Most Expensive Places To Live In New York For 2020


We used science and data to determine which cities in New York that will put a big dent in your wallet.

Editor’s Note: We updated this article for 2020. This is our sixth time ranking the most expensive places to live in New York.

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We all know that the Empire State is one of most expensive states in the country, so trust us when we say that the cities on this list are mind-bogglingly pricey. But where are these extra-expensive cities in New York?

It should come as no shock that one of the most expensive cities in America, New York City, is featured on this list. Equally unsurprising is the inclusion of Long Island's bastions of "old money" on the North Shore, like Manorhaven and Glen Cove. In fact, most places on this list are within spitting distance of NYC. Hey, there's a high price tag on living near one of the most iconic cultural and commercial centers on the planet.

Before moving to any of these places, you'd be well advised to have a good job lined up, because to keep up with the Joneses in New York, you'll want to earn a minimum income of $20,102/year. When you're living next door to Michael Bloomberg, Rupert Murdoch, and 100 some-odd other billionaires, you'd better believe you need to make good money to stay in the neighborhood.

Get ready to drop the platinum card on Fifth Ave, make a killing on Wall Street, and put your name down for an apartment on Billionaires' Row, because we're heading to the most expensive places in New York.

What's the most expensive place to live in New York? Well, HomeSnacks crunched the numbers and discovered that Kaser is the most expensive place to live in New York.

So hopefully Ilion (the cheapest place to live in New York) can show these guys how to live on a budget in the coming years. Read on for how these places had costs rise faster than inflation.

And if you already knew these places were expensive, check out some more reading about New York and the most expensive cities in the country:

The 10 Most Expensive Places To Live In New York For 2020

Overall SnackAbility

4
/10

Population: 5,179
Rank Last Year: 2 (No Change)
Home Price To Income Ratio: 53.9x (1st most expensive)
Income To Rent Ratio: 19.7x (2nd most expensive)
More on Kaser: Real Estate | Data

Coordinates: 4107N 7404W 41.117; -74.067

The median income in Kaser comes in at $20,102 and the median home value is $1,083,300 for 2020.

Manorhaven, NY

Source: Public domain
Overall SnackAbility

6
/10

Population: 6,620
Rank Last Year: 4 (Up 1)
Home Price To Income Ratio: 6.5x (16th most expensive)
Income To Rent Ratio: 38.9x (12th most expensive)
More on Manorhaven: Real Estate | Data | Photos

The median income in Manorhaven comes in at $89,492 and the median home value is $582,800 for 2020.

Sleepy Hollow, NY

Source: Public domain
Overall SnackAbility

6
/10

Population: 10,138
Rank Last Year: 3 (No Change)
Home Price To Income Ratio: 9.7x (5th most expensive)
Income To Rent Ratio: 44.9x (29th most expensive)
More on Sleepy Hollow: Real Estate | Data | Photos

Sleepy Hollow is a village in the town of Mount Pleasant, in Westchester County, New York. The village is located on the east bank of the Hudson River, about 30 miles north of New York City, and is served by the Philipse Manor stop on the Metro-North Hudson Line. To the south of Sleepy Hollow is the village of Tarrytown, and to the north and east are unincorporated parts of Mount Pleasant. The population of the village at the 2010 census was 9,870.

The median income in Sleepy Hollow comes in at $65,510 and the median home value is $633,300 for 2020.

Kiryas Joel, NY

Overall SnackAbility

5
/10

Population: 23,536
Rank Last Year: 6 (Up 1)
Home Price To Income Ratio: 14.2x (4th most expensive)
Income To Rent Ratio: 27.0x (3rd most expensive)
More on Kiryas Joel: Real Estate | Data | Photos

Kiryas Joel is a village within the town of Monroe in Orange County, New York, United States. The majority of its residents are Yiddish-speaking Hasidic Jews who belong to the worldwide Satmar Hasidic sect.

The median income in Kiryas Joel comes in at $31,925 and the median home value is $454,500 for 2020.

New York, NY

Overall SnackAbility

8
/10

Population: 8,443,713
Rank Last Year: 5 (No Change)
Home Price To Income Ratio: 9.4x (6th most expensive)
Income To Rent Ratio: 43.5x (21st most expensive)
More on New York: Real Estate | Data | Photos

The City of New York, often called New York City or simply New York, is the most populous city in the United States. With an estimated 2016 population of 8,537,673 distributed over a land area of about 302.6 square miles, New York City is also the most densely populated major city in the United States. Located at the southern tip of the state of New York, the city is the center of the New York metropolitan area, one of the most populous urban agglomerations in the world with an estimated 23.7million residents as of 2016. A global power city, New York City has been described as the cultural, financial, and media capital of the world, and exerts a significant impact upon commerce, entertainment, research, technology, education, politics, and sports. The city's fast pace defines the term New York minute. Home to the headquarters of the United Nations, New York is an important center for international diplomacy.

