South Glens Falls, NY—12803
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — South Glens Falls, NY
As of Oct '25, the median home price in South Glens Falls, NY is $297,000, with a year-over-year change of 3.0%. This indicates that home prices in South Glens Falls, NY are increasing. According to Zillow, the 1-year price projection is 1.5%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $297,000 | 3.0% |
| Single Family | $297,000 | 3.1% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $249,000 | 2.0% |
3 Bed | $302,000 | 3.1% |
4 Bed | $329,000 | 3.1% |
| 5 Bed | N/A | N/A |
% of Housing Stock
Rental Trends — South Glens Falls, NY
As of July '25, Rentcast reports the average rent in South Glens Falls, NY is $1,460, with a year-over-year rent change of 5.0%. Per bedroom, the median rent as of July '25 in South Glens Falls, NY is 1-bedrooms: $1,190, 2-bedrooms: $1,300, 3-bedrooms: $2,700. The most common rental property sizes in South Glens Falls, NY are 2-bedroom and 3-bedroom, accounting for 41.6% and 32.5% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,200 | $1,460 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $1,200 | $1,190 |
| 2 Bed Rent | $1,300 | $1,300 |
| 3 Bed Rent | $2,700 | $2,700 |
| 4 Bed Rent | N/A | N/A |
% of Rental Stock
Property Listings — South Glens Falls, NY
As of Oct '25, Realtor.com reports that the median days on market for a home in South Glens Falls, NY is 68. This is a increase of 8.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 33.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $350,000 | -10.0% |
Listing Count | 24 | -9.0% |
| Listings as % of Homes | 0.6% | -9.0% |
Days on Market | 68 | 8.0% |
Demographics — South Glens Falls, NY
As of the latest ACS Survey released in 2023, South Glens Falls, NY has a population of 8,920, which has increased by 4.6% over the past 5 years. South Glens Falls, NY is a moderately popular place for families, as children make up 20.6% of the population. The area has a moderately educated workforce, with 29.0% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 10.2% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 8,920 | 4.6% |
% Under 18 | 20.6% | -9.3% |
% Seniors | 17.8% | 2.3% |
% WFH | 10.2% | 343.5% |
% w/ College Degree | 29.0% | 32.4% |
As of the latest ACS Survey released in 2023, South Glens Falls, NY is a predominantly white area, with 91.1% of the population identifying as white. The white population has shrunk by 3.0% in the last 5 years. The second most common race or ethnicity in South Glens Falls, NY is hispanic, making up 2.5% of the population. Foreign-born residents account for 0.7% of the population in South Glens Falls, NY, and this percentage has decreased by 65.0% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 91.1% | -3.0% |
% Black | 1.6% | 166.7% |
% Hispanic | 2.5% | -16.7% |
% Asian | 0.3% | -76.9% |
% Foreign Born | 0.7% | -65.0% |
Mortgage and Risk — South Glens Falls, NY
According to HUD data as of 2023, there were 160 mortgage originations in South Glens Falls, NY, of which 84.0% of loans were conventional mortgages. The average loan-to-value was 62.0%, with 30.0% above 90% LTV (very high). This implies large mortgage risk in South Glens Falls, NY. Investor activity is low, as 1.0% of loans were by investors. 4.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 160 |
% Conventional Loans | 84.0% |
% Government Loans | 16.0% |
% Investor Loans | 1.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 4.0% |
Loan Activity
Rentals and Section 8 — South Glens Falls, NY
South Glens Falls, NY lacks sufficient Section 8 program data for analysis.
Section 8 Market Size
Total Units under HUD | 233 |
Total Units Section 8 | 233 |
% Rentals under Section 8 | 15.4% |
% Occupied Section 8 | 95.7% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$90 | $1,200 | $1,110 |
| 2 Bedroom | $40 | $1,300 | $1,340 |
| 3 Bedroom | -$1,090 | $2,700 | $1,610 |
| 4 Bedroom | N/A | N/A | $1,780 |
Affordability — South Glens Falls, NY
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 3.3 |
| Median Home Price | $297,000 |
| Median Household Income | $80,900 |