In a state where home prices often make headlines, some New York towns remain surprisingly affordable. According to the latest Zillow Home Value Index data, these 21 towns have the lowest average home values in New York as of 2025. From remote Adirondack hamlets to small Southern Tier villages, these places offer insights into housing affordability, population shifts, and regional demand. Some towns have barely budged in price over the last 15 years, while others have bounced back only modestly after hitting bottom.
Whether you’re curious about where your dollar stretches the furthest in New York or just love understanding how small-town housing markets behave, this roundup highlights the state’s most budget-friendly spots—ranked from least to most expensive in 2025.
21.Massena – 72% Home Price Increase Since 2010
- 2010: $64,330
- 2011: $64,528 (+$198, +0.31% from previous year)
- 2012: $67,266 (+$2,739, +4.24% from previous year)
- 2013: $68,602 (+$1,335, +1.98% from previous year)
- 2014: $69,870 (+$1,269, +1.85% from previous year)
- 2015: $67,298 ($-2,572, -3.68% from previous year)
- 2016: $69,887 (+$2,588, +3.85% from previous year)
- 2017: $68,772 ($-1,114, -1.59% from previous year)
- 2018: $69,301 (+$528, +0.77% from previous year)
- 2019: $71,899 (+$2,598, +3.75% from previous year)
- 2020: N/A
- 2021: $81,258
- 2022: $93,006 (+$11,748, +14.46% from previous year)
- 2023: $94,756 (+$1,750, +1.88% from previous year)
- 2024: $103,094 (+$8,338, +8.80% from previous year)
- 2025: $110,857 (+$7,763, +7.53% from previous year)
Massena’s home prices have climbed from $64,330 in 2010 to $110,857 in 2025, marking a 72% increase over 15 years. While the first half of the 2010s saw slow, sometimes inconsistent growth, values surged after 2020, with double-digit increases in both 2021 and 2022. That momentum carried through to 2025 with strong year-over-year gains.
Massena – Economic Shifts and St. Lawrence Roots
Located near the Canadian border in St. Lawrence County, Massena has a long history as a manufacturing town, once thriving on industries like aluminum production and hydropower. But as those sectors declined, so did property values. The town’s remote location and an aging population have kept demand relatively low, even as nearby markets in upstate New York have seen upticks. That said, affordability may appeal to retirees and remote workers looking for a peaceful setting along the St. Lawrence River.
Despite low starting prices, homes in Massena have appreciated considerably in the past five years, thanks to infrastructure investments and increased interest in upstate living. With average prices still just over $110K, it remains among the cheapest in the state—even after recent growth.
20.Elmira Heights – 2% Home Price Increase Since 2024
- 2010: N/A
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- 2024: $108,955
- 2025: $110,731 (+$1,776, +1.63% from previous year)
Elmira Heights entered the data set in 2024, with home values rising from $108,955 to $110,731 by 2025. Although limited data makes trends difficult to assess, early figures suggest modest appreciation in this small village just outside Elmira.
Elmira Heights – Affordability in the Southern Tier
Situated in Chemung County near the Pennsylvania border, Elmira Heights offers one of the Southern Tier’s most affordable housing markets. It benefits from its proximity to Elmira, while maintaining a more residential, small-town feel. The region has struggled with population decline, but affordability and a growing trend of remote work may help draw new interest.
With average home prices still around $110K, it’s among the least expensive places to buy in New York. Future growth may hinge on regional economic improvements, but for now, it offers stable prices and affordability.
