Saratoga County, NY Distress Report: Foreclosure, Tax Liens & ZIPs (2026)
Saratoga County, NY distress report, 2026: 27 ZIPs scored in Saratoga, NY, Saratoga, NY average 22/100; the top Saratoga, NY ZIP is 12019 at 23/100; Saratoga, NY market phase expansion, Saratoga, NY prices +6.6% year over year.
- Saratoga, NY ranks #2,540 nationally (opportunity index); Saratoga, NY #50 in New York; Saratoga, NY index 25.7.
- Saratoga, NY ninety-day mortgage delinquency 0.6% in December 2025; Saratoga, NY twelve-month change -0.1%.
- Saratoga, NY ZIP phases: 27 expansion.
- Saratoga, NY residential listings tracked: 29 across 22 ZIPs; Saratoga, NY candidate listings 18.
- Saratoga, NY HUD assisted properties: 8 with 958 units.
- Saratoga, NY lenders on watch: 8; largest Saratoga, NY footprint Trustco Bank (14 branches).
- Saratoga, NY most distressed ZIP: 12019 at 23/100.
Saratoga, NY figures: DLRadar distress index; Saratoga, NY inputs: CFPB, FHFA, HUD, FDIC; Saratoga, NY rebuilt as sources refresh.
| Rank | Saratoga, NY ZIP | Score |
|---|---|---|
| 1 | 12019 | 23/100 |
| 2 | 12020 | 23/100 |
| 3 | 12027 | 23/100 |
| 4 | 12065 | 23/100 |
| 5 | 12074 | 23/100 |
| 6 | 12118 | 23/100 |
| 7 | 12148 | 23/100 |
| 8 | 12151 | 23/100 |
| 9 | 12170 | 23/100 |
| 10 | 12188 | 23/100 |
| 11 | 12803 | 23/100 |
| 12 | 12822 | 23/100 |
Most distressed Saratoga, NY ZIPs (0-100, 2026)
Mortgage delinquency in Saratoga, NY
0.6% of Saratoga, NY mortgages were ninety-plus days late (Saratoga, NY, December 2025); Saratoga, NY thirty-to-eighty-nine days late: 1.6%; Saratoga, NY twelve-month change -0.1%; Saratoga, NY peak since 2008: 2.9% (April 2013); New York overall 1.0%. Saratoga, NY ninety-day series: Dec 24 0.7, Jan 25 0.9, Feb 25 0.8 (Saratoga, NY), Mar 25 0.8, Apr 25 0.7, May 25 0.6 (Saratoga, NY), Jun 25 0.7, Jul 25 0.8, Aug 25 0.6 (Saratoga, NY), Sep 25 0.7, Oct 25 0.9, Nov 25 0.8 (Saratoga, NY), Dec 25 0.6.
Opportunity index: Saratoga, NY
Saratoga, NY index 25.7, Saratoga, NY phase weak; Saratoga, NY primary driver bank institutional, Saratoga, NY second driver construction. Saratoga, NY components: property stress 13.1, foreclosure pressure 10.2, listing discounts 19.5, bank stress 65.2, insurance 0.0; Saratoga, NY pulse 31.3; Saratoga, NY capital opportunity 17.4.
ZIP market phases inside Saratoga, NY
27 Saratoga, NY ZIPs carry a price-cycle phase; Saratoga, NY ZIPs by phase (Saratoga, NY), deepest drawdown first: expansion, +5.2% YoY (Saratoga, NY): 12010; expansion, +6.6% YoY (Saratoga, NY): 12019, 12020, 12027, 12065, Saratoga, NY 12074, 12118, 12148, 12151, Saratoga, NY 12170, 12188, 12302, 12803; expansion, +5.5% YoY (Saratoga, NY): 12025; expansion, +5.9% YoY (Saratoga, NY): 12086; expansion, +6.0% YoY (Saratoga, NY): 12134.
Residential listings by Saratoga, NY ZIP
Saratoga, NY ZIPs with the most tracked Saratoga, NY residential listings: 12020 8 listings, 5 candidates, bank pressure 68; 12065 3 listings, 1 candidates, bank pressure 68; 12188 3 listings, 3 candidates, bank pressure 68; 12822 3 listings, 2 candidates, bank pressure 68 (Saratoga, NY); 12831 3 listings, 1 candidates, bank pressure 68; 12019 2 listings, 0 candidates, bank pressure 67; 12148 2 listings, 2 candidates, bank pressure 68; 12170 2 listings, 2 candidates, bank pressure 68. Saratoga, NY totals: 29 listings; Saratoga, NY candidates 18; active ZIPs 10.
HUD assisted housing in Saratoga, NY
8 assisted properties with 958 units sit in Saratoga, NY; largest Saratoga, NY properties: Ellsworth Commons (Malta) 312 units; Grande Ville At Malta (Malta) 292 units; Raymond Watkins Apartments (Saratoga Springs) 111 units, 111 assisted in Saratoga, NY; Doubleday Woods (Ballston Spa) 96 units, 95 assisted; Bishop Hubbard Senior Apartments (Clifton Park) 50 units, 49 assisted; Shenendehowa Village (Clifton Park) 50 units, 49 assisted.
Lenders with branches in Saratoga, NY
Saratoga, NY lenders by branch count: Trustco Bank (Saratoga, NY): stress 75, 14 branches low in Saratoga, NY; Ballston Spa National Bank (Saratoga, NY): stress 90, 10 branches low in Saratoga, NY; Adirondack Trust Co (Saratoga, NY): stress 66, 10 branches low in Saratoga, NY; Arrow Bank National Assn (Saratoga, NY): stress 70, 8 branches low in Saratoga, NY; Nbt Bank National Assn (Saratoga, NY): stress 61, 4 branches low in Saratoga, NY; Pioneer Bank National Assn (Saratoga, NY): stress 68, 3 branches low in Saratoga, NY; First Nb Of Scotia (Saratoga, NY): stress 78, 2 branches low in Saratoga, NY; Chemung Canal Trust Co (Saratoga, NY): stress 60, 2 branches low in Saratoga, NY.
Vacancy and permits, Saratoga, NY
10,198 of 112,109 Saratoga, NY housing units are vacant; Saratoga, NY permits, twelve months: 258 multifamily units in Saratoga, NY, 686 one-to-four unit units.
Work Saratoga, NY at the parcel level
Every Saratoga, NY parcel carries owner and address; every Saratoga, NY parcel carries APN; Saratoga, NY distress scores sit on the Saratoga, NY live board.
Saratoga, NY figures refresh with each source.
Saratoga, NY questions
Most distressed ZIP code in Saratoga County, NY?
ZIP 12019 leads Saratoga, NY at 23/100; next in Saratoga, NY: 12020 at 23/100; the Saratoga, NY average is 22/100.
Where does Saratoga County, NY rank for investment opportunity?
Saratoga, NY is #2,540 among all ranked counties, #50 in New York; the Saratoga, NY driver is bank institutional; Saratoga, NY moved down 533 places.
How many mortgages are delinquent in Saratoga County, NY?
0.6% of Saratoga, NY mortgages were ninety-plus days late in December 2025; the Saratoga, NY peak since 2008 was 2.9%.
Which banks lend in Saratoga County, NY?
8 watched lenders hold Saratoga, NY branches; the largest Saratoga, NY footprints are Trustco Bank (14), Ballston Spa National Bank (10), Adirondack Trust Co (10).
More on Saratoga, NY
Saratoga County, NY distress report: public-record figures for Saratoga, NY; not legal advice for Saratoga, NY; not tax or investment advice; verify every Saratoga, NY record before acting.