Capital Region Home Values in 2026

The June 2026 regional report showed a market in which prices continued rising while the number of available properties remained limited.

June 2026 regional indicators: median sale price $363,500; year-over-year median-price change +5.2%; 1,596 new listings, up 2.3%; 1,250 pending sales, up 12.5%; 925 closed sales, down 0.9%; average days on market 25; inventory of homes for sale 2,198, down 6.8%; 2.4 months of inventory, down 11.1%; average sale-to-original-list-price ratio approximately 101.5%.

The year-to-date picture was slightly more mixed. Through June, the regional median price was $337,000, up approximately 0.8% from the same period in 2025. Pending sales were ahead of the prior year, while closed sales were lower.

That distinction matters. One strong month can make the market appear hotter or cooler than the broader year. Homeowners should consider monthly activity, year-to-date results and the most recent comparable sales near their property.

The median is the middle sale price: half of recorded sales were above it and half were below it.

It is not the average value of every home, an automatic estimate for your property, a guaranteed listing price, a guaranteed sale price, a direct cash-offer amount or an appraisal.

The mix of homes sold can also move the median. If one month includes more newly built, larger or higher-priced properties, the median may rise even when the value of a particular older home remains relatively stable.

The same issue applies when comparing counties. Saratoga County's housing mix differs from Albany, Rensselaer and Schenectady counties, so its higher median should not be applied to homes elsewhere in the region.

Albany County's June median sale price was $390,000, up 11.4% compared with June 2025.

Through the first six months of 2026: median sale price $350,000 (up 6.1% year over year); 1,390 new listings, essentially unchanged; 967 closed sales, down 5.8%; average days on market 29; June inventory 252 homes, down 21.7%; and 1.3 months of inventory in June.

The significant reduction in active inventory helps explain why well-positioned properties may receive strong attention. However, Albany County includes very different markets. A home in the City of Albany should not be compared broadly with one in Loudonville, Colonie, Guilderland, Bethlehem or Menands. Even within the City of Albany, a single-family home, a two-family property and a historic home requiring major work may appeal to different buyers and produce very different values.

Important Albany County value factors include municipality and neighborhood, school district, single-family versus multifamily use, property taxes, parking and garage availability, lot size, age and condition of major systems, quality of renovations, occupancy and tenant status, and the block and immediate surrounding properties.

Homeowners should begin with the most recent comparable sales from the same municipality and, when possible, the same neighborhood and school district. Local pages on selling a house in Albany, Menands, Colonie, Loudonville, Delmar and Guilderland walk through these factors community by community.

Rensselaer County's June median sale price was $300,000, nearly unchanged from June 2025.

Through June 2026: median sale price $300,000 (up 2.7% year over year); 802 new listings, nearly unchanged; 544 closed sales, down 2.3%; average days on market 32; June inventory 214 homes, down 8.2%; and 2.0 months of inventory in June.

The countywide figure includes the City of Troy, City of Rensselaer, East Greenbush, North Greenbush, rural areas, suburban neighborhoods and newer developments. These areas are not interchangeable.

A Troy multifamily property may be evaluated based on rental income, unit configuration, occupancy, condition and neighborhood. A suburban home in East Greenbush or North Greenbush may be evaluated more heavily based on school district, lot, layout and comparable single-family sales.

Some rural or semi-rural properties may also require closer review of private wells, septic systems, larger lots, outbuildings, road access, utility availability and environmental or drainage concerns.

County medians are useful for market context, but they are not a substitute for property-level analysis. Local pages on selling a house in Troy, Rensselaer, East Greenbush and North Greenbush go deeper on each of these submarkets.

Schenectady County recorded a June median sale price of $331,200, up 8.2% from June 2025.

Through June 2026: median sale price $305,000 (up 8.2% year over year); 864 new listings, down 3.7%; 612 closed sales, down 3.2%; average days on market 26; June inventory 182 homes, down 16.1%; and 1.4 months of inventory in June.

Limited inventory and continued buyer demand contributed to price growth, but the county contains a wide range of property types and submarkets. The City of Schenectady includes older single-family homes, multifamily properties, historic homes and properties with varying renovation needs. Neighborhoods such as the Stockade, GE Realty Plot and Woodlawn can have different buyer expectations and comparable-sale patterns.

Outside the city, communities such as Niskayuna, Glenville and Rotterdam have their own housing mixes, school districts and value drivers.

For an individual property, condition remains especially important. Two similarly sized homes may sell at substantially different prices when one has updated mechanical systems, roofing, windows, kitchens and bathrooms while the other requires extensive work. Local resources for selling a house in Schenectady, Colonie, Guilderland and Latham cover these differences.

