ZIP Code · NY

ZIP 12020

Part of Ballston Spa, NY

Pop. 34,937·Saratoga County·225th most expensive ZIP in New York

Median rent (all units)

$2,029/mo

Year-over-Year

+5.0%

Month-over-Month

-0.9%

vs US Median

+$97

Reported rents

Falling (Monthly)

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Most AffordableMost Expensive

ZIP 12020 · $2,029

More expensive than 63% of US ZIP codes · National median $1,932/mo

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Compare your rent to the local median.

Medians by bedroom

Rent by unit size

Studio

$1,510

1 BR

$1,760

2 BR

$2,110

3 BR

$2,530

4 BR+

$2,790

Research median

$2,110/mo

Bedroom estimates are gross rents that include essential utilities (electricity, water, gas, sewer, trash).

Rent trends

12-month history

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Last updated: October 17, 2026

From the history

What the numbers show

Compared with the peak

Rent in ZIP 12020 is 1.6% below its high of $2,062 in June 2026, at $2,029 as of September 2026.

Past year vs. the rest of New York

Rent in ZIP 12020 changed +5.0% over the year to September 2026. Across the 251 New York ZIP codes Zillow tracks, the typical change was +5.6%.

Recent direction

Rent has fallen 3 months in a row, and rose in 8 of the last 12 months.

What a typical income covers

30% of the median household income ($107,112) is $2,678 a month. That covers HUD's Fair Market Rent for up to a 3-bedroom ($2,530); a 4-bedroom is $2,790.

From Zillow's monthly rent index (ZORI) for ZIP 12020. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.

Annual cost

$24,348/yr

At $2,029/mo median

Location

CityBallston Spa

StateNY

CountySaratoga County

Rent Market Meter

Landlord's Market

Renter's MarketBalancedLandlord's Market

Rents are climbing (5.0% YoY), so leverage tilts toward landlords. Act sooner rather than later.

Based on rent-price momentum (+5.0% YoY, -0.9% MoM), not inventory.

Demographics

Who lives here

ZIP 12020 (Ballston Spa, NY) is majority owner-occupied, has a median income above the national average, 44.6% of residents hold a bachelor's degree or higher.

Population

34,937

Median income

$107,112

Median age

42.2

Renters

29.8%

Age distribution

20.1%

26.9%

14.5%

18.4%

Under 1820.1%

18–3420.1%

35–5426.9%

55–6414.5%

65+18.4%

Gender

50.2%

49.8%

Male50.2%

Female49.8%

Race & ethnicity

88.8%

White88.8%

Black2.1%

Hispanic3.4%

Asian2.1%

Other3.6%

Education (25+)

22.3%

27%

44.6%

No HS diploma6.1%

HS diploma22.3%

Some college27%

Bachelor's+44.6%

Housing tenure

70.2%

29.8%

Owner70.2%

Renter29.8%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2023 vs 2026

How ZIP 12020 in Ballston Spa, NY has changed in 5 years

Rent

$1,673 → $2,029

up 21.3%

Income

$92,344 → $107,112

up 16.0%

Population

33,896 → 34,937

up 3.1%

Renter share

26.4% → 29.8%

+3.4 pts

Bachelor's+

40.6% → 44.6%

+4.0 pts

Median age

43 → 42.2

-0.8 yrs

Rent in ZIP 12020 in Ballston Spa, NY has increased 21.3% since 2023, going from about $1,673 per month to roughly $2,029 today. Household income in the area moved from $92,344 to $107,112 across the same window, up 16.0% versus 2021. Rent outpaced income growth by roughly 5.3 percentage points, which means renters are spending a larger slice of each paycheck on housing than they did in 2021. Headcount in the area went from 33,896 to 34,937 between 2021 and 2024, a 3.1% change. About 29.8% of households rent today, against 26.4% in 2021. Educational attainment has shifted as well, with the share of adults holding a bachelor's degree or higher climbed from 40.6% to 44.6%. Reading these numbers side by side helps frame whether current listings in ZIP 12020 in Ballston Spa, NY look reasonable against where the market sat half a decade ago.

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About renting in ZIP 12020

Last updated: October 17, 2026

ZIP code 12020 covers Ballston Spa, NY. The median rent here is $2,029/mo as of October 2026. A 1-bedroom rents for a median of $1,760/mo. A 2-bedroom rents for a median of $2,110/mo.

At 23% of local median household income ($107,112/yr), ZIP 12020 ranks as affordable compared to the national benchmark of 30%. Rents have increased 5.0% over the past year.

FAQ

Frequently asked questions

How much income do you need to rent in ZIP 12020?

To keep rent at or below 30% of gross income, you would need to earn at least $81,000/year (about $39/hour full-time) to afford the median rent of $2,029/mo in ZIP 12020. The local median household income is $107,112/yr, so the typical household meets that bar.

Is rent going up or down in ZIP 12020?

Rent in ZIP 12020 has risen 5.0% over the past year as of September 2026. It sits 1.6% below its high of $2,062 in June 2026.

How does ZIP 12020 compare to other ZIPs in New York?

ZIP 12020 is one of the more affordable among New York ZIP codes for rent, ranking #225 of 334 at $2,029/mo. Over the year to September 2026, rent in ZIP 12020 changed +5.0%, against a typical +5.6% across the 251 New York ZIP codes Zillow tracks.