Published October 27, 2026 in Market Update

Plattsburgh area still has strong demand, even with slower deals

By Penny Daniels

Real estate, Primary market

Here is the one thing that stands out in the three months ending August 31, 2026: buyers are still showing up in the Plattsburgh area. The Real Estate Data Aggregator counted 112 pending sales in ZIP 12901, up 49.3% from the same period a year ago. That is a big jump. It tells you demand did not disappear, even with rates where they are.

Freddie Mac put the average 30-year fixed rate at 7.32% as of October 22, 2026. That is real money added to a monthly payment. Buyers are working with it, not waiting it out. Nationally, Realtor.com reported September pending home sales were down 11.3% year over year. Plattsburgh is moving in the opposite direction.

What the numbers mean for buyers and sellers

Homes are taking longer. The Real Estate Data Aggregator shows the median days on market in ZIP 12901 was 30 days, which is 21 days longer than a year ago. That is a real shift. Sellers who priced for the faster market of last year may need to adjust. Buyers have a little more room to talk price than they did.

The average sale came in at 95.9% of list price, according to the Real Estate Data Aggregator. That is down 2.6 points from a year ago. It is not a collapse. It just means the gap between asking and getting is a bit wider now. Price it right and homes are still moving. The Real Estate Data Aggregator counted 75 homes sold in ZIP 12901 in the three months ending August 31, 2026, up 31.6% from the same period last year.

Supply is still lean. The Real Estate Data Aggregator counted 2.5 months of supply in ZIP 12901. Most markets consider six months balanced. At 2.5 months, sellers still have the edge. It just takes a little longer to find the right buyer than it did last summer.

A look across the broader North Country market

Plattsburgh is the biggest piece of this market, but it is not the whole picture. The Real Estate Data Aggregator counted 234 pending sales across the full primary market in the three months ending August 31, 2026, with 229 new listings coming in over the same stretch. Demand and supply are running close to even across the region.

A few spots in the market are moving quickly. The Real Estate Data Aggregator shows Moriah (12960) had 42.9% of homes go under contract within two weeks of listing. Crown Point (12928) was at 40%. Morrisonville (12962) had a median of just 10 days on market and a sale-to-list ratio of 98.7%. Those are tighter, faster pockets.

On the other end, Essex County areas like Westport (12993) and Lewis (12950) are quieter. Westport had 10.7 months of supply and no homes went under contract within two weeks, according to the Real Estate Data Aggregator. Lewis had 15.3 months of supply. These are more rural communities in Essex County, where the buyer pool is smaller and the pace is slower. That is normal for this part of the market.

Keeseville: a note on county lines

Keeseville (12944) straddles the county line at the river. North of the river is Clinton County. South is Essex County. The Real Estate Data Aggregator shows 15 homes sold there in the three months ending August 31, 2026, with a median price of $225,000, down 11.6% from a year ago. Sales volume was up 7.1%. If you are buying or selling in Keeseville, confirm which side of the river the property sits on. Taxes and services differ by county.

A word about rates

Freddie Mac reported the 30-year fixed rate averaged 7.32% as of October 22, 2026. The 15-year averaged 6.68%. These are real costs. They shape what buyers can afford, and they slow some deals down. The National Association of Realtors reported existing-home sales nationally reached 3.99 million units in September 2026, with prices up 1.3% from a year earlier. The market nationally is still moving, just carefully.

One thing worth knowing if you are buying in the City of Plattsburgh: city homes have municipal electric. That can make electric heat and cooling inexpensive with no separate fuel bill. It is worth factoring into your total cost, especially with rates this high. City taxes can run higher than the Town of Plattsburgh, but the electric savings can offset some of that. If you are not sure whether a home is in the City or the Town, ask before you assume.

One more thing: these are ZIP code numbers. One street can read very differently from the whole ZIP. A neighborhood with a lot of new listings, or one with almost none, will behave differently from the averages above. If you want to know what is happening on your specific street, that is a different conversation.