Is Waterford, NY 12188 a buyer’s or seller’s market?

The Waterford housing market right now

In the three months ending August 31, 2026, 58% of homes in Waterford, NY 12188 sold above their list price, the typical home went under contract in 8 days and there were 3.4 months of supply. Under four months of supply means sellers have the edge: expect competition for well-priced homes. That’s based on 27 home sales.

Compared with the same period a year earlier, the share selling over asking rose from 52%, homes sold about as fast and the median sale price rose 4% to $363,843. Overall, Waterford is more competitive than a year ago, so tougher for buyers.

Within Saratoga County, homes here sell faster than in 57% of the county’s ZIP codes, and sell more often over asking than in 57%. On our competition score, Waterford ranks #250 of 649 NY ZIP codes with enough sales (score 85 out of 100).

Nearby, buyers who want less competition could look at Middle Grove 12850 (17% sold over asking) or Rock City Falls 12863 (20% sold over asking), while Victory Mills 12884 (100% sold over asking) and Clifton Park 12065 (75% sold over asking) are even more competitive.