Top 25 Most Expensive Zip Codes in Upstate New York: Prices Stay Resolutely Below $1 Million

Key Takeaways:

  • Bolton Landing’s 12814 is Upstate New York’s #1 most expensive zip code at $902,000
  • Warren County claims three of the 10 priciest Upstate zips, including #1
  • Orange County is priciest overall with seven zips among the region’s most expensive, followed by Ulster County with 5 zips
  • 12575 in Rock Tavern experiences most active sales market in 2023, closing 471 transactions
  • Nearly all of Upstate New York’s top 10 zips have significant water frontage either by the Hudson River or on the shores of Lake George, Lake Tuxedo and others

In 2023, New York state continued to rise from its pandemic dip, ranking with 22 zip codes in our recently released report of the 100 most expensive zip codes in the U.S.  On top of that, NYC returned as the country’s #1 most expensive city with eight zip codes — including one zip each from Brooklyn and Queens. Plus, the Hamptons ranked nine Suffolk County zips, including Sagaponack’s 11962 as the #2 priciest zip code in the U.S. at $8.1 million.

But none of New York state’s top zips were located in Upstate New York as prices in the region were too low to come even close to ranking among the country’s priciest. More precisely, Upstate New York’s #1 most expensive zip code had a median sale price of $902,000, while the #100 priciest zip in the U.S. stood at a cool $1.8 million. Nevertheless, Upstate New York’s priciest areas remained above the national median sale price, which stood at $431,000 in Q3 2023.

To determine the most expensive zip codes in Upstate New York, we analyzed residential sales recorded between January 1 and November 20, 2023. Then, we calculated median sale prices based on closed home sales because this method provides the most accurate picture of on-the-ground market dynamics (as opposed to listing prices, which tend to more closely reflect sellers’ goals). Due to multiple price ties, 28 zips made it into our top 25.

For the full ranking of 2023’s 50 most expensive New England zip codes, scroll to the bottom of the page.

Waterfront Communities Dominate Upstate New York’s Top 10 Priciest Zips

Upstate New York’s 25 most expensive zip codes ranged between $480,000 and $902,000. As such, they reflected real estate price trends more similar to Vermont’s leading zips, rather than the prices of New York’s more dynamic real estate markets. Notably, no Upstate zips surpassed the $1 million mark. As a result, the top 10 most expensive Upstate New York zip codes in 2023 were:

1.Bolton Landing (12814)

Median sale price in 2023: $902,000

2.Bearsville (12409)

Median sale price in 2023: $720,000

3.Tuxedo Park (10987)

Median sale price in 2023: $665,000

4.Diamond Point (12824)

Median sale price in 2023: $650,000

4.Germantown (12526)

Median sale price in 2023: $650,000        

5.Mount Tremper (12457)

Median sale price in 2023: $635,000

6.Garrison (10524)

Median sale price in 2023: $625,000

7.Cold Spring (10516)

Median sale price in 2023: $607,000

8.Adirondack (12808)

Median home sale price in 2023: $601,000

9.Skaneateles (13152)

Median sale price in 2023: $600,000

10.Rhinebeck (12572)

Median sale price in 2023: $580,000

Nestled on the shores of Lake George, Bolton Landing’s 12814 was the #1 most expensive zip code in Upstate New York with a median sale price of $902,000. The hamlet of Bolton Landing is part of the town of Bolton — a popular tourist destination for those looking to visit the Adirondacks or the Lake George Narrows. However, Bolton Landing wasn’t the only pricey Upstate zip by the water. Rather, nine of the 11 zips tied for the top 10 are located by the Hudson River or Lake George, Tuxedo Lake, Schroon Lake or Skaneateles Lake.

It’s also worth noting that Upstate New York’s top priciest zip was half as expensive as the $1.8 million Rye in Westchester County, which ranked as the #100 priciest zip code in the country.

Next, coming in $178,000 behind Bolton Landing, 12409 in Bearsville was Upstate New York’s #2 priciest zip code in 2023 with a median sale price of $720,000. The hamlet of just 700 is located within the town of Woodstock, placing it within the Catskill State Park, ideal for outdoor enthusiasts. This also made Bearsville the leader of expensive real estate in Ulster County.

Rounding out the podium at a median sale price of $665,000, Tuxedo Park’s 10987 was Upstate New York’s #3 most expensive zip code and the only Orange County zip to rank among the region’s 10 priciest. This was despite the fact that Orange County had the largest number of high-priced zips in Upstate New York, claiming seven.

At the same time, Orange County was also home to three of the four most active sales markets in the region with 12575 in Rock Tavern leading in terms of sales, totaling 471 unique deals. Then came Salisbury Mills with 358 sales and a $500,000 median sale price, while the region’s #25 priciest zip — 10930 in Highland Mills — was fourth in terms of sales with 116 deals and a $480,000 median.

Meanwhile, 12824 in Diamond Point and 12526 in Germantown tied at $650,000 as the #4 most expensive zip codes in Upstate New York. In this case, Germantown was one of just two Columbia County zip codes on our lists, joined by 10917 in Central Valley.

Not to be outdone, 12457 in Mount Tremper was Upstate New York’s #5 priciest zip code at $635,000. This was the second Ulster County zip in our top, with the county represented by a total of five communities, second only to Orange County.

Putnam County’s two entries followed next with 10524 in Garrison and 10516 in Cold Springs as the region’s #6 and #7 priciest zips with medians of $625,000 and $607,000, respectively. Otherwise, Warren County’s 12808 in the hamlet of Adirondack was the #8 most expensive Upstate zip at $601,000, as well as the third (and last) Warren County zip code among the region’s top 10.

Finally, Onondaga County’s sole contribution — 12152 in the town of Skaneateles landed at #9 with a $600,000 median sale price, and Dutchess County’s 12572 in Rhinebeck completed Upstate New York’s top 10 with a $580,000 median sale price. Notably, Rhinebeck was one of three Dutchess County communities to rank among Upstate New York’s most expensive zip codes. That also included Hopewell Junction’s 12533 (#24) with the third-highest number of sales after closing 145 transactions this year.

For the full list of 2023’s top 25 most expensive zip codes in Upstate New York, explore the interactive table below:

Make sure to explore this year’s top 100 most expensive zip codes in the U.S.

Methodology

To determine the most expensive Upstate New York zip codes in 2023, we looked at residential transactions closed between January 1, 2023, and November 20, 2023, taking into account sales of condos, co-ops, and single- and two-family homes. All package deals were excluded.

For an accurate representation, we considered only zip codes that registered a minimum of seven residential transactions. 

Median sale prices were rounded to the closest $1,000. 

Eliza Theiss

Eliza Theiss

Eliza Theiss is a senior writer reporting real estate trends in the US. Her work has been cited by CBS News, Curbed, The Los Angeles Times, and Forbes among others. With an academic background in journalism, Eliza has been covering real estate since 2012. Before joining PropertyShark, Eliza was an associate editor at Multi-Housing News and Commercial Property Executive. Eliza writes for both PropertyShark and CommercialEdge. Reach her at [email protected]