The 14830 zip code in Corning tops our ranking of the most affordable places to live in New York.
We looked at 513 zip codes in the state, evaluating home values, rental costs, energy rates, property taxes, and five other affordability indicators. We used the data we gathered to calculate our proprietary Affordability Score for each zip code.
Top 10 most affordable places to live in New York
| Rank | City | Affordability Score | Median home value | Rental costs |
|---|---|---|---|---|
| 1 | Corning 🥇 | 100.0 | $164,734 | $1,500 |
| 2 | Endicott🥈 | 96.2 | $181,091 | $948 |
| 3 | Oneonta 🥉 | 94.3 | $200,774 | $1,337 |
| 4 | Cortland | 92.9 | $179,345 | $1,338 |
| 5 | Watertown | 90.7 | $184,368 | $1,309 |
| 6 | Buffalo | 90.2 | $217,959 | $1,306 |
| 7 | Rochester | 89.6 | $151,433 | $1,447 |
| 8 | Oswego | 89.5 | $164,467 | $1,303 |
| 9 | Lockport | 87.8 | $236,488 | $994 |
| 10 | North Tonawanda | 87.3 | $253,551 | $1,044 |
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1. Corning
Here's why the 14830 zip code in Corning is New York's most affordable place to live.
🔎 Key data about Corning
| Data point | Value | Rank (out of 513 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 100.0 | No. 1 | N/A |
| Median home value | $164,734[1] | No. 39 | -$467,509 |
| Home affordability ratio | 2.2 | No. 9 | -4.8 |
| Home value five-year change | 35.2%[2] | No. 209 | 23% |
| Home value one-year forecast | 0.2%[3] | No. 312 | -0.1% |
| Rental costs | $1,500[4] | No. 43 | -$1,318 |
| Rent affordability ratio | 2.02% | No. 35 | -1.1% |
| Median household income | $74,314[5] | No. 332 | -$15,158 |
| Property taxes | $4,396[6] | No. 131 | -$2,081 |
| Energy costs | $0.11 kWh[7] | No. 5 | -$0.09 |
Corning's 14830 zip code is the cheapest place to live in New York, leading the 513 markets we evaluated.
The median home value is $164,734, making it the 39th-cheapest housing market in the state. Forecasts project a 0.2% change in home values in the next year. Rent in the zip code averages $1,500 per month, which is the 35th cheapest amount in New York.
The median property tax for homeowners in Corning is $4,396 per household, the No. 131 ranked market in New York.
Residents pay $0.11 per kWh of electricity, which ranks No. 5 among New York markets.
2. Endicott
The 13760 zip code is the 2nd-cheapest place to live in New York.
🔎 Key data about Endicott
| Data point | Value | Rank (out of 513 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 96.2 | No. 2 | N/A |
| Median home value | $181,091[8] | No. 53 | -$451,152 |
| Home affordability ratio | 3.0 | No. 39 | -4.1 |
| Home value five-year change | 53%[9] | No. 378 | 41% |
| Home value one-year forecast | 1.8%[10] | No. 381 | 1.5% |
| Rental costs | $948[11] | No. 1 | -$1,870 |
| Rent affordability ratio | 1.56% | No. 10 | -1.6% |
| Median household income | $60,690[12] | No. 409 | -$28,782 |
| Property taxes | $4,199[13] | No. 112 | -$2,278 |
| Energy costs | $0.11 kWh[14] | No. 5 | -$0.09 |
Endicott's 13760 zip code has a median home value of $181,091, which is the 381st-cheapest housing market in New York. You can rent for an average of $948 per month. That's the 1st-cheapest price in the state.
The average household income in the zip code is $60,690, which ranks 409th-highest in the state.
Homeowners in Endicott pay a median property tax of $4,199 per year, making it the 112th-most affordable market in New York.
Endicott ranks No. 5 among New York energy markets. You'll pay $0.11 per kWh of electricity.
3. Oneonta
The 3rd-cheapest place to live in New York is Oneonta's 13820 zip code.