19. Russell – 102% Home Price Increase Since 2010
- 2010: $54,672
- 2011: $55,087 (+$415, +0.76% from previous year)
- 2012: $57,829 (+$2,742, +4.98% from previous year)
- 2013: $65,625 (+$7,796, +13.48% from previous year)
- 2014: $67,146 (+$1,521, +2.32% from previous year)
- 2015: $65,021 ($-2,125, -3.16% from previous year)
- 2016: $67,664 (+$2,643, +4.07% from previous year)
- 2017: $73,047 (+$5,382, +7.95% from previous year)
- 2018: $73,378 (+$331, +0.45% from previous year)
- 2019: $76,868 (+$3,490, +4.76% from previous year)
- 2020: N/A
- 2021: $94,024
- 2022: $104,690 (+$10,666, +11.34% from previous year)
- 2023: $101,372 ($-3,318, -3.17% from previous year)
- 2024: $108,244 (+$6,872, +6.78% from previous year)
- 2025: $110,660 (+$2,416, +2.23% from previous year)
Russell’s home values have more than doubled since 2010, climbing from $54,672 to $110,660 in 2025. After years of modest appreciation, prices began climbing sharply after 2020, peaking in 2022 before leveling off slightly.
Russell – Quiet Growth in the North Country
Russell, located in St. Lawrence County, is a rural community surrounded by forest, farmland, and proximity to the Adirondacks. The area offers a quiet pace of life, and its low home prices have been one of its consistent draws. While it’s off the beaten path, that very isolation became a strength during the COVID-19 pandemic when buyers sought space and distance.
As more people seek affordable alternatives to urban life, places like Russell have seen increased attention. Though still inexpensive, the housing market’s recent gains show that even small, quiet towns aren’t immune to broader price pressures.
18. Ogdensburg – 81% Home Price Increase Since 2010
- 2010: $58,600
- 2011: $58,785 (+$185, +0.32% from previous year)
- 2012: $61,099 (+$2,314, +3.94% from previous year)
- 2013: $65,863 (+$4,764, +7.80% from previous year)
- 2014: $67,631 (+$1,768, +2.68% from previous year)
- 2015: $63,072 ($-4,559, -6.74% from previous year)
- 2016: $66,227 (+$3,155, +5.00% from previous year)
- 2017: $69,526 (+$3,299, +4.98% from previous year)
- 2018: $69,239 ($-287, -0.41% from previous year)
- 2019: $72,077 (+$2,838, +4.10% from previous year)
- 2020: N/A
- 2021: $83,316
- 2022: $92,878 (+$9,562, +11.48% from previous year)
- 2023: $94,442 (+$1,564, +1.68% from previous year)
- 2024: $102,182 (+$7,739, +8.19% from previous year)
- 2025: $105,934 (+$3,753, +3.67% from previous year)
Since 2010, Ogdensburg’s home prices have increased by 81%, growing from $58,600 to $105,934. Like many towns in the region, the biggest gains came after 2020, with a steep increase from 2021 through 2024.
Ogdensburg – Border Town With Historic Roots
Perched on the St. Lawrence River near the Canadian border, Ogdensburg has seen better economic days. Once a busy trade and shipping hub, the town has struggled with population loss and economic shifts. The affordability of homes here mirrors that trajectory, with housing values dipping steadily until a modest recovery began around 2019.
Though the local economy faces headwinds, low prices and scenic location continue to attract buyers priced out of other markets. With values over $105K in 2025, it still ranks among the cheapest towns in the state.
17. Hornell – 73% Home Price Increase Since 2010
- 2010: $60,919
- 2011: $60,665 ($-254, -0.42% from previous year)
- 2012: $58,639 ($-2,026, -3.34% from previous year)
- 2013: $59,807 (+$1,168, +1.99% from previous year)
- 2014: $59,549 ($-257, -0.43% from previous year)
- 2015: $59,474 ($-76, -0.13% from previous year)
- 2016: $59,592 (+$119, +0.20% from previous year)
- 2017: $62,336 (+$2,743, +4.60% from previous year)
- 2018: $68,913 (+$6,577, +10.55% from previous year)
- 2019: $75,342 (+$6,429, +9.33% from previous year)
- 2020: N/A
- 2021: $91,335
- 2022: $99,845 (+$8,510, +9.32% from previous year)
- 2023: $103,104 (+$3,259, +3.26% from previous year)
- 2024: $105,174 (+$2,071, +2.01% from previous year)
- 2025: $105,173 ($-2, -0.00% from previous year)
Hornell’s property values rose from $60,919 in 2010 to $105,173 in 2025—up 73%. Prices were flat for several years, but the market caught fire between 2018 and 2022. The last few years show slower growth, but values have held firm.
