According to the Zillow Home Value Index, New York State offers surprising pockets of affordability amid its notoriously expensive real estate market. When you explore the data spanning from 2010 to 2025, you’ll discover that even the most affordable towns in the Empire State have experienced significant appreciation over this 15-year period, with values nearly doubling on average.
You might be shocked to learn that eight of the 25 least expensive towns are located in Saint Lawrence County, while Allegany County claims seven spots on the list. This geographic concentration reveals how affordability clusters in specific regions of the state, particularly in the North Country and Southern Tier regions, areas that remain relatively undiscovered by many homebuyers.
While examining the growth trends, you’ll notice that towns like Lyon Mountain and Newton Falls have seen staggering increases exceeding 100% since 2010, while places like Celoron experienced explosive growth of over 100% just in the last five years. These dramatic shifts hint at previously overlooked communities now gaining attention from budget-conscious homebuyers seeking affordable options in an otherwise expensive state.
1. Gouverneur
- 2025 Home Value: $115,048.36
- 2010 Home Value: $58,408.78
- 2015 Home Value: $68,098.57
- 2020 Home Value: $79,215.77
- % Change 2010-2025: 96.97%
- % Change 2015-2025: 68.94%
- % Change 2020-2025: 45.23%
Positioned in Saint Lawrence County within the Ogdensburg-Massena metro area, Gouverneur tops our list with homes averaging $115,048.36 in 2025. This North Country village has seen consistent and substantial appreciation from $58,408.78 in 2010 to $68,098.57 in 2015 and $79,215.77 in 2020. The overall 15-year growth rate is impressive at 96.97%, nearly doubling in value, with strong recent growth of 45.23% over the past five years.
2. Belfast
- 2025 Home Value: $114,590.12
- 2010 Home Value: No data available
- 2015 Home Value: No data available
- 2020 Home Value: No data available
- % Change: Data not available for previous years
Located in Allegany County without a designated metro area, Belfast provides you with homes averaging $114,590.12 in 2025. This quiet town, situated along the Genesee River, ranks second on our list of New York’s most affordable communities. Unfortunately, the Zillow Home Value Index doesn’t provide historical data for Belfast prior to 2025, making it impossible to track growth patterns. Despite this limitation, the current values indicate that Belfast remains significantly more affordable than most New York communities while offering the natural beauty of the Genesee River Valley.
3. Jamestown
- 2025 Home Value: $114,340.73
- 2010 Home Value: $68,366.14
- 2015 Home Value: $60,304.71
- 2020 Home Value: $71,248.26
- % Change 2010-2025: 67.25%
- % Change 2015-2025: 89.60%
- % Change 2020-2025: 60.48%
Situated in Chautauqua County as the center of the Jamestown-Dunkirk-Fredonia metro area, Jamestown offers you homes averaging $114,340.73 in 2025. This western New York city, famous as the birthplace of Lucille Ball, experienced a decline in values from $68,366.14 in 2010 to $60,304.71 in 2015, before seeing strong recovery and growth. Despite this early dip, the overall 15-year growth stands at 67.25%, with particularly impressive recent growth of 60.48% in just the last five years. As the largest city on our list, Jamestown provides urban amenities while maintaining housing costs far below the New York State average.
4. Elmira
- 2025 Home Value: $111,466.69
- 2010 Home Value: No data available
- 2015 Home Value: No data available
- 2020 Home Value: No data available
- % Change: Data not available for previous years
Nestled in Chemung County as the center of its own metro area, Elmira gives you access to homes averaging $111,466.69 in 2025. This historic city, once home to Mark Twain and the site of a notorious Civil War prison camp, ranks fourth on our list of New York’s most affordable communities. While historical Zillow Home Value Index data isn’t available for Elmira prior to 2025, the current values reveal that this small city offers remarkable affordability for a regional center. Elmira provides substantially more urban amenities than most towns on this list while maintaining housing costs well below the state average.
