Best Places12804, NY Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 12804, scored on 40 measures of daily life and ranked to fit what matters to you. This page is for people who live here or already know they want to. To work out which city fits you best, start with the best places to live tool.
12804 ranks 3,538th of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on good schools by a wide margin, and childcare costs are the weak spot.
The best neighborhoods in 12804
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
12804's strengths and weaknesses
Where 12804 ranks high
- School gradeA, better than 96% of zip codes
- Crime safetyBetter than 96% of zip codes
- Healthcare accessBetter than 95% of zip codes
- Air qualityBetter than 93% of zip codes
- Voter turnoutBetter than 88% of zip codes
Where 12804 ranks low
- Cheap childcare$1,316 a month, better than only 14% of zip codes
- Cheap car insuranceBetter than only 14% of zip codes
- Low property taxBetter than only 15% of zip codes
- State infrastructureBetter than only 18% of zip codes
- Low income/sales/gas taxBetter than only 18% of zip codes
What it costs to buy a home in 12804
A household needs to earn about $89,000 a year to comfortably buy the median 12804 home, at 20% down and today's 30-year rate. That is below the area's own median income of $95,553, so a typical household can afford the median home outright.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses 12804's effective rate of 1.44%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices, buying tends to cost more than renting for about the first 10 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in 12804
12804 runs older than the country, and households here run smaller than average.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for 12804.
Who works in 12804, and how
Work in 12804 centers on health care & social and education. Unemployment is close to the national rate, and the job base is shrinking.
Largest industries
How people get to work
- Drive or carpool 85%
- Work from home 10%
- Transit, walk, or bike 5%
Life in 12804
12804 has more restaurants and bars per resident than 77% of zip codes and more parkland per resident than 89% of zip codes. Dining, parks, and nightlife concentrates in some parts of 12804 and thins out in others, which the map shows.
What the weather is like in 12804, month by month
12804 sees roughly 67 pleasant days a year. July highs average about 85 degrees. January highs sit near 34, with lows near 14. The comfortable stretch runs May through September.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 34° | 24° | 14° |
| April | 59° | 46° | 33° |
| July | 85° | 71° | 58° |
| October | 63° | 51° | 39° |
Flying in and out of 12804
The nearest airport, Rutland/Southern Vermont Regional, is about 39 miles away and is a small airport. The nearest major hub is Bradley International, about 109 miles away.
The best schools in and around 12804
Schools across 12804 average an A, better than 96% of zip codes.
Top elementary schools
- Kensington Road SchoolA+ · 85% proficient
- Fort Ann Elementary SchoolA+ · 75% proficient
- Lake George Elementary SchoolA · 70% proficient
Top middle schools
- William H Barton Intermediate SchoolA+ · 72% proficient
- Queensbury Middle SchoolA · 59% proficient
- Oliver W Winch Middle SchoolB+ · 51% proficient
Top high schools
- Glens Falls Senior High SchoolA+ · 94% proficient
- South Glens Falls Senior High SchoolA+ · 94% proficient
- Queensbury Senior High SchoolA+ · 87% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 12804 school and its grade on SchoolGrade.
12804 measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare 12804 against the other 33,109 zip codes.
Who 12804 suits
Remote workers
Cost of living against local pay beats 74% of zip codes and 10% already work from home.
Common questions about living in 12804
Is 12804 a good place to live?
Using BestNeighborhood's default rankings, 12804 ranks 3,538th of 33,110 zip codes. It scores highest on good schools, low crime, and health care access, and lowest on childcare costs and car insurance costs. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 12804 expensive to live in?
The median home is worth $313,524. The overall cost of living runs about 0% above the national average. Set against a $95,553 median income, cost of living beats 74% of zip codes.
Is 12804 safe?
Yes, 12804 is safer than 96% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $178 per resident a year.
What is the weather like in 12804?
July highs average about 85 degrees, and January highs near 34 with lows near 14. That works out to about 67 pleasant days a year, more than 20% of zip codes.
Is 12804 good for families?
Schools beat 96% of zip codes, crime safety beats 96%, and childcare runs $1,316 a month.
Compare 12804 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 12804. Scores are absolute rather than ranked, which means a 60 in 12804 represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
12804 detail on BestNeighborhood maps:
- Walk Grade for 12804: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 12804: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 12804: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 12804: carrier by carrier coverage behind the cell score.
12804 detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.