Capital Region Real Estate Market Update: October 2026
Albany, Schenectady, Saratoga & Rensselaer Counties | Homes, Condos & Townhomes | Global MLS
Fall has settled in across the Capital Region, and the market is doing what it usually does this time of year: fewer closings, a little more breathing room for buyers, and prices that are still well above where they were a couple of years ago. The bigger story this month is how differently individual towns are behaving.
The Headline Numbers
| Capital Region | Last 30 days | Prior 30 days |
|---|---|---|
| Homes sold | about 820 | about 1,050 |
| Median sale price (est.) | about $340,000 | about $359,000 |
| Avg. price per sq ft (list) | about $236 | about $251 |
Live Global MLS data for homes that closed from roughly mid-October to early November 2026, compared with the 30 days before. Recent closings are still posting, so counts may rise slightly.
For context, the Greater Capital Association of REALTORS reported a September median sale price of $360,000, up 5.9% from a year earlier, with 2,590 homes for sale and 2.9 months of supply - the same as September 2025. A year ago, in October 2025, the official median was $340,000 with 2.5 months of supply. Official October 2026 figures are released mid-November.
In plain terms: the seasonal slowdown is here, the mix of homes selling has shifted toward lower price points, and supply is a bit looser than last fall. That is not a price drop - it is a market moving toward balance.
What This Means for Buyers
- You have more choice than you did last fall, and fewer buyers competing with you over the holidays.
- In many towns there is room to talk about price, repairs or closing costs - especially on homes that have been listed a few weeks.
- Get pre-approved and know your monthly payment before you shop, so you can move quickly on the right house.
What This Means for Sellers
- Values are still higher than a year ago in most of the region.
- Buyers are more payment-conscious, so pricing right from day one matters more than it did in the spring.
- Homes that are clean, well presented and priced to the market are still selling - often in a few weeks.
Towns Moving Differently
The region-wide numbers hide some very different local stories. Using the latest official town reports (September) and live MLS activity:
- Saratoga Springs: prices are up sharply (September median $750,000 vs. $615,000 a year earlier), but inventory has built up to about four months of supply and homes are taking much longer to sell. Buyers at the upper end have real negotiating room here right now.
- Colonie (North and South): the opposite story. Inventory is down about 20% from last year, supply is around 1.5 months, and the September median was up roughly 14%. Well-priced homes are still moving fast.
- Bethlehem and Voorheesville: still among the tightest markets in the region, with roughly one to one and a half months of supply.
- City of Schenectady and Troy: prices have been flat to slightly lower than last year while the region is up, and Schenectady inventory has grown. That can mean good value for buyers, and a need for careful pricing for sellers.
- Clifton Park / Shenendehowa: prices are up, but inventory has risen and fewer homes have sold this year than last, so buyers have a little more selection than they are used to.
Because every town (and really every neighborhood) is its own market, the numbers that matter most are the ones for your street.
Thinking about making a move, or curious what your home is worth this fall? We're happy to walk through the numbers with you. Request a free home evaluation or reach out to us any time.
Sources: Global MLS live data via mycapitalregionhomes.com (pulled November 10, 2026); Greater Capital Association of REALTORS monthly indicators for September 2026 and October 2025 and town reports for September 2026. Figures are rounded; the median for the last 30 days is estimated from price ranges.