The story of this market
The typical home in ZIP 12845 sells for about $371,700, or $249 per square foot.
Prices are up +4.8% from a year ago, so sellers still have some momentum. Homes take about 80 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,055 a month.
ZIP 12845 — Lake George
The housing market in 12845 is characterized by a high proportion of seasonal and vacation properties, leading to lower transaction volumes compared to suburban markets. Values remain stable, supported by the area's status as a premier recreational destination in the Adirondacks. Market activity is largely driven by lifestyle buyers rather than traditional commuter-based demand.
This ZIP is ideal for vacation-home buyers, retirees, and outdoor enthusiasts who prioritize access to the Adirondacks and Lake George over proximity to major urban employment centers.
Median prices moved up 4.8% year over year.
Homes spend a median of 80 days on market with 0.0 months of supply — a balanced-paced market.
0% of listings have cut prices · homes sell at 0% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 1.1% · poverty 6.4% — a stable, low-distress profile.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 12845, 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.
The area is served by the Lake George Central School District, which generally maintains a positive reputation within the region.
The region faces standard seasonal risks associated with upstate New York, including heavy winter snowfall and potential for localized flooding near Lake George.
The local economy is heavily anchored by tourism and seasonal recreation, with limited large-scale industrial development.
Property taxes are levied at the county, town, and school district levels, with rates determined by local assessment rolls and annual budget requirements.
Commuting primarily relies on personal vehicles via I-87, with travel times to regional employment hubs like Glens Falls and Saratoga Springs varying by season.
The area is a premier destination for outdoor recreation, featuring extensive access to Lake George for boating, hiking trails in the Adirondack Park, and proximity to local golf courses and seasonal shopping.
The rental market is heavily influenced by seasonal demand and short-term vacation rentals, leading to limited long-term inventory.
The economy is primarily driven by the tourism and hospitality sectors, supported by the seasonal influx of visitors to the Lake George area.
Transportation is primarily automobile-dependent, with I-87 serving as the main north-south corridor for regional access.
Development is largely constrained by the Adirondack Park Agency regulations, focusing on low-density residential and tourism-related projects.
The Warren County Real Property Tax Services oversees assessment standards and equalization rates for the municipalities within the county.
Parcels are subject to local school district taxes and potential special district levies for fire protection and water/sewer services.
Property insurance premiums are influenced by regional wildfire and winter-weather risk profiles common to the Adirondack region.
Data sourced from US Census Bureau ZCTA 12845 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 vast wilderness access for hiking, camping, and outdoor activities.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.