Black River, NY—13612
Real Estate Data & Market Trends
Key Metrics at a Glance
Other Zip Codes in Black River, NY
Home Price Trends — Black River, NY
As of Oct '25, the median home price in Black River, NY is $236,000, with a year-over-year change of 2.3%. This indicates that home prices in Black River, NY are increasing. According to Zillow, the 1-year price projection is 0.8%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $236,000 | 2.3% |
| Single Family | $236,000 | 1.7% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $172,000 | 3.0% |
3 Bed | $232,000 | 2.7% |
4 Bed | $281,000 | 2.2% |
| 5 Bed | N/A | N/A |
% of Housing Stock
Rental Trends — Black River, NY
As of July '25, Rentcast reports the average rent in Black River, NY is $1,380, with a year-over-year rent change of 4.5%. Per bedroom, the median rent as of July '25 in Black River, NY is 1-bedrooms: $966, 2-bedrooms: $1,070, 3-bedrooms: $1,750, 4-bedrooms: $2,100. The most common rental property sizes in Black River, NY are 2-bedroom and 3-bedroom, accounting for 51.3% and 24.9% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,200 | $1,380 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $850 | $966 |
| 2 Bed Rent | $995 | $1,070 |
| 3 Bed Rent | $1,800 | $1,750 |
| 4 Bed Rent | $2,100 | $2,100 |
% of Rental Stock
Property Listings — Black River, NY
As of Oct '25, Realtor.com reports that the median days on market for a home in Black River, NY is 74. This is a decrease of -15.0% from last year, suggesting that homes are sitting on the market shorter than last year. The percentage of listed homes with a reduced price is 17.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $278,000 | -6.0% |
Listing Count | 23 | 43.0% |
| Listings as % of Homes | 0.5% | 43.0% |
Days on Market | 74 | -15.0% |
Demographics — Black River, NY
As of the latest ACS Survey released in 2023, Black River, NY has a population of 2,940, which has increased by 26.6% over the past 5 years. Black River, NY is a moderately popular place for families, as children make up 23.3% of the population. The area has a poorly educated workforce, with 24.4% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 2.4% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 2,940 | 26.6% |
% Under 18 | 23.3% | -7.9% |
% Seniors | 17.9% | 20.9% |
% WFH | 2.4% | 140.0% |
% w/ College Degree | 24.4% | -20.3% |
As of the latest ACS Survey released in 2023, Black River, NY is a predominantly white area, with 90.8% of the population identifying as white. The white population has grown by 2.0% in the last 5 years. The second most common race or ethnicity in Black River, NY is asian, making up 4.0% of the population. Foreign-born residents account for 5.7% of the population in Black River, NY, and this percentage has decreased by 8.1% 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 | 90.8% | 2.0% |
% Black | 0.0% | -100.0% |
% Hispanic | 2.5% | 177.8% |
% Asian | 4.0% | -28.6% |
% Foreign Born | 5.7% | -8.1% |
Mortgage and Risk — Black River, NY
According to HUD data as of 2023, there were 55 mortgage originations in Black River, NY, of which 55.0% of loans were conventional mortgages. The average loan-to-value was 65.0%, with 42.0% above 90% LTV (very high). This implies large mortgage risk in Black River, NY. Investor activity is low, as 0.0% of loans were by investors. 7.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 55 |
% Conventional Loans | 55.0% |
% Government Loans | 45.0% |
% Investor Loans | 0.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 7.0% |
Loan Activity
Rentals and Section 8 — Black River, NY
As of 2024, the percent of homes in Black River, NY under the Section 8 program is 16.7%. This is considered high, suggesting that the neighborhood is heavily composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 1-bedroom and 2-bedroom units appear to be good home sizes to consider for Section 8 housing in Black River, NY, because HUD payments exceed market rent, while 3-bedroom and 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 61 |
Total Units Section 8 | 61 |
% Rentals under Section 8 | 16.7% |
% Occupied Section 8 | 87.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $90 | $850 | $940 |
| 2 Bedroom | $235 | $995 | $1,230 |
| 3 Bedroom | -$140 | $1,800 | $1,660 |
| 4 Bedroom | -$90 | $2,100 | $2,010 |
Affordability — Black River, NY
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 3.1 |
| Median Home Price | $236,000 |
| Median Household Income | $67,100 |