City of Saratoga Springs, NY Homes for Sale and Living Guide
Saratoga Springs is a small city of about 28,800 people in Saratoga County, best known for its mineral springs, its walkable Broadway downtown and the Saratoga Race Course summer meet. Homes range from Victorian houses near downtown to newer neighborhoods and condos at the edges of the city.
The Capital Region Team at Compass helps buyers and sellers across the City of Saratoga Springs and the towns around it. Every listing on this page sits inside the city's official boundary.
Quick answer
The City of Saratoga Springs covers 28.07 square miles of land. Its median owner-reported home value is $478,100 (Census, 2020-2024), while the 111 homes for sale on Nov 9, 2026 have an average list price of about $1.19 million. The whole city is served by the Saratoga Springs City School District.
Who lives here and what it costs, from the US Census Bureau.
28,768Residents (2025 est.)
$478,100Median home value
$105,944Median household income
27 minAverage commuter time to work
Land area
28.07 square miles
Homes owned vs. rented
57.8% owner-occupied
Highway
I-87, the Northway
Train
Amtrak, daily Adirondack and Ethan Allen Express
Population estimate for July 1, 2025. Home value, income, ownership and commuter time to work are 2020-2024 American Community Survey 5-year figures. Average commuter time to work is the average one-way travel time to work for working residents age 16 and older, not counting people who work from home. Sources 1 and 4 below.
Saratoga Springs market snapshot
MLS numbers for homes inside the city line: homes for sale as of November 9, 2026, and single-family homes sold Aug 10 - Nov 10, 2026.
For sale Nov 9, 2026 · Sold Aug 10 - Nov 10, 2026
The market in the City of Saratoga Springs
111Homes, condos and townhouses for sale on Nov 9, 2026
$892KAverage sold price, single-family homes sold Aug 10 - Nov 10, 2026 (3 months)
$335K - $4.1MLowest to highest list price of the 111 homes for sale on Nov 9, 2026
$512Average list price per square foot of the homes for sale on Nov 9, 2026
22New construction homes for sale on Nov 9, 2026
57Single-family homes sold Aug 10 - Nov 10, 2026 (3 months)
The 111 homes for sale on Nov 9, 2026 have an average list price of $1.19M. Sold prices are final sale prices of single-family homes that closed August 10 to November 10, 2026. Averages are pulled up by a small number of large homes and new condos downtown, so many homes sell well below them. Figures are rounded and change daily. Ask us for today's numbers.
Shop Saratoga Springs by price
Homes for sale inside the city line, as of November 9, 2026.
One district serves every home inside the city line.
Serves 100% of the city
Saratoga Springs City School District
Every address inside the City of Saratoga Springs is in the Saratoga Springs City School District, based on Census school district boundaries. The district also reaches past the city into parts of Greenfield, Malta, Milton, Saratoga and Wilton, so a "Saratoga schools" home is not always a city home.
Elementary attendance zones are set by the district and can change. Confirm the assigned school for any address with the district. Sources 2 and 3 below.
Saratoga Race Course runs its summer meet each year. In 2026 it ran 46 racing days, from July 3 through Labor Day, September 7. Summer brings big crowds, busy restaurants and strong demand for rentals, so it's worth thinking about traffic and parking when you choose a street.
Parks
Saratoga Spa State Park
The state park is a National Historic Landmark with natural mineral springs, two golf courses, the Victoria Pool, the Saratoga Automobile Museum and the Saratoga Performing Arts Center (SPAC), the summer home of concerts and dance.
Downtown
Broadway and Congress Park
Broadway is lined with shops, restaurants and historic hotels, and Congress Park sits right beside it. The Canfield Casino in the park houses the Saratoga Springs History Museum.
Getting around
Northway and Amtrak
I-87, the Northway, runs through the east side of the city, toward Albany and the Adirondacks. The city's Amtrak station is served daily by the Adirondack and Ethan Allen Express trains.
Iconic spots
Music, shows and food
Caffè Lena on Phila Street calls itself the oldest continuously operating folk music venue in the country. Universal Preservation Hall, a restored 1871 church on Washington Street, hosts concerts in a hall of almost 700 seats. Hattie's, open since 1938, has been featured by Food Network for its fried chicken.
Sources 4, 5, 6, 7, 10, 11 and 12 below.
Thinking about Saratoga Springs?
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How much does a home cost in the City of Saratoga Springs?
The Census Bureau puts the median value of owner-occupied homes in the city at $478,100 (2020-2024 average). Homes for sale today are listed higher. As of November 9, 2026, the 111 homes listed inside the city have list prices from about $335,000 to $4.1 million, and single-family homes that sold from August 10 to November 10, 2026 sold for an average of about $892,400.
What school district serves the City of Saratoga Springs?
The Saratoga Springs City School District serves the entire city. The district also covers parts of the towns of Greenfield, Malta, Milton, Saratoga and Wilton, so being in the district doesn't mean a home is in the city.
Is every "Saratoga Springs" address inside the city?
No. Many homes with a Saratoga Springs mailing address are in neighboring towns. It matters because property taxes, assessments and local services differ between the city and each town, and the school district publishes a separate tax rate for the city and for each town it serves. Check the municipality on the tax bill or ask us before you make an offer.
When is track season, and how does it affect living in the city?
The Saratoga Race Course summer meet ran 46 racing days in 2026, from July 3 through Labor Day, September 7. Expect more traffic and visitors in July and August, especially near Union Avenue and downtown.
Can I rent out my Saratoga Springs home short term?
Yes, with a city license. Any home or unit rented for less than 30 days at a time needs a short-term rental license from the city every year, plus a fire inspection by the Saratoga Springs Fire Department. For 2026 the license fee is $100 for a primary residence and $750 for other properties, and no home can be rented short term for more than 150 days a year. Condo and HOA rules still apply on top of city rules. Learn more on the City of Saratoga Springs short-term rental page.
What is the average commuter time to work from Saratoga Springs?
The average commuter time to work is 27 minutes one way, according to the Census Bureau. That is the average for working residents age 16 and older, wherever their job is, not counting people who work from home. Most drivers use I-87, and the city's Amtrak station has daily Adirondack and Ethan Allen Express service.
Can I buy in Saratoga Springs with a VA loan?
Yes. VA home loans can be used for a primary residence anywhere in the city. Condos must be in a VA-approved project, so check the building before you fall in love with a unit. We specialize in working with veterans using their VA loan.
FAQ sources: 1, 2, 3, 4, 5, 8 and 9 below, and MLS data (homes for sale as of November 9, 2026; homes sold August 10 to November 10, 2026).
AC
Alex Cooley, top-producing REALTOR®, Licensed Real Estate Salesperson and founder of The Capital Region Team at Compass. Call (m) (518) 937-1970.
Licensed since 2015, with 300+ real estate transactions and $100M+ in career sales volume. Named a Top 50 REALTOR® by Capital Region Real Producers in 2025, with 180+ five-star reviews across Google and Zillow. New construction, Buyer/Seller & VA Specialist.
Market data: MLS listings shown on this site (homes, condos, townhouses and multi-family inside the city's Census boundary), as of November 9, 2026. Sold figures are final sale prices of single-family homes inside the same boundary that closed August 10 to November 10, 2026. Figures are rounded, change daily and are not guaranteed. Header photo: Tyler A. McNeil, CC BY-SA 4.0, via Wikimedia Commons. Last updated November 10, 2026.
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