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Sarah Mitchell
Compass Real Estate · ZIP 12866
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12866 ZIP Code Housing Market
The typical home in ZIP code 12866 is worth $662,061, rose 6.8% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published for this ZIP was $843,712, +30.1% year over year (through May 2026). With homes going under contract in about 39 days, 12866 is a seller's market. At today's 7.03% 30-year fixed rate, 20% down works out to about $3,534/mo in principal and interest.
Key numbers for ZIP code 12866
Typical home value
$662,061
+6.8% in 12 months
Zillow, August 2026
Typical asking rent
$2,120/mo
Zillow Observed Rent Index
Zillow, August 2026
Median sale price
$843,712
+30.1% year over year
Redfin, through March 2026
Days on market
39
Average pace
Redfin, through March 2026
Active listings
152
Redfin, through March 2026
Sale-to-list ratio
103.2%
Selling above asking
Redfin, through March 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$101,901
Home costs 6.5x income
U.S. Census ACS, 2024
Zillow figures are as of August 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.
Is the 12866 ZIP code a buyer's or seller's market?
ZIP code 12866 is a seller's market and homes selling in about 39 days. We classify markets from months of supply, sale-to-list ratio and days on market together — no single number decides it.
What are the latest 12866 housing market stats?
Redfin's final published month for this ZIP code. Redfin, through March 2026
| Metric | Value |
|---|---|
| Median sale price | $843,712 |
| Median list price | $782,000 |
| Year-over-year price change | +30.1% |
| Median price per sq ft | $371/sq ft |
| Median days on market | 39 days |
| Active inventory | 152 listings |
| Sale-to-list price ratio | 103.2% |
| Homes sold (that month) | 107 |
| Market condition | Seller's market |
Reading these: months of supply is how long it would take to sell every active listing at the current pace (under 4 months of supply tilts toward sellers, 4 to 5 months is the neutral band, and above 5 months tilts toward buyers — above 7 months is a glut.). Days on market is the median time from listing to accepted offer. Sale-to-list ratio above 100% means bidding over asking is normal here. Price per square foot lets you compare differently sized homes, but it should not be used to value your own.
How have 12866 home prices moved?
Over the three years through Redfin's final published month, the median sale price in 12866 rose 57.9%, from $534,500 to $843,712. The live Zillow value series has rose 6.8% in the last 12 months — the more current read now that the Redfin series has stopped. ZIP-level medians swing harder than citywide ones because far fewer homes sell in a month; read the shape of the line, not any single point.
Redfin, through March 2026 — the chart ends at Redfin's final published month.
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How does 12866 compare to Saratoga Springs, NY?
12866 sits about 2 miles from downtown Saratoga Springs, but we do not hold ZIP and citywide sale rows for the same period, so putting the two numbers side by side would be comparing different months. The Saratoga Springs, NY housing market page has the citywide figures, and the comparison tool puts any two markets against each other.
What does it cost to buy a home in 12866?
Priced off the typical home value of $662,061 at the current 7.03% 30-year fixed rate. Principal and interest only — property taxes, insurance, HOA dues and mortgage insurance are on top and vary too much by property for us to guess.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $132,412 | $529,649 | $3,534/mo |
| 5% | $33,103 | $628,958 | $4,197/mo |
Zillow, August 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
Lenders generally want housing costs under 28% of gross income, so the 20%-down payment of $3,534 implies roughly $151,476 a year before taxes and insurance. The median household in this ZIP earns $101,901, about $49,575 short of it — which is why down payment size, not price, usually decides who buys here. Price-to-income runs 6.5x. Typical asking rent here is $2,120/mo, a price-to-rent ratio of 26.0x, which means renting tends to be the cheaper monthly option unless you stay long enough for appreciation to close the gap.
Run it with your own numbers: affordability calculator · mortgage calculator · rent vs. buy calculator
Who lives in 12866?
American Community Survey estimates for this ZIP code tabulation area. U.S. Census ACS, 2024
Population
40,057
Households
18,248
Median income
$101,901/yr
Median age
44.5 years
Owner-occupied
62.2%
Median home value
$457,600
Median gross rent
$1,488/mo
Mean commute
22.77 min
62.2% of occupied homes in this ZIP are owner-occupied — the share that decides how much of the local housing stock ever reaches the for-sale market. Census median gross rent across all leases is $1,488/mo, below Zillow's $2,120/mo asking rent on new leases; the gap is roughly what a mover pays over a stayer.
Which public schools serve ZIP 12866?
7 schools tracked · 5,409 students
The largest public schools serving ZIP code 12866 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.
SARATOGA SPRINGS HIGH SCHOOL
Grades 9-12 · 1,871 students
MAPLE AVENUE MIDDLE SCHOOL
Grades 6-8 · 1,406 students
DOROTHY NOLAN ELEMENTARY SCHOOL
Grades PK-5 · 638 students
DIVISION STREET ELEMENTARY SCHOOL
Grades K-5 · 391 students
LAKE AVENUE ELEMENTARY SCHOOL
Grades K-5 · 385 students
CAROLINE STREET ELEMENTARY SCHOOL
Grades K-5 · 366 students
GEYSER ROAD ELEMENTARY SCHOOL
Grades K-5 · 352 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Homes for sale in 12866
The last count we hold for 12866 is 152 active listings, with a median asking price of $782,000 (Redfin, through May 2026). Properties Incorporated is a data platform, not a listing portal — we publish what homes cost and how fast they move, and we point you at the portals for the inventory itself. Tell us what you are looking for and we will send the Saratoga Springs, NY listings that match instead.
12866 housing market FAQ
How much do homes cost in 12866?
The typical home in ZIP code 12866 is worth $662,061 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published for this ZIP was $843,712, about $371 per square foot (through May 2026).
Is 12866 a buyer's or seller's market?
ZIP code 12866 reads as a seller's market on the supply and pace-of-sale data we hold. Redfin's ZIP-level series stopped in June 2026, so this classification is frozen rather than live.
Is 12866 cheaper than Saratoga Springs, NY?
12866 sits in the Saratoga Springs, NY area, but we do not hold ZIP and citywide sale rows for the same period, so a direct price comparison would be mixing months. The Saratoga Springs, NY page shows the citywide figures we do have.
What income do you need to buy a home in 12866?
At the current 30-year fixed rate of 7.03%, 20% down on a $662,061 home is about $3,534 a month in principal and interest. Under the standard 28% front-end rule that implies roughly $151,476 in gross annual income, before property taxes, insurance, HOA dues or mortgage insurance. Census puts the median household income in this ZIP at $101,901.
Are home prices rising in 12866?
The typical home value in 12866 rose 6.8% over the last 12 months, from $620,030 to $662,061 (Zillow, August 2026). Zillow's index still refreshes monthly, so this is the current read.
What data do you publish for ZIP code 12866?
Zillow's Home Value Index and Observed Rent Index (monthly, current), Redfin's median sale price, days on market, inventory and months of supply (final period May 2026), U.S. Census ACS demographics, NCES public school records, and Freddie Mac's 30-year fixed rate via FRED for the affordability math. Every figure on this page carries its source and period. Properties Incorporated publishes market data; it does not list homes and does not give financial advice.
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