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Single Family ResidenceResidential
$513,970$296 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 90How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Oct 21, 2026

110 BLACK BEAR RUN

SPECULATOR, NY 12164
3
Beds
2
Baths
1,736 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.64 ac
Lot SizeThe size of the land the home sits on, from county records.
2000
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
7
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$514K
$463K low$565K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$6,510 (2026)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$300,300 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$40,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$260,300
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$300,300
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$429,000

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.35
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
15
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
43
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
97
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
19
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Rustic
CountyHAMILTON
Lot (acres)The size of the land the home sits on, from county records.0.64
FoundationWhat the home is built on, such as a concrete slab, a crawl space, or a basement.No Foundation
HeatingThe type of heating system in the home.Hot Water
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Porch · 749 ft²

Transaction History(2)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Lake Pleasant Central SchoolA-
Elementary · Grades PK–8 · 0.6 mi
H
Wells Central SchoolC+
High · Grades PK–12 · 6.5 mi

District: Wells Central School District

Neighborhood · ZIP 12164These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.117
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.80
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.91

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.30%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.11%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.9.7%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.1%
PopulationHow many people live in this area.50
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.5 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$64,527
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$73,343
Average tempThe average temperature here across a full year.41°F
Annual precipHow much rain and melted snow falls here in a typical year.49 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.52%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

110 Black Bear Run measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 72% of homes in Hamilton County
  • Bigger than 76% of homes in Hamilton County
  • Has a smaller lot than 67% of homes in Hamilton County
  • Newer than 86% of homes in Speculator 12164

What homes are worth in Speculator 12164

Each bar is how many homes fall in that price range. The marker is this home.

This home
$113K$1.2M

This home is worth more than 66% of homes in Speculator 12164.

How it measures up in Speculator 12164

The dot is this home. The mark in the middle is the typical home in Speculator 12164.

Estimated value$513,970
CheaperTypical $369,905Pricier

Pricier than 66% of homes nearby

Price per ft²$296
CheaperTypical $237Pricier

Pricier than 64% of homes nearby

Living area1,736 ft²
SmallerTypical 1,408 ft²Bigger

Bigger than 68% of homes nearby

Lot size0.64 ac
SmallerTypical 0.66 acBigger

Bigger than 49% of homes nearby

Year built2000
OlderTypical 1968Newer

Newer than 86% of homes nearby

How 110 Black Bear Run ranks against every home in each area.
MeasureThis homeSpeculator 12164Hamilton County
Estimated valuepricier than$513,97066% of homes72% of homes
Price per ft²pricier than$29664% of homes63% of homes
Living areabigger than1,736 ft²68% of homes76% of homes
Lot sizebigger than0.64 ac49% of homes33% of homes
Year builtnewer than200086% of homes85% of homes

About 110 Black Bear Run

How much is 110 Black Bear Run, Speculator, NY worth?

The TopHap Estimate for 110 Black Bear Run, Speculator, NY is $513,970 as of Oct 21, 2026. The likely range is $462,620 to $565,320. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 110 Black Bear Run, Speculator, NY last sell?

110 Black Bear Run, Speculator, NY last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 110 Black Bear Run, Speculator, NY?

110 Black Bear Run, Speculator, NY has 3 bedrooms, 2 bathrooms, 1,736 square feet of living space and a 0.64-acre lot.

When was 110 Black Bear Run, Speculator, NY built?

110 Black Bear Run, Speculator, NY was built in 2000, making it 26 years old. It is a rustic home. The building has 2 stories.

What schools serve 110 Black Bear Run, Speculator, NY?

110 Black Bear Run, Speculator, NY is assigned to Lake Pleasant Central School (elementary), rated A-; Wells Central School (high), rated C+. All sit in Wells Central School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 110 Black Bear Run, Speculator, NY compare to other homes in Speculator 12164?

Among the 461 homes in Speculator 12164, it is worth more than 66% of them ($513,970 against a typical $369,905), its price per square foot is higher than 64% of them ($296 against a typical $237), it is bigger than 68% of them (1,736 ft² against a typical 1,408 ft²), its lot is bigger than 49% of them (0.64 ac against a typical 0.66 ac) and it is newer than 86% of them (2000 against a typical 1968). Measured against all of Hamilton County, it is worth more than 72% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 110 Black Bear Run, Speculator, NY?

The 2026 property tax bill for 110 Black Bear Run, Speculator, NY was $6,510. The county assessed it at $300,300.

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