Adirondack Real Estate Market Update: September 2026

September brought a statewide median sales price of $450,000, up 5.9% from a year ago, and a mortgage-rate headline that landed right in the middle of buying season. Closer to home, Clinton, Essex, and Franklin Counties each moved in a different direction. For buyers and sellers across the Adirondacks, here's what changed this month and what it means for you.

As a local REALTOR® working these communities every day, I like to look past the headlines and explain what the numbers actually mean for the people living them out, whether you're selling the family home, searching for a lake camp, or relocating to the Adirondacks for the lifestyle. This month's numbers come from the latest Monthly Indicators report from the New York State Association of REALTORS® (NYSAR), which covers New York State as a whole along with county-level figures for Clinton, Essex, and Franklin Counties. Because the topline snapshot below is statewide, I've kept it as context and put the focus on our three counties.

New York State Market Snapshot

Statewide, September showed prices still climbing while buyer activity cooled a little and inventory kept building.

• New listings rose 1.2% to 13,867, while pending sales fell 5.4% to 9,091.
• Closed sales fell 1.4% to 9,893.
• Median sales price rose 5.9%, from $425,000 to $450,000, and average sales price rose 5.0% to $601,462.
• Days on market rose 2.3% to 45, and months supply of inventory rose 11.1% to 4.0 months.
• Inventory of homes for sale rose 9.8% to 35,294.
• Percent of list price received held at 101.9%, unchanged from last September.
• Housing Affordability Index fell 11.0% to 89. The report explains that an index of 120 means the median household income is 120% of what's needed to qualify for the median-priced home, so a reading of 89 means the typical household falls short of that mark statewide.

Nationally, NAR reported that existing-home sales fell 2.0% from August and 1.2% from a year earlier to a seasonally adjusted annual rate of 3.98 million, the first reading below 4 million since June 2025. The national median existing-home sales price rose 1.6% year-over-year to $429,100, and inventory reached 1.62 million homes, a 4.9-month supply, which NAR Chief Economist Lawrence Yun noted is the highest level in over ten years. Set against that, New York's 4.0-month supply is tighter than the national picture, and the statewide median of $450,000 sits above the national median.

The report also highlights what happened with rates. The Federal Reserve raised its benchmark rate by a quarter point on September 16, to a range of 3.75% to 4%, its first increase since July 2023, and according to Freddie Mac the 30-year fixed-rate mortgage moved above 7% in late September, up from an August average of 6.67%. You can track current local numbers anytime with our Market Snapshot tool.

Clinton County Market Update

Clinton County saw more homes come to market, but fewer of them closed.

• New listings rose 21.9% to 78, while closed sales fell 21.1% to 45.
• Median sales price rose 20.5%, from $219,900 to $265,000.
• Homes for sale rose 15.9% to 240.
• Months supply of inventory rose 18.2% to 5.2, up from 4.4 a year ago.

What this means: More listings, fewer closings, and a months supply that climbed to 5.2 add up to a market with a little more room for buyers than a year ago. If you're selling in Clinton County real estate right now, pricing matters: buyers have more to compare, so a home priced above the neighborhood comps may sit longer. If you're buying, you have more choices than you did last September. In my experience, a median that jumps 20.5% on 45 closed sales says as much about which homes happened to sell as it does about overall appreciation, so look at comparable sales in your price range rather than the countywide number.

Essex County Market Update

Essex County, home to Lake Placid, Saranac Lake, and some of the region's most sought-after waterfront and mountain properties, had the busiest month of the three for closings.

• Closed sales rose 26.1% to 58.
• New listings rose 3.8% to 54.
• Median sales price rose 1.2%, from $373,000 to $377,500.
• Homes for sale rose 0.7% to 292.
• Months supply held nearly flat at 7.6, down just 1.3% from 7.7 a year ago.