Hornell – Rail History and Regional Stability
Located in Steuben County, Hornell has long been a hub for rail transportation and manufacturing. That legacy still plays a role in the local economy, with Alstom’s railcar production facility serving as a major employer. While the city has dealt with the same population and income challenges as much of the Southern Tier, housing remains relatively affordable and in steady demand.
Hornell’s modest but consistent gains suggest some resilience. Its role as a regional center for jobs, healthcare, and services has likely helped stabilize prices. With a 2025 home value just over $105,000, it’s still highly affordable, but its price trajectory shows stronger movement than many other towns on this list.
16. Limestone – 87% Home Price Increase Since 2015
- 2010: N/A
- 2011: N/A
- 2012: N/A
- 2013: N/A
- 2014: N/A
- 2015: $56,244
- 2016: $61,768 (+$5,524, +9.82% from previous year)
- 2017: $61,957 (+$189, +0.31% from previous year)
- 2018: $64,743 (+$2,785, +4.50% from previous year)
- 2019: $69,244 (+$4,501, +6.95% from previous year)
- 2020: N/A
- 2021: $84,258
- 2022: $94,426 (+$10,167, +12.07% from previous year)
- 2023: $97,405 (+$2,980, +3.16% from previous year)
- 2024: $106,113 (+$8,708, +8.94% from previous year)
- 2025: $104,972 ($-1,141, -1.08% from previous year)
Limestone’s home values have jumped 87% since 2015, rising from $56,244 to $104,972 in 2025. After solid growth through 2022, the town saw a small decline in 2025—its first backward step in nearly a decade.
Limestone – Flat Prices with a Late Rise
Located in Cattaraugus County near the Pennsylvania border, Limestone sits at the edge of the Allegheny National Forest. For much of the 2010s, home values here barely budged. But the pandemic era brought a wave of renewed interest in rural properties, and Limestone was among the beneficiaries.
Its quiet setting, access to outdoor recreation, and low property taxes add to its appeal for buyers seeking affordability and solitude. Recent appreciation reflects growing interest in affordable alternatives to New York’s pricier regions. Even after a slight drop in 2025, homes in Limestone remain some of the cheapest in the state, averaging just over $104K.
15. Friendship – 13% Home Price Increase Since 2024
- 2010: N/A
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- 2024: $91,046
- 2025: $102,741 (+$11,695, +12.85% from previous year)
With just two years of available data, Friendship saw a significant 13% increase in home prices from 2024 to 2025, climbing from $91,046 to $102,741. That’s a strong early indicator of value growth in one of the least expensive towns in New York.
Friendship – Resilient Prices in Allegany County
Friendship is a small town in Allegany County with deep roots in agriculture and rural life. With its quiet surroundings and convenient access to I-86, Friendship may appeal to buyers looking to escape higher prices elsewhere.
While the pace of growth has slowed recently, the town’s real estate has managed to hold onto its gains, making it one of the more stable small-town markets in the region. Recent increases may reflect spillover from nearby areas or investment interest in undervalued rural properties. Regardless of cause, Friendship now joins the list of towns seeing significant year-over-year gains despite its remote location.
14. Fort Jackson – 68% Home Price Increase Since 2010
- 2010: $60,880
- 2011: $61,797 (+$917, +1.51% from previous year)
- 2012: $66,354 (+$4,557, +7.37% from previous year)
- 2013: $71,245 (+$4,892, +7.37% from previous year)
- 2014: $72,627 (+$1,381, +1.94% from previous year)
- 2015: $68,248 ($-4,378, -6.03% from previous year)
- 2016: $68,862 (+$614, +0.90% from previous year)
- 2017: $69,600 (+$738, +1.07% from previous year)
- 2018: $68,641 ($-959, -1.38% from previous year)
- 2019: $76,260 (+$7,619, +11.10% from previous year)
- 2020: N/A
- 2021: $91,024
- 2022: $99,173 (+$8,149, +8.95% from previous year)
- 2023: $96,022 ($-3,151, -3.18% from previous year)
- 2024: $101,572 (+$5,550, +5.78% from previous year)
- 2025: $102,533 (+$961, +0.95% from previous year)
Fort Jackson’s home prices grew 68% from 2010 to 2025, with values jumping from $60,880 to $102,533. Like many upstate towns, growth was uneven in the 2010s but turned sharply upward after 2020.
