Home  /  Areas Served  /  Saratoga Springs, NY
Saratoga Springs, New York

Saratoga Springs, NY.

The lender who actually answers - and gets it closed. From first-time buyers to refinances across the Capital Region, Brian Marchand makes the mortgage the easy part.

5.0★ average rating
166+ five-star reviews
Local to the Capital Region
Answers days, nights & weekends
Your Saratoga Springs loan consultant

Home financing,
the way it should be

Buying or refinancing a home in Saratoga Springs shouldn't mean chasing down a lender who never calls back. Brian Marchand has spent years helping buyers across Saratoga County and the wider Capital Region - from first-time buyers to homeowners refinancing.

What Saratoga Springs clients say again and again is simple: he answers. Text him on a Saturday, call him after hours, ask the "silly" first-timer question - you'll get a real answer, quickly, in plain English.

And when a file is tricky, that's exactly when Brian does his best work. Yes, when other lenders say no.

Brian Marchand, mortgage loan consultant serving Saratoga Springs, NY
What actually moves your number

Three things that decide
a Saratoga payment

Saratoga has one of the lowest tax rates in the region and one of the highest tax bills. Both are true, and buyers conflate them constantly.

Low rate, high bill

Saratoga Springs runs a median effective rate near 1.43%, among the lowest around and well under the New York median of 1.90%. The median annual bill is still about $6,429, because values are high. The rate is a bargain; the dollar amount is not.

A downtown condo is a financing question first

Conventional financing depends on the project, not just the unit. Too much commercial space, too many rentals, one owner holding too many units, or thin reserves makes a project non-warrantable - and conventional financing simply isn't available. Vet the building before you fall for the kitchen.

Second homes and track-season money

Occupancy classification drives your down payment and pricing, and projected rental income generally can't be used to qualify on a second home. If summer rental revenue is central to the plan, the file needs a different structure from the start.

Getting to know Saratoga Springs

A snapshot of
Saratoga Springs, NY

28,500Population
$450KMedian home value
$92KMedian household income
1.43%Median effective tax rate

The region’s premier destination market - thoroughbred racing, Broadway shopping, SPAC and a year-round energy that keeps values among the highest in the area. Inventory moves fast and often above ask.

Neighborhoods & areas: East Side · West Side · Geyser Crest · Woodlawn Park

Population, home value and income are U.S. Census / ACS estimates. Effective tax rate and median bill reflect published Saratoga County assessment data. Condo warrantability is determined by each project and lender review, not by the city. For general reference only.

The real numbers

What it costs to buy
in Saratoga Springs

Beyond the sticker price - the monthly math, local property taxes, the school districts and the programs that can shrink your out-of-pocket.

Example monthly payment
$450KMedian home value
→
~$3,330Est. per month*
  • Principal & interest$2,560
  • Property taxes at 1.43% (est.)$536
  • Homeowners insurance$100
  • Mortgage insurance (10% down)$134

*Illustration only - $450K value, 10% down ($45,000), 30-yr fixed at a sample 6.5% rate, taxes estimated at the local effective rate. A second home or a non-warrantable condo will price differently. Loan amounts above the conforming limit price as jumbo. Not a commitment to lend.

Run your own numbers → Get pre-approved

Property taxes

Saratoga Springs runs a median effective rate near 1.43%, one of the lowest in the region and well below the New York median of 1.90%. Because values are high, the median annual bill still lands near $6,429 - roughly $536 a month on a $450K home. STAR applies to a primary residence only, not a second home.

School districts

The city is served by the Saratoga Springs City School District, with surrounding addresses falling into Ballston Spa, Schuylerville or Shenendehowa. School levies typically account for 60% to 70% of a New York tax bill, so the district line is worth confirming even inside the city's orbit.

You may not need 20% down

Brian works with 3% & 5%-down conventional, FHA (3.5% down), zero-down VA & USDA (rural parts of Saratoga County qualify for USDA), and SONYMA first-time-buyer loans with down-payment assistance. First-time buyer? He'll line up every credit you're eligible for.

See loan programs →
From Saratoga Springs clients

Real Saratoga Springs buyers.
Real results.

★★★★★
Brian and his team were awesome to work with and really helped me with a pretty complicated estate buyout process. Can't recommend them enough!
AAlexis B.
Saratoga Springs, NY · Zillow
★★★★★
I'm happy to recommend Brian to anyone seeking an expert. We've worked with him a few times over the years and have been highly satisfied with his knowledge and responsiveness.
CChris A.
Ballston Spa, NY · Zillow
★★★★★
Buying a home means working with several parties before the keys are in your hand. Brian was extremely reliable and easy to work with - real peace of mind.
PPatrick N.
Ballston Spa, NY · Zillow
★★★★★
Brian was incredible! Always knowledgeable and very responsive. I will work with him for any future transactions that I can!
JJared F. C.
Mechanicville, NY

Verified reviews from Google & Zillow · See all 166+ reviews →

In & around Saratoga Springs

Saratoga County,
town by town

Type in your address to see the real driving distance and time from your doorstep to every town we serve nearby.

Drive times to each town

Enter your address to see the real driving distance and time to every town we serve nearby.

Sorted by drive time - closest first. Tap a town to find it on the map.

Estimates via OpenStreetMap routing - typical driving times, not live traffic.
Good to know

Saratoga Springs mortgage
questions, answered

What does non-warrantable mean, and why would it kill my condo purchase?+
Conventional financing evaluates the whole project, not just your unit. If a building has too much commercial space, too high a percentage of rental units, a single owner holding too many units, thin reserves, or pending litigation, it is considered non-warrantable and conventional financing is not available. The unit can be perfect and the loan still will not happen. On a downtown Saratoga condo, the building gets vetted before the offer, and there are portfolio products that can work when a project does not qualify.
Saratoga has a low tax rate, so why is my escrow so high?+
Because rate and bill are different questions. The median effective rate near 1.43% is genuinely low for the region, but Saratoga values are high, so the median annual bill still runs about $6,429. A low rate on a large number is still a large number, and your escrow is built from the dollar amount, not the percentage.
Can I count summer rental income toward qualifying?+
Generally not on a second home. Projected short-term rental income typically cannot be used as qualifying income, and second-home occupancy terms can restrict rental arrangements. If rental revenue is central to the plan, a DSCR loan qualifies on the property income instead of yours - but that is an investment-property structure, priced accordingly, and it needs deciding up front.
Will I need a jumbo loan in Saratoga?+
Sometimes. Prices here push a meaningful share of purchases toward or past the conforming limit, and jumbo financing carries different down payment, reserve and documentation requirements. It is worth knowing which side of that line your purchase falls on before you write, because it changes the cash you need at the table.
Why is the tax figure on the listing different from what my lender used?+
Listings often show what the seller pays, which may include a STAR or veterans exemption that doesn't transfer. STAR also applies only to a primary residence, so a second-home buyer will not get it at all. Underwriting qualifies you on the forward-looking bill.
How fast can I get pre-approved?+
Often the same day or the next. You can start your pre-approval online anytime, or book a quick call with Brian.
Are you actually available on nights and weekends?+
It's the single most common thing clients mention. Homes and offers don't wait for business hours, so Brian doesn't either - call or text and you'll hear back quickly, even after hours.