Metro area · New York

Glens Falls, NY metro: mortgages and home buyers

2025 home-purchase and refinance statistics for the 2-county Glens Falls, NY area (OMB code 24020), from official HMDA records.

In 2025, lenders reported 913 home-purchase mortgages for owner-occupied, single-family homes in the Glens Falls, NY metro area. The median buyer borrowed $245,000 on a home valued at $285,000 and reported a household income of $95,000.

Buyers financed a median 90% of the home's value (roughly 10% down), paid a median 6.50% on 30-year fixed conventional loans and faced median conventional loan costs of $4,330.

Lenders denied 10.4% of completed home-purchase applications.

Purchase loans

913

2 counties

Buyer income

$95,000

U.S. $116,000

Loan amount

$245,000

U.S. $335,000

Down payment

10%

U.S. 10%

30-yr fixed rate

6.50%

U.S. 6.625%

Denial rate

10.4%

Purchase · U.S. 8.5%

Key facts

Home buyers' median income ($95,000) is 18% lower than the U.S. median ($116,000).
The median 30-year fixed conventional rate here was 13 basis points below the U.S. median (6.625%).
Median conventional loan costs ($4,330) were 22% lower than the U.S. median ($5,570).
Second homes accounted for 11.1% of first-lien purchase mortgages — a vacation-home market.
The most common age bracket among borrowers was 25–34 (35.4% of purchase loans).
55.4% of purchase mortgages had a single borrower with no co-applicant.
The most-cited reason for denial was debt-to-income ratio (41.0% of denials with a stated reason).

Counties in the metro area

County	Purchase loans	Median loan	Buyer income	30-yr rate	Loan costs	Conforming limit	FHA limit
Washington County, NY	463	$225,000	$89,000	6.500%	$4,350	$832,750	$541,287
Warren County, NY	450	$255,000	$103,000	6.500%	$4,330	$832,750	$541,287

Who bought homes in Glens Falls

Home-purchase mortgages for owner-occupied, single-family (1–4 unit) site-built homes, first liens, originated in 2025.

Purchase loans

913

of 1,053 applications

Buyer income

$95,000

Middle half $71,000–$138,000

Home value

$285,000

Middle half $225,000–$395,000

Loan amount

$245,000

Middle half $195,000–$315,000

Down payment

10%

35.2% put 20%+ down

Single borrower

55.4%

No co-applicant

Values are medians; "middle half" is the 25th to 75th percentile.

Loan type

Conventional 72.9% 666

FHA 19.3% 176

VA 6.5% 59

USDA 1.3% 12

What the homes were for

Primary residence 87.5% 964

Second home 11.1% 122

Investment property 1.5% 16

All first-lien, closed-end purchase mortgages, including second homes and investors.

Borrower age

Under 25 6.4%

25–34 35.4%

35–44 23.6%

45–54 14.1%

55–64 12.8%

65–74 6.1%

75 and over 1.5%

Debt-to-income ratio

Under 20% 3.5%

20–29% 13.0%

30–35% 17.8%

36–42% 29.1%

43–49% 27.7%

50–60% 8.8%

Over 60% 0.1%

Monthly debts (including the new payment) as a share of income, as used in underwriting.

What borrowing cost in Glens Falls

Medians for 2025 home-purchase loans. Total loan costs are section D of the Loan Estimate/Closing Disclosure (lender and third-party loan charges, excluding taxes, prepaids and escrow). FHA and VA costs include the upfront mortgage insurance premium or VA funding fee, so compare like with like.

Measure	Glens Falls	U.S.
30-year fixed rate · conventional	6.500%	6.625%
30-year fixed rate · FHA	6.375%	6.250%
30-year fixed rate · VA	6.375%	6.125%
15-year fixed rate · conventional	—	5.875%
Rate spread vs. APOR · conventional	+0.09 pts	+0.13 pts
Total loan costs · conventional	$4,330	$5,570
Total loan costs · FHA	$8,640	$11,310
Total loan costs · VA	$5,320	$6,490
Origination charges (all loan types)	$1,320	$1,860
Borrowers paying discount points	44.6%	51.3%
Points paid, when paid (% of loan)	0.48%	0.87%
Borrowers receiving lender credits	33.1%	33.1%
Adjustable-rate mortgages	12.0%	7.4%
Jumbo loans (above conforming limit)	0.3%	3.8%

Medians are shown only when at least 30 loans report the field. Rates are those reported at closing; market rates changed during 2025, which the rate spread (APR minus the average prime offer rate on the lock date) adjusts for.

Approvals and denials

Glens Falls: 110 of 1,053 completed home-purchase applications were denied (10.4%).

Denial rate

Application	Glens Falls	U.S.
Home purchase	10.4%	8.5%
Conventional	10.2%	7.1%
FHA	8.5%	12.5%
VA	18.1%	8.0%
USDA	—	12.5%
Refinance	29.5%	17.9%
Cash-out refinance	31.1%	33.6%

Main reason for purchase denials

Debt-to-income ratio 41.0%

Credit history 18.1%

Collateral (appraisal/property) 14.3%

Unverifiable information 6.7%

Other 6.7%

Employment history 4.8%

Credit application incomplete 4.8%

Insufficient cash (down payment/closing costs) 3.8%

First reason the lender reported.

Denial rate = denied ÷ (originated + approved but not accepted + denied). Withdrawn and incomplete applications are excluded. Differences between places reflect who applies, not only lender behavior.

Refinancing in Glens Falls

Refinances

Median loan $215,000

Refi rate

—

30-yr fixed, conv.

Refi loan costs

$5,190

Conventional

Cash-out refis

157

Median loan $205,000

Cash-out rate

6.875%

30-yr fixed, conv.

Cash-out income

$84,000

Median borrower

Source: FFIEC/CFPB HMDA 2025 public LAR (derived MSA/MD); OMB July 2023 delineations via the U.S. Census Bureau. Methodology