The Town Files

The 25 Most Affordable Small Towns in New York

Ranked by home value ÷ income among 707 towns of 500–10,000 people in New York. #1 is Lyons, NY (homes cost 1.3× income).

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Numbers match the ranking.

  1. 25Newark Valley, New York

    Homes cost 1.7× income

    Newark Valley is a town of 3,642 people in Tioga County, New York. The median home is worth $138,600 and the median household earns $80,938, so homes cost 1.7× income (typical New York town: 2.8×). Median rent is $821.

    3,642 people · Tioga County · median home $138,600 · income $80,938 · Jan low 16°F · 64 in snow

    Full Newark Valley, New York profile: weather, storms, schools, jobs →

    Newark Valley vs the typical New York townNewark ValleyTypical New York townHome value$138,600$217,700Income$80,938$80,740Rent$821$1,080
    Census ACS 2020–2024 medians.

  2. 24Dannemora, New York

    Homes cost 1.7× income

    Dannemora is a town of 4,037 people in Clinton County, New York. The median home is worth $134,600 and the median household earns $77,829, so homes cost 1.7× income (typical New York town: 2.8×). Median rent is $913.

    4,037 people · Clinton County · median home $134,600 · income $77,829 · Jan low 9°F · 106 in snow

    Full Dannemora, New York profile: weather, storms, schools, jobs →

    Dannemora vs the typical New York townDannemoraTypical New York townHome value$134,600$217,700Income$77,829$80,740Rent$913$1,080
    Census ACS 2020–2024 medians.

  3. 23Wellsville, New York

    Homes cost 1.7× income

    Wellsville is a village of 4,587 people in Allegany County, New York. The median home is worth $91,200 and the median household earns $55,096, so homes cost 1.7× income (typical New York town: 2.8×). Median rent is $713.

    4,587 people · Allegany County · median home $91,200 · income $55,096 · Jan low 13°F · 54 in snow

    Full Wellsville, New York profile: weather, storms, schools, jobs →

    Wellsville vs the typical New York townWellsvilleTypical New York townHome value$91,200$217,700Income$55,096$80,740Rent$713$1,080
    Census ACS 2020–2024 medians.

  4. 22Scriba, New York

    Homes cost 1.7× income

    Scriba is a town of 6,617 people in Oswego County, New York. The median home is worth $158,700 and the median household earns $92,036, so homes cost 1.7× income (typical New York town: 2.8×). Median rent is $980.

    6,617 people · Oswego County · median home $158,700 · income $92,036 · Jan low 19°F · 140 in snow

    Full Scriba, New York profile: weather, storms, schools, jobs →

    Scriba vs the typical New York townScribaTypical New York townHome value$158,700$217,700Income$92,036$80,740Rent$980$1,080
    Census ACS 2020–2024 medians.

  5. 21Southport, New York

    Homes cost 1.7× income

    Southport is a community of 6,782 people in Chemung County, New York. The median home is worth $107,900 and the median household earns $62,684, so homes cost 1.7× income (typical New York town: 2.8×). Median rent is $1,136.

    6,782 people · Chemung County · median home $107,900 · income $62,684 · Jan low 16°F · 42 in snow

    Full Southport, New York profile: weather, storms, schools, jobs →

    Southport vs the typical New York townSouthportTypical New York townHome value$107,900$217,700Income$62,684$80,740Rent$1,136$1,080
    Census ACS 2020–2024 medians.

  6. 20Ilion, New York

    Homes cost 1.7× income

    Ilion is a village of 7,646 people in Herkimer County, New York. The median home is worth $108,700 and the median household earns $62,843, so homes cost 1.7× income (typical New York town: 2.8×). Median rent is $694.

    7,646 people · Herkimer County · median home $108,700 · income $62,843 · Jan low 10°F · 86 in snow

    Full Ilion, New York profile: weather, storms, schools, jobs →

    Ilion vs the typical New York townIlionTypical New York townHome value$108,700$217,700Income$62,843$80,740Rent$694$1,080
    Census ACS 2020–2024 medians.

