We’re all familiar with those pandemic-era stories of New Yorkers fleeing the city for rural and suburban enclaves, trading small apartments for bigger ones where they can work remotely. For that reason, the number of available studios in Manhattan has soared by 39% compared to 2020, according to Jonathan Miller, president of the appraisal firm Miller Samuel.
But forget the Big Apple and its billionaire-owned luxury penthouses. Forget even the “affordable” homes in the outer boroughs whose median prices still exceed $200,000 and, more frequently, $300,000. Prices are far lower in many of the Empire State’s often lovely and very livable small cities and towns.
Upstate New York is particularly affordable, considering that higher-paying jobs are a lot less the rule in areas far from New York City — though property taxes tend to remain high. Prices in New York City-adjacent upstate areas like the Hudson Valley, the Catskills, and Kingston have been competitive as city residents have gone in search of second or even primary homes. These are those desirable one-time farmhouses that offer picturesque surroundings and architectural features like wide-plank wood floors. At the other end, these are the most expensive towns to buy a home in the nation.
But farther north and west, real estate has remained accessible in locales that have suffered economically and have had higher crime rates and housing decay. The former industrial giants Rochester, Buffalo, and Syracuse regularly make “worst cities” lists. Yet there can be a silver lining in those places as far as real estate deals go: Rochester, for example, was recently featured in the list: houses in these markets sell in less than 20 days.
So the upshot is that in and around New York state’s industrial cities, small towns are still accessible and livable for house hunters who choose carefully. Here is a list of 50 places with at least 5,000 residents where home buyers’ money goes far.
Click here to see the most affordable housing markets in New York
To identify the most affordable housing markets in New York, 24/7 Wall St. reviewed data from the U.S. Census Bureau’s 2019 American Community Survey five-year estimates, ranking only the 346 census-designated places, cities, and towns with at least 5,000 residents in New York. (All data came from the ACS except percent of population change, which we calculated using ACS data.)
Source: Adam Moss, CC BY-SA 2.0 , via Wikimedia Commons
50. Cheektowaga, New York
> Median home value: $114,100
> Homes worth less than $100,000: 35.7% — 51st highest in New York
> Median household income: $54,002 — 263rd highest in New York
> 5-year pop. change: -1.6% — 215th highest in New York
> Population: 73,740 — 8th highest in New York
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49. Brockport, New York
> Median home value: $113,800
> Homes worth less than $100,000: 32.7% — 54th highest in New York
> Median household income: $40,083 — 319th highest in New York
> 5-year pop. change: -1.6% — 219th highest in New York
> Population: 8,292 — 221st highest in New York
Source: DebraMillet / iStock Editorial via Getty Images
48. Solvay, New York
> Median home value: $113,800
> Homes worth less than $100,000: 36.9% — 50th highest in New York
> Median household income: $49,926 — 277th highest in New York
> 5-year pop. change: -2.6% — 255th highest in New York
> Population: 6,323 — 292nd highest in New York
Source: j26 / Flickr
47. Potsdam, New York
> Median home value: $113,100
> Homes worth less than $100,000: 39.5% — 48th highest in New York
> Median household income: $32,282 — 338th highest in New York
> 5-year pop. change: -5.2% — 315th highest in New York
> Population: 9,154 — 204th highest in New York
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Source: Robin Zeigler / iStock Editorial via Getty Images
46. Corning, New York
> Median home value: $112,800
> Homes worth less than $100,000: 38.2% — 49th highest in New York
> Median household income: $50,321 — 274th highest in New York
> 5-year pop. change: -3.3% — 281st highest in New York
> Population: 10,696 — 179th highest in New York
Source: stefko / iStock via Getty Images
45. Cortland, New York
> Median home value: $109,400
> Homes worth less than $100,000: 39.8% — 47th highest in New York
> Median household income: $44,317 — 305th highest in New York
> 5-year pop. change: -2.1% — 243rd highest in New York
> Population: 18,739 — 92nd highest in New York
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Source: JHVEPhoto / iStock Editorial via Getty Images
44. Tonawanda, New York
> Median home value: $108,800
> Homes worth less than $100,000: 40.8% — 45th highest in New York
> Median household income: $53,115 — 265th highest in New York
> 5-year pop. change: -1.1% — 201st highest in New York
> Population: 14,830 — 132nd highest in New York
