The story of this market
The typical home in ZIP 12188 sells for about $350,000, or $165 per square foot.
Prices are up +4.2% from a year ago, so sellers still have some momentum. Homes take about 45 days to sell. HUD's fair market rent for a two-bedroom is $1,134 a month.
ZIP 12188 — Halfmoon
The housing market in 12188 remains stable with steady demand driven by its proximity to the Capital District's employment hubs. While inventory remains tight, price growth has moderated compared to the rapid appreciation seen in previous years, reflecting a balanced but competitive environment for buyers.
This ZIP is well-suited for families and commuters seeking a suburban environment with historic character and convenient access to the Capital District's major employment centers.
Median prices moved up 4.2% year over year.
Homes spend a median of 45 days on market with 3.8 months of supply — a fast-moving market.
15% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.4% · poverty 6.6% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.3%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 3.6%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 12188, Saratoga County NY
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Waterford generally experiences lower crime rates compared to the broader Albany-Schenectady-Troy metropolitan area, with property crime being the primary concern.
Schools serving the area are part of the Waterford-Halfmoon Union Free School District, which is generally characterized as providing stable, community-focused educational services.
The area is situated along the Hudson and Mohawk Rivers, presenting localized flood risks in low-lying zones; standard insurance coverage is typical for the region.
Economic momentum is tied to the broader Capital District, with proximity to major employers in Albany and the tech-sector growth in the Saratoga County corridor.
Property taxes are levied by Saratoga County, the Town of Waterford, and the local school district, with rates reflecting New York's high-tax environment and reliance on local property assessments.
Residents typically commute via I-87 or I-787 to reach major employment hubs in Albany, Troy, and Schenectady, with average commute times reflecting regional traffic patterns.
The area features access to the Mohawk River, the Erie Canal locks, and various local parks and trails, with proximity to shopping centers in nearby Clifton Park.
The rental market is characterized by moderate demand from commuters and local workers, with limited new multi-family inventory keeping vacancy rates relatively low.
The economy is anchored by the Capital District's mix of government, education, and healthcare sectors, with significant employment in nearby Albany and Saratoga Springs.
The area is served by major highway corridors including I-87 and I-787, providing primary access to the regional employment core.
Development is focused on infill projects and the continued revitalization of the historic village center and waterfront areas.
Parcels are subject to school district taxes, county taxes, and local municipal levies, with specific utility districts for water and sewer services.
Property insurance premiums are influenced by regional weather patterns and proximity to river flood zones.
Data retrieved from Census Reporter and US Zip Code data profiles.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
- Urban Air Trampoline and Adventure Park4.311.6 mi
- Liberty Ridge Farm4.37.8 mi
- Dave & Buster's Albany4.112 mi
- Spare Time Clifton Park4.34.8 mi
- Sky Zone Clifton Park4.15.4 mi
- Crossgates Mall4.312 mi
- Saratoga Performing Arts Center (SPAC)4.517.5 mi
- MVP Arena4.312.1 mi
- Saratoga Race Course4.718.2 mi
- Proctors4.712.8 mi
- New York State Capitol4.611.8 mi
- New York State Museum4.712.2 mi
- Proctors4.712.8 mi
- Grafton Lakes State Park4.712.1 mi
- Liberty Ridge Farm4.37.8 mi
- New York State Capitol4.611.8 mi
- New York State Museum4.712.2 mi
- Saratoga National Historical Park4.813.7 mi
- Saratoga Automobile Museum4.617.6 mi
- miSci | Museum of Innovation & Science4.412.4 mi
- The Crossings Park of Colonie4.78.4 mi
- Grafton Lakes State Park4.712.1 mi
- Peebles Island State Park4.72.4 mi
- Central Park4.611.3 mi
- Clifton Common4.57.3 mi
- Lee's Park4.316.4 mi
- Town of Stillwater Brown's Beach4.312 mi
- Mohawk Harbor4.612.4 mi
- Albany Yacht Club4.512.7 mi
- Point Breeze Marine3.716.4 mi
- Eagle Crest Golf Club4.49.8 mi
- Saratoga Lake Golf Club4.111.5 mi
- Mohawk River Country Club & Chateau4.59.5 mi
- Northway Golf Center4.33.9 mi
- Schenectady Municipal Golf Course4.510.8 mi
- Crossgates Mall4.312 mi
- Colonie Center4.39.8 mi
- Stuyvesant Plaza4.412 mi
- Kohl's410.2 mi
- Market 323.812.1 mi
- Albany International Airport4.17.5 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area ranked by popularity within the radius shown.
Scenic park located at the confluence of the Hudson and Mohawk Rivers.
Notable historic site and recreational area for boating and walking.
Public waterfront area with docks and community events.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.