Is Speculator, NY 12164 a buyer’s or seller’s market?
Speculator is a seller’s market. With about 1.6 months of supply and 0% of recent sales closing above the original list price, competing offers are common on well-priced homes. Buyers here often have a pre-approval in hand and a plan for the appraisal gap before touring.
The Speculator housing market right now
In the three months ending August 31, 2026, 0% of homes in Speculator, NY 12164 sold above their list price, the typical home went under contract in 8 days and there were 1.6 months of supply. Under four months of supply means sellers have the edge: expect competition for well-priced homes. With only 2 sales, these figures can swing a lot from month to month.
Compared with the same period a year earlier, the share selling over asking was about the same (0% then), homes sold faster (34 days then) and the median sale price rose 26% to $175,924. Overall, Speculator is more competitive than a year ago, so tougher for buyers.
Within Hamilton County, homes here sell faster than in 75% of the county’s ZIP codes, and sell less often over asking than in any other ZIP code in the county.
Nearby, Inlet 13360 (50% sold over asking) and Northville 12134 (33% sold over asking) are even more competitive.
Run the numbers for 12164
Nearby markets
Blue Mountain Lake 12812Seller’s market $417 /sq ftCaroga Lake 12032Seller’s market $281 /sq ftHoffmeister 13353 — /sq ftIndian Lake 12842Seller’s market $252 /sq ft Browse all markets →Where Speculator is
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Questions about Speculator real estate
Is Speculator a buyer’s or seller’s market?
A seller’s market: there were 1.6 months of supply in Speculator, NY 12164 in the three months ending August 31, 2026. Under four months usually favors sellers, and more than six favors buyers.
How fast do homes sell in Speculator?
The typical home went under contract in 8 days in the latest three months.
Do homes in Speculator sell over asking?
0% of homes sold above their original list price, and the typical sale closed at 98.5% of the list price.
What are property taxes in Speculator?
About 1.00% of a home’s value a year in Hamilton County, or roughly $4,000 on a $400,000 home.
What is the median home price in Speculator?
The median sale price was $175,924 in the three months ending August 31, 2026, about $157 per square foot.
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Market data describes housing activity only. Figures are rolling 3-month values from Redfin and may be revised. Methodology