12866 — Saratoga County, New York Market Snapshot
Housing market data for zip code 12866 in Saratoga County, New York. Updated monthly with median prices, days on market, and more.
Market Sales Data
17 sales in 2026 (year to date)
Median Sale Price
$1,495,000
Days to Sell
83
Homes Sold
17
Inventory
35
Sale-to-List
98.5%
New Listings
25
Price/SqFt
$825
Pending Sales
18
Jumbo Loan Likely Needed
The median home in 12866 at $1,495,000 exceeds the 2026 conforming loan limit of $832,750 by $662,250. Most buyers here will need jumbo loans, which typically require higher credit scores, larger down payments, and come with different rate pricing.
Market Insights
Market Temperature
With homes sitting for 83 days on average, 12866 favors buyers. There may be opportunities to negotiate below asking price or request seller concessions for closing costs or rate buydowns.
Sale-to-List Ratio
Homes are selling very close to asking price in 12866 (98.5% sale-to-list ratio), indicating accurate pricing by sellers and steady demand.
Conforming Loan Feasibility
The median home in 12866 at $1,495,000 exceeds the 2026 conforming loan limit of $832,750 by $662,250. Most buyers here will need jumbo loans, which typically require higher credit scores, larger down payments, and come with different rate pricing.
Loan limits in 12866 are set at the county level.
2026 Loan Limits — Saratoga County
| Property Units | Conforming Limit | FHA Limit |
|---|---|---|
| 1 Unit | $832,750 | $541,287 |
| 2 Units | $1,066,250 | $693,050 |
| 3 Units | $1,288,800 | $837,700 |
| 4 Units | $1,601,750 | $1,041,125 |
Affordability Snapshot — Zip 12866
To purchase the median home at $1,495,000 with 5% down at today's rate of 6.75%, the estimated monthly payment is approximately $11,604.
Monthly Payment
$11,604
Income Required
$497,323
Principal & Interest
$9,212/mo
Down Payment (5%)
$74,750
Based on 30-year fixed at 6.75%, 1.8% property tax, $1,800/yr insurance, 28% DTI guideline.
Mortgage Calculator
Estimate your monthly payment for a home in 12866.
Estimated Monthly Payment
$9,402
Jumbo loan required. Loan amount exceeds the $832,750 conforming limit for 12866.
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