Diving into the Zillow Home Value Index data reveals fascinating insights about New York’s most affordable neighborhoods. You’ll discover that the least expensive communities are concentrated in just three counties: Erie, Monroe, and Onondaga. These urban pockets in Buffalo, Rochester, and Syracuse offer property values dramatically lower than the state average.
Did you know the average home value in these 25 neighborhoods is just $86,380 in 2025? That’s remarkable when you consider New York’s reputation for high real estate prices. Even more surprising is the growth trajectory – these neighborhoods have seen an average increase of 165% since 2010, with some areas experiencing over 300% appreciation. You’re witnessing the early stages of revitalization in many of these communities.
The neighborhoods show fascinating patterns of growth and development. While areas like MLK Park in Buffalo have skyrocketed 365% since 2010, others like Fruit Belt (also in Buffalo) grew just 37% over the same period. You’ll notice Rochester neighborhoods consistently showing strong recovery patterns, while Syracuse areas demonstrate remarkable growth since 2020. This data reveals untapped opportunities in these urban cores.
25. Westside
- 2025 Home Value: $106,832
- 2020 Home Value: $63,468
- 2015 Home Value: $45,739
- 2010 Home Value: $45,796
- Change from 2010 to 2025: 133.28%
- Change from 2015 to 2025: 133.57%
- Change from 2020 to 2025: 68.33%
Located west of downtown Syracuse, the aptly named Westside neighborhood tops our list as the most expensive of New York’s most affordable communities. You’ll notice this area had relatively higher starting values than many other neighborhoods – $45,796 in 2010 – which remained stable at $45,739 in 2015, before accelerating to $63,468 in 2020 and $106,832 in 2025. The 133.28% growth over 15 years, with particularly strong 68.33% appreciation since 2020, demonstrates Syracuse’s renewed momentum while still offering exceptional value compared to state averages.
24. Washington Square
- 2025 Home Value: $105,015
- 2020 Home Value: $59,714
- 2015 Home Value: $37,808
- 2010 Home Value: $39,727
- Change from 2010 to 2025: 164.34%
- Change from 2015 to 2025: 177.76%
- Change from 2020 to 2025: 75.86%
Centered around a historic Syracuse park, Washington Square combines architectural heritage with remarkable value. You’ll observe this neighborhood experienced an initial decline from $39,727 in 2010 to $37,808 in 2015, before rebounding dramatically to $59,714 in 2020 and $105,015 in 2025. This represents a substantial 164.34% increase over the full period, with a particularly impressive 75.86% jump in just the last five years. At number 24 on our list, Washington Square still offers significant value despite exceeding the $100,000 threshold.
23. Leroy
- 2025 Home Value: $101,822
- 2020 Home Value: $64,836
- 2015 Home Value: $32,666
- 2010 Home Value: $24,663
- Change from 2010 to 2025: 312.85%
- Change from 2015 to 2025: 211.71%
- Change from 2020 to 2025: 57.05%
Bounded by major arteries in Buffalo, Leroy showcases one of the most dramatic transformations among affordable New York neighborhoods. You’ll be impressed by its 312.85% appreciation since 2010, when homes averaged just $24,663. Values rose to $32,666 by 2015, dramatically accelerated to $64,836 in 2020, and reached $101,822 in 2025.
22. Emslie
- 2025 Home Value: $101,177
- 2020 Home Value: $64,954
- 2015 Home Value: $41,837
- 2010 Home Value: $40,263
- Change from 2010 to 2025: 151.29%
- Change from 2015 to 2025: 141.84%
- Change from 2020 to 2025: 55.77%
Situated in Buffalo’s evolving east side, Emslie demonstrates consistent appreciation while maintaining relative affordability. You’ll find this neighborhood’s values have increased steadily from $40,263 in 2010 to $41,837 in 2015, then accelerating to $64,954 in 2020 and $101,177 in 2025. This represents a solid 151.29% growth over the 15-year period, with particularly strong momentum in the last decade.