5. Massena
- 2025 Home Value: $108,661.92
- 2010 Home Value: $63,104.79
- 2015 Home Value: $66,225.14
- 2020 Home Value: $72,775.53
- % Change 2010-2025: 72.19%
- % Change 2015-2025: 64.08%
- % Change 2020-2025: 49.31%
Positioned along the St. Lawrence River in Saint Lawrence County, Massena presents you with homes averaging $108,661.92 in 2025. This northern New York town, known for its proximity to Canada and its industrial history, has seen steady appreciation from $63,104.79 in 2010 to $66,225.14 in 2015 and $72,775.53 in 2020. The overall 15-year growth rate stands at 72.19%, with particularly strong recent growth of 49.31% over the past five years. As one of the larger communities on our list, Massena offers a combination of affordability and more urban amenities than many of the smaller towns featured.
6. Wellsville
- 2025 Home Value: $108,283.19
- 2010 Home Value: No data available
- 2015 Home Value: No data available
- 2020 Home Value: No data available
- % Change: Data not available for previous years
Located in Allegany County without a designated metro area, Wellsville offers you homes averaging $108,283.19 in 2025. This charming village, once a booming oil town, ranks sixth on our list of New York’s most affordable communities. Historical Zillow Home Value Index data isn’t available for Wellsville prior to 2025, making it impossible to track growth patterns.
7. Elmira Heights
- 2025 Home Value: $106,873.09
- 2010 Home Value: No data available
- 2015 Home Value: No data available
- 2020 Home Value: No data available
- % Change: Data not available for previous years
Situated in Chemung County within the Elmira metro area, Elmira Heights provides you with homes averaging $106,873.09 in 2025. This village, located just north of the city of Elmira, ranks seventh among New York’s most affordable communities. Historical Zillow Home Value Index data isn’t available for Elmira Heights before 2025, making it impossible to calculate growth percentages.
8. Friendship
- 2025 Home Value: $104,006.07
- 2010 Home Value: No data available
- 2015 Home Value: No data available
- 2020 Home Value: No data available
- % Change: Data not available for previous years
Located in Allegany County without a designated metro area, Friendship offers you homes averaging $104,006.07 in 2025. This small town, aptly named for the positive sentiment it evokes, ranks eighth on our list of New York’s most affordable communities. Unfortunately, the Zillow Home Value Index doesn’t provide historical data for Friendship prior to 2025, making it impossible to track growth patterns. Despite this limitation, the current values show that Friendship provides substantial affordability in a state known for its high housing costs.
9. Limestone
- 2025 Home Value: $102,880.36
- 2010 Home Value: No data available
- 2015 Home Value: $54,244.82
- 2020 Home Value: $68,611.87
- % Change 2010-2025: N/A
- % Change 2015-2025: 89.66%
- % Change 2020-2025: 49.95%
Positioned in Cattaraugus County within the Olean metro area, Limestone presents you with homes averaging $102,880.36 in 2025. While 2010 data isn’t available, the town has seen significant appreciation from $54,244.82 in 2015 to $68,611.87 in 2020. The 10-year growth rate is impressive at 89.66%, and the five-year rate of 49.95% shows strong recent appreciation.
10. Ogdensburg
- 2025 Home Value: $102,820.87
- 2010 Home Value: $55,946.43
- 2015 Home Value: $61,234.52
- 2020 Home Value: $71,986.44
- % Change 2010-2025: 83.78%
- % Change 2015-2025: 67.91%
- % Change 2020-2025: 42.83%
Located on the St. Lawrence River in Saint Lawrence County, Ogdensburg provides you with homes averaging $102,820.87 in 2025. This border city, known for its position across from Canada, has seen steady appreciation from $55,946.43 in 2010 to $61,234.52 in 2015 and $71,986.44 in 2020. The overall 15-year growth rate stands at 83.78%, with particularly strong recent growth of 42.83% over the past five years. Despite being one of the larger communities on our list, Ogdensburg maintains remarkable affordability in the New York housing market.
