24 homes sold in Black River in the last year, at a typical $251K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Black River homes are listed.
Every place Black River homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Black River.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 100% of Black River’s sales, at a typical $251K
24 homes sold in the year to May 2026.
typical sale · 24 sold in 12 months
- Per square foot
- $132NY $316
- Days to sell
- 96
- Sold over asking
- 33%
- Listings with a price cut
- 31%
Fewer homes sell than before 2023, at 1.6 times the 2017 price
24 sales in the last year, against 47 in 2022 and a low of 19 in 2012. The typical sale went from $155K in 2017 to $251K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $250K buys in Black River
Check a listing against what Black River homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Black River are more common than before the pandemic, but two thirds fewer homes come up for sale
We read every month of Black River’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 24 sales.
If you’re buying in Black River
- Shop in May. It brings about 5 new listings a month, close to the busiest month, with fewer bidding wars (26% over asking).
- Bid near asking. Buyers paid 99.2% of the list price on average; 33% paid over.
- You’ll usually have time. Only 36% of homes go under contract within two weeks; the typical one takes 96 days.
Summer brings the homes; winter brings the bidding wars
June has the most new listings (about 5 a month), but January is the most competitive: 50% of January sales close over asking. May offers nearly as much choice with fewer homes bid up (26%). March has the least competition (15%).
Averages for each calendar month, 2015 on.
Nearly as heated as 2021, and calmer than New York
| Black River now | 2017–19 | 2021 peak | NY now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 33% | 24% | 37% | 41% |
| Gone within two weeksShare of homes under contract within 14 days | 36% | 0% | 26% | 26% |
| Listings with a price cutShare of homes for sale that cut their price | 30% | — | 16% | 20% |
| Price paid vs. askingAverage sale price ÷ list price | 99.2% | 98.4% | 98% | 101% |
| Days to sellMedian days from listing to contract | 96 | 146 | 101 | 41 |
7 homes for sale on a typical day
That’s 70% fewer than in 2017–19 and well under 2017’s 22.
1 in 3 listings has cut its price
30% in the last year, against — in 2017–19 and 20% across New York.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Black River home costs about $1,702 a month
Price: Black River’s typical sale, last 12 months. Property tax at Black River’s 1.9% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Black River is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in June
The month with the most choice. November has the fewest, about 1.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $251K home, about $4,710 a year.
Taxes vs. neighborsSchools
The schools grade for Black River, from test results, graduation and how much students grow.
Schools in Black RiverTypical commute
The average one-way trip to work for people who live in Black River.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Watertown, West Carthage and Carthage sell for less a square foot
The busier markets within 25 miles of Black River, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Watertown | 320 | $203K | $122 | 37% | 82 |
| Carthage | 58 | $189K | $106 | 31% | 103 |
| West Carthage | 38 | $212K | $121 | 39% | 126 |
| Black River | 24 | $251K | $132 | 33% | 96 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Black River, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Black River. People who follow the town see it, and so do people comparing Black River with their own town. No commission, no listing fee.
Questions about buying a home in Black River
What do homes sell for in Black River, NY?
24 homes sold in the year to May 2026 at a typical $251K, $132 a square foot.
Is Black River a buyer’s or seller’s market?
A buyer’s market: 7 homes were for sale in May 2026 and 1 sold, about 7 months of supply. Buyers paid 99.2% of asking on average, and 30% of listings cut their price.
When is the best time to buy in Black River?
June brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Black River?
About 1.9% of a home’s value a year. On a $251K home that’s near $4,710.
Where can I see homes for sale in Black River?
Zillow, Redfin, Realtor.com and Homes.com all carry Black River’s MLS listings; the search links above open each one filtered to Black River.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).