  7. 19Yates, New York

    Homes cost 1.6× income

    Yates is a town of 2,567 people in Orleans County, New York. The median home is worth $141,000 and the median household earns $87,337, so homes cost 1.6× income (typical New York town: 2.8×). Median rent is $854.

    2,567 people · Orleans County · median home $141,000 · income $87,337 · Jan low 18°F · 68 in snow

    Full Yates, New York profile: weather, storms, schools, jobs →

    Yates vs the typical New York townYatesTypical New York townHome value$141,000$217,700Income$87,337$80,740Rent$854$1,080
    Census ACS 2020–2024 medians.

  8. 18St. Johnsville, New York

    Homes cost 1.6× income

    St. Johnsville is a town of 2,598 people in Montgomery County, New York. The median home is worth $88,000 and the median household earns $54,837, so homes cost 1.6× income (typical New York town: 2.8×). Median rent is $701.

    2,598 people · Montgomery County · median home $88,000 · income $54,837 · Jan low 7°F · 86 in snow

    Full St. Johnsville, New York profile: weather, storms, schools, jobs →

    St. Johnsville vs the typical New York townSt. JohnsvilleTypical New York townHome value$88,000$217,700Income$54,837$80,740Rent$701$1,080
    Census ACS 2020–2024 medians.

  9. 17Annsville, New York

    Homes cost 1.6× income

    Annsville is a town of 2,639 people in Oneida County, New York. The median home is worth $106,300 and the median household earns $66,812, so homes cost 1.6× income (typical New York town: 2.8×). Median rent is $1,119.

    2,639 people · Oneida County · median home $106,300 · income $66,812 · Jan low 11°F · 165 in snow

    Full Annsville, New York profile: weather, storms, schools, jobs →

    Annsville vs the typical New York townAnnsvilleTypical New York townHome value$106,300$217,700Income$66,812$80,740Rent$1,119$1,080
    Census ACS 2020–2024 medians.

  10. 16Guilford, New York

    Homes cost 1.6× income

    Guilford is a town of 2,741 people in Chenango County, New York. The median home is worth $121,400 and the median household earns $73,681, so homes cost 1.6× income (typical New York town: 2.8×). Median rent is $1,285.

    2,741 people · Chenango County · median home $121,400 · income $73,681 · Jan low 12°F · 79 in snow

    Full Guilford, New York profile: weather, storms, schools, jobs →

    Guilford vs the typical New York townGuilfordTypical New York townHome value$121,400$217,700Income$73,681$80,740Rent$1,285$1,080
    Census ACS 2020–2024 medians.

  11. 15Wayland, New York

    Homes cost 1.6× income

    Wayland is a town of 3,732 people in Steuben County, New York. The median home is worth $105,400 and the median household earns $65,385, so homes cost 1.6× income (typical New York town: 2.8×). Median rent is $955.

    3,732 people · Steuben County · median home $105,400 · income $65,385 · Jan low 18°F · 36 in snow

    Full Wayland, New York profile: weather, storms, schools, jobs →

    Wayland vs the typical New York townWaylandTypical New York townHome value$105,400$217,700Income$65,385$80,740Rent$955$1,080
    Census ACS 2020–2024 medians.

  12. 14Wolcott, New York

    Homes cost 1.6× income

    Wolcott is a town of 4,002 people in Wayne County, New York. The median home is worth $87,500 and the median household earns $54,569, so homes cost 1.6× income (typical New York town: 2.8×). Median rent is $667.

    4,002 people · Wayne County · median home $87,500 · income $54,569 · Jan low 16°F · 124 in snow

    Full Wolcott, New York profile: weather, storms, schools, jobs →

    Wolcott vs the typical New York townWolcottTypical New York townHome value$87,500$217,700Income$54,569$80,740Rent$667$1,080
    Census ACS 2020–2024 medians.

  13. 13Oswegatchie, New York

    Homes cost 1.6× income

    Oswegatchie is a town of 4,158 people in St. Lawrence County, New York. The median home is worth $140,300 and the median household earns $85,263, so homes cost 1.6× income (typical New York town: 2.8×). Median rent is $451.

