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Featured local agent — Beaver Dam Lake, NY
Sarah Mitchell
Compass Real Estate · Beaver Dam Lake, NY
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Beaver Dam Lake, NY Housing Market
The last median sale price Redfin published was $900,000 (through May 2026). With 4.5 months of supply and homes going under contract in about 118 days, Beaver Dam Lake is a buyer's market. At today's 7.03% 30-year fixed rate, 20% down on a $900,000 home is about $4,805/mo in principal and interest.
Key numbers for Beaver Dam Lake, NY
Median sale price
$900,000
Last published period
Redfin, through May 2026
Days on market
118
Slow-moving
Redfin, through May 2026
Active listings
9
4.5 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$117,700
Home costs 7.6x income
U.S. Census ACS, 2023
Sale-to-list ratio
91.4%
Selling below asking
Redfin, through May 2026
Zillow figures refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Beaver Dam Lake a buyer's or seller's market?
Beaver Dam Lake, NY is a buyer's market, based on 4.5 months of supply and homes selling in about 118 days. 4 to 5 months of supply is the neutral band: neither side holds a structural advantage, and outcomes turn on the individual property.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Beaver Dam Lake housing market data show?
Every row below is Redfin's final published month for Beaver Dam Lake, NY. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $900,000 |
| Median list price | $610,000 |
| Median price per sq ft | $300/sq ft |
| Median days on market | 118 days |
| Active inventory | 9 listings |
| Months of supply | 4.5 months |
| Sale-to-list price ratio | 91.4% |
| Homes sold (that month) | 2 |
| New listings (that month) | 3 |
| Listings with a price cut | 44.4% |
| Market condition | Buyer's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Beaver Dam Lake is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Beaver Dam Lake is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Beaver Dam Lake home prices moved?
Over the last three years the median sale price in Beaver Dam Lake, NY rose 221.4%, from $280,000 to $900,000. 44.4% of Beaver Dam Lake listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 4.5 months while the sale-to-list ratio slips below its current 91.4%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Beaver Dam Lake?
Priced off the median sale price of $900,000 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $180,000 | $720,000 | $4,805/mo |
| 5% | $45,000 | $855,000 | $5,706/mo |
Redfin, through May 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $4,805, that implies roughly $205,915 a year before you add taxes and insurance. The median household in Beaver Dam Lake earns $117,700, about $88,215 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the median sale price to fit the 28% rule. That puts the price-to-income ratio at 7.6x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Beaver Dam Lake in the next 12 months?
Tell us your timeline. We send the Beaver Dam Lake market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Beaver Dam Lake?
Zillow does not publish a rent index (ZORI) for Beaver Dam Lake, NY, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Beaver Dam Lake?
Active listings in Beaver Dam Lake, NY went from 11 in April 2025 to 9 in May 2026, a -18.2% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 11 | 5 |
| July 2025 | 16 | 7 |
| August 2025 | 13 | 3 |
| September 2025 | 11 | 5 |
| October 2025 | 14 | 6 |
| November 2025 | 9 | not published |
| December 2025 | 6 | 1 |
| January 2026 | 6 | not published |
| February 2026 | 4 | 1 |
| March 2026 | 9 | 5 |
| April 2026 | 9 | 5 |
| May 2026 | 9 | 3 |
Redfin, through May 2026
How does Beaver Dam Lake compare to New York and the U.S.?
Beaver Dam Lake homes sell for $900,000 — 45% above the New York median of $620,500. Against the national median of $410,700, Beaver Dam Lake runs 119% higher.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Beaver Dam Lake, NY | $900,000 | not published | 118 days |
| New York statewide | $620,500 | +5.1% | 42 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Beaver Dam Lake
What buyers should watch
- Months of supply, currently 4.5. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 44.4%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $901 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $900,000 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Beaver Dam Lake listing goes under contract in 118 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 91.4% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Beaver Dam Lake added 3 new listings against 2 sales — more competition arriving than clearing, so early timing matters.
- Comparable ZIP-level pricing inside Beaver Dam Lake varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Beaver Dam Lake
There are currently 9 homes listed for sale in Beaver Dam Lake, New York. The median listing price is $610K.
Active listings
9
Homes on market
Median list price
$610K
Avg. days on market
118
Days until sale
New this week
3
Newly listed
How much do homes cost in Beaver Dam Lake by property type?
How the Beaver Dam Lake, NY market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $900,000 | $300/sq ft | 2 | 118 days |
Who lives in Beaver Dam Lake?
American Community Survey estimates for Beaver Dam Lake. U.S. Census ACS, 2023
Population
3,361
Households
1,046
Median income
$117,700/yr
Median age
36.3 years
Owner-occupied
91.1%
Median home value
$404,100
Mean commute
38.2 min
91.1% of occupied homes in Beaver Dam Lake are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market.
Which cities are near Beaver Dam Lake, NY?
Ordered by distance from Beaver Dam Lake, not by size. Compare Beaver Dam Lake side by side with any of them.
Beaver Dam Lake housing market FAQ
Is Beaver Dam Lake a buyer's or seller's market?
Beaver Dam Lake, NY is currently a buyer's market. That read comes from 4.5 months of supply, homes going under contract in about 118 days, and sellers getting 91.4% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Beaver Dam Lake?
The median sale price in the last month Redfin published was $900,000, about $300 per square foot.
Is Beaver Dam Lake cheaper than the rest of New York?
Beaver Dam Lake's median sale price of $900,000 is 45% higher than the New York statewide median of $620,500, and 119% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Beaver Dam Lake?
Homes in Beaver Dam Lake, NY spent a median of 118 days on market before going under contract, versus 42 days statewide. Over two months means buyers have time to inspect, compare and negotiate. (Redfin, through May 2026.)
What income do you need to buy a home in Beaver Dam Lake?
At the current 30-year fixed rate of 7.03%, 20% down on a $900,000 home is about $4,805 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $205,915 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $117,700.
Are home prices rising in Beaver Dam Lake?
We do not hold a complete 12-month value series for Beaver Dam Lake, NY yet, so we are not going to call a direction. The price chart above shows every period we do have.
What are the cheapest ZIP codes in Beaver Dam Lake?
Beaver Dam Lake ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Beaver Dam Lake?
That depends on your timeline, not on a headline. What the data says today: Beaver Dam Lake, NY is a buyer's market with 4.5 months of supply, the 30-year fixed rate is 7.03%. Properties Incorporated publishes the data; it does not give financial advice.
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