🔎 Key data about Oneonta
| Data point | Value | Rank (out of 513 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 94.3 | No. 3 | N/A |
| Median home value | $200,774[15] | No. 72 | -$431,469 |
| Home affordability ratio | 3.1 | No. 53 | -4.0 |
| Home value five-year change | 42%[16] | No. 264 | 29% |
| Home value one-year forecast | 0.6%[17] | No. 341 | 0.3% |
| Rental costs | $1,337[18] | No. 22 | -$1,481 |
| Rent affordability ratio | 2.04% | No. 37 | -1.1% |
| Median household income | $65,483[19] | No. 376 | -$23,989 |
| Property taxes | $3,396[20] | No. 59 | -$3,081 |
| Energy costs | $0.12 kWh[21] | No. 57 | -$0.08 |
The No. 72 cheapest housing in New York is Oneonta's 13820 zip code, with a median home value of $200,774. Rents in the market average $1,337 per month, making it the 22nd-most affordable rental market in the state.
The median property tax for households in Oneonta is $3,396, which makes it the 59th-cheapest place in New York. Oneonta ranks No. 57 among New York markets by energy costs. Residents pay $0.12 per kWh of electricity.
4. Cortland
The 13045 zip code in Cortland comes in at No. 4 on our list of the cheapest places to live in New York.
🔎 Key data about Cortland
| Data point | Value | Rank (out of 513 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 92.9 | No. 4 | N/A |
| Median home value | $179,345[22] | No. 49 | -$452,898 |
| Home affordability ratio | 2.8 | No. 28 | -4.3 |
| Home value five-year change | 45%[23] | No. 298 | 32% |
| Home value one-year forecast | 0.7%[24] | No. 370 | 0.4% |
| Rental costs | $1,338[25] | No. 23 | -$1,481 |
| Rent affordability ratio | 2.10% | No. 46 | -1.1% |
| Median household income | 63762[26] | No. 389 | -$25,710 |
| Property taxes | $4,308[27] | No. 118 | -$2,169 |
| Energy costs | $0.12 kWh[28] | No. 57 | -$0.08 |
The No. 49 cheapest housing market in New York is Cortland's 13045 zip code, where the median home value is $179,345. Renters here pay an average of $1,338 per month.
When it comes to energy costs, Cortland ranks 57th among New York markets. Residents pay $0.12 per kWh of electricity.
The median property tax for households in the zip code is $4,308, which makes it the 118th-cheapest market in New York.
5. Watertown
The 13601 zip code in Watertown ranks No. 5 among New York's most affordable places to live.
🔎 Key data about Watertown
| Data point | Value | Rank (out of 513 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 90.7 | No. 5 | N/A |
| Median home value | $184,368[29] | No. 59 | -$447,875 |
| Home affordability ratio | 3.2 | No. 70 | -3.9 |
| Home value five-year change | 38%[30] | No. 238 | 25% |
| Home value one-year forecast | 0.4%[31] | No. 337 | 0.1% |
| Rental costs | $1,309[32] | No. 15 | -$1,509 |
| Rent affordability ratio | 2.26% | No. 60 | -0.9% |
| Median household income | $57,936[33] | No. 425 | -$31,536 |
| Property taxes | $2,748[34] | No. 31 | -$3,729 |
| Energy costs | $0.13 kWh[35] | No. 98 | -$0.06 |
Watertown's 13601 zip code has a median home value of $184,368, the 59th-cheapest market in the state. Forecasts project a 0.4% change in home values in the next year.
The median property tax per household in Watertown is $2,748. It's the 31st-cheapest market by tax rate in New York.
6. Buffalo
The No. 6 most affordable place to live in New York is the 14220 zip code.
🔎 Key data about Buffalo
| Data point | Value | Rank (out of 513 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 90.2 | No. 6 | N/A |
| Median home value | $217,959[36] | No. 79 | -$414,283 |
| Home affordability ratio | 3.2 | No. 67 | -3.9 |
| Home value five-year change | 58%[37] | No. 408 | 45% |
| Home value one-year forecast | 2.2%[38] | No. 422 | 1.9% |
| Rental costs | $1,306[39] | No. 14 | -$1,513 |
| Rent affordability ratio | 1.90% | No. 26 | -1.3% |
| Median household income | $68,813[40] | No. 360 | -$20,659 |
| Property taxes | $1,905[41] | No. 10 | -$4,572 |
| Energy costs | $0.13 kWh[42] | No. 98 | -$0.06 |
The back half of our top 10 kicks off with Buffalo's 14220 zip code, which has the 79th-cheapest home values in New York. The median home value is $217,959. Rents average $1,306 per month, making it the 14th-most affordable rental market in the state.
