, just south, has a larger village center and more amenities. See our Rhinebeck, NY real estate guide.
- Clermont and Germantown, to the north in Columbia County, continue the river and farm country, and parts of Clermont share Tivoli's mailing address.
- Milan, to the east, is more rural, with larger parcels and fewer houses close to a village center.
Questions sellers and buyers ask
What is the median home price in Red Hook, NY? In the third quarter of 2026, the median single-family sale in the Town of Red Hook was $755,000, and $650,000 over the twelve months to September, according to OneKey MLS and HVCR. That figure blends Red Hook village, Tivoli and the countryside, which price very differently.
How long do homes take to sell in Red Hook? Over the twelve months to September 2026, the median was about 46 days on market. Distinctive, well-presented houses can move much faster: 49 Fox Lane in Tivoli sold in 13 days.
What is the difference between Red Hook village and Tivoli? Red Hook village is an established small town with a working commercial center and everyday amenities. Tivoli is smaller, more intimate and more eclectic, with historic architecture and independent restaurants. Each draws a different buyer, so they are priced differently.
Are houses in Tivoli more expensive than in Red Hook? Often per square foot, yes. Older houses on small lots with a Tivoli address sold for a median of about $414 per square foot since January 2024, against about $286 for comparable Red Hook addresses. Tivoli is a small market, so individual houses vary widely.
Does more land mean a higher price around Red Hook? Not automatically. Five well-sited acres with mature trees, open meadows and a good approach can be worth more than a much larger parcel with difficult topography or little usable land.
How do people get from Red Hook to New York City? By Amtrak from Rhinecliff station, a short drive south, in about 1 hour 45 minutes to 2 hours, or by car via the Taconic State Parkway.
Who sells distinctive homes and land in Red Hook and Tivoli? Angelica VonDrak, an Associate Real Estate Broker with Houlihan Lawrence in Rhinebeck and founder of Homes in the Wild, represents sellers and buyers of historic houses, modern architectural houses, country properties and land in Red Hook, Tivoli and the surrounding towns.
About Angelica VonDrak
Angelica VonDrak is an Associate Real Estate Broker with Houlihan Lawrence in Rhinebeck and the founder of Homes in the Wild. She represents sellers and buyers of architecturally distinctive, historic and equestrian properties and land across the Hudson Valley, the Catskills and Litchfield County, Connecticut. She holds a PhD in Chemical Biology from Cornell University and continues to renovate and build homes. Read more about Angelica
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Houlihan Lawrence, 6408 Montgomery Street, Rhinebeck, NY 12572. Equal Housing Opportunity.