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Saratoga Springs, NY 12866 Housing Market

Data snapshot: September 14, 2026. Closed-sale window: last 6 months.
Saratoga Springs, NY inventory balance
Homes for sale vs homes under contract. Pending-to-active ratio: 0.21
ActiveActive listings: 8181PendingPending sales: 1717
Saratoga Springs, NY: what sellers ask vs what buyers pay
Median asking price of current listings vs median closed sale price over the last six months
AskingMedian asking price (current listings): $835k$835kSoldMedian sold price (last 6 months): $760k$760k
What homes actually sell for in Saratoga Springs, NY
Distribution of 336 closed sale prices over the last six months (5th to 95th percentile). Middle half of sales: $515k to $1.04M
$300k to $500k: 64 sales$300k$500k to $700k: 67 sales$700k to $900k: 72 sales72sales$700k$900k to $1.1M: 44 sales$1.1M to $1.3M: 24 sales$1.1M$1.3M to $1.5M: 16 sales$1.5M to $1.7M: 8 sales$1.5M$1.7M to $1.9M: 11 salesMedian $760k

What the numbers say

As of September 14, 2026, Resideline is tracking 81 active listings and 17 pending sales in ZIP code 12866. That pending-to-active ratio of 0.21 points to a balanced market: buyers have room to compare options and negotiate.

The median asking price of current listings is $835,000, while the median of the 336 closed sales Resideline tracked over the last six months was $760,000. Those two figures describe different sets of homes, so any gap between them reflects the mix of what is listed now versus what recently sold, not a negotiating discount. Resideline has been seeing the median active listing in 12866 for 97 days.

Frequently asked questions

What is the median home price in 12866?

The median closed sale price in Saratoga Springs, NY 12866 was $760,000 over the last six months, based on 336 closed sales tracked by Resideline. The middle half of those sales ranged from $515,000 to $1,037,842.

Is 12866 a buyer's or seller's market?

Resideline is currently tracking 17 pending sales against 81 active listings in 12866, a pending-to-active ratio of 0.21. Ratios of 0.6 or higher usually indicate a seller's market, 0.35 to 0.6 a competitive market, and lower values a more balanced one. By that yardstick, 12866 currently looks like a balanced market.

Nearby ZIP code market data

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