Residents pay $0.13 per kWh of electricity. It's the 98th-cheapest energy market.
7. Rochester
Rochester's 14619 zip code is the 7th-cheapest place to live in New York.
🔎 Key data about Rochester
| Data point | Value | Rank (out of 513 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 89.6 | No. 7 | N/A |
| Median home value | $151,433[43] | No. 28 | -$480,810 |
| Home affordability ratio | 2.4 | No. 11 | -4.7 |
| Home value five-year change | 57%[44] | No. 398 | 45% |
| Home value one-year forecast | 3.9%[45] | No. 497 | 3.6% |
| Rental costs | $1,447[46] | No. 33 | -$1,371 |
| Rent affordability ratio | 2.26% | No. 61 | -0.9% |
| Median household income | $63,993[47] | No. 388 | -$25,479 |
| Property taxes | $2,745[48] | No. 30 | -$3,732 |
| Energy costs | $0.12 kWh[49] | No. 30 | -$0.08 |
You'll find the 28th-cheapest home values in New York in Rochester's 14619 zip code. The median value: $151,433. Renters in Rochester pay an average of $1,447 per month.
Homeowners in Rochester pay a median property tax of $2,745 per year, which is New York's 30th-most affordable market.
The average household income is $63,993, which ranks 388th-highest in the state.
8. Oswego
The 8th-cheapest place to live in New York is Oswego's 13126 zip code.
🔎 Key data about Oswego
| Data point | Value | Rank (out of 513 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 89.5 | No. 8 | N/A |
| Median home value | $164,467[50] | No. 38 | -$467,776 |
| Home affordability ratio | 2.7 | No. 24 | -4.3 |
| Home value five-year change | 54%[51] | No. 383 | 41% |
| Home value one-year forecast | 3.2%[52] | No. 453 | 2.9% |
| Rental costs | $1,303[53] | No. 13 | -$1,516 |
| Rent affordability ratio | 2.15% | No. 47 | -1.0% |
| Median household income | $60,475[54] | No. 410 | -$28,997 |
| Property taxes | $3,567[55] | No. 67 | -$2,910 |
| Energy costs | $0.13 kWh[56] | No. 89 | -$0.07 |
The 38th-cheapest housing market in New York is Oswego's 13126 zip code, with a median home value of $164,467. Renters pay an average of $1,303 per month, the No. 13 rental market in the state.
The median property tax for households in Oswego is $3,567, which makes it the 67th-cheapest place in New York. The average household income of $60,475 ranks 410th.
9. Lockport
Lockport's 14094 zip code sneaks into the top ten of New York's most affordable places to live.
🔎 Key data about Lockport
| Data point | Value | Rank (out of 513 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 87.8 | No. 9 | N/A |
| Median home value | $236,488[57] | No. 93 | -$395,755 |
| Home affordability ratio | 3.4 | No. 101 | -3.7 |
| Home value five-year change | 56%[58] | No. 395 | 44% |
| Home value one-year forecast | 2.1%[59] | No. 407 | 1.8% |
| Rental costs | $994[60] | No. 3 | -$1,824 |
| Rent affordability ratio | 1.43% | No. 6 | -1.7% |
| Median household income | $69,489[61] | No. 355 | -$19,983 |
| Property taxes | $4,457[62] | No. 136 | -$2,020 |
| Energy costs | $0.12 kWh[63] | No. 57 | -$0.08 |
The 93rd-cheapest housing market in New York is Lockport's 14094 zip code, where the median home value is $236,488. Renters pay an average of $994 per month. It's the state's 3rd-cheapest rental market.
The median property tax for households within the zip code is $4,457, which makes it the 136th-cheapest property tax rate in New York.