Saratoga County remained the highest-priced of the four counties covered in this guide. Its June median sale price was $515,000, up 8.4% compared with June 2025.

Through June 2026: median sale price $500,000 (up 7.0% year over year); 1,623 new listings, down 4.5%; 986 closed sales, up 0.7%; average days on market 30; June inventory 555 homes, down 1.2%; and 2.7 months of inventory in June.

Saratoga County's higher median reflects its property mix and the prices in communities such as Saratoga Springs, Clifton Park, Malta, Halfmoon and surrounding areas.

That $500,000 year-to-date median should not be applied to an Albany, Troy, Schenectady or Watervliet property. It also should not be applied uniformly within Saratoga County. Newer construction, land, school district, location, home size and proximity to employment or recreation can all influence value.

The table below compares June and year-to-date results across the four counties covered in this guide.

County-level figures are useful for understanding the direction of the market, but buyers do not purchase 'the median county home.' They evaluate a specific property in a specific location.

Within a short drive, value can change because of school-district boundaries, municipality and property-tax structure, neighborhood demand, access to employment and transportation, walkability, lot size, parking, nearby commercial or industrial uses, flood zones or drainage concerns, property type and comparable-sale availability.

Postal addresses can also be misleading. A property may use a mailing address associated with one community while being located in a different town, village, school district or tax jurisdiction. For that reason, an estimate based only on a city name or ZIP code should be treated as a starting point.

The Capital Region includes a significant number of two-family and small multifamily properties, especially in Albany, Troy, Schenectady, Watervliet, Cohoes and Rensselaer.

A single-family home is usually compared primarily with similar single-family sales. A multifamily property may also require analysis of current and potential rental income, lease terms, tenant payment history, unit condition, separate utilities, certificate-of-occupancy status, deferred maintenance, operating expenses, vacancy and investor financing conditions.

A two-family property should not be assigned a value solely from the county's single-family market trend. The most relevant comparable sales should match the property type and, when possible, the unit count and neighborhood.

A strong regional market does not eliminate the financial effect of needed repairs. Condition can influence which buyers are willing to consider the home, whether conventional financing is available, inspection negotiations, appraisal concerns, insurance eligibility, time on market, likely repair credits, and the difference between a direct as-is sale and retail market exposure.

Excellent or good condition: a home in excellent or good condition may be suited to a traditional market listing, limited pre-listing preparation, strategic cosmetic improvements, an as-is listing when the homeowner values simplicity, or a direct sale when timing or convenience matters more than maximizing exposure.

Fair condition: a fair-condition home may have outdated finishes, worn flooring, deferred maintenance or several repairs that buyers will notice. The homeowner may need to compare selling as-is, completing only essential repairs, making selective improvements, listing with repair disclosures, or accepting a lower price in exchange for avoiding work.

Poor condition: a poor-condition property may involve structural issues, water damage, failed mechanical systems, extensive deferred maintenance, hoarding conditions or financing barriers. In these cases, the most realistic direct-sale comparison may be a cash, as-is sale rather than a standard retail estimate.

Do not describe the value of a fair- or poor-condition home as though it were equal to the renovated retail value of nearby properties. Our complete guide to selling a house as-is, the article on repairs that pay off before selling, and the guide on what happens when you can't afford home repairs each go deeper on these tradeoffs, alongside the local pages on selling a house that needs repairs and the Capital Region as-is home value report.

'Market value' can mean different things depending on the assumed sale condition and process.

Renovated or retail-market value generally assumes the home is appropriately prepared for market, exposed to buyers, and able to attract typical financing. It may also assume repairs are completed, the home is cleaned and presented, buyers can inspect the property, the seller can wait through the listing and closing process, and the property qualifies for standard financing.

An as-is market sale places the property on the open market without the seller agreeing to complete repairs. The seller may still face buyer inspections, financing requirements, appraisal issues, repair-related price negotiations, showings, listing preparation and a longer or uncertain timeline.

A direct cash, as-is sale accounts for required repairs, renovation risk, holding costs, resale expenses, financing costs, uncertainty and the buyer's required margin. A direct cash offer is therefore not the same as the home's fully repaired retail value.

Neither option is universally best. The right comparison depends on the home's condition, the seller's timeline, available repair funds and willingness to manage the traditional sale process.

The best repairs are usually those that remove a major buyer objection, resolve a financing concern or prevent further damage. Depending on the property, these may include active roof leaks, unsafe electrical conditions, plumbing leaks, failed heating systems, structural concerns, water intrusion, missing railings, broken windows, peeling paint where financing rules may apply, and health or safety issues.