Source: DenisTangneyJr / E+ via Getty Images
43. Schenectady, New York
> Median home value: $108,700
> Homes worth less than $100,000: 42.5% — 43rd highest in New York
> Median household income: $45,438 — 298th highest in New York
> 5-year pop. change: -0.6% — 171st highest in New York
> Population: 65,334 — 10th highest in New York
Source: Debora Truax / iStock via Getty Images
42. Hamlin, New York
> Median home value: $108,300
> Homes worth less than $100,000: 40.9% — 44th highest in New York
> Median household income: $52,951 — 266th highest in New York
> 5-year pop. change: -4.3% — 305th highest in New York
> Population: 5,344 — 329th highest in New York
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Source: belterz / iStock via Getty Images
41. Monticello, New York
> Median home value: $106,900
> Homes worth less than $100,000: 46.2% — 41st highest in New York
> Median household income: $31,723 — 340th highest in New York
> 5-year pop. change: -3.8% — 292nd highest in New York
> Population: 6,433 — 287th highest in New York
Source: DanielPenfield, CC BY-SA 3.0 , via Wikimedia Commons
40. East Rochester, New York
> Median home value: $104,300
> Homes worth less than $100,000: 46.1% — 42nd highest in New York
> Median household income: $50,824 — 269th highest in New York
> 5-year pop. change: -1.7% — 223rd highest in New York
> Population: 6,563 — 279th highest in New York
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Source: Beyond My Ken, CC BY-SA 4.0 , via Wikimedia Commons
39. Auburn, New York
> Median home value: $102,000
> Homes worth less than $100,000: 48.7% — 40th highest in New York
> Median household income: $44,049 — 307th highest in New York
> 5-year pop. change: -2.4% — 253rd highest in New York
> Population: 26,601 — 57th highest in New York
38. Rome, New York
> Median home value: $98,400
> Homes worth less than $100,000: 51.1% — 39th highest in New York
> Median household income: $48,120 — 286th highest in New York
> 5-year pop. change: -2.0% — 239th highest in New York
> Population: 32,253 — 35th highest in New York
Source: Doug Kerr / Wikimedia Commons
37. Batavia, New York
> Median home value: $96,900
> Homes worth less than $100,000: 54.5% — 35th highest in New York
> Median household income: $47,712 — 287th highest in New York
> 5-year pop. change: -4.0% — 298th highest in New York
> Population: 14,578 — 134th highest in New York
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36. Seneca Falls, New York
> Median home value: $96,800
> Homes worth less than $100,000: 54.1% — 37th highest in New York
> Median household income: $47,523 — 290th highest in New York
> 5-year pop. change: -6.7% — 326th highest in New York
> Population: 6,055 — 301st highest in New York
35. Geneva, New York
> Median home value: $96,200
> Homes worth less than $100,000: 54.6% — 34th highest in New York
> Median household income: $44,050 — 306th highest in New York
> 5-year pop. change: -2.8% — 264th highest in New York
> Population: 12,787 — 152nd highest in New York
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Source: Public Domain / Wikimedia Commons
34. Utica, New York
> Median home value: $95,900
> Homes worth less than $100,000: 53.7% — 38th highest in New York
> Median household income: $37,760 — 327th highest in New York
> 5-year pop. change: -2.1% — 244th highest in New York
> Population: 60,320 — 12th highest in New York
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33. Lackawanna, New York
> Median home value: $94,700
> Homes worth less than $100,000: 55.9% — 30th highest in New York
> Median household income: $38,289 — 325th highest in New York
> 5-year pop. change: -1.0% — 196th highest in New York
> Population: 17,831 — 101st highest in New York
Source: DebraMillet / Getty Images
32. Syracuse, New York
> Median home value: $94,400
> Homes worth less than $100,000: 55.2% — 33rd highest in New York
> Median household income: $38,276 — 326th highest in New York
> 5-year pop. change: -1.2% — 202nd highest in New York
> Population: 142,874 — 5th highest in New York
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Source: EXTREME-PHOTOGRAPHER / iStock via Getty Images
31. Newark, New York
> Median home value: $94,400
> Homes worth less than $100,000: 58.4% — 25th highest in New York
> Median household income: $44,949 — 302nd highest in New York
> 5-year pop. change: -0.6% — 168th highest in New York
> Population: 8,914 — 209th highest in New York
30. Johnstown, New York
> Median home value: $94,400
> Homes worth less than $100,000: 55.2% — 32nd highest in New York
> Median household income: $50,465 — 272nd highest in New York
> 5-year pop. change: -2.6% — 257th highest in New York
> Population: 8,277 — 223rd highest in New York
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Source: Tomwsulcer / Wikimedia Commons
29. Norwich, New York
> Median home value: $93,800
