Brokers — List your Company Here
Featured local agent — Caroga Lake, NY
Sarah Mitchell
Compass Real Estate · Caroga Lake, NY
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
This spot is open. Be the only brokerage featured on this page — one slot, no auction.
Claim this spot* Example only — dummy agent for illustration. Your logo, name, tagline, link, and lead routing replace this content.
Caroga Lake, NY Housing Market
The typical home in Caroga Lake, NY is worth $260,738, rose 14.2% over the past year (Zillow Home Value Index, July 2026). The last median sale price Redfin published was $425,000, +136.1% year over year (through May 2026). With 4.0 months of supply, Caroga Lake is a leaning buyer's. At today's 6.66% 30-year fixed rate, 20% down on a $260,738 home is about $1,340/mo in principal and interest.
Key numbers for Caroga Lake, NY
Typical home value
$260,738
+14.2% in 12 months
Zillow, July 2026
Median sale price
$425,000
+136.1% year over year
Redfin, through May 2026
Active listings
4
4.0 months of supply
Redfin, through May 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$48,295
Home costs 5.4x income
U.S. Census ACS, 2023
Sale-to-list ratio
94.7%
Selling below asking
Redfin, through May 2026
Zillow figures are as of July 2026 and 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 Caroga Lake a buyer's or seller's market?
Caroga Lake, NY is a leaning buyer's, based on 4.0 months of supply. 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 Caroga Lake housing market data show?
Every row below is Redfin's final published month for Caroga Lake, NY. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $425,000 |
| Median list price | $164,900 |
| Year-over-year price change | +136.1% |
| Median price per sq ft | $434/sq ft |
| Active inventory | 4 listings |
| Months of supply | 4.0 months |
| Sale-to-list price ratio | 94.7% |
| Homes sold (that month) | 1 |
| New listings (that month) | 2 |
| Market condition | Leaning buyer's |
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 Caroga Lake is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Caroga 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 Caroga Lake home prices moved?
Over the last three years the median sale price in Caroga Lake, NY rose 120.8%, from $192,500 to $425,000. The live Zillow value series has rose 14.2% in the last 12 months, which is the more current read now that Redfin's series has stopped. For prices to fall meaningfully from here, supply would have to keep building past 4.0 months while the sale-to-list ratio slips below its current 94.7%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
Get Caroga Lake market alerts
Weekly updates on prices, inventory, and trends. Free forever.
What does it cost to buy a home in Caroga Lake?
Priced off the typical home value of $260,738 at the current 6.66% 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% | $52,148 | $208,590 | $1,340/mo |
| 5% | $13,037 | $247,701 | $1,592/mo |
Zillow, July 2026 for the price · Freddie Mac via FRED, August 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 $1,340, that implies roughly $57,448 a year before you add taxes and insurance. The median household in Caroga Lake earns $48,295, about $9,153 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 5.4x — 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 Caroga Lake in the next 12 months?
Tell us your timeline. We send the Caroga 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 Caroga Lake?
Zillow does not publish a rent index (ZORI) for Caroga 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 Caroga Lake?
Active listings in Caroga Lake, NY went from 2 in September 2023 to 4 in May 2026, a +100.0% change. Rising inventory is the single most useful leading indicator for buyers: more choice, longer marketing times, and more sellers willing to negotiate before price cuts show up in the median.
| Month | Active listings | New listings |
|---|---|---|
| April 2024 | 2 | 1 |
| May 2024 | 6 | 4 |
| August 2024 | 6 | 2 |
| September 2024 | 3 | 1 |
| October 2024 | 4 | 1 |
| March 2025 | 1 | not published |
| May 2025 | 5 | 4 |
| July 2025 | 3 | 1 |
| August 2025 | 4 | 2 |
| September 2025 | 5 | 1 |
| November 2025 | 1 | not published |
| May 2026 | 4 | 2 |
Redfin, through May 2026
How does Caroga Lake compare to New York and the U.S.?
Caroga Lake homes sell for $425,000 — 32% below the New York median of $620,500. Against the national median of $410,700, Caroga Lake runs 3% higher. Year-over-year, Caroga Lake moved +136.1% against New York's +5.1% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Caroga Lake, NY | $425,000 | +136.1% | not published |
| 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 Caroga Lake
What buyers should watch
- Months of supply, currently 4.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The gap between 5% and 20% down here is $251 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 6.66%, every full point of rate change moves the payment on a $260,738 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
- Homes here close at 94.7% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Caroga Lake added 2 new listings against 1 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved +14.2% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Caroga Lake varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Caroga Lake
There are currently 4 homes listed for sale in Caroga Lake, New York. The median listing price is $165K.
Active listings
4
Homes on market
Median list price
$165K
New this week
2
Newly listed
How much do homes cost in Caroga Lake by property type?
How the Caroga 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 | $425,000 | $434/sq ft | 1 | not published |
Who lives in Caroga Lake?
American Community Survey estimates for Caroga Lake. U.S. Census ACS, 2023
Population
496
Households
243
Median income
$48,295/yr
Median age
61.9 years
Owner-occupied
88.9%
Median home value
$116,800
Mean commute
22.2 min
88.9% of occupied homes in Caroga 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. The Census self-reported median home value is $116,800 against Zillow's $260,738 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions.
Which public schools serve Caroga Lake?
1 schools tracked · 105 students
The largest public schools serving Caroga Lake, NY by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
WHEELERVILLE SCHOOL
Grades PK-8 · 105 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Caroga Lake, NY?
Ordered by distance from Caroga Lake, not by size. Compare Caroga Lake side by side with any of them.
Caroga Lake housing market FAQ
Is Caroga Lake a buyer's or seller's market?
Caroga Lake, NY is currently a leaning buyer's. That read comes from 4.0 months of supply, and sellers getting 94.7% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Caroga Lake?
The typical home in Caroga Lake, NY is worth $260,738 (Zillow Home Value Index, July 2026). The median sale price in the last month Redfin published was $425,000, about $434 per square foot.
Is Caroga Lake cheaper than the rest of New York?
Caroga Lake's median sale price of $425,000 is 32% lower than the New York statewide median of $620,500, and 3% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Caroga Lake?
We do not hold a days-on-market figure for Caroga Lake, NY. Redfin stopped publishing its public market tracker in June 2026, so this metric is frozen wherever it exists and missing where it never landed.
What income do you need to buy a home in Caroga Lake?
At the current 30-year fixed rate of 6.66%, 20% down on a $260,738 home is about $1,340 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $57,448 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $48,295.
Are home prices rising in Caroga Lake?
The typical home value in Caroga Lake, NY rose 14.2% over the last 12 months, from $228,322 to $260,738 (Zillow, July 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Caroga Lake?
Caroga 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 Caroga Lake?
That depends on your timeline, not on a headline. What the data says today: Caroga Lake, NY is a leaning buyer's with 4.0 months of supply, the 30-year fixed rate is 6.66%. Properties Incorporated publishes the data; it does not give financial advice.
Be the brokerage on this page
1 slot per pageGet featured on Caroga Lake, NY
Your logo, brokerage name, and direct link to your site — featured at the top of this page in front of every visitor researching this whole city. One brokerage, no rotation, no bidding war.
- Goes live in 24 hours
- Cancel anytime
- Do-follow backlink to your site
Keep researching Caroga Lake
Nearby markets
Get the Caroga Lake market brief
Get the Caroga Lake, NY market brief
One email: what homes are actually clearing at around $260,738, how long they sit, which ZIPs run cheaper, and what to fix on your credit before you apply.