Cosmetic improvements may help presentation but do not always return their full cost. Examples include interior paint, flooring refinishing, updated light fixtures, minor landscaping, cleaning and decluttering, and hardware replacement.

Large renovations should be approached carefully. A kitchen or bathroom remodel may improve marketability, but the homeowner may not recover every dollar spent — especially when the project runs over budget or does not match buyer expectations. See our guide on repairs that pay off before selling for a deeper look at what Capital Region buyers actually pay for.

Capital Region buyers often search by school district as well as municipality. A single mailing area may include multiple school districts, and neighboring homes may have different tax implications or buyer demand.

Homeowners should verify municipality, school district, property-tax history, village taxes (when applicable), special assessments, STAR information, lot and zoning records, legal property use and certificate-of-occupancy information for multifamily properties.

Do not rely solely on the community name displayed by an online valuation website.

Online estimates can be useful for establishing a broad starting point, but they have limitations. An algorithm may not know the actual interior condition, whether a renovation was completed well, whether the roof or mechanical systems need replacement, whether finished space is legally recognized, whether the property contains unpermitted work, whether tenants affect the sale, whether the home has water, structural or environmental concerns, which neighborhood boundaries local buyers use, or whether an unusual comparable sale should be excluded.

Online platforms also measure value differently. A median sale price tracks completed transactions. An automated home-value index models estimated values. A comparative market analysis evaluates relevant comparable listings and sales. An appraisal is a formal valuation performed for a specific purpose by a licensed appraiser. These figures should not be treated as interchangeable.

A more useful review generally follows these steps.

1. Confirm the property facts. Verify municipality, school district, property type, bedrooms and bathrooms, above-grade living area, lot size, garage and parking, and multifamily use, if any.

2. Identify recent comparable sales. Give the greatest weight to homes that are nearby, recently sold, similar in property type, similar in size, similar in condition, and within the same school district when relevant.

3. Adjust for major differences. Consider differences in condition, renovation level, lot, garage, number of units, occupancy, mechanical systems, taxes, location and functional layout.

4. Define the assumed selling path. Ask whether the estimate assumes fully repaired retail condition, current-condition traditional listing, as-is market sale, or direct cash, as-is sale.

5. Account for selling costs. A higher projected sale price does not automatically produce the highest net proceeds. Depending on the path, costs may include repairs, cleaning, staging, photography, brokerage compensation, attorney fees, transfer taxes, seller concessions, inspection credits, holding costs, utilities and maintenance, and financing costs.

Compare net proceeds, timing, effort and risk — not only the headline sale price.

Before choosing a selling path: confirm ownership and legal authority to sell; review the mortgage, liens and unpaid taxes; identify known repair and condition issues; gather permits, surveys and renovation records; confirm occupancy and lease information; review recent comparable sales; estimate essential repair costs; compare as-is, repair-first and traditional listing paths; estimate selling and holding costs; and decide which matters most — price, speed, simplicity or certainty.

For inherited or estate properties, confirm who has legal authority to sign before making major repair commitments or entering a sale contract. Our guides on selling an inherited house and selling estate property walk through how that authority is established in New York. This is general educational information, not legal advice.

The June data shows that the Capital Region remains competitive. Prices were higher than one year earlier, pending activity was strong and inventory remained limited. That may benefit homeowners whose properties are appropriately priced and aligned with buyer expectations.

However, the market does not reward every property equally. A home can still struggle when it is priced from an unrelated county average, condition is ignored, repairs make financing difficult, the listing price assumes renovations that were never completed, the property is compared with the wrong housing type, taxes or location reduce buyer demand, tenants or occupancy complicate showings, or the seller cannot accommodate the typical listing process.

Strong market conditions create opportunity, but they do not eliminate the need for accurate pricing and a realistic selling strategy.

Capital Region homeowners should use regional market data for context — not as a substitute for evaluating the actual property. Begin by identifying the correct municipality and school district, the most relevant nearby sales, the property's actual condition, repairs that could affect financing or resale, the likely costs of each selling path, and your preferred timeline and level of involvement.

The Get Ready. Sell. Go. home selling options estimator provides an educational starting point for comparing these options. Enter the property address to receive an initial informational estimate. Photos and additional property details are optional and may help create a more property-specific review. You can also browse the areas we serve or the wider Homeowner Resource Center for community-specific guidance.

The information provided is not an appraisal, guaranteed offer or guaranteed sale price. Submitting property information does not create an agency relationship or obligation to sell.

GCAR figures are based on Global MLS activity and were current as of July 7, 2026. Monthly results may change as data is refreshed. Median sale prices do not account for seller concessions. County and regional statistics provide context but are not property-specific valuations.