Fort Jackson – Stability in the North Country
Tucked into Franklin County in the northern reaches of New York, Fort Jackson is a tiny hamlet surrounded by forests and farms. Its remote location and quiet environment appeal to those looking for rural solitude. Like other rural towns that gained attention during the pandemic, Fort Jackson saw a boost from out-of-town buyers.
The recent leveling-off of prices suggests the surge has passed, but the gains have held firm. With housing values still among the lowest in the state, affordability remains a key feature. Price fluctuations are common in low-volume towns, but the general trend for Fort Jackson has been positive. At just over $102K in 2025, it remains among the most affordable places to buy property in the state.
13. Canaseraga – 53% Home Price Increase Since 2010
- 2010: $66,006
- 2011: $63,146 ($-2,861, -4.33% from previous year)
- 2012: $63,825 (+$679, +1.08% from previous year)
- 2013: $63,052 ($-773, -1.21% from previous year)
- 2014: $60,693 ($-2,359, -3.74% from previous year)
- 2015: $56,883 ($-3,810, -6.28% from previous year)
- 2016: $58,177 (+$1,293, +2.27% from previous year)
- 2017: $60,527 (+$2,351, +4.04% from previous year)
- 2018: $66,060 (+$5,533, +9.14% from previous year)
- 2019: $63,712 ($-2,348, -3.55% from previous year)
- 2020: N/A
- 2021: $83,891
- 2022: $93,759 (+$9,868, +11.76% from previous year)
- 2023: $91,999 ($-1,759, -1.88% from previous year)
- 2024: $94,499 (+$2,499, +2.72% from previous year)
- 2025: $100,753 (+$6,254, +6.62% from previous year)
Home prices in Canaseraga rose from $66,006 in 2010 to $100,753 in 2025—a 53% increase. Prices were volatile in the early years but surged after 2020 and have trended steadily upward since.
Canaseraga – A Quiet Village with a Steady Rise
This Allegany County village is small and sparsely populated, with a mix of modest homes and farmland. It’s not a growth hub, but it has gradually gained attention from buyers looking for space and extremely low prices.
Despite ups and downs, Canaseraga’s overall price trajectory is rising. With home values just breaking the $100K mark in 2025, it’s still a budget-friendly option for rural living in western New York.
12. Whitesville – 8% Home Price Increase Since 2024
- 2010: N/A
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- 2023: N/A
- 2024: $93,298
- 2025: $100,412 (+$7,114, +7.63% from previous year)
Whitesville’s first recorded Zillow home value came in 2024 at $93,298, and by 2025 it had risen to $100,412—a gain of nearly 8% in one year. While the sample size is small, it’s an encouraging sign for property owners in this quiet Allegany County hamlet.
Whitesville – Rural Appeal With a Price Plateau
Tucked deep in the Southern Tier, Whitesville is close to the Pennsylvania border and far from urban hubs. It’s remote even by Allegany County standards, but that’s part of the draw for buyers seeking space and solitude.
The recent price jump brings the average just above the $100K threshold. For those priced out of other markets, it’s a place to watch as even rural enclaves begin to experience modest appreciation.
11. Celoron – 104% Home Price Increase Since 2010
- 2010: $47,386
- 2011: $44,873 ($-2,513, -5.30% from previous year)
- 2012: $37,225 ($-7,648, -17.04% from previous year)
- 2013: $35,187 ($-2,038, -5.48% from previous year)
- 2014: $34,717 ($-470, -1.34% from previous year)
- 2015: $34,905 (+$188, +0.54% from previous year)
- 2016: $36,423 (+$1,518, +4.35% from previous year)
- 2017: $40,431 (+$4,008, +11.00% from previous year)
- 2018: $39,542 ($-889, -2.20% from previous year)
- 2019: $41,955 (+$2,413, +6.10% from previous year)
- 2020: N/A
- 2021: $60,289
- 2022: $71,686 (+$11,397, +18.90% from previous year)
- 2023: $74,308 (+$2,621, +3.66% from previous year)
- 2024: $90,437 (+$16,130, +21.71% from previous year)
- 2025: $96,597 (+$6,160, +6.81% from previous year)
Home values in Celoron more than doubled between 2010 and 2025, climbing from $47,386 to $96,597. The town saw some volatility early in the decade, but prices have surged in recent years, especially since 2021.