11. Whitesville
- 2025 Home Value: $101,743.20
- 2010 Home Value: No data available
- 2015 Home Value: No data available
- 2020 Home Value: No data available
- % Change: Data not available for previous years
Situated in Allegany County within the Corning metro area, Whitesville offers you homes averaging $101,743.20 in 2025. This small rural hamlet ranks 11th on our list of New York’s most affordable communities. Unfortunately, the Zillow Home Value Index doesn’t provide historical data for Whitesville prior to 2025, making it impossible to track growth patterns.
12. Hornell
- 2025 Home Value: $101,255.45
- 2010 Home Value: $57,037.78
- 2015 Home Value: $55,007.93
- 2020 Home Value: $74,381.91
- % Change 2010-2025: 77.52%
- % Change 2015-2025: 84.07%
- % Change 2020-2025: 36.13%
Located in Steuben County within the Corning metro area, Hornell gives you access to homes averaging $101,255.45 in 2025. Similar to several other towns on this list, Hornell experienced a slight decrease in values from $57,037.78 in 2010 to $55,007.93 in 2015, before seeing strong recovery and growth. The overall 15-year appreciation stands at 77.52%, with particularly strong growth of 84.07% when measured from the 2015 low point. The five-year growth rate of 36.13% shows continued but more moderate recent appreciation in this small city known for its railroad history.
13. Oswegatchie
- 2025 Home Value: $100,382.34
- 2010 Home Value: $49,462.96
- 2015 Home Value: $56,868.90
- 2020 Home Value: $70,268.23
- % Change 2010-2025: 102.94%
- % Change 2015-2025: 76.52%
- % Change 2020-2025: 42.86%
Found in Saint Lawrence County within the Ogdensburg-Massena metro area, Oswegatchie delivers homes averaging $100,382.34 in 2025. Your investment would have more than doubled if purchased in 2010, with a 15-year growth rate of 102.94% from the initial value of $49,462.96. The town has experienced consistent appreciation throughout the period, with values increasing to $56,868.90 by 2015 and $70,268.23 by 2020. The five-year growth rate of 42.86% indicates strong recent appreciation while still maintaining affordability compared to most New York communities.
14. Canaseraga
- 2025 Home Value: $100,281.22
- 2010 Home Value: $65,581.72
- 2015 Home Value: $57,010.83
- 2020 Home Value: $66,074.82
- % Change 2010-2025: 52.91%
- % Change 2015-2025: 75.90%
- % Change 2020-2025: 51.77%
Positioned in Allegany County within the Rochester metro area, Canaseraga presents you with homes averaging $100,281.22 in 2025. This town exhibits an unusual pattern where values actually decreased from $65,581.72 in 2010 to $57,010.83 in 2015, before rebounding strongly. Despite this dip, the overall 15-year growth stands at 52.91%, the lowest on our list but still representing significant appreciation. The most impressive growth occurred in the last five years, with a 51.77% increase from the 2020 value of $66,074.82, suggesting renewed interest in this affordable community within commuting distance to Rochester.
15. Edwards
- 2025 Home Value: $97,806.07
- 2010 Home Value: $45,375.18
- 2015 Home Value: $53,216.69
- 2020 Home Value: $67,923.82
- % Change 2010-2025: 115.55%
- % Change 2015-2025: 83.79%
- % Change 2020-2025: 43.99%
Situated in Saint Lawrence County within the Ogdensburg-Massena metro area, Edwards offers you homes averaging $97,806.07 in 2025. Your investment would have more than doubled if purchased in 2010, with a 15-year appreciation of 115.55% from the initial value of $45,375.18. The town has seen consistent growth throughout the period, with values reaching $53,216.69 by 2015 and $67,923.82 by 2020. The five-year growth rate of 43.99% indicates continuing strong appreciation in this affordable North Country community.
