Through August 2026, the typical home in the City of Saratoga Springs sold for 99.5% of its original list price. In the Towns of Wilton and Gansevoort over the same stretch, the figure was 106.3%. The city is the most expensive address on the map, with a year-to-date median of $760,000 through August. It also showed the least bidding pressure of any market in that comparison, and that has held for more than a single month. The Greater Capital Association of REALTORS® monthly reports show the city with more supply than the county in every month of late spring and summer 2026 published so far.
What 99.5 Percent Means When You Write An Offer
Percent of original list price received is the number that lines up most closely with what happens when you make an offer. It answers a simple question: when a home sold, did the buyer pay above or below the price it first listed at?
Here's how August 2026 looked across the comparison set, using GCAR's Local Market Updates built from Global MLS data and current as of September 8, 2026.
| August 2026 | City of Saratoga Springs | Saratoga County | Town of Malta | Wilton and Gansevoort |
|---|---|---|---|---|
| Homes for sale | 101 | 574 | 21 | 49 |
| Months of supply | 4.5 | 2.8 | 2.0 | 2.6 |
| % of original list received, year to date | 99.5% | 101.5% | 103.4% | 106.3% |
| Days on market, year to date | 44 | 27 | 20 | 17 |
| Median sale price, year to date | $760,000 | $500,000 | $480,000 | $645,000 |
In Wilton and Gansevoort, the year-to-date median home sold more than 6% above its original asking price and went under contract in about two and a half weeks. In the city, the median home sold just under asking and took 44 days. That gives a city buyer more time to inspect, think it over and counter. Those are the conditions in which inspection requests, closing-date flexibility and price adjustments actually get discussed instead of waived.
Months of supply explains why. It divides the homes for sale by the recent pace of sales, so it tells you how long the current listings would last if nothing new came on the market. At around two months, Malta's inventory turns over quickly enough that sellers rarely need to bend. The city's 4.5 months gives buyers more choice and gives sellers more competition from each other.
Four Months In A Row, So It Isn't Just August
A single month of supply data can mislead. So the more useful question is whether the city has stayed looser than the county all year. It has, in every monthly report GCAR has posted for the late spring and summer of 2026.
- May 2026: city 4.1 months on 89 listings, county 2.4 months on 501
- June 2026: city 4.5 months on 97 listings, county 2.7 months on 555
- July 2026: city 4.6 months on 99 listings, county 2.8 months on 559
- August 2026: city 4.5 months on 101 listings, county 2.8 months on 574
The gap held steady at nearly two months for the whole summer. It didn't open up this year, either. In August 2025 the city already had 4.3 months of supply.
The city isn't slow because buyers stopped showing up. Through August 2026 its closed sales were up 26.1% year over year, 169 compared with 134. Supply stayed high because new listings rose too, up 17.3% to 292 over the same period. More homes are selling and more homes are listing, and the listings are keeping ahead of the buyers. Countywide it went the other way. New listings were down 4.1% year to date and closed sales down 4.0%.
The August Headline That Points The Wrong Way
If you've seen anything about Saratoga Springs prices this fall, it may have been the August number. The city's median sale price fell 21.6% year over year, from $715,000 to $560,905.
That figure comes from 16 closed sales. With a sample that small, a few lower-priced closings in one month can move the median by six figures. GCAR prints a warning on the report itself that one month of activity "can sometimes look extreme due to small sample size."
The rest of the August report doesn't look like a falling market. Those 16 homes sold for 101.7% of original list price and took 16 days on average, both stronger than in August 2025. The year-to-date median rose 13% to $760,000. So prices haven't softened. The leverage is coming from volume. More homes are competing for each buyer, and the full-year figures show that much more clearly than any single month.
Twenty-Eight Downtown Condos Were Due Around New Year's
Something else was scheduled to change in the city at the start of 2026. A batch of high-end condominiums was set to finish within weeks of each other.
The Saratoga Business Journal reported in December 2025 that Bonacio Development was finishing two projects. One was The Waldorf at 122 Regent Street, a historic Tudor-style carriage house converted into five units priced from $2.2 million, all due to be finished by January 1. The other was a new five-story building at 78 Church Street with 23 units priced from $1.2 million to just under $2 million. The same report said those units would be completed by the end of December. Company President Julie Bonacio told the Journal that The Waldorf was pitched as offering a little yard.
That's 28 units priced at $1.2 million and up, scheduled to reach a market that had about 100 total listings this summer and averaged roughly 20 closings a month. The planned timing matches both the city's 13% jump in its year-to-date median and its steady supply. The Journal's report predates completion, though, and no local reporting or GCAR commentary has tied these trends to the condos, so treat the link as timing rather than proof. Once finished, the condos add to the city's top tier. They also make the citywide median a blend of very different products: historic single-family homes, older condos and brand-new buildings with full-service associations.
For buyers, that blend matters when comparing monthly costs. The Journal reported that the associations at both Bonacio buildings cover water, sewer, snow removal, exterior common-area maintenance and building insurance, and the 78 Church Street association also covers trash. Those are costs a single-family owner in Wilton pays separately, so a straight price-per-square-foot comparison between the two leaves part of the cost out.
What's Still In The Pipeline
If the city's extra supply is partly a construction story, the next question is whether more is on the way. Several projects are moving, at different stages.
- 27 Park Place. The Times Union reported that construction began August 17 on a six-unit luxury condominium building, approved unanimously by the Planning Board in January, with completion forecast for August 2027. Each unit is planned at about 2,000 square feet.
- Hemlock Woods. This proposal for South Broadway near Crescent Avenue would combine 128 apartments, a 120-room hotel and 9,800 square feet of retail. The Times Union reported that it went before the Planning Board on July 30 and, as of August 19, still needed site-plan, design-review, county and state approvals.
- Congress and Federal streets. Wilmorite has proposed a five-story, 120-room hotel with 21 residential units. As of the Times Union's September 1 report, it was heading to the Planning Board for introduction and had not been approved.
The rulebook for some of the city's oldest homes is also under review. At the October 6 City Council meeting, residents spoke on proposed Unified Development Ordinance amendments to Article 13. The proposals would set separate review standards for the Historic and Architectural districts, revise demolition review and add an economic-hardship appeal to the Design Review Board. The Saratogian reported that 30 people spoke, most of them opposed, and that another hearing was set for October 20. None of these changes have been adopted. If you're looking at a historic home inside those districts, the outcome of that hearing could affect future renovation plans.
Frequently Asked Questions
Is there September 2026 data yet? Not as of October 12, 2026. GCAR's statistics page currently goes through August 2026, and those reports are current as of September 8. Once September posts, the main thing to check is whether city supply stays above four months as fall listings come on.
Does more supply in the city mean prices are falling? The year-to-date data doesn't show that. The city's median through August was up 13% from the same period in 2025. The extra supply shows up as longer days on market and smaller premiums over asking, not as lower prices.
Why compare the city with Wilton and Malta at all? GCAR publishes separate monthly reports for both, built from the same Global MLS data as the city report, so the numbers compare directly. Through August 2026 both moved faster than the city and sold further above asking.
When you're deciding between a Saratoga Springs address and a home just over the town line, the question that matters is how much room you'll have to negotiate on each one. I'm happy to pull the current supply and list-to-sale numbers for the streets you're considering and go through them with you. Let's Connect with Shari Fox.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