    4,158 people · St. Lawrence County · median home $140,300 · income $85,263 · Jan low 8°F · 85 in snow

    Full Oswegatchie, New York profile: weather, storms, schools, jobs →

    Oswegatchie vs the typical New York townOswegatchieTypical New York townHome value$140,300$217,700Income$85,263$80,740Rent$451$1,080
    Census ACS 2020–2024 medians.

  14. 12Norfolk, New York

    Homes cost 1.6× income

    Norfolk is a town of 4,453 people in St. Lawrence County, New York. The median home is worth $105,800 and the median household earns $67,500, so homes cost 1.6× income (typical New York town: 2.8×). Median rent is $788.

    4,453 people · St. Lawrence County · median home $105,800 · income $67,500 · Jan low 6°F · 76 in snow

    Full Norfolk, New York profile: weather, storms, schools, jobs →

    Norfolk vs the typical New York townNorfolkTypical New York townHome value$105,800$217,700Income$67,500$80,740Rent$788$1,080
    Census ACS 2020–2024 medians.

  15. 11Granby, New York

    Homes cost 1.6× income

    Granby is a town of 6,520 people in Oswego County, New York. The median home is worth $130,000 and the median household earns $79,338, so homes cost 1.6× income (typical New York town: 2.8×). Median rent is $1,088.

    6,520 people · Oswego County · median home $130,000 · income $79,338 · Jan low 14°F · 159 in snow

    Full Granby, New York profile: weather, storms, schools, jobs →

    Granby vs the typical New York townGranbyTypical New York townHome value$130,000$217,700Income$79,338$80,740Rent$1,088$1,080
    Census ACS 2020–2024 medians.

  16. 10Franklinville, New York

    Homes cost 1.5× income

    Franklinville is a town of 2,802 people in Cattaraugus County, New York. The median home is worth $99,300 and the median household earns $64,231, so homes cost 1.5× income (typical New York town: 2.8×). Median rent is $804.

    2,802 people · Cattaraugus County · median home $99,300 · income $64,231 · Jan low 14°F · 109 in snow

    Full Franklinville, New York profile: weather, storms, schools, jobs →

    Franklinville vs the typical New York townFranklinvilleTypical New York townHome value$99,300$217,700Income$64,231$80,740Rent$804$1,080
    Census ACS 2020–2024 medians.

  17. 9Cuba, New York

    Homes cost 1.5× income

    Cuba is a town of 3,126 people in Allegany County, New York. The median home is worth $113,000 and the median household earns $75,903, so homes cost 1.5× income (typical New York town: 2.8×). Median rent is $781.

    3,126 people · Allegany County · median home $113,000 · income $75,903 · Jan low 13°F · 103 in snow

    Full Cuba, New York profile: weather, storms, schools, jobs →

    Cuba vs the typical New York townCubaTypical New York townHome value$113,000$217,700Income$75,903$80,740Rent$781$1,080
    Census ACS 2020–2024 medians.

  18. 8Galen, New York

    Homes cost 1.5× income

    Galen is a town of 4,415 people in Wayne County, New York. The median home is worth $95,400 and the median household earns $64,177, so homes cost 1.5× income (typical New York town: 2.8×). Median rent is $864.

    4,415 people · Wayne County · median home $95,400 · income $64,177 · Jan low 16°F · 90 in snow

    Full Galen, New York profile: weather, storms, schools, jobs →

    Galen vs the typical New York townGalenTypical New York townHome value$95,400$217,700Income$64,177$80,740Rent$864$1,080
    Census ACS 2020–2024 medians.

  19. 7Vienna, New York

    Homes cost 1.5× income

    Vienna is a town of 5,260 people in Oneida County, New York. The median home is worth $125,000 and the median household earns $83,244, so homes cost 1.5× income (typical New York town: 2.8×). Median rent is $928.

    5,260 people · Oneida County · median home $125,000 · income $83,244 · Jan low 11°F · 151 in snow

    Full Vienna, New York profile: weather, storms, schools, jobs →

    Vienna vs the typical New York townViennaTypical New York townHome value$125,000$217,700Income$83,244$80,740Rent$928$1,080
    Census ACS 2020–2024 medians.