21. Mayor’s Heights
- 2025 Home Value: $100,144
- 2020 Home Value: $64,453
- 2015 Home Value: $40,342
- 2010 Home Value: $41,316
- Change from 2010 to 2025: 142.38%
- Change from 2015 to 2025: 148.23%
- Change from 2020 to 2025: 55.37%
Established in Rochester’s diverse urban landscape, Mayor’s Heights just breaks the $100,000 threshold at our 21st position. You’ll notice an interesting pattern here – starting at $41,316 in 2010, dipping slightly to $40,342 in 2015, then accelerating to $64,453 in 2020, and reaching $100,144 in 2025. The overall 142.38% growth, particularly strong since 2015, showcases Rochester’s residential renaissance while still offering exceptional value compared to state averages.
20. Grider
- 2025 Home Value: $94,880
- 2020 Home Value: $52,029
- 2015 Home Value: $26,501
- 2010 Home Value: N/A
- Change from 2010 to 2025: N/A
- Change from 2015 to 2025: 258.02%
- Change from 2020 to 2025: 82.36%
Located in Buffalo’s northeast section, Grider exemplifies the city’s dramatic revival in previously overlooked areas. You’ll find this neighborhood lacks data for 2010, but its trajectory since has been remarkable – starting at just $26,501 in 2015, accelerating to $52,029 by 2020, and reaching $94,880 in 2025. This represents an extraordinary 258.02% growth over just ten years, with an impressive 82.36% increase in the last five years alone.
19. Plymouth – Exchange
- 2025 Home Value: $93,808
- 2020 Home Value: $60,752
- 2015 Home Value: $35,507
- 2010 Home Value: $34,691
- Change from 2010 to 2025: 170.41%
- Change from 2015 to 2025: 164.20%
- Change from 2020 to 2025: 54.41%
Tucked in Rochester’s southwest quadrant, Plymouth-Exchange showcases the city’s impressive residential revival. You’ll find this neighborhood remained relatively stable from 2010 ($34,691) to 2015 ($35,507), before accelerating dramatically to $60,752 in 2020 and $93,808 in 2025. This represents a substantial 170.41% increase over the full 15-year period, with the most significant growth occurring in the past decade. Despite nearly tripling in value since 2010, Plymouth-Exchange maintains impressive affordability.
18. Fruit Belt
- 2025 Home Value: $90,538
- 2020 Home Value: $84,996
- 2015 Home Value: $73,303
- 2010 Home Value: $66,191
- Change from 2010 to 2025: 36.78%
- Change from 2015 to 2025: 23.51%
- Change from 2020 to 2025: 6.52%
Adjacent to Buffalo’s growing medical campus, Fruit Belt presents a unique growth pattern. You’ll notice this area had significantly higher starting values than other communities on this list – $66,191 in 2010 – and has experienced more moderate appreciation since. Rising to $73,303 by 2015, then $84,996 in 2020, and reaching $90,538 in 2025, the neighborhood shows a steady but slower 36.78% overall growth. With just 6.52% appreciation since 2020, Fruit Belt represents a more established market among Buffalo’s affordable communities.
17. First Ward
- 2025 Home Value: $88,543
- 2020 Home Value: $47,376
- 2015 Home Value: $25,115
- 2010 Home Value: N/A
- Change from 2010 to 2025: N/A
- Change from 2015 to 2025: 252.55%
- Change from 2020 to 2025: 86.90%
Situated along Buffalo’s waterfront, First Ward combines industrial heritage with emerging residential appeal. You’ll find limited historical data for this area, with no recorded values for 2010, but its trajectory since 2015 has been extraordinary. Starting at just $25,115 in 2015, values rose to $47,376 by 2020, and reached $88,543 in 2025 – representing a remarkable 252.55% increase in just ten years. The 86.90% growth in the last five years alone signals strong momentum in this revitalizing Buffalo community.