Celoron – Chautauqua Lake Proximity Drives Value
Located in Chautauqua County along the southern shore of Chautauqua Lake, Celoron offers budget-friendly lake access with small-town charm. Its scenic location and proximity to Jamestown have made it increasingly attractive to buyers seeking vacation homes or full-time affordability near the water.
The sharp rise in values over the past four years reflects renewed interest in affordable waterfront towns. Even after such rapid growth, average prices remain well under $100K, keeping Celoron a standout in the budget housing tier.
10. Bolivar – 10% Home Price Increase Since 2024
- 2010: N/A
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- 2012: N/A
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- 2014: N/A
- 2015: N/A
- 2016: N/A
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- 2020: N/A
- 2021: N/A
- 2022: N/A
- 2023: N/A
- 2024: $83,051
- 2025: $91,292 (+$8,241, +9.92% from previous year)
With just two years of data available, Bolivar saw a 10% increase from 2024 to 2025, climbing from $83,051 to $91,292. While more years are needed to establish a trend, this early surge suggests rising demand.
Bolivar – Historic Oil Roots and Budget-Friendly Living
Bolivar is a quiet village in Allegany County, close to the Pennsylvania border. Long characterized by low housing turnover and modest demand, it’s recently started to show signs of upward momentum.
Whether driven by investors, retirees, or local buyers, the nearly 10% one-year jump could mark the start of a new chapter. With homes still well below $100K, Bolivar is emerging as a quietly competitive market in rural western New York.
9. Edwards – 113% Home Price Increase Since 2010
- 2010: $42,138
- 2011: $41,251 ($-887, -2.10% from previous year)
- 2012: $43,337 (+$2,086, +5.06% from previous year)
- 2013: $50,210 (+$6,873, +15.86% from previous year)
- 2014: $52,294 (+$2,084, +4.15% from previous year)
- 2015: $48,578 ($-3,716, -7.11% from previous year)
- 2016: $48,578 (+$0, +0.00% from previous year)
- 2017: $51,782 (+$3,204, +6.60% from previous year)
- 2018: $55,112 (+$3,330, +6.43% from previous year)
- 2019: $60,335 (+$5,223, +9.48% from previous year)
- 2020: N/A
- 2021: $73,715
- 2022: $82,173 (+$8,458, +11.47% from previous year)
- 2023: $79,000 ($-3,173, -3.86% from previous year)
- 2024: $86,861 (+$7,862, +9.95% from previous year)
- 2025: $89,557 (+$2,695, +3.10% from previous year)
Edwards home prices rose from $42,138 in 2010 to $89,557 in 2025—an impressive 113% gain. The strongest appreciation came after 2020, following a decade of mixed but generally positive growth.
Edwards – A North Country Market Holding Steady
Edwards is a quiet town in St. Lawrence County, where affordability and natural surroundings attract buyers looking for space without the price tag. With no big city nearby, it’s one of several remote towns seeing post-2020 boosts.
At just under $90K, Edwards remains very affordable, but it’s no longer standing still. Year-over-year increases, particularly in 2022 and 2024, suggest buyers are recognizing its long-term potential.
