The story of this market
The typical home in ZIP 12863 sells for about $370,000, or $240 per square foot.
Prices are up +38.06% from a year ago, so sellers still have some momentum. Homes take about 85 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,525 a month.
ZIP 12863 — Rock City Falls
The 12870 housing market is experiencing significant price appreciation driven by limited inventory and sustained demand for Adirondack properties. While the market remains stable, the high vacancy rate reflects the seasonal nature of the area, and buyers should be prepared for a competitive environment for well-maintained homes.
This area is best suited for outdoor enthusiasts, retirees, and second-home buyers seeking a quiet, nature-focused lifestyle in the Adirondacks, rather than commuters or those requiring urban amenities.
Median prices moved up 38.1% year over year.
Homes spend a median of 85 days on market with 8.4 months of supply — a slower-moving market.
12% of listings have cut prices · homes sell at 96.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 0.0% · poverty 7.6% — 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 8.0%/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 5.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 12870, Essex 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.
Crime rates in the Adirondack region are generally low compared to national averages, with property crime being the primary concern in rural areas.
Schools serving the area are part of the Schroon Lake Central School District, which maintains small class sizes and a rural community focus.
The area faces seasonal risks from heavy snowfall and potential flooding near the lakefront, with insurance premiums reflecting the mountainous, forested terrain.
Economic momentum is driven primarily by seasonal tourism and outdoor recreation, with limited large-scale industrial development in the immediate vicinity.
Property taxes are levied by the town, county, and school district, with assessments managed by the local assessor's office; exemptions are available for primary residents and seniors.
Commuting is primarily car-dependent, with residents traveling along the I-87 corridor toward regional employment hubs like Glens Falls or Plattsburgh.
The area is a premier destination for outdoor activities, featuring extensive access to Schroon Lake for boating, fishing, and swimming, alongside numerous hiking trails in the Adirondack Park.
The rental market is heavily influenced by seasonal demand and short-term vacation rentals, leading to limited long-term housing availability for year-round residents.
The local economy is anchored by tourism, hospitality, and small-scale retail, with many residents employed in public services or remote work.
Public transit is virtually non-existent; personal vehicles are required for all transportation needs.
Development is strictly regulated by the Adirondack Park Agency, limiting large-scale commercial or residential projects.
Parcels are subject to school district taxes and local town levies, with no major MUD or PID structures typical of urban areas.
Property insurance costs are rising due to increased wildfire risk and severe weather events in the Adirondack region.
Data retrieved from Census Reporter and Data Commons for ZCTA 12870.
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.
- Liberty Ridge Farm4.317.2 mi
- Spare Time Clifton Park4.316 mi
- Sky Zone Clifton Park4.115.6 mi
- NYzipline4.911.5 mi
- The Local FFF - Fun! Funner! Funnest!4.417.3 mi
- Saratoga Performing Arts Center (SPAC)4.56.3 mi
- Saratoga Race Course4.78.3 mi
- Proctors4.716.8 mi
- Saratoga Springs City Center4.57.7 mi
- Liberty Ridge Farm4.317.2 mi
- Saratoga Spa State Park4.86.7 mi
- Wilton Town Gavin Park4.510.2 mi
- Saratoga Automobile Museum4.66.3 mi
- AMC Saratoga Springs 114.57.5 mi
- Children's Museum at Saratoga4.57.1 mi
- Saratoga National Historical Park4.814.5 mi
- Saratoga Automobile Museum4.66.3 mi
- Children's Museum at Saratoga4.57.1 mi
- miSci | Museum of Innovation & Science4.416.8 mi
- Mabee Farm Historic Site4.714.1 mi
- Saratoga Spa State Park4.86.7 mi
- Wilton Town Gavin Park4.510.2 mi
- Congress Park4.77.5 mi
- Geyser Trail4.86.3 mi
- Saratoga Spa Golf Course4.46.7 mi
- Lee's Park4.310.7 mi
- Town of Stillwater Brown's Beach4.310.6 mi
- Mohawk Harbor4.615.9 mi
- Point Breeze Marine3.710.5 mi
- Saratoga National Golf Club4.59.4 mi
- Eagle Crest Golf Club4.411.9 mi
- Saratoga Spa Golf Course4.46.7 mi
- Saratoga Lake Golf Club4.111.3 mi
- Brookhaven Golf Course4.59.2 mi
- Wilton Mall3.910.2 mi
- Market 324.17 mi
- The Fresh Market4.38.4 mi
- Market 3248.9 mi
- T.J. Maxx4.310.3 mi
- Albany International Airport4.122.2 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area ranked by popularity within the radius shown.
A large, scenic lake offering public beaches, boat launches, and recreational fishing.
The surrounding protected wilderness area provides endless hiking, camping, and wildlife viewing opportunities.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.