Best Places To Buy A House In New York For 2020


Using science and data, we can tell you which places in New York have seen home prices rising and people flocking over the past year.

Editor’s note: This is not investment advice and we are not financial advisers. Article updated for 2020.

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There's a the age old question everyone thinks about when they decide to move to a city in New York:

Should I buy a place or rent? Well, we aren't here today to solve that problem for you exactly. We are just assuming you'll do the right thing and a buy a place. And while we are happy to tell you the best place to live in New York, this analysis is going to tackle the question of the best place to buy a house as an investor. That is we are going to try and determine the up and coming cities in the Empire State.

To do that we are going to look at places in New York that are growing faster than average, but where home prices are below average. In every day terms, the "deals". The best deal in New York at the moment? That would be Sea Cliff according to our analysis.

Here's a look at the top ten places to buy a home in new york for 2020:

  1. Sea Cliff (Photos | Homes For Sale)
  2. Mechanicville (Photos | Homes For Sale)
  3. Kaser (Homes For Sale)
  4. Kings Point (Photos | Homes For Sale)
  5. Williamsville (Photos | Homes For Sale)
  6. Fairport (Photos | Homes For Sale)
  7. New Hempstead (Photos | Homes For Sale)
  8. Goshen (Photos | Homes For Sale)
  9. Albion (Homes For Sale)
  10. Ballston Spa (Photos | Homes For Sale)

What's the best place to buy a home in New York for 2020? According to our analysis, would the the ideal place to buy a home looking into the future.

The methodology that wen't into this can be a bit complicated, so we'll break it down for you in as much detail as we can below. If you're not worried about finding a deal on good places to live, check out the most expensive places to live in new york and, for those of you on a budget, the cheapest places to live in new york.

For more New York reading, check out:

The 10 Best Cities To Buy A House In New York For 2020

Sea Cliff, NY

Source: Public domain
Overall SnackAbility

6
/10

Population: 5,051
Median Home Price: $677,400
Population Change: -0.7%
Home Price Change: 2.9%
More on Sea Cliff: PhotosHomes For Sale | Data

Several buildings in Sea Cliff, mostly Victorian houses, are listed on the National Register of Historic Places. Many of them were built as summer homes as part of Sea Cliff's late nineteenth century role as a resort town, and they have been collectively called "one of the best collections of late Victorian era architecture in Nassau County."

Mechanicville, NY

Source: Public domain
Overall SnackAbility

8.5
/10

Population: 5,144
Median Home Price: $191,400
Population Change: -0.6%
Home Price Change: 20.2%
More on Mechanicville: PhotosHomes For Sale | Data

The first listing of a settlement on Thenendehowa Creek is in 1721. At that time, Cornelius Van Buren had a sawmill at the mouth of the creek where it emptied into the Hudson River.

Overall SnackAbility

4
/10

Population: 5,179
Median Home Price: $1,083,300
Population Change: 0.8%
Home Price Change: 33.3%
More on Kaser: Homes For Sale | Data

The Viznitz, a Hasidic group, established Kaser in 1990 so it could build denser housing. Herbert Reisman, the supervisor of the Town of Ramapo, cooperated in the creation of Kaser because the town of Ramapo wanted to create more housing.

Kings Point, NY

Overall SnackAbility

4
/10

Population: 5,187
Median Home Price: $2,000,001
Population Change: 0.1%
Home Price Change: 0.0%
More on Kings Point: PhotosHomes For Sale | Data

Williamsville, NY

Overall SnackAbility

7
/10

Population: 5,247
Median Home Price: $167,800
Population Change: -0.3%
Home Price Change: 1.9%
More on Williamsville: PhotosHomes For Sale | Data

The community developed where the major road between Batavia and Buffalo crossed Ellicott Creek just above Glen Falls. The water power offered by the waterfall attracted millers. The first mill was built by Jonas Williams in 1811, giving the village its first name, "Williams Mills". It still stands today, next to Glen Park, and is known as the Williamsville Water Mill. Several other mills were built near Glen Falls during the 19th century. In 1841, a raceway was constructed to divert water from Ellicott Creek to the mills, creating an island known today as Island Park. A stagecoach stop, tavern, and inn was built along the main road near Ellicott Creek by Oziel Smith in 1832. Today it is known as the Eagle House. The close crossing of the main road and Ellicott Creek's Glen Falls was the initial attraction, around which Williamsville grew. The village was incorporated in 1850.

Fairport, NY

Overall SnackAbility

7
/10

Population: 5,349
Median Home Price: $183,200
Population Change: -0.5%
Home Price Change: 5.6%
More on Fairport: PhotosHomes For Sale | Data

The town of Perinton was first settled by European Americans in the two flat areas of Perinton Center and Egypt. The first settlers in Perinton were Glover Perrin, his wife Johanna and his brother Jesse. What was developed as the village of Fairport was a swampy area within the Town of Perinton until the 1820s, when it was drained by construction of the new Erie Canal. With the opening of the Canal, what was then known as Perrinsville quickly became a busy canal port with a reputation for being a "fair port." A further boon to the area's reputation as an industry and transportation center came with the construction of railroads in 1853. This now booming section of Perrinsville was incorporated as a village on April 30, 1867 and eventually became the center of activity for the town of Perinton.