8. Saint Regis Falls – 67% Home Price Increase Since 2010
- 2010: $52,812
- 2011: $58,616 (+$5,804, +10.99% from previous year)
- 2012: $63,800 (+$5,184, +8.84% from previous year)
- 2013: $66,972 (+$3,172, +4.97% from previous year)
- 2014: $69,103 (+$2,131, +3.18% from previous year)
- 2015: $67,526 ($-1,576, -2.28% from previous year)
- 2016: $68,678 (+$1,152, +1.71% from previous year)
- 2017: $69,663 (+$985, +1.43% from previous year)
- 2018: $67,935 ($-1,728, -2.48% from previous year)
- 2019: $71,001 (+$3,066, +4.51% from previous year)
- 2020: N/A
- 2021: $84,048
- 2022: $91,012 (+$6,964, +8.29% from previous year)
- 2023: $89,265 ($-1,747, -1.92% from previous year)
- 2024: $89,853 (+$588, +0.66% from previous year)
- 2025: $88,316 ($-1,537, -1.71% from previous year)
Home prices in Saint Regis Falls increased 67% between 2010 and 2025, rising from $52,812 to $88,316. While prices softened slightly in the most recent years, long-term growth has been substantial.
Saint Regis Falls – Remote and Rugged Affordability
This hamlet in Franklin County is surrounded by forests, rivers, and the northern reaches of the Adirondacks. With few employers and a sparse population, demand is limited—but so is inventory.
Saint Regis Falls remains a strong choice for buyers looking for nature and quiet at low cost. Despite recent dips, its long-term upward trend shows that remote living still has market value.
7. Star Lake – 75% Home Price Increase Since 2010
- 2010: $48,236
- 2011: $47,610 ($-626, -1.30% from previous year)
- 2012: $51,506 (+$3,896, +8.18% from previous year)
- 2013: $53,509 (+$2,002, +3.89% from previous year)
- 2014: $54,534 (+$1,025, +1.92% from previous year)
- 2015: $52,451 ($-2,082, -3.82% from previous year)
- 2016: $55,859 (+$3,408, +6.50% from previous year)
- 2017: $59,114 (+$3,255, +5.83% from previous year)
- 2018: $60,403 (+$1,289, +2.18% from previous year)
- 2019: $62,174 (+$1,771, +2.93% from previous year)
- 2020: N/A
- 2021: $73,071
- 2022: $80,303 (+$7,233, +9.90% from previous year)
- 2023: $78,459 ($-1,844, -2.30% from previous year)
- 2024: $82,345 (+$3,886, +4.95% from previous year)
- 2025: $84,236 (+$1,891, +2.30% from previous year)
Star Lake home values rose from $48,236 in 2010 to $84,236 in 2025—a 75% increase. Prices climbed steadily in the 2010s and have maintained that pace with minor fluctuations.
Star Lake – Adirondack Affordability and Slowing Momentum
Star Lake, located in the heart of Adirondack Park, offers rustic living and scenic beauty at a fraction of the cost of downstate markets. Despite its isolation, the village has a strong sense of community and low entry prices.
With average values still under $85K, Star Lake remains one of the cheapest places to own property in upstate New York—yet it’s gained meaningful value over the last 15 years.
6. Richburg – 87% Home Price Increase Since 2010
- 2010: $44,930
- 2011: $44,851 ($-79, -0.18% from previous year)
- 2012: $44,129 ($-723, -1.61% from previous year)
- 2013: $42,434 ($-1,695, -3.84% from previous year)
- 2014: $42,901 (+$467, +1.10% from previous year)
- 2015: $43,570 (+$669, +1.56% from previous year)
- 2016: $48,024 (+$4,454, +10.22% from previous year)
- 2017: $51,545 (+$3,520, +7.33% from previous year)
- 2018: $54,052 (+$2,508, +4.86% from previous year)
- 2019: $53,581 ($-472, -0.87% from previous year)
- 2020: N/A
- 2021: $63,419
- 2022: $72,572 (+$9,153, +14.43% from previous year)
- 2023: $70,942 ($-1,630, -2.25% from previous year)
- 2024: $76,693 (+$5,751, +8.11% from previous year)
- 2025: $83,816 (+$7,123, +9.29% from previous year)
Home prices in Richburg climbed 87% from 2010 to 2025, rising from $44,930 to $83,816. After years of modest appreciation, the biggest gains came post-2020, with 2022 and 2025 delivering especially strong increases.
