The story of this market
The typical home in ZIP 12814 sells for about $795,000, or $350 per square foot.
Prices are up +35% from a year ago, so sellers still have some momentum. Homes take about 24 days to sell, which is fast. HUD's fair market rent for a two-bedroom is $1,083 a month.
ZIP 12814 — Bolton Landing
The Bolton Landing housing market is characterized by high-value, low-inventory conditions driven by strong demand for waterfront property. Prices have seen significant year-over-year growth, reflecting the area's status as a premium destination. Market activity remains stable, though the limited supply of homes continues to exert upward pressure on pricing.
This ZIP is ideal for affluent second-home buyers, retirees, and those seeking a secluded, high-end lifestyle in the Adirondacks. It is less suited for families seeking dense suburban amenities or commuters requiring proximity to major urban employment hubs.
Median prices moved up 35.0% year over year.
Homes spend a median of 24 days on market with 0.0 months of supply — a fast-moving market.
0% of listings have cut prices · homes sell at 98% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 0.6% · poverty 9.2% — a stable, low-distress profile.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 12814, Warren 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.
Bolton Landing generally experiences low crime rates consistent with its status as a secluded, small-town Adirondack community. Regional comparisons indicate it remains significantly safer than larger urban centers in New York.
The area is served by the Bolton Central School District, which maintains a small student-to-teacher ratio and is generally well-regarded for its personalized educational environment.
The region is situated within the Adirondack Park, presenting risks primarily related to heavy winter snowfall and potential localized flooding near Lake George. Property insurance premiums are influenced by these environmental factors and the area's remote, forested nature.
Economic momentum is driven primarily by seasonal tourism and the luxury second-home market surrounding Lake George. There is limited large-scale industrial development, with growth focused on maintaining the area's historic and natural character.
Property taxes are levied by Warren County, the Town of Bolton, and the local school district. The tax structure includes standard exemptions for primary residences, though high-value waterfront properties contribute significantly to the local tax base.
Commuting is primarily car-dependent, with residents typically traveling south toward Glens Falls or Queensbury for employment. Public transit options are extremely limited, reflecting the rural, mountainous geography.
The area is a premier destination for outdoor recreation, featuring extensive access to Lake George for boating and swimming, numerous hiking trails in the Adirondack Mountains, and proximity to local golf courses and boutique shopping in the hamlet.
The rental market is heavily skewed toward seasonal and short-term vacation rentals due to the high demand for lakefront access. Long-term rental inventory is tight, with vacancy pressure remaining high throughout the year.
The local economy is anchored by tourism, hospitality, and the real estate sector. Major employment hubs are located in the nearby cities of Glens Falls and Queensbury.
Transportation is dominated by private vehicle use along the Lake Shore Drive corridor. There is no significant public transit infrastructure serving the area.
Development is strictly regulated by the Adirondack Park Agency, limiting large-scale construction projects. Current activity is focused on residential renovations and small-scale improvements.
The Warren County Real Property Tax Services manages assessments, which are generally based on market value with periodic revaluations to ensure equity.
Parcels are subject to school district taxes and local municipal levies, with no significant MUD or PID presence common in other regions.
Property insurance is readily available but can be costly for waterfront estates due to the high replacement value and environmental risks associated with the Adirondack region.
Data retrieved from US Census Bureau ZCTA 12814 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.
A major recreational anchor offering boating, swimming, and scenic views.
Provides extensive hiking, camping, and wilderness access.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.