New Hempstead, NY

Overall SnackAbility

6
/10

Population: 5,354
Median Home Price: $494,700
Population Change: -0.1%
Home Price Change: 2.0%
More on New Hempstead: PhotosHomes For Sale | Data

Goshen, NY

Overall SnackAbility

6
/10

Population: 5,354
Median Home Price: $291,700
Population Change: -0.5%
Home Price Change: 1.4%
More on Goshen: PhotosHomes For Sale | Data

Settlement began around 1714, even though plans for its settlement were made around 1654. The town was established in 1789. In 1830, part of Goshen was used to form the new Town of Hamptonburgh, and, in 1845, another part was used to form the Town of Chester.

Overall SnackAbility

5
/10

Population: 5,439
Median Home Price: $77,900
Population Change: -3.1%
Home Price Change: 0.4%
More on Albion: Homes For Sale | Data

Ballston Spa, NY

Overall SnackAbility

6
/10

Population: 5,443
Median Home Price: $222,200
Population Change: 3.1%
Home Price Change: 2.0%
More on Ballston Spa: PhotosHomes For Sale | Data

The village was first settled in 1771. In 1787 Benajah Douglas, grandfather of 1860 presidential candidate Stephen A. Douglas, built the first tavern and hotel at Ballston Spa. It was located near the natural spring.

How do you determine the best places to buy a home in new york for 2020?

We were in real estate for almost five years and have been working on this site for another three. Suffice is to say, we've put a lot of thought into what goes into finding a good place to buy a home.

So all that thinking has come to this moment where we get to spell out how we'd approach finding an up-and-coming place to live in New York. Put differently, the analysis will try to find places in New York with undervalued homes relative to pent up demand.

To do that we looked at the most recent American Community Survey Census data for 2014-2018 and compared it to the previous vintage (2012-2016). Specifically, we used the following criteria:

  • Y-o-Y Change In Population (People want to live here)
  • Y-o-Y Change In Median Home Prices (People are willing to pay for it)
  • Home Prices Relative To The State Average (It's still kinda cheap)

We want places that are growing, have seen home prices increase in recent years, and are still "cheap" for New York with the following caveats:

So of the 0 cities and towns in New York, only 166 places made it through our initial filters to even be considered.

We then ranked each place from 1 to 166 for the criteria mentioned above with 1 being the best for that criteria. We averaged the rankings to create a "best place to buy" index with the place having the lowest index being the best. You can download the data here.

Turns out that Sea Cliff is the best potential gem in the not-so-rough in the Empire State.

Read on for more on these places.

There You Have It - The Best Places To Purchase A House In new york for 2020

There's our analysis of the best places to buy a house in New York. And, to be clear, we aren't necessarily saying these places are the best places to live, just that it looks like they might be in a couple of years based on the data.

In fact, every place in the following table meets our criteria, so even though it may not look super long, remember we started off with all 0 places in the state.

So if we'd could rent or buy in these cities, we'd definitely buy.

For more new york reading, check out:

