Housing market/New York/ZIP 12803
ZIP 12803 South Glens Falls, New York
Albany-Schenectady-Troy, NY MSA · New York. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
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HUD schedule, ACS stock, and the 90–110% band for ZIP 12803 · NY — sent to you.
ZIP 12803 · NY
ACS rent vs 2BR SAFMR
ZIP 12803 — South Glens Falls, NY HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 12803
- 1-unit detached2,25659.1%
- 1-unit attached330.9%
- 2–4 units95325.0%
- 5–49 units38110.0%
- 50+ units1062.8%
- Mobile902.4%
2–4 unit share 25.0% · 5–49 unit share 10.0% · combined 2–49 34.9%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,194 (all bedrooms, occupied rentals).
- Median contract rent $1,084.
- Renters paying ≥30% of income 31.3%; ≥50% 12.7%.
- FY2027 2BR SAFMR $1,590 (1.332× ACS median gross rent).
Population
8,915 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +4.6%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 2 projects, 144 units.
- HUD project-based assisted MF: 1 properties, 100 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 61 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 12803 41.5% of occupied households are renters; vacancy is 4.8%; ACS median gross rent is $1,194; population increased +4.6% between the 2018 and 2023 ACS vintages; the housing stock includes 953 units in 2–4-unit structures and 381 units in 5–49-unit structures; 2 LIHTC projects totaling 144 units; FY2027 2BR SAFMR is $1,590 versus ACS median gross rent of $1,194. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
New York research
ZIP 12803 is a Census / HUD profile for Albany-Schenectady-Troy, NY. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 12803 — South Glens Falls, NY HUD Section 8 Payment Standards / SAFMR·New York ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is New York research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 12803?
ZIP 12803 (Albany-Schenectady-Troy, NY MSA) has 8,915 residents, 3,637 households, a renter share of 41.5%, median household income of $80,913, and ACS 2023 median gross rent of $1,194. Vacancy is 4.8%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 12803?
ACS counts 424 units in 2-unit buildings, 529 in 3–4 unit buildings, 251 in 5–9, 71 in 10–19, and 59 in 20–49. Combined 2–49 unit stock is 1,334 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 12803?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,590. See the full schedule and 90–110% payment-standard band on the ZIP 12803 — South Glens Falls, NY HUD Section 8 Payment Standards / SAFMR.
Does this New York ZIP profile include Georgia listings?
No. ZIP 12803 is Census / HUD research for Albany-Schenectady-Troy, NY MSA. Jeff Crowe CRE does not list New York property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.