Richburg – Pandemic-Era Gains Hold Steady
Richburg is a tiny village in Allegany County that has long offered some of the lowest home prices in New York. While population growth is minimal, buyers are increasingly looking to towns like Richburg for quiet, affordable living.
Despite its size, Richburg has shown consistent value growth, particularly over the last five years. With prices still under $85K, it remains a highly accessible market with potential for continued gains.
5. Oswegatchie – 100% Home Price Increase Since 2010
- 2010: $39,670
- 2011: $38,868 ($-802, -2.02% from previous year)
- 2012: $41,958 (+$3,090, +7.95% from previous year)
- 2013: $46,128 (+$4,170, +9.94% from previous year)
- 2014: $47,122 (+$994, +2.15% from previous year)
- 2015: $45,177 ($-1,945, -4.13% from previous year)
- 2016: $48,959 (+$3,782, +8.37% from previous year)
- 2017: $49,954 (+$995, +2.03% from previous year)
- 2018: $51,507 (+$1,553, +3.11% from previous year)
- 2019: $54,052 (+$2,545, +4.94% from previous year)
- 2020: N/A
- 2021: $70,686
- 2022: $77,598 (+$6,913, +9.78% from previous year)
- 2023: $74,899 ($-2,699, -3.48% from previous year)
- 2024: $77,272 (+$2,373, +3.17% from previous year)
- 2025: $79,370 (+$2,097, +2.71% from previous year)
Oswegatchie home values doubled from $39,670 in 2010 to $79,370 in 2025—a 100% increase. Like many rural areas, prices surged after 2020, though gains have slowed more recently.he state.
Oswegatchie – Stability in the Seaway Region
Located in St. Lawrence County, Oswegatchie is a sparsely populated area filled with natural beauty and open space. With no major industry or development pressure, it’s remained one of the least expensive towns in the state for decades.
While values dipped slightly in 2023, the overall trend remains positive. For buyers seeking solitude and affordability, Oswegatchie continues to deliver—without a hefty price tag.
4. Witherbee – 85% Home Price Increase Since 2010
- 2010: $42,745
- 2011: $43,810 (+$1,065, +2.49% from previous year)
- 2012: $45,056 (+$1,245, +2.84% from previous year)
- 2013: $44,774 ($-282, -0.63% from previous year)
- 2014: $41,055 ($-3,719, -8.31% from previous year)
- 2015: $40,570 ($-485, -1.18% from previous year)
- 2016: $43,115 (+$2,545, +6.27% from previous year)
- 2017: $48,303 (+$5,188, +12.03% from previous year)
- 2018: $47,902 ($-400, -0.83% from previous year)
- 2019: $45,467 ($-2,436, -5.08% from previous year)
- 2020: N/A
- 2021: $58,347
- 2022: $65,584 (+$7,237, +12.40% from previous year)
- 2023: $65,298 ($-286, -0.44% from previous year)
- 2024: $74,119 (+$8,821, +13.51% from previous year)
- 2025: $79,161 (+$5,042, +6.80% from previous year)
Witherbee’s home values increased 85% between 2010 and 2025, rising from $42,745 to $79,161. Growth picked up dramatically after 2020, and prices have risen steadily ever since.
Witherbee – Quiet Affordability in the Adirondacks
420Traveler, CC BY-SA 4.0, via Wikimedia Commons
Nestled in Essex County, Witherbee is a former iron-mining town surrounded by Adirondack wilderness. It’s small and relatively unknown, but that’s also part of its low-cost charm.
Recent appreciation suggests this quiet community is catching the eye of remote workers and budget-minded homebuyers. At under $80K, it still ranks among the lowest-cost towns in the state.
3. Lily Dale – 4% Home Price Increase Since 2024
- 2010: N/A
- 2011: N/A
- 2012: N/A
- 2013: N/A
- 2014: N/A
- 2015: N/A
- 2016: N/A
- 2017: N/A
- 2018: N/A
- 2019: N/A
- 2020: N/A
- 2021: N/A
- 2022: N/A
- 2023: N/A
- 2024: $70,805
- 2025: $73,610 (+$2,805, +3.96% from previous year)
Lily Dale’s average home price rose nearly 4% in a single year, from $70,805 in 2024 to $73,610 in 2025. It’s one of the few towns on this list with just two years of available data, but that early increase suggests some upward movement. While too soon to call a trend, the current pricing still keeps Lily Dale firmly in the sub-$75K tier.