Detailed List Of The Best Places To Buy A Home In New York

City Rank Median Home Price Population Change Home Price Increase
Sea Cliff 1 $677,400 -0.7% 2.9%
Mechanicville 2 $191,400 -0.6% 20.2%
Kaser 3 $1,083,300 0.8% 33.3%
Kings Point 4 $2,000,001 0.1% 0.0%
Williamsville 5 $167,800 -0.3% 1.9%
Fairport 6 $183,200 -0.5% 5.6%
New Hempstead 7 $494,700 -0.1% 2.0%
Goshen 8 $291,700 -0.5% 1.4%
Albion 9 $77,900 -3.1% 0.4%
Ballston Spa 10 $222,200 3.1% 2.0%
Saranac Lake 11 $158,800 -2.1% -2.6%
Salamanca 12 $66,400 -0.7% 1.1%
Webster 13 $154,400 0.1% 3.1%
Bath 14 $84,400 -0.7% 7.5%
Pelham Manor 15 $866,100 -0.7% 0.8%
North Hills 16 $981,400 2.1% 0.2%
Wappingers Falls 17 $222,400 4.6% 5.0%
Malone 18 $83,800 -1.0% 1.9%
Washingtonville 19 $241,200 -0.5% 2.7%
Medina 20 $71,200 0.4% -0.1%
Wesley Hills 21 $599,100 -0.5% 5.5%
Hilton 22 $134,900 -0.6% 1.7%
Larchmont 23 $1,195,800 -0.3% 1.0%
East Aurora 24 $205,700 -0.6% 8.5%
Hudson 25 $216,000 -1.8% 14.0%
Solvay 26 $109,900 -1.1% 2.0%
Bronxville 27 $1,131,100 -0.5% 5.0%
Monticello 28 $103,700 -1.3% 23.9%
Canton 29 $168,300 -0.8% 4.3%
Horseheads 30 $110,900 -0.8% 4.3%
Lawrence 31 $916,500 -0.3% 3.1%
Irvington 32 $664,400 -0.7% -0.9%
Tuckahoe 33 $496,400 -1.0% 10.2%
East Rochester 34 $99,500 -0.6% 2.3%
Manorhaven 35 $582,800 -0.1% 4.6%
Cedarhurst 36 $516,400 -0.4% -1.5%
Bayville 37 $536,200 -0.7% -0.4%
Walden 38 $197,200 -0.8% 0.5%
North Syracuse 39 $112,200 0.3% 9.0%
Warwick 40 $326,900 -0.3% 5.2%
Norwich 41 $89,000 -1.1% 3.4%
Herkimer 42 $79,300 -6.3% -3.2%
Pelham 43 $680,600 -1.0% 5.2%
Great Neck Plaza 44 $354,400 -0.1% 4.6%
East Hills 45 $1,012,200 -0.0% 4.3%
Hudson Falls 46 $120,700 -0.6% -3.7%
New Paltz 47 $271,100 1.9% 0.1%
Nyack 48 $460,100 1.9% -0.8%
Pleasantville 49 $572,800 -0.8% 0.3%
Williston Park 50 $535,500 -0.5% 7.4%
Northport 51 $610,700 -0.8% 8.5%
Baldwinsville 52 $137,000 0.2% 15.4%
Briarcliff Manor 53 $714,600 -2.1% 4.1%
Scotia 54 $136,600 -0.8% -1.4%
Colonie 55 $213,800 -0.8% 3.3%
Ilion 56 $79,600 -1.0% 2.3%
Port Jefferson 57 $501,700 0.5% -2.4%
Chestnut Ridge 58 $465,300 -0.8% 5.6%
Geneseo 59 $164,100 -0.7% 0.9%
New Square 60 $376,400 1.7% 11.3%
Johnstown 61 $89,100 -0.6% 0.6%
Hornell 62 $66,900 -0.3% 1.1%
Brockport 63 $114,000 -0.8% -1.2%
Malverne 64 $444,600 -0.6% 0.6%
Monroe 65 $321,900 -0.0% 2.6%
Port Jervis 66 $146,000 -0.6% -9.2%
Airmont 67 $477,000 -1.0% 1.4%
Farmingdale 68 $402,200 1.4% 5.2%
Newark 69 $90,400 -1.0% 5.1%
Potsdam 70 $110,800 -4.4% 6.5%
Rensselaer 71 $132,700 -0.9% 4.7%
Amityville 72 $398,800 -0.6% 4.3%
Rye Brook 73 $734,200 -0.9% -1.7%
Hamburg 74 $168,400 0.2% 5.6%
East Rockaway 75 $453,100 -0.4% 1.9%
New Hyde Park 76 $547,800 -0.6% 9.8%
Massena 77 $78,200 -6.9% 4.1%
Watervliet 78 $145,300 -0.8% 1.8%
Sleepy Hollow 79 $633,300 -0.5% -0.1%
Lancaster 80 $124,100 -0.5% 1.0%
Great Neck 81 $815,100 -0.7% 2.5%
West Haverstraw 82 $261,500 -1.0% -1.5%
Canandaigua 83 $166,200 -0.5% 3.0%
Fredonia 84 $124,600 -0.5% -6.5%
Woodbury 85 $322,200 -0.5% 5.5%
Ogdensburg 86 $69,900 -0.9% 2.6%
Corning 87 $110,000 -0.7% 4.6%
Mount Kisco 88 $417,800 -0.9% 3.8%
Suffern 89 $312,100 -0.5% 0.4%
Oneida 90 $111,100 -1.3% 1.0%
Dobbs Ferry 91 $644,600 -1.0% 4.4%
Lake Grove 92 $399,300 -0.7% 2.8%
Fulton 93 $79,700 -0.8% 1.9%
Tarr 94 $597,700 -0.7% 2.6%
Dunkirk 95 $65,900 -0.9% 2.5%
Mastic Beach 96 $212,200 -19.5% 9.8%
Haverstraw 97 $248,200 -0.8% 0.0%
Babylon 98 $458,400 -0.7% 1.1%
Patchogue 99 $312,500 -0.2% 4.1%
Endicott 100 $87,600 -0.8% -2.4%

How Is The Area In ?

About Chris Kolmar

Chris Kolmar has been in the real estate business for almost ten years now. He originally worked for Movoto Real Estate as the director of marketing before founding HomeSnacks.

He believes the key to finding the right place to live comes down to looking at the data, reading about things to do, and, most importantly, checking it out yourself before you move.

If you've been looking for a place to live in the past several years, you've probably stumbled upon his writing already.

You can find out more about him on LinkedIn or his website.