16. Brighton
- 2025 Home Value: $87,833
- 2020 Home Value: $46,962
- 2015 Home Value: $29,503
- 2010 Home Value: $29,347
- Change from 2010 to 2025: 199.29%
- Change from 2015 to 2025: 197.70%
- Change from 2020 to 2025: 87.03%
Positioned in Syracuse’s urban landscape, Brighton (not to be confused with the suburban Rochester town) offers remarkable investment potential at number 16 on our list. You’ll notice this neighborhood remained relatively stable from 2010 ($29,347) to 2015 ($29,503), before dramatically accelerating to $46,962 in 2020 and $87,833 in 2025. This represents an impressive 199.29% increase over 15 years, with a remarkable 87.03% growth in just the last five years – one of the highest recent appreciation rates among New York’s affordable communities.
15. S. Marketview Heights
- 2025 Home Value: $85,485
- 2020 Home Value: $51,878
- 2015 Home Value: $33,474
- 2010 Home Value: $33,516
- Change from 2010 to 2025: 155.05%
- Change from 2015 to 2025: 155.37%
- Change from 2020 to 2025: 64.78%
Located in Rochester’s urban core, South Marketview Heights experienced an interesting pattern – starting at $33,516 in 2010, dipping slightly to $33,474 in 2015, then accelerating dramatically to $51,878 in 2020 and $85,485 in 2025. The 155.05% growth over 15 years, with particularly strong momentum in the last decade, showcases Rochester’s renewed vitality while maintaining exceptional affordability compared to state averages.
14. Skunk City
- 2025 Home Value: $84,946
- 2020 Home Value: $45,678
- 2015 Home Value: $33,868
- 2010 Home Value: $32,012
- Change from 2010 to 2025: 165.36%
- Change from 2015 to 2025: 150.82%
- Change from 2020 to 2025: 85.97%
Despite its quirky name, Syracuse’s Skunk City neighborhood offers serious value and growth potential. You’ll observe that property values remained relatively stable from 2010 ($32,012) to 2015 ($33,868), before accelerating dramatically to $45,678 in 2020 and $84,946 in 2025. This represents a substantial 165.36% increase over 15 years, with a particularly impressive 85.97% jump in just the last five years – among the highest recent growth rates in affordable New York communities.
13. MLK Park
- 2025 Home Value: $84,783
- 2020 Home Value: $43,835
- 2015 Home Value: $25,074
- 2010 Home Value: $18,216
- Change from 2010 to 2025: 365.43%
- Change from 2015 to 2025: 238.13%
- Change from 2020 to 2025: 93.42%
Surrounding its namesake park in Buffalo, the MLK Park neighborhood boasts the highest percentage growth among all affordable New York communities. You’ll be astonished by its extraordinary 365.43% increase since 2010, when homes averaged just $18,216. Values climbed to $25,074 by 2015, accelerated to $43,835 in 2020, and reached $84,783 by 2025. The remarkable 93.42% growth in just the last five years signals tremendous momentum in this emerging area, which shows extraordinary appreciation while maintaining significant affordability.
12. Edgerton
- 2025 Home Value: $84,095
- 2020 Home Value: $47,319
- 2015 Home Value: $29,779
- 2010 Home Value: $35,611
- Change from 2010 to 2025: 136.15%
- Change from 2015 to 2025: 182.39%
- Change from 2020 to 2025: 77.72%
Bordered by historic parkland in Rochester, Edgerton presents an interesting market evolution. You’ll notice this neighborhood experienced an initial decline from $35,611 in 2010 to $29,779 in 2015, before rebounding strongly to $47,319 in 2020 and $84,095 in 2025. This represents a 136.15% overall increase, with particularly impressive 77.72% growth in the last five years. The area demonstrates Rochester’s resilience while maintaining affordability that puts it among New York’s most accessible housing markets.
11. Genesee Moselle
- 2025 Home Value: $83,825
- 2020 Home Value: $48,317
- 2015 Home Value: $27,651
- 2010 Home Value: $21,193
- Change from 2010 to 2025: 295.52%
- Change from 2015 to 2025: 203.16%
- Change from 2020 to 2025: 73.49%
Nestled in Buffalo’s eastern corridor, Genesee Moselle exemplifies dramatic urban revival through its housing market. You’ll find this neighborhood has experienced extraordinary growth of nearly 296% since 2010, when homes averaged just $21,193. Values rose to $27,651 by 2015, then accelerated to $48,317 in 2020, before reaching $83,825 in 2025. The consistent upward trajectory, including a robust 73.49% increase in just the last five years, highlights this area’s momentum while still maintaining exceptional affordability within New York State.