16. Fort Jackson
- 2025 Home Value: $96,095.88
- 2010 Home Value: $58,159.72
- 2015 Home Value: $65,434.25
- 2020 Home Value: $74,877.06
- % Change 2010-2025: 65.23%
- % Change 2015-2025: 46.86%
- % Change 2020-2025: 28.34%
Located in Saint Lawrence County within the Ogdensburg-Massena metro area, Fort Jackson provides you with homes averaging $96,095.88 in 2025. The town has experienced steady but moderate growth over the 15-year period, with values increasing from $58,159.72 in 2010 to $65,434.25 in 2015 and $74,877.06 in 2020. The overall appreciation of 65.23% since 2010 reflects consistent growth without the dramatic spikes seen in some other communities. Recent growth has been more modest at 28.34% over the past five years, suggesting a stable market that remains highly affordable by New York standards.
17. Saint Regis Falls
- 2025 Home Value: $94,846.24
- 2010 Home Value: $55,041.51
- 2015 Home Value: $70,196.66
- 2020 Home Value: $75,271.76
- % Change 2010-2025: 72.32%
- % Change 2015-2025: 35.12%
- % Change 2020-2025: 26.01%
Nestled in Franklin County within the Malone metro area, Saint Regis Falls offers you homes averaging $94,846.24 in 2025. Unlike many towns on this list, Saint Regis Falls experienced its strongest growth earlier in the timeline, with values increasing significantly from $55,041.51 in 2010 to $70,196.66 by 2015. The overall 15-year growth rate stands at 72.32%, with more moderate appreciation of 35.12% in the past decade and 26.01% in the last five years. This pattern suggests a market that boomed earlier and has since stabilized while remaining highly affordable.
18. Celoron
- 2025 Home Value: $94,047.69
- 2010 Home Value: $46,371.31
- 2015 Home Value: $33,397.75
- 2020 Home Value: $45,281.13
- % Change 2010-2025: 102.81%
- % Change 2015-2025: 181.60%
- % Change 2020-2025: 107.70%
Situated in Chautauqua County within the Jamestown-Dunkirk-Fredonia metro area, Celoron showcases one of the most dramatic growth stories on our list. You’ll find homes averaging $94,047.69 in 2025, more than double the 2010 value of $46,371.31. What makes Celoron unique is the substantial drop in values to $33,397.75 by 2015, followed by a remarkable recovery and explosion in value. The 10-year growth from 2015 to 2025 stands at an astonishing 181.60%, and the five-year growth from 2020 to 2025 is equally impressive at 107.70%, suggesting a major transformation in this lakeside community.
19. Bolivar
- 2025 Home Value: $92,905.57
- 2010 Home Value: No data available
- 2015 Home Value: No data available
- 2020 Home Value: No data available
- % Change: Data not available for previous years
Located in Allegany County without a designated metro area, Bolivar provides you with homes averaging $92,905.57 in 2025. This small town, named after South American revolutionary Simón Bolívar, ranks 19th on our list of New York’s most affordable communities. Similar to Lily Dale, historical Zillow Home Value Index data isn’t available for Bolivar before 2025, making it impossible to track growth patterns. Despite the lack of historical context, the current values position Bolivar as a highly affordable option in the New York real estate landscape.
20. Star Lake
- 2025 Home Value: $86,300.32
- 2010 Home Value: $48,804.75
- 2015 Home Value: $53,457.80
- 2020 Home Value: $63,974.43
- % Change 2010-2025: 76.83%
- % Change 2015-2025: 61.44%
- % Change 2020-2025: 34.90%
Situated in Saint Lawrence County within the Ogdensburg-Massena metro area, Star Lake gives you access to homes averaging $86,300.32 in 2025. Your investment would have grown by 76.83% if purchased in 2010, when values averaged just $48,804.75. The town has seen steady appreciation over the 15-year period, with values rising to $53,457.80 by 2015 and $63,974.43 by 2020. The 34.90% growth in the past five years reflects continued but more moderate appreciation compared to some others on this list.
