Commercial real estate lending in Greene County, NY
Greene County is home to 47,554 residents with a median household income of $74,011 and a 0.1% population decline over five years. Commercial deals here are underwritten to New York's typical standards — around 1.25x DSCR and 75% maximum LTV on stabilized assets — with pricing shaped by the county fundamentals below.
Market character
Greene County sits on the Catskills' eastern flank, where former Borscht Belt-era resorts and camps are drawing renewed interest from the same short-term-rental wave reshaping Sullivan and Ulster counties. Catskill and Coxsackie carry the county's year-round retail base along the Hudson, and seasonal tourism product requires underwriting for a compressed summer-and-fall season.
Greene County by the numbers
| Population | 47,554 |
| 5-year population change | -0.1% |
| Median household income | $74,011 |
| Median age | 47.4 |
| Median home value | $248,300 |
| Median gross rent | $993/mo |
| Housing units | 29,037 |
| Renter-occupied share | 22.4% |
Source: U.S. Census Bureau, ACS 5-year estimates (2023).
Underwriting a Greene County deal
A Greene County property clears the same four constraints as any New York deal — 1.25x minimum DSCR and 75% maximum LTV on stabilized assets, an 8% debt-yield floor, and loan-to-cost caps on construction — with benchmark cap rates for NY spanning roughly 5.0% (multifamily) to 7.0% (hotel). The full state-by-asset-class table lives on the benchmarks page; run Greene County numbers through the loan sizer to see which constraint binds.
New York closing costs to budget
Financing in Greene County carries New York's mortgage recording tax — the single largest closing cost on most deals (up to 2.8% of the loan in NYC). Refinances routinely use a CEMA to pay tax only on new money. Estimate the full stack for a Greene County deal with the closing cost calculator or read the recording tax guide.
Financing a property in Greene County?
Relendi analyzes your deal against real underwriting criteria — DSCR, LTV, debt yield, and market benchmarks — in minutes.
Analyze my deal freeFrequently asked questions
What DSCR do lenders require in Greene County?
In Greene County — a market of 47,554 residents where median gross rent runs $993 a month — lenders apply New York's usual floors: typically 1.25x DSCR stabilized, 1.20x on acquisitions, 1.10x on bridge or construction. The county changes which lenders compete for the deal more than it changes the ratio.
What are typical commercial cap rates in Greene County?
Statewide New York benchmarks run roughly 5.0% for multifamily up to 7.0% for hotels; where Greene County deals price inside those bands depends on submarket, asset quality, and tenancy — in a county whose median home value is $248,300, residential-adjacent product tends to price toward the wider end. Individual comps set real pricing.