> Homes worth less than $100,000: 56.2% — 28th highest in New York
> Median household income: $39,047 — 323rd highest in New York
> 5-year pop. change: -4.5% — 307th highest in New York
> Population: 6,718 — 274th highest in New York
28. Lockport, New York
> Median home value: $93,000
> Homes worth less than $100,000: 56.6% — 27th highest in New York
> Median household income: $45,018 — 301st highest in New York
> 5-year pop. change: -1.8% — 229th highest in New York
> Population: 20,490 — 78th highest in New York
Source: traveler1116 / Getty Images
27. Binghamton, New York
> Median home value: $91,000
> Homes worth less than $100,000: 55.5% — 31st highest in New York
> Median household income: $34,487 — 334th highest in New York
> 5-year pop. change: -2.9% — 267th highest in New York
> Population: 45,140 — 21st highest in New York
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Source: Jacek_Sopotnicki / Getty Images
26. Buffalo, New York
> Median home value: $89,800
> Homes worth less than $100,000: 54.1% — 36th highest in New York
> Median household income: $37,354 — 329th highest in New York
> 5-year pop. change: -1.2% — 204th highest in New York
> Population: 256,480 — 2nd highest in New York
Source: Joegrimes / Wikimedia Commons
25. Mattydale, New York
> Median home value: $89,500
> Homes worth less than $100,000: 77.0% — 6th highest in New York
> Median household income: $54,830 — 261st highest in New York
> 5-year pop. change: -9.5% — 336th highest in New York
> Population: 5,820 — 308th highest in New York
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24. Johnson City, New York
> Median home value: $89,300
> Homes worth less than $100,000: 64.0% — 22nd highest in New York
> Median household income: $42,299 — 313th highest in New York
> 5-year pop. change: -3.1% — 273rd highest in New York
> Population: 14,448 — 135th highest in New York
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23. Endicott, New York
> Median home value: $88,300
> Homes worth less than $100,000: 65.1% — 19th highest in New York
> Median household income: $41,339 — 317th highest in New York
> 5-year pop. change: -2.8% — 265th highest in New York
> Population: 12,771 — 153rd highest in New York
Source: CatLane / iStock Unreleased via Getty Images
22. Oswego, New York
> Median home value: $87,500
> Homes worth less than $100,000: 59.5% — 24th highest in New York
> Median household income: $43,258 — 311th highest in New York
> 5-year pop. change: -2.9% — 266th highest in New York
> Population: 17,470 — 106th highest in New York
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21. Amsterdam, New York
> Median home value: $86,100
> Homes worth less than $100,000: 65.5% — 16th highest in New York
> Median household income: $37,457 — 328th highest in New York
> 5-year pop. change: -1.8% — 230th highest in New York
> Population: 17,836 — 100th highest in New York
20. Bath, New York
> Median home value: $85,300
> Homes worth less than $100,000: 65.3% — 18th highest in New York
> Median household income: $34,139 — 336th highest in New York
> 5-year pop. change: -3.1% — 274th highest in New York
> Population: 5,543 — 320th highest in New York
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19. Malone, New York
> Median home value: $83,600
> Homes worth less than $100,000: 64.5% — 21st highest in New York
> Median household income: $39,722 — 320th highest in New York
> 5-year pop. change: -2.9% — 268th highest in New York
> Population: 5,659 — 315th highest in New York
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Source: Davel5957 / Getty Images
18. Rochester, New York
> Median home value: $83,100
> Homes worth less than $100,000: 63.9% — 23rd highest in New York
> Median household income: $35,590 — 332nd highest in New York
> 5-year pop. change: -1.8% — 233rd highest in New York
> Population: 206,848 — 3rd highest in New York
Source: kenlund / Flickr
17. South Lockport, New York
> Median home value: $82,000
> Homes worth less than $100,000: 58.1% — 26th highest in New York
> Median household income: $47,700 — 288th highest in New York
> 5-year pop. change: -9.3% — 335th highest in New York
> Population: 7,066 — 255th highest in New York
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16. Ilion, New York
> Median home value: $81,900
> Homes worth less than $100,000: 65.4% — 17th highest in New York
> Median household income: $54,397 — 262nd highest in New York
> 5-year pop. change: -3.1% — 277th highest in New York
> Population: 7,812 — 235th highest in New York
Source: Jsh99j3, CC BY-SA 3.0 , via Wikimedia Commons
15. Southport, New York
> Median home value: $81,500
> Homes worth less than $100,000: 74.9% — 9th highest in New York
> Median household income: $49,645 — 279th highest in New York
> 5-year pop. change: -0.4% — 158th highest in New York
> Population: 6,972 — 259th highest in New York