21. Richburg
- 2025 Home Value: $80,059.33
- 2010 Home Value: $43,150.07
- 2015 Home Value: $41,258.78
- 2020 Home Value: $51,290.79
- % Change 2010-2025: 85.54%
- % Change 2015-2025: 94.04%
- % Change 2020-2025: 56.09%
Positioned in Allegany County without a designated metro area, Richburg offers you homes averaging $80,059.33 in 2025. Similar to Witherbee, this town saw a slight decline in values from 2010 ($43,150.07) to 2015 ($41,258.78), before experiencing strong recovery and growth. The 15-year appreciation stands at 85.54%, but most impressive is the 56.09% surge just in the last five years. Despite this rapid growth, Richburg remains the 21st most affordable town in New York, providing substantial value for budget-conscious homebuyers.
22. Witherbee
- 2025 Home Value: $72,301.02
- 2010 Home Value: $39,193.96
- 2015 Home Value: $36,791.85
- 2020 Home Value: $41,317.40
- % Change 2010-2025: 84.47%
- % Change 2015-2025: 96.51%
- % Change 2020-2025: 74.99%
Tucked away in Essex County with no designated metro area, Witherbee provides you with homes averaging $72,301.02 in 2025. The town experienced an unusual pattern where values actually decreased between 2010 ($39,193.96) and 2015 ($36,791.85), before rebounding dramatically. Your investment would have grown by 84.47% if purchased in 2010, but the most explosive growth occurred recently, with a remarkable 74.99% jump just between 2020 and 2025. This recent surge suggests increasing interest in this formerly overlooked community.
23. Lily Dale
- 2025 Home Value: $69,232.03
- 2010 Home Value: No data available
- 2015 Home Value: No data available
- 2020 Home Value: No data available
- % Change: Data not available for previous years
Situated in Chautauqua County within the Jamestown-Dunkirk-Fredonia metro area, Lily Dale offers you a unique opportunity with homes averaging $69,232.03 in 2025. This spiritualist community, known for its mediums and psychic readings, ranks 23rd among New York’s most affordable towns. Unfortunately, the Zillow Home Value Index doesn’t provide historical data for Lily Dale prior to 2025, making it impossible to calculate growth percentages. Despite this data limitation, the current values indicate that Lily Dale remains significantly more affordable than most New York communities.
24. Lyon Mountain
- 2025 Home Value: $50,664.60
- 2010 Home Value: $21,671.15
- 2015 Home Value: $23,144.99
- 2020 Home Value: $31,488.17
- % Change 2010-2025: 133.79%
- % Change 2015-2025: 118.90%
- % Change 2020-2025: 60.90%
Located in Clinton County within the Plattsburgh metro area, Lyon Mountain stands as the second most affordable town in New York. You can find homes here averaging $50,664.60 in 2025, representing the highest 15-year growth rate on our list at an impressive 133.79% increase since 2010. The acceleration is particularly notable in recent years, with values surging 60.90% just between 2020 and 2025. Back in 2010, the average home value was only $21,671.15, and by 2015 it had barely increased to $23,144.99, showing how most of the appreciation has occurred during the past decade.
25. Newton Falls
- 2025 Home Value: $41,509.79
- 2010 Home Value: $19,067.76
- 2015 Home Value: $21,069.54
- 2020 Home Value: $30,789.98
- % Change 2010-2025: 117.70%
- % Change 2015-2025: 97.01%
- % Change 2020-2025: 34.82%
Nestled in Saint Lawrence County in the Ogdensburg-Massena metro area, Newton Falls offers you the most affordable home prices in all of New York State. Your dollar stretches remarkably far here, with 2025 home values averaging just $41,509.79. This represents a dramatic 117.70% increase since 2010, when homes typically sold for a mere $19,067.76. Between 2015 and 2025, values nearly doubled, growing by 97.01%, while the past five years have seen a more moderate but still significant 34.82% jump. Despite this impressive growth, Newton Falls remains incredibly affordable compared to the rest of the state, making it the least expensive town on our list.
