Published October 25, 2026 in Market Update

One part of Albany is loosening as inventory nearly doubled

Here is the one fact that changes what you should do right now. In ZIP 12206, inventory nearly doubled. That is the biggest shift in the Albany market for the three months ending August 31, 2026.

The Real Estate Data Aggregator counted 41 homes for sale in ZIP 12206 during the three months ending August 31, 2026. That is nearly double the count from a year before. Buyers in that part of Albany now have real options. Sellers face more competition than they did twelve months ago.

What the numbers say about ZIP 12206

More supply brought slower sales. The Real Estate Data Aggregator shows the median days on market in ZIP 12206 reached 20 days, two days longer than a year ago. Homes sold for 95.8% of list price on average, down 4.2 points from the year before. The middle sale price dipped to $202,000, down 5.2% from the same period in 2025.

Months of supply in ZIP 12206 reached 4.8, up 3 months from a year ago. Most other Albany ZIP codes sit well below 2 months. That gap is meaningful. A higher supply number means buyers can take a breath. It also means a seller who prices too high will wait.

Not every signal in 12206 points down. The Real Estate Data Aggregator counted 51 pending sales, up 41.7% from a year ago. New listings rose 90.6% to 61. Buyers are showing up. They just have more to choose from.

The rest of Albany looks different

ZIP 12206 stands apart. Most other parts of Albany stayed tight. Here is how the ZIP codes compare on months of supply, for the same three months.

ZIP 12205 had just 0.9 months of supply. The Real Estate Data Aggregator counted 90 homes sold there, up 34.3% from a year ago. The sale to list price was 104.6%. Homes went under contract within two weeks 68.5% of the time. That is a very different market from 12206.

ZIP 12110 in Latham also stayed tight. The Real Estate Data Aggregator shows 1.1 months of supply and a median sale price of $455,000, up 21.3% from a year ago. Homes sold in a median of 7 days. More than 6 in 10 sold above list price.

The national picture adds context

ZIP 12206 is not alone in feeling a shift. Realtor.com reported that 20.8% of listings nationally had price cuts in September 2026, the highest share since October 2022. That is nearly 1 in 5 listings. Rates also climbed. Realtor.com reported mortgage rates moved above 7% for the first time since January 2025. Higher rates slow buyers down everywhere.

Still, prices held up broadly. The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. Month over month, they rose 0.3% in July on a seasonally adjusted basis. Albany's tight ZIP codes fit that pattern. ZIP 12206 is the local exception worth watching.

One more thing worth knowing. One street can read very differently from the whole ZIP code. The numbers above cover broad areas. Your block may be tighter or looser than the ZIP suggests.