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Featured local agent — Shandaken, NY
Sarah Mitchell
Compass Real Estate · Shandaken, NY
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Shandaken, NY Housing Market
The last median sale price Redfin published was $815,000 (through May 2026). With 3.0 months of supply and homes going under contract in about 243 days, Shandaken is a balanced market. At today's 6.66% 30-year fixed rate, 20% down on a $815,000 home is about $4,190/mo in principal and interest.
Key numbers for Shandaken, NY
Median sale price
$815,000
Last published period
Redfin, through April 2026
Days on market
243
Slow-moving
Redfin, through April 2026
Active listings
3
3.0 months of supply
Redfin, through April 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Sale-to-list ratio
96.0%
Selling below asking
Redfin, through April 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 Shandaken a buyer's or seller's market?
Shandaken, NY is a balanced market, based on 3.0 months of supply and homes selling in about 243 days. Under 4 months of supply tilts the market toward sellers: homes clear faster than they are replaced, so concessions are scarce.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Shandaken housing market data show?
Every row below is Redfin's final published month for Shandaken, NY. Redfin, through April 2026
| Metric | Value |
|---|---|
| Median sale price | $815,000 |
| Median list price | $479,000 |
| Median price per sq ft | $410/sq ft |
| Median days on market | 243 days |
| Active inventory | 3 listings |
| Months of supply | 3.0 months |
| Sale-to-list price ratio | 96.0% |
| Homes sold (that month) | 1 |
| New listings (that month) | 3 |
| Market condition | Balanced 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 Shandaken is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Shandaken 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 Shandaken home prices moved?
Across the 32 months we hold for Shandaken, NY, the median sale price rose 123.3%, from $365,000 in August 2021 to $815,000. For prices to fall meaningfully from here, supply would have to keep building past 3.0 months while the sale-to-list ratio slips below its current 96.0%. Watch those two together — they move before the median does.
Redfin, through April 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Shandaken?
Priced off the median sale price of $815,000 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% | $163,000 | $652,000 | $4,190/mo |
| 5% | $40,750 | $774,250 | $4,976/mo |
Redfin, through April 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 $4,190, that implies roughly $179,568 a year before you add taxes and insurance. We do not hold a Census income figure for Shandaken, so we cannot compare that threshold to local earnings.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Shandaken in the next 12 months?
Tell us your timeline. We send the Shandaken 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 Shandaken?
Zillow does not publish a rent index (ZORI) for Shandaken, 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 Shandaken?
Active listings in Shandaken, NY went from 1 in July 2024 to 3 in April 2026, a +200.0% 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 |
|---|---|---|
| December 2024 | 5 | 1 |
| January 2025 | 3 | not published |
| February 2025 | 2 | not published |
| April 2025 | 4 | 1 |
| May 2025 | 3 | 2 |
| June 2025 | 5 | 5 |
| July 2025 | 6 | 1 |
| August 2025 | 7 | 1 |
| November 2025 | 3 | 1 |
| December 2025 | 2 | not published |
| January 2026 | 2 | not published |
| April 2026 | 3 | 3 |
Redfin, through April 2026
How does Shandaken compare to New York and the U.S.?
Shandaken homes sell for $815,000 — 31% above the New York median of $620,500. Against the national median of $410,700, Shandaken runs 98% higher.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Shandaken, NY | $815,000 | not published | 243 days |
| New York statewide | $620,500 | +5.1% | 42 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through April 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Shandaken
What buyers should watch
- Months of supply, currently 3.0. 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 $786 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 $815,000 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 Shandaken listing goes under contract in 243 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 96.0% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Shandaken added 3 new listings against 1 sales — more competition arriving than clearing, so early timing matters.
- Comparable ZIP-level pricing inside Shandaken varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Shandaken
There are currently 3 homes listed for sale in Shandaken, New York. The median listing price is $479K.
Active listings
3
Homes on market
Median list price
$479K
Avg. days on market
243
Days until sale
New this week
3
Newly listed
How much do homes cost in Shandaken by property type?
How the Shandaken, NY market breaks down across single-family homes, condos and townhouses. Redfin, through April 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $815,000 | $410/sq ft | 1 | 243 days |
Which cities are near Shandaken, NY?
Ordered by distance from Shandaken, not by size. Compare Shandaken side by side with any of them.
Shandaken housing market FAQ
Is Shandaken a buyer's or seller's market?
Shandaken, NY is currently a balanced market. That read comes from 3.0 months of supply, homes going under contract in about 243 days, and sellers getting 96.0% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Shandaken?
The median sale price in the last month Redfin published was $815,000, about $410 per square foot.
Is Shandaken cheaper than the rest of New York?
Shandaken's median sale price of $815,000 is 31% higher than the New York statewide median of $620,500, and 98% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Shandaken?
Homes in Shandaken, NY spent a median of 243 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 Shandaken?
At the current 30-year fixed rate of 6.66%, 20% down on a $815,000 home is about $4,190 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $179,568 a year before taxes, insurance, HOA dues or mortgage insurance.
Are home prices rising in Shandaken?
We do not hold a complete 12-month value series for Shandaken, 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 Shandaken?
Shandaken 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 Shandaken?
That depends on your timeline, not on a headline. What the data says today: Shandaken, NY is a balanced market with 3.0 months of supply, the 30-year fixed rate is 6.66%. Properties Incorporated publishes the data; it does not give financial advice.
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One email: what homes are actually clearing at around $815,000, how long they sit, which ZIPs run cheaper, and what to fix on your credit before you apply.