Lily Dale – Spiritual Retreat with Low-Cost Housing
Famous as a spiritualist community, Lily Dale is a hamlet in Chautauqua County unlike any other. Known for its mediums, gated access, and seasonal population, it has a loyal following and steady, if niche, housing demand.
While its market is small, price increases show demand remains consistent. For those interested in alternative lifestyles or low-cost lakeside living, Lily Dale is one of the most unique—and inexpensive—options in the state.
2. Lyon Mountain – 128% Home Price Increase Since 2010
- 2010: $26,151
- 2011: $26,986 (+$835, +3.19% from previous year)
- 2012: $27,481 (+$495, +1.84% from previous year)
- 2013: $27,598 (+$117, +0.43% from previous year)
- 2014: $27,017 ($-581, -2.11% from previous year)
- 2015: $28,415 (+$1,398, +5.18% from previous year)
- 2016: $27,950 ($-465, -1.64% from previous year)
- 2017: $32,812 (+$4,862, +17.39% from previous year)
- 2018: $31,901 ($-911, -2.78% from previous year)
- 2019: $37,152 (+$5,251, +16.46% from previous year)
- 2020: N/A
- 2021: $48,870
- 2022: $54,465 (+$5,595, +11.45% from previous year)
- 2023: $53,468 ($-998, -1.83% from previous year)
- 2024: $64,730 (+$11,263, +21.06% from previous year)
- 2025: $59,495 ($-5,235, -8.09% from previous year)
Lyon Mountain’s home values more than doubled since 2010, increasing 128% from $26,151 to $59,495. Prices peaked in 2024 but fell slightly in 2025, typical for small markets.
Lyon Mountain – Rugged, Remote, and Very Affordable
Situated in Clinton County, Lyon Mountain is a remote hamlet known for its historic mining past and views of the northern Adirondacks. With minimal commercial activity and a sparse population, it’s among the quietest and least expensive places to own property in the state.
Even with a recent price dip, the gains over the last 15 years are striking. Homes remain under $60K—among the very lowest in New York. For buyers seeking land and tranquility at one of the lowest costs in New York, Lyon Mountain is hard to beat.
1. Newton Falls – 112% Home Price Increase Since 2010
- 2010: $21,070
- 2011: $21,026 ($-44, -0.21% from previous year)
- 2012: $22,600 (+$1,574, +7.49% from previous year)
- 2013: $24,362 (+$1,762, +7.79% from previous year)
- 2014: $24,801 (+$440, +1.80% from previous year)
- 2015: $22,864 ($-1,937, -7.81% from previous year)
- 2016: $26,088 (+$3,224, +14.10% from previous year)
- 2017: $29,839 (+$3,750, +14.38% from previous year)
- 2018: $30,917 (+$1,078, +3.61% from previous year)
- 2019: $33,355 (+$2,439, +7.89% from previous year)
- 2020: N/A
- 2021: $44,010
- 2022: $44,967 (+$956, +2.17% from previous year)
- 2023: $42,169 ($-2,798, -6.22% from previous year)
- 2024: $45,263 (+$3,095, +7.34% from previous year)
- 2025: $44,702 ($-562, -1.24% from previous year)
Home values in Newton Falls more than doubled from $21,070 in 2010 to $44,702 in 2025, a 112% gain. The most rapid increase came after 2020, but recent years have been more volatile.
Newton Falls – Tiny Town, Big Price Swings
Located in St. Lawrence County, Newton Falls is a remote hamlet near the Adirondacks with one of the lowest average home prices in the state. Its isolation and former mill-town roots keep demand low—but also prices.
Even after strong growth in the early 2020s, Newton Falls remains at the bottom of the affordability list. For buyers looking to spend as little as possible, it continues to offer the lowest average home values in New York.