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Source: sx70 / iStock via Getty Images
14. Fulton, New York
> Median home value: $80,700
> Homes worth less than $100,000: 71.9% — 12th highest in New York
> Median household income: $45,639 — 295th highest in New York
> 5-year pop. change: -3.5% — 286th highest in New York
> Population: 11,300 — 171st highest in New York
24/7 Wall St.Source: J. Michael Jones / iStock Editorial via Getty Images
13. Olean, New York
> Median home value: $80,200
> Homes worth less than $100,000: 69.0% — 14th highest in New York
> Median household income: $41,742 — 316th highest in New York
> 5-year pop. change: -3.0% — 272nd highest in New York
> Population: 13,670 — 143rd highest in New York
Source: DebraMillet / iStock via Getty Images
12. Herkimer, New York
> Median home value: $78,000
> Homes worth less than $100,000: 64.9% — 20th highest in New York
> Median household income: $44,870 — 303rd highest in New York
> 5-year pop. change: -14.4% — 345th highest in New York
> Population: 6,615 — 277th highest in New York
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Source: jferrer / Getty Images
11. Niagara Falls, New York
> Median home value: $77,400
> Homes worth less than $100,000: 73.9% — 11th highest in New York
> Median household income: $36,346 — 331st highest in New York
> 5-year pop. change: -2.4% — 251st highest in New York
> Population: 48,252 — 19th highest in New York
10. Massena, New York
> Median home value: $76,400
> Homes worth less than $100,000: 75.4% — 8th highest in New York
> Median household income: $44,626 — 304th highest in New York
> 5-year pop. change: -9.0% — 333rd highest in New York
> Population: 10,091 — 191st highest in New York
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9. Medina, New York
> Median home value: $76,300
> Homes worth less than $100,000: 76.7% — 7th highest in New York
> Median household income: $43,779 — 310th highest in New York
> 5-year pop. change: -1.5% — 212th highest in New York
> Population: 5,847 — 304th highest in New York
8. Gloversville, New York
> Median home value: $76,100
> Homes worth less than $100,000: 70.0% — 13th highest in New York
> Median household income: $38,896 — 324th highest in New York
> 5-year pop. change: -2.7% — 261st highest in New York
> Population: 14,878 — 129th highest in New York
7. Albion, New York
> Median home value: $75,400
> Homes worth less than $100,000: 67.6% — 15th highest in New York
> Median household income: $39,590 — 321st highest in New York
> 5-year pop. change: -2.7% — 259th highest in New York
> Population: 5,479 — 323rd highest in New York
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Source: DenisTangneyJr / Getty Images
6. Elmira, New York
> Median home value: $74,500
> Homes worth less than $100,000: 85.0% — 3rd highest in New York
> Median household income: $36,909 — 330th highest in New York
> 5-year pop. change: -4.9% — 311th highest in New York
> Population: 27,402 — 53rd highest in New York
Source: P199 / Wikimedia Commons
5. Ogdensburg, New York
> Median home value: $67,900
> Homes worth less than $100,000: 74.7% — 10th highest in New York
> Median household income: $41,965 — 314th highest in New York
> 5-year pop. change: -3.3% — 282nd highest in New York
> Population: 10,635 — 180th highest in New York
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Source: Doug Kerr, CC BY-SA 2.0 , via Wikimedia Commons
4. Hornell, New York
> Median home value: $67,500
> Homes worth less than $100,000: 78.2% — 5th highest in New York
> Median household income: $42,562 — 312th highest in New York
> 5-year pop. change: -2.2% — 246th highest in New York
> Population: 8,281 — 222nd highest in New York
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Source: DougLemke / iStock via Getty Images
3. Dunkirk, New York
> Median home value: $67,300
> Homes worth less than $100,000: 82.9% — 4th highest in New York
> Median household income: $35,146 — 333rd highest in New York
> 5-year pop. change: -3.6% — 289th highest in New York
> Population: 11,865 — 164th highest in New York
Source: https://www.flickr.com/photos/dougtone/
2. Salamanca, New York
> Median home value: $64,100
> Homes worth less than $100,000: 86.3% — highest in New York
> Median household income: $31,934 — 339th highest in New York
> 5-year pop. change: -3.3% — 283rd highest in New York
> Population: 5,497 — 321st highest in New York
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Source: 2ndLookGraphics / E+ via Getty Images
1. Jamestown, New York
> Median home value: $63,200
> Homes worth less than $100,000: 85.4% — 2nd highest in New York
> Median household income: $33,420 — 337th highest in New York
> 5-year pop. change: -3.4% — 285th highest in New York
> Population: 29,504 — 45th highest in New York
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