  20. 6Wellsville, New York

    Homes cost 1.5× income

    Wellsville is a town of 7,064 people in Allegany County, New York. The median home is worth $94,600 and the median household earns $63,227, so homes cost 1.5× income (typical New York town: 2.8×). Median rent is $711.

    7,064 people · Allegany County · median home $94,600 · income $63,227 · Jan low 13°F · 54 in snow

    Full Wellsville, New York profile: weather, storms, schools, jobs →

    Wellsville vs the typical New York townWellsvilleTypical New York townHome value$94,600$217,700Income$63,227$80,740Rent$711$1,080
    Census ACS 2020–2024 medians.

  21. 5Pierrepont, New York

    Homes cost 1.4× income

    Pierrepont is a town of 2,523 people in St. Lawrence County, New York. The median home is worth $131,300 and the median household earns $92,500, so homes cost 1.4× income (typical New York town: 2.8×). Median rent is $1,125.

    2,523 people · St. Lawrence County · median home $131,300 · income $92,500 · Jan low 6°F · 77 in snow

    Full Pierrepont, New York profile: weather, storms, schools, jobs →

    Pierrepont vs the typical New York townPierrepontTypical New York townHome value$131,300$217,700Income$92,500$80,740Rent$1,125$1,080
    Census ACS 2020–2024 medians.

  22. 4Moira, New York

    Homes cost 1.4× income

    Moira is a town of 2,916 people in Franklin County, New York. The median home is worth $92,600 and the median household earns $64,116, so homes cost 1.4× income (typical New York town: 2.8×). Median rent is $746.

    2,916 people · Franklin County · median home $92,600 · income $64,116 · Jan low 8°F · 75 in snow

    Full Moira, New York profile: weather, storms, schools, jobs →

    Moira vs the typical New York townMoiraTypical New York townHome value$92,600$217,700Income$64,116$80,740Rent$746$1,080
    Census ACS 2020–2024 medians.

  23. 3Au Sable, New York

    Homes cost 1.4× income

    Au Sable is a town of 3,183 people in Clinton County, New York. The median home is worth $133,000 and the median household earns $95,069, so homes cost 1.4× income (typical New York town: 2.8×). Median rent is $1,074.

    3,183 people · Clinton County · median home $133,000 · income $95,069 · Jan low 10°F · 68 in snow

    Full Au Sable, New York profile: weather, storms, schools, jobs →

    Au Sable vs the typical New York townAu SableTypical New York townHome value$133,000$217,700Income$95,069$80,740Rent$1,074$1,080
    Census ACS 2020–2024 medians.

  24. 2Lyons, New York

    Homes cost 1.3× income

    Lyons is a community of 3,989 people in Wayne County, New York. The median home is worth $90,500 and the median household earns $67,850, so homes cost 1.3× income (typical New York town: 2.8×). Median rent is $916.

    3,989 people · Wayne County · median home $90,500 · income $67,850 · Jan low 16°F · 85 in snow

    Full Lyons, New York profile: weather, storms, schools, jobs →

    Lyons vs the typical New York townLyonsTypical New York townHome value$90,500$217,700Income$67,850$80,740Rent$916$1,080
    Census ACS 2020–2024 medians.

  25. 1Lyons, New York

    Homes cost 1.3× income

    Lyons is a town of 5,679 people in Wayne County, New York. The median home is worth $98,400 and the median household earns $74,524, so homes cost 1.3× income (typical New York town: 2.8×). Median rent is $920.

    5,679 people · Wayne County · median home $98,400 · income $74,524 · Jan low 16°F · 89 in snow

    Full Lyons, New York profile: weather, storms, schools, jobs →

    Lyons vs the typical New York townLyonsTypical New York townHome value$98,400$217,700Income$74,524$80,740Rent$920$1,080
    Census ACS 2020–2024 medians.

More New York rankings

Same ranking, other places

Methodology. We ranked 707 towns of 500–10,000 people in New York (2020 Census population). Only towns better than 60% of their peers on this measure qualify, so lists can be shorter than 25. Sources: