ZIP Code · NY

ZIP 12866

Part of Saratoga Springs, NY

Pop. 40,057·Saratoga County·216th most expensive ZIP in New York

Median rent (all units)

$2,191/mo

Year-over-Year

+5.1%

Month-over-Month

+0.7%

vs US Median

+$259

Reported rents

Rising (Monthly)

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Most AffordableMost Expensive

ZIP 12866 · $2,191

More expensive than 70% of US ZIP codes · National median $1,932/mo

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Medians by bedroom

Rent by unit size

Studio

$1,650

1 BR

$1,910

2 BR

$2,300

3 BR

$2,760

4 BR+

$3,050

Research median

$2,300/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

Cheapest month to sign

January. Asking rents in ZIP 12866 usually run 3% below trend in January and 3.3% above it in June, about $138 a month apart at today's median. Based on 8 years of data.

Compared with the peak

Rent in ZIP 12866 is at its highest level since Zillow's records here began in December 2017.

Past year vs. the rest of New York

Rent in ZIP 12866 changed +5.1% over the year to September 2026. Across the 251 New York ZIP codes Zillow tracks, the typical change was +5.6%.

Rent vs. income since 2019

From 2019 to 2024, rent in ZIP 12866 rose 42.4% while median household income rose 19.4% ($85,351 to $101,901). Rent outpaced income.

Since before the pandemic

Rent in ZIP 12866 is 55.5% higher than in March 2020. Across the US, rent is up 37.3% over the same stretch.

Recent direction

Rent has risen 3 months in a row, and rose in 10 of the last 12 months.

What a typical income covers

30% of the median household income ($101,901) is $2,548 a month. That covers HUD's Fair Market Rent for up to a 2-bedroom ($2,300); a 3-bedroom is $2,760.

From Zillow's monthly rent index (ZORI) for ZIP 12866. The seasonal pattern compares Zillow’s seasonally adjusted and unadjusted series. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.

Annual cost

$26,292/yr

At $2,191/mo median

Location

CitySaratoga Springs

StateNY

CountySaratoga County

Rent Market Meter

Strong Landlord's Market

Renter's MarketBalancedLandlord's Market

Rents are up 5.1% year-over-year. Expect competition, and move quickly to lock in terms.

Based on rent-price momentum (+5.1% YoY, +0.7% MoM), not inventory.

Demographics

Who lives here

ZIP 12866 (Saratoga Springs, NY) is majority owner-occupied, has a large retiree population, has a median income above the national average, 57.5% of residents hold a bachelor's degree or higher.

Population

40,057

Median income

$101,901

Median age

44.5

Renters

37.8%

Age distribution

14.6%

22.5%

25.2%

14.4%

23.2%

Under 1814.6%

18–3422.5%

35–5425.2%

55–6414.4%

65+23.2%

Gender

48.7%

51.3%

Male48.7%

Female51.3%

Race & ethnicity

86.8%

White86.8%

Black2.1%

Hispanic5.4%

Asian2.6%

Other3.1%

Education (25+)

20%

17.7%

57.5%

No HS diploma4.8%

HS diploma20%

Some college17.7%

Bachelor's+57.5%

Housing tenure

62.2%

37.8%

Owner62.2%

Renter37.8%

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

2021 vs 2026

How ZIP 12866 in Saratoga Springs, NY has changed in 5 years

Rent

$1,620 → $2,191

up 35.2%

Income

$91,935 → $101,901

up 10.8%

Population

38,788 → 40,057

up 3.3%

Renter share

37.8% → 37.8%

+0.0 pts

Bachelor's+

53.9% → 57.5%

+3.6 pts

Since 2021, the typical rent in ZIP 12866 in Saratoga Springs, NY has increased from $1,620 to $2,191, a 35.2% change over five years. Census figures show median household income at $101,901 today, compared with $91,935 five years earlier. That spread, with rent up faster than earnings, points to a tougher affordability environment than five years ago. The population has grown by 3.3% since 2021, moving from about 38,788 residents to roughly 40,057. College-educated residents now make up 57.5% of adults here, versus 53.9% in 2021. The combined trend lines point to a market that has changed measurably from where it stood in early 2021.

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Local insights

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About renting in ZIP 12866

Last updated: October 17, 2026

ZIP code 12866 covers Saratoga Springs, NY. The median rent here is $2,191/mo as of October 2026. A 1-bedroom rents for a median of $1,910/mo. A 2-bedroom rents for a median of $2,300/mo.

At 26% of local median household income ($101,901/yr), ZIP 12866 ranks as affordable compared to the national benchmark of 30%. Rents have increased 5.1% over the past year.

FAQ

Frequently asked questions

How much income do you need to rent in ZIP 12866?

To keep rent at or below 30% of gross income, you would need to earn at least $88,000/year (about $42/hour full-time) to afford the median rent of $2,191/mo in ZIP 12866. The local median household income is $101,901/yr, so the typical household meets that bar.

Is rent going up or down in ZIP 12866?

Rent in ZIP 12866 has risen 5.1% over the past year as of September 2026. That is the highest level since Zillow's records here began in December 2017.

When is the cheapest time to rent in ZIP 12866?

Asking rents in ZIP 12866 are usually lowest in January, about 3% below their yearly trend, and highest in June, about 3.3% above it. At today's median that is a gap of roughly $138 a month. This pattern comes from 8 years of Zillow rent data.

Has rent outpaced income in ZIP 12866?

Yes. From 2019 to 2024, rent in ZIP 12866 rose 42.4% while median household income rose 19.4%, from $85,351 to $101,901. Rent is Zillow's yearly average; income is the Census 5-year estimate for the same years.

How does ZIP 12866 compare to other ZIPs in New York?

ZIP 12866 is in the middle among New York ZIP codes for rent, ranking #216 of 334 at $2,191/mo. Over the year to September 2026, rent in ZIP 12866 changed +5.1%, against a typical +5.6% across the 251 New York ZIP codes Zillow tracks.