The Town FilesBig Flats, New York
Town in Chemung County · population 7,791 (2020 Census)
- Median home
- $218,500
- Household income
- $87,044
- Jan low / Jul high
- 16° / 82°
- Snow a year
- 42 in
- Tornadoes ≤10 mi since 1950
- 2
- Median age
- 43.5
Big Flats is a town of 7,791 people in Chemung County, New York. The median home is worth $218,500, close to the typical New York town ($217,700). It ranks better for retirees than 95% of New York towns, better for families than 81% of New York towns, more upscale than 76% of New York towns.
How Big Flats ranks
Percentile among New York towns with at least 500 people on The Town Files lifestyle rankings. 50 is typical for the state; 90 means better than 90% of New York towns.
Homes and cost of living
The median home in Big Flats is worth $218,500, close to the typical New York town ($217,700). Homes cost about 2.5 times the median household income of $87,044, which is more affordable than 63% of New York towns. Median rent is $1,345 a month. 79.1% of households own their home.
| Housing | Big Flats | Typical New York town |
|---|---|---|
| Median home value | $218,500 | $217,700 |
| Median rent | $1,345 | $1,080 |
| Median household income | $87,044 | $80,740 |
| Home value ÷ income | 2.5× | 2.8× |
| Homeownership | 79.1% | 79.5% |
| Median year built | 1974 | 1965 |
| Seasonal / vacation homes | 0.0% | — |
Who lives in Big Flats
| People | Big Flats | Typical New York town |
|---|---|---|
| Median age | 43.5 | 43.5 |
| Age 65 and over | 24.9% | 20.4% |
| Under 18 | 22.0% | — |
| Bachelor's degree or higher | 51.4% | 30.4% |
| Below the poverty line | 5.1% | 9.3% |
| Veterans | 12.0% | — |
| Born outside the U.S. | 8.0% | — |
| Work from home | 14.3% | 11.1% |
| Average commute | 17.2 min | 26.0 min |
| Homes with broadband | 93.8% | 91.1% |
Weather in Big Flats
July highs average 82.4°F and January lows 16.4°F. About 32.4 inches of rain and melted snow fall a year, with 41.8 inches of snow (typical New York town: 62.9 in). Expect about 12 days a year at 90°F or hotter and 153 nights at or below freezing.
Tornadoes, storms and disasters
2 tornadoes have passed within 10 miles of Big Flats since 1950, compared with 5 for the typical New York town. The strongest, an EF1, struck on July 26, 2012 about 3.0 miles from the town center. The most recent was on July 26, 2012.
Hail of 1 inch or larger has been reported within 10 miles 53 times; the largest was 2.50 inches on July 3, 1975.
Severe weather in Chemung County since 1996
Chemung County has been included in 19 federal disaster or emergency declarations since 1953, most often for fire, flood, other.
| Declared | Incident | Declaration |
|---|---|---|
| March 20, 2020 | Biological | DR-4480: Covid-19 Pandemic |
| March 13, 2020 | Biological | EM-3434: Covid-19 |
| October 1, 2018 | Flood | DR-4397: Severe Storms And Flooding |
| October 28, 2012 | Hurricane | EM-3351: Hurricane Sandy |
| September 13, 2011 | Severe Storm | DR-4031: Remnants Of Tropical Storm Lee |
Jobs and pay in Chemung County
Chemung County had 33,739 jobs in 2024, paying an average of $61,216 a year. Unemployment was 4% in 2023; in Big Flats itself the ACS puts it at 2.8%.
Public schools in Big Flats
1 public school with 380 students, about 14.1 students per teacher.
| School | Grades | Students | Per teacher |
|---|---|---|---|
| BIG FLATS SCHOOL | PK-4 | 380 | 14.1 |
Towns near Big Flats
- Big Flats, NY1.8 mi · 5,555 people · home $224,400
- Elmira Heights, NY4.6 mi · 3,916 people · home $104,800
- Horseheads, NY4.8 mi · 6,606 people · home $141,400
- West Elmira, NY5.0 mi · 4,850 people · home $198,300
- Corning, NY5.2 mi · 5,983 people · home $167,600
- Elmira, NY6.2 mi · 26,523 people · home $93,000
- Southport, NY6.4 mi · 9,691 people · home $123,200
- Catlin, NY6.5 mi · 2,541 people · home $176,400
Big Flats questions
Is Big Flats, New York a good place to retire?
On The Town Files lifestyle rankings, Big Flats scores better for retirees than 95% of New York towns and quieter than 56%. 24.9% of residents are 65 or older (median age 43.5).
How much does a house cost in Big Flats?
The median owner-occupied home in Big Flats is valued at $218,500 (Census ACS 2020–2024), against a median household income of $87,044, so homes cost about 2.5 times income. Median rent is $1,345 a month.
What is the weather like in Big Flats?
July highs average 82.4°F and January lows 16.4°F (NOAA 1991–2020 normals). It gets about 32.4 inches of precipitation a year and 41.8 inches of snow.
Does Big Flats get tornadoes?
2 tornadoes have passed within 10 miles of Big Flats since 1950 (NOAA Storm Events); the strongest was an EF1 on July 26, 2012. The typical New York town has had 5.
- U.S. Census Bureau, American Community Survey 5-year estimates (2020–2024)
- U.S. Census Bureau, 2020 Census and 2025 Gazetteer (2020 / 2025)
- NOAA NCEI U.S. Climate Normals (1991–2020)
- NOAA NCEI Storm Events Database (1950–2026)
- FEMA OpenFEMA Disaster Declarations (this product uses the FEMA OpenFEMA API but is not endorsed by FEMA) (1953–2026)
- NCES Common Core of Data (2023–24)
- BLS Quarterly Census of Employment and Wages; USDA ERS county unemployment (BLS LAUS) (2000–2024)
- The Town Files lifestyle rankings, built from federal demographic, school, crime and housing data (2025)