South Glens Falls, NY—12803
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — South Glens Falls, NY
As of Aug '25, the median home price in South Glens Falls, NY is $300,000, 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 1.7%, suggesting an increase housing market in the next year.
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $250,000 | 2.0% |
3 Bed | $304,000 | 2.7% |
4 Bed | $333,000 | 3.1% |
| 5 Bed | N/A | N/A |
Rental Trends — South Glens Falls, NY
As of Jul '25, the average rent in South Glens Falls, NY is $1,460, with a year-over-year rent change of 5.0%. 1-bedroom units average $1,190 (23.3%); 2-bedroom units average $1,300 (-0.8%); 3-bedroom units average $2,700 (-5.3%)
| 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 |
Property Listings — South Glens Falls, NY
As of Aug '25 and according to Realtor.com, the median days on market for a home in South Glens Falls, NY is 75. This is an increase of 3.0% from last year. This indicates that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 40.0%. This is a large percentage of inventory, suggesting a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $369,000 | 9.0% |
Listing Count | 23 | N/A |
| Listings as % of Homes | 0.6% | N/A |
Days on Market | 75 | 3.0% |
Demographics — South Glens Falls, NY
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 8,920 | 4.6% |
% Under 18 | 20.6% | -9.3% |
| % Under 5 | N/A | N/A |
% Seniors | 17.8% | 2.3% |
% WFH | 10.2% | 343.5% |
% w/ College Degree | 29.0% | 32.4% |
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 the latest data from the U.S. Department of Housing and Urban Development (HUD) as of 2023, the number of mortgages originated in South Glens Falls, NY in that year was 160. 84.0% of all primary home loans were conventional, the remainder were government-backed loans, such as FHA loans. The average loan-to-value for all loans was 62.0%. Of those, 30.0% were >90% loan to value. This is considered very high, suggesting that mortgage risk is large in South Glens Falls, NY. Investor activity in South Glens Falls, NY is low, as 1.0% of all loans are originated by investors. In 2023, 4.0% of all loans were cash-out refinances, suggesting few homeowners are actively tapping their home's equity.
Mortgages
| Metric | Zip Code Average | Metro Average | State Average |
|---|---|---|---|
Total Loan Originations | 160 | N/A | N/A |
% Conventional Loans | 84.0% | N/A | N/A |
% Government Loans | 16.0% | N/A | N/A |
% Investor Loans | 1.0% | N/A | N/A |
% Second Loans | 1.0% | N/A | N/A |
% Cash Out Refinance | 4.0% | N/A | N/A |
Rentals and Section 8 — South Glens Falls, NY
As of 2024, the percent of homes in South Glens Falls, NY under the Section 8 program is 15.4%. This is considered high, suggesting that the neighborhood is heavily composed of Section 8 homes. Section 8 opportunity is good when HUD pays homeowners more than the average rental market rate for various home sizes. For each bedroom size, the average difference between HUD payments and market rents is shown in the table below.
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 | Metro Average | State Average |
|---|---|---|---|
| Home Price to Income Ratio | 3.3 | N/A | N/A |
| Median Home Price | $300,000 | N/A | N/A |
| Median Household Income | $80,900 | N/A | N/A |