10. Babcock
- 2025 Home Value: $83,412
- 2020 Home Value: $50,545
- 2015 Home Value: $30,824
- 2010 Home Value: $21,342
- Change from 2010 to 2025: 290.83%
- Change from 2015 to 2025: 170.61%
- Change from 2020 to 2025: 65.02%
Situated on Buffalo’s east side, Babcock has transformed dramatically over the past 15 years to reach our 10th position. You’ll be impressed by this neighborhood’s nearly 291% growth since 2010, when home values averaged just $21,342. By 2015, values had risen to $30,824, accelerating to $50,545 by 2020, and reaching $83,412 in 2025. Despite this remarkable appreciation, Babcock remains highly affordable, offering exceptional value potential as Buffalo’s urban renewal continues throughout its eastern districts.
9. Near Westside
- 2025 Home Value: $81,819
- 2020 Home Value: $47,770
- 2015 Home Value: $31,989
- 2010 Home Value: $31,584
- Change from 2010 to 2025: 159.05%
- Change from 2015 to 2025: 155.77%
- Change from 2020 to 2025: 71.28%
Located just west of downtown Syracuse, the Near Westside community combines central location with exceptional value. You’ll find that property values remained relatively stable from 2010 ($31,584) to 2015 ($31,989), before accelerating dramatically to $47,770 in 2020 and $81,819 in 2025. This represents a substantial 159.05% increase over the full period, with a remarkable 71.28% jump in just the last five years. The neighborhood exemplifies Onondaga County’s resurgence while maintaining impressive affordability.
8. Genesee – Jefferson
- 2025 Home Value: $81,682
- 2020 Home Value: $47,998
- 2015 Home Value: $28,757
- 2010 Home Value: $25,453
- Change from 2010 to 2025: 220.91%
- Change from 2015 to 2025: 184.04%
- Change from 2020 to 2025: 70.18%
Anchored at the intersection of major Rochester thoroughfares, Genesee-Jefferson showcases impressive growth. You’ll observe property values have more than tripled, rising from $25,453 in 2010 to $28,757 in 2015, then accelerating to $47,998 in 2020 and reaching $81,682 by 2025. This represents a dramatic 220.91% increase over the 15-year period, with particularly strong 70.18% growth just since 2020. Despite this remarkable appreciation, the neighborhood remains within New York’s most accessible housing markets.
7. Kingsley
- 2025 Home Value: $79,609
- 2020 Home Value: $47,118
- 2015 Home Value: N/A
- 2010 Home Value: N/A
- Change from 2010 to 2025: N/A
- Change from 2015 to 2025: N/A
- Change from 2020 to 2025: 68.96%
Positioned in Buffalo’s urban core, Kingsley represents a relatively new addition to the tracked neighborhoods. You’ll find this area has limited historical data, with no recorded values for 2010 and 2015. However, since 2020, when homes averaged $47,118, values have surged an impressive 68.96% to reach $79,609 in 2025. This remarkable five-year growth rate signals strong momentum in this emerging Buffalo neighborhood, which now ranks solidly among New York’s most accessible housing markets.
6. Charles House Area Council
- 2025 Home Value: $79,477
- 2020 Home Value: $46,845
- 2015 Home Value: $34,250
- 2010 Home Value: $32,515
- Change from 2010 to 2025: 144.43%
- Change from 2015 to 2025: 132.05%
- Change from 2020 to 2025: 69.66%
Tucked within Rochester’s diverse urban landscape, the Charles House Area Council neighborhood offers exceptional value. You’ll notice property values have steadily climbed from $32,515 in 2010 to $34,250 in 2015, accelerating to $46,845 in 2020, and reaching $79,477 by 2025. This represents a robust 144.43% increase over 15 years, with a particularly strong 69.66% growth since 2020. The neighborhood exemplifies Rochester’s residential renaissance while maintaining affordability that places it among New York’s least expensive communities.
