ZIP 12720 · Bethel, NY · 434 residents · September 2026
Bethel 12720: the market leans toward sellers.
Conditions tightening in sellers' favor. Typical home value $332K, +6.2% over 12 months; listings take 104 days to sell against 60 in the median U.S. ZIP.
Market balanceSeptember 2026
In Mar 2026: −2
Higher than 96% of scored ZIPs
Five parts, weighted. How the score works →
The reading
Where the balance sits this month and what moved it.
Month by month, since the gauge began
- Mar 2026−2
- Apr 2026+12
- May 2026+14
- Jun 2026+15
- Jul 2026+25
- Aug 2026—no reading on record
- Sep 2026+19
Each block is one month’s reading, −100 (buyers) to +100 (sellers). The series starts in March 2026. A dashed block has no reading on record. How the balance is measured →
What is pulling the needle
- 104 days on marketslower than the U.S. median ZIP's 60 days
- 8% of listings cut pricefewer than the U.S. median ZIP's 20%
- Sale-to-list —No sale-to-list figure for this ZIP
- 23 active listings+15% vs a year ago
Blue pulls toward buyers, orange toward sellers. Realtor.com, September 2026; Redfin.
Accelerating: prices +6.2% over the trailing year, with the market leaning toward sellers.
Asking price vs sale price
Zillow's figure is a smoothed index of typical value, not a list price; Redfin's are closed sales for the month shown. A dash means Redfin has no closed-sale figure for the latest month.
Last 90 days
How the typical value and the listings moved over the last three months.
Prices
Typical home value since 2000, and how far it moved over each window.
Zillow ZHVI peaked at $332,472 in August 2026, which is the latest value. Since January 2019 it is +126.1%. The sharpest 12-month move was −0.8%, ending November 2025.
Zillow's typical home value here, $332K in August 2026, is 15% above the median U.S. ZIP's $289K. Over the 12 months to August 2026, Zillow's typical home value moved +6.2% here and +2.8% in the median U.S. ZIP.
Price tiers and bedrooms
Starter homes here rose 55% in five years while top-tier homes rose 8% (Zillow ZHVI tiers) — the bottom of the market outpaced the top.
3-bedroom homes here run 64% above 2-bedrooms (Zillow ZHVI by bedroom); the NY median premium is 27%.
Zillow typical values by price tier, home type and bedrooms, August 2026.
How it ranks
Appreciation by window
| Window | Change | Per year | U.S. rank | New York rank |
|---|---|---|---|---|
| 1 year | +6.2% | +6.2%/yr | Top 11% nationally | Higher than 70% in New York |
| 3 years | +15.0% | +4.8%/yr | Top 18% nationally | Higher than 40% in New York |
| 5 years | +35.7% | +6.3%/yr | Top 14% nationally | Higher than 67% in New York |
| 10 years | +139.9% | +9.1%/yr | Top 4% nationally | Top 3% in New York |
| Since 2000 | +450.3% | +6.6%/yr | — | — |
Zillow ZHVI · rank among scored ZIPs
Forecast
Where the typical value is likely to be over the next 3 to 12 months, with the range the model has earned, and up to 36 months with Pro.
Last three years, then the forecast band
HavenScore Forecast Model (v1) · run October 1, 2026A forecast is a range, not a promise; the confidence word says how wide it is. How the forecast works →
Of the 3-month ranges we published since December 2025, 54% contained the actual price.
Payment
What a typical home here costs each month, against the typical income.
Monthly payment
$2,73446% of the U.S. median ZIP's household income ($71,388)Above the 36% line lenders use for total debt. Rate is the Freddie Mac average for September 2026; tax is the state's statutory rate.
Insurance uses the average homeowners premium insurers reported for this ZIP in 2022, $2,358 a year (Treasury Federal Insurance Office).
Buying costs $1,314 a month more than the HUD fair market rent for a 2-bedroom here (FY 2026), before tax effects and maintenance.
Like for like: the HUD fair market rent for a 3-bedroom here is $1,980 a month (FY 2026), against a typical 3-bedroom value of $360K (Zillow, August 2026) — a 6.6% gross rent yield.
The place
What it costs to own here beyond the price, and what the neighborhood is like.
Hazard ledger
FEMA National Risk Index, December 2025 release, refreshed annually · tract-level rolled up to ZIP · not a property-level rating · no future-year projection · the tick is the median of 39 scored ZIPs in Sullivan County.
Housing cost burden
Census ACS 2023 five-year estimates · the tick is the U.S. median ZIP.
Behind the score
The inputs behind each of the five parts, against the U.S. median ZIP.
Livability
54Seller's report
A two-page brief for selling here: the market balance, recent signals and an illustrative net-proceeds estimate.
Nearby
16 scored New York ZIPs within 12 miles; the ones below score within ten points and cost less.
Dots are New York ZIP centers colored by market balance; the ring is 12 miles.
Sources and freshness
Every figure on this page, where it came from and when.
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