What this means: Essex was the steadiest of the three counties in this report on pricing and inventory, with more homes selling and a supply that barely moved. My read is that this reflects a market where buyers and sellers are still finding common ground. If you're searching for Essex County homes for sale, particularly in the Lake Placid real estate or Saranac Lake real estate markets, a supply of more than seven months means you likely have some time to compare options. If you're selling, a measured pricing and marketing strategy still makes sense, though the jump in closings suggests buyers are active.

Franklin County Market Update

Franklin County had the sharpest swings in the report, with far fewer new listings and a much lower median price.

• New listings fell 61.4% to 27, from 70 a year ago.
• Closed sales held flat at 33.
• Median sales price fell 34.0%, from $250,000 to $165,000.
• Homes for sale fell 29.6% to 183.
• Months supply of inventory dropped 37.7% to 6.6 months, from 10.6 a year ago.

What this means: A months supply falling from 10.6 to 6.6 in a single year is a large drop, and in my read it points toward a more balanced market. With new listings down so sharply, sellers may be facing less competition from other homes right now. In my experience, a median price drop of this size on just 33 closed sales usually reflects which specific homes happened to sell that month more than a change in overall value, so I wouldn't read it as a countywide price decline. For buyers, Franklin County had the lowest median price of the three counties in this report, but with fewer new listings coming on, options may be thinner than they were last fall.

What This Means for Buyers

Across all three counties, buyers are working with more choices in some places and fewer in others, and borrowing costs matter. A few practical takeaways:

• Talk to a lender before you shop. With the 30-year fixed-rate mortgage above 7% in late September, according to Freddie Mac, your monthly payment may look different than it did over the summer. A pre-approval shows you your real budget before you fall for a home.
• Look beyond the median price. Clinton and Franklin both posted big median swings on small numbers of sales. Focus on comparable homes in your target neighborhood and price range instead.
• Clinton County offers more to choose from. Homes for sale there rose 15.9% to 240, and months supply climbed to 5.2.
• Franklin County still offers relative value, though new listings fell sharply, so patience and a ready-to-go financing plan can help when the right home appears.

What This Means for Sellers

If you've been considering listing your home, pricing strategy matters more than ever.

• Price realistically from day one. In Clinton County, more listings and fewer closings mean buyers have more to compare your home against.
• Preparation still pays off. Homes that show well and are priced appropriately for their condition continue to stand out.
• Timing varies by county. Franklin County's low number of new listings suggests less competition for sellers there, while Essex County's closings picked up.
• Set realistic expectations about your specific comparables, not the statewide or countywide averages, since local nuances can make a real difference in what your home will actually sell for.

Local Expert Insight

It's tempting to read statewide and national headlines and assume they apply here. This month's numbers from NYSAR and NAR are worth knowing, but they don't set Adirondack home values. The Adirondack real estate market moves on its own rhythm, shaped by seasonal vacation demand, limited buildable land, second-home ownership, and a housing stock that varies dramatically from a starter home in Malone to a lakefront property near Lake Placid.

That's why hyper-local knowledge matters so much more than a statewide trend line. A county statistic can tell you the general direction of the market, but it can't tell you what's happening on your specific street, in your specific price range, or with your specific type of property. Understanding the difference between a median price swing caused by broad appreciation versus one caused by a handful of unusual sales, like we saw in Clinton and Franklin Counties this month, is exactly the kind of context that turns raw data into a useful decision-making tool.

Conclusion

September 2026 painted a mixed picture. Statewide prices kept rising while pending sales slipped and inventory grew, and mortgage rates pushed above 7% by the end of the month. In our three counties, Clinton County added inventory and saw fewer closings, Essex County held steady with more closed sales, and Franklin County tightened sharply on supply.

Whether you're buying your first home, searching for a second home or vacation property, relocating to the Adirondacks, or simply trying to understand what your home is worth in today's market, the numbers only tell part of the story. The rest depends on your neighborhood, your timeline, and your goals.

If you'd like personalized insight into how these trends apply to your specific situation, reach out to Tina Leonard Real Estate. We're happy to walk you through what's happening in your neighborhood and help you plan your next move with confidence, or browse current Adirondack listings to see what's available right now.