5. N. Marketview Heights
- 2025 Home Value: $77,961
- 2020 Home Value: $48,110
- 2015 Home Value: $32,861
- 2010 Home Value: $34,635
- Change from 2010 to 2025: 125.09%
- Change from 2015 to 2025: 137.25%
- Change from 2020 to 2025: 62.05%
Situated in Rochester’s northeast section, North Marketview Heights presents compelling value alongside urban accessibility. You’ll find this neighborhood experienced an interesting pattern, starting at $34,635 in 2010, dipping slightly to $32,861 in 2015, then rebounding dramatically to $48,110 in 2020 and $77,961 in 2025. The overall 125.09% growth since 2010 demonstrates strong recovery, with particularly impressive 62.05% growth in just the last five years. This area exemplifies Rochester’s renaissance while maintaining extraordinary affordability.
4. Upper Falls
- 2025 Home Value: $77,670
- 2020 Home Value: $48,152
- 2015 Home Value: $34,987
- 2010 Home Value: $32,514
- Change from 2010 to 2025: 138.88%
- Change from 2015 to 2025: 122.00%
- Change from 2020 to 2025: 61.30%
Straddling the Genesee River in Rochester, Upper Falls combines natural beauty with exceptional affordability. You’ll discover home values have increased steadily from $32,514 in 2010 to $34,987 in 2015, then accelerating to $48,152 in 2020 and reaching $77,670 by 2025. This represents a 138.88% growth over 15 years, with particularly strong momentum in the past five years showing a 61.30% increase. Upper Falls offers remarkable investment potential while remaining one of New York state’s most accessible housing markets.
3. Dutchtown
- 2025 Home Value: $70,720
- 2020 Home Value: $40,594
- 2015 Home Value: $26,027
- 2010 Home Value: $29,706
- Change from 2010 to 2025: 138.07%
- Change from 2015 to 2025: 171.72%
- Change from 2020 to 2025: 74.21%
Positioned in Rochester’s northwest quadrant, Dutchtown offers remarkable affordability in Monroe County. You’ll notice its interesting growth pattern – starting at $29,706 in 2010, dipping to $26,027 in 2015, then rebounding strongly to $40,594 in 2020 and $70,720 in 2025. This represents a 138.07% increase over the 15-year period, with particularly accelerated growth of 74.21% just since 2020. The neighborhood exemplifies Rochester’s recovery trend while maintaining extraordinarily accessible price points.
2. Broadway-Fillmore
- 2025 Home Value: $70,317
- 2020 Home Value: $48,991
- 2015 Home Value: $32,116
- 2010 Home Value: $31,296
- Change from 2010 to 2025: 124.69%
- Change from 2015 to 2025: 118.95%
- Change from 2020 to 2025: 43.53%
Located in Buffalo’s historic east side, Broadway-Fillmore boasts rich cultural heritage alongside extremely affordable housing options as our second least expensive neighborhood. You’ll observe that property values have more than doubled since 2010, climbing from $31,296 to $70,317 in 2025. The neighborhood showed steady growth through 2015 ($32,116) and 2020 ($48,991), with a notable acceleration of 43.53% in the last five years. Broadway-Fillmore offers extraordinary value while showing promising signs of revitalization.
1. Emerson
- 2025 Home Value: $63,095
- 2020 Home Value: $35,822
- 2015 Home Value: $20,911
- 2010 Home Value: $15,019
- Change from 2010 to 2025: 320.11%
- Change from 2015 to 2025: 201.73%
- Change from 2020 to 2025: 76.14%
Nestled in Buffalo’s east side, Emerson claims the title of New York state’s most affordable neighborhood. You’ll find this community has experienced a remarkable transformation, with property values increasing by an astounding 320% since 2010. Starting from just $15,019 in 2010, rising to $20,911 in 2015, then to $35,822 in 2020, and finally reaching $63,095 in 2025, Emerson demonstrates a consistent upward trajectory. Despite this impressive growth, it remains exceptionally affordable, offering the most accessible entry point into New York’s housing market.
