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Single Family ResidenceResidential
Last sold for $249,000 on Jun 12, 2026

110 BLACK BEAR RUN

SPECULATOR, NY 12164
2
Beds
1
Baths
1,104 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.
0.9 ac
Lot SizeThe size of the land the home sits on, from county records.
1986
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.

Valuation

Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$249,000 · Jun 12, 2026

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$2,210 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$125,600 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$30,500
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$95,100
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$75,200
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$187,500

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.31
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
14
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
40
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
95
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
9
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.Cottage
CountyHAMILTON
Lot (acres)The size of the land the home sits on, from county records.0.90
HeatingThe type of heating system in the home.Electric
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(4)

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
Indian Lake Central SchoolD+
Elementary · Grades PK–12 · 0.7 mi

District: Indian Lake 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.

  • Smaller than 66% of homes in Speculator 12164
  • Newer than 75% 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.

Living area1,104 ft²
SmallerTypical 1,392 ft²Bigger

Bigger than 34% of homes nearby

Lot size0.9 ac
SmallerTypical 0.65 acBigger

Bigger than 60% of homes nearby

Year built1986
OlderTypical 1968Newer

Newer than 75% of homes nearby

How 110 Black Bear Run ranks against every home in each area.
MeasureThis homeSpeculator 12164Hamilton County
Living areabigger than1,104 ft²34% of homes42% of homes
Lot sizebigger than0.9 ac60% of homes42% of homes
Year builtnewer than198675% of homes71% of homes

About 110 Black Bear Run

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

110 Black Bear Run, Speculator, NY last sold on Jun 12, 2026 for $249,000, according to the county's recorded deed. TopHap holds 4 recorded sales for this parcel.

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

110 Black Bear Run, Speculator, NY has 2 bedrooms, 1 bathrooms, 1,104 square feet of living space and a 0.90-acre lot.

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

110 Black Bear Run, Speculator, NY was built in 1986, making it 40 years old. It is a cottage home. The building has 1 story.

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

110 Black Bear Run, Speculator, NY is assigned to Indian Lake Central School (elementary), rated D+. All sit in Indian Lake 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 bigger than 34% of them (1,104 ft² against a typical 1,392 ft²), its lot is bigger than 60% of them (0.9 ac against a typical 0.65 ac) and it is newer than 75% of them (1986 against a typical 1968). 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 2025 property tax bill for 110 Black Bear Run, Speculator, NY was $2,210. The county assessed it at $125,600.

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