10. North Tonawanda
The final spot on our list of the most affordable places to live in New York goes to the 14120 zip code in North Tonawanda.
🔎 Key data about North Tonawanda
| Data point | Value | Rank (out of 513 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 87.3 | No. 10 | N/A |
| Median home value | $253,551[64] | No. 106 | -$378,691 |
| Home affordability ratio | 3.3 | No. 79 | -3.8 |
| Home value five-year change | 57%[65] | No. 396 | 44% |
| Home value one-year forecast | 2.0%[66] | No. 395 | 1.7% |
| Rental costs | $1,044[67] | No. 4 | -$1,774 |
| Rent affordability ratio | 1.34% | No. 2 | -1.8% |
| Median household income | $77,888[68] | No. 313 | -$11,584 |
| Property taxes | $4,748[69] | No. 153 | -$1,729 |
| Energy costs | $0.13 kWh[70] | No. 98 | -$0.06 |
The 106th-most affordable market in New York is North Tonawanda's 14120 zip code. The median home value is $253,551. Rent in the market costs $1,044 per month on average, making it the 4th-most affordable rental market in New York.
The median property tax for households in North Tonawanda is $4,748, which is the 153rd-cheapest property tax rate in the state.
North Tonawanda ranks No. 98 among New York markets by energy costs, with households paying $0.13 per kWh of electricity.
How we ranked the most affordable places in New York
We evaluated 513 zip codes in New York with a population over 10,000 on nine metrics. We then assigned each market an Affordability Score based on its weighted and combined rankings.
Often the zip code we identify will represent an entire city or portion of a city.
Occasionally the zip code we identify will encompass an area that includes one or more small towns. In these cases, the data we’ve gathered applies to the entire zip code, not just the single town we’re using to help identify the zip code's location.
If you’re looking to move to one of these affordable places, we recommend doing additional research to make sure the costs in the area — and the quality of life it offers — meet your specific needs.
Methodology: What is an Affordability Score?
Our proprietary Affordability Score is a score on a scale of 0 (worst in state) to 100 (best in state) that estimates the affordability of a particular zip code. It takes into account these key data points for each zip code.
- Median home value: The median home value for each zip code comes from the Zillow Home Value Index. The lower the median home value relative to the median value in New York, the higher our score on this component. We assign a weight of 23.8% to median home value.
- Home affordability ratio. The home affordability ratio is the typical median home value divided by the median household income in the zip code, which reveals the number of years of household income needed to afford a home in that zip code. A lower ratio is better because it means more households can afford a home. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 23.8% to the home affordability ratio.
- Home value five-year change: The home value five-year change is the amount that the median home value in the zip code has risen or fallen during the last five years. Our data comes from the Zillow Home Value Index. We assign a weight of 4.8% to the home value five-year change.
- Home value one-year forecast: The home value one-year forecast comes from Zillow Forecast data. It projects how much home values in the zip code are forecasted to change in the next year. We assign a weight of 4.8% to the home value one-year forecast.
- Rental costs. The rental costs are the observed rents in the zip code, sourced from the Zillow Observed Rent Index. The index includes "listed rents that fall into the 40th to 60th percentile range for all homes and apartments in a given region." We assign a weight of 11.9% to rental costs.
- Median household income: The inflation-adjusted median household income figures for the zip code comes from the U.S. Census American Community Survey. We assign a weight of 4.8% to median household income.
- Rent affordability ratio. The rent affordability ratio is the ratio of rental costs divided by median household income, which provides the percentage of household income needed to pay a typical month’s rent in the zip code. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 11.9% to the rent affordability ratio.
- Property taxes: The property tax figures are the median real estate taxes paid in the zip code, sourced from the U.S. Census American Community Survey. The lower the property tax rate relative to the New York average, the higher our score on this component. We assign a weight of 7.1% to property taxes.
- Energy costs: The energy costs are the costs of a kilowatt hour (kWh) of residential electricity in the zip code, sourced from the U.S. Department of Energy. The lower the cost of electricity relative to the New York average, the higher our score on this component. We assign a weight of 7.1% to energy costs.