The median income in New York comes in at $60,762 and the median home value is $570,500 for 2020.

New Square, NY

Source: Public domain
Overall SnackAbility

4
/10

Population: 8,133
Rank Last Year: 7 (No Change)
Home Price To Income Ratio: 16.0x (3rd most expensive)
Income To Rent Ratio: 17.1x (1st most expensive)
More on New Square: Real Estate | Data | Photos

New Square is an all-Hasidic village in the town of Ramapo, Rockland County, New York, United States. It is located north of Hillcrest, east of Viola, south of New Hempstead, and west of New City. As of the 2010 census, it had a population of 6,944. Its inhabitants are predominantly members of the Skverer Hasidic movement who seek to maintain a Hasidic lifestyle disconnected from the secular world.

The median income in New Square comes in at $23,578 and the median home value is $376,400 for 2020.

Great Neck, NY

Overall SnackAbility

7
/10

Population: 10,203
Rank Last Year: 9 (Up 1)
Home Price To Income Ratio: 8.7x (7th most expensive)
Income To Rent Ratio: 50.3x (50th most expensive)
More on Great Neck: Real Estate | Data | Photos

Great Neck is a region on Long Island, New York, that covers a peninsula on the North Shore of Long Island, which includes the villages of Great Neck, Great Neck Estates, Great Neck Plaza, and others, as well as an area south of the peninsula near Lake Success and the border territory of Queens. The incorporated village of Great Neck had a population of 9,989 at the 2010 census, while the larger Great Neck area comprises a residential community of some 40,000 people in nine villages and hamlets in the town of North Hempstead, of which Great Neck is the northwestern quadrant. Great Neck has five ZIP Codes, and one school district.

The median income in Great Neck comes in at $94,153 and the median home value is $815,100 for 2020.

Glen Cove, NY

Overall SnackAbility

9
/10

Population: 27,226
Rank Last Year: 11 (Up 2)
Home Price To Income Ratio: 6.4x (20th most expensive)
Income To Rent Ratio: 44.2x (23rd most expensive)
More on Glen Cove: Real Estate | Data | Photos

Glen Cove is a city in Nassau County, New York, United States, on the North Shore of Long Island. As of the United States 2010 Census, the city population was 26,964.

The median income in Glen Cove comes in at $78,066 and the median home value is $498,500 for 2020.

Port Chester, NY

Source: Public domain
Overall SnackAbility

7
/10

Population: 29,418
Rank Last Year: 8 (Down 2)
Home Price To Income Ratio: 6.8x (13th most expensive)
Income To Rent Ratio: 43.4x (19th most expensive)
More on Port Chester: Real Estate | Data | Photos

Port Chester is a village in Westchester County, New York, United States. The village is part of the town of Rye. As of the 2010 census, Port Chester had a population of 28,967. Port Chester borders on the State of Connecticut to the east. The village name is pronounced with the same syllable stress pattern as that of the county which contains it, i.e., "PORT ches-ter", not "Port CHES-ter".

The median income in Port Chester comes in at $65,317 and the median home value is $441,700 for 2020.

Nyack, NY

Overall SnackAbility

7.5
/10

Population: 7,188
Rank Last Year: 10 (Down 1)
Home Price To Income Ratio: 6.4x (18th most expensive)
Income To Rent Ratio: 43.7x (22nd most expensive)
More on Nyack: Real Estate | Data | Photos

Nyack is a village located primarily in the town of Orangetown in Rockland County, New York, United States. Incorporated in 1872, it retains a very small western section in Clarkstown. It is an inner-suburb of New York City lying approximately 19 miles north of the Manhattan boundary near the west bank of the Hudson River, situated north of South Nyack, east of Central Nyack, south of Upper Nyack.

The median income in Nyack comes in at $71,474 and the median home value is $460,100 for 2020.

How We Determined The Most Expensive Places To Live In The Empire State For 2020

Map Of The Cheapest Places To Live In New York
The two most important things to think about when it comes to being able to afford if you can live comes down to:

  1. How much do money do I make?
  2. How much do I have spend to live there?

You need to understand your costs in the context of how much money you make.

For example, if the median household earns $100,000 and spends $40,000 on housing it's actually cheaper to live there than a place with a median income of $50,000 and housing costs of $21,000. You might spend more on housing, but you have more money overall to play with.

With that example in mind, we derived several statistics from the latest Census American Community Survey 2014-2018 around incomes and costs. They are:

  • Median Home Price / Median Income (lower is better)
  • Median Income / Median Rent (Higher is better)
  • Median Home Price

We added simply median home price because high home prices generally correlate with higher expenses for all costs related to homes (heating, electricity, etc).

You can then compare these metrics in each of the places in New York to figure out which is the most expensive.

What you are left with is a "Cost of Living Index" by taking the average rank of each of these metrics for each city.

So we used that cost of living index in order to rank all of the 166 places in New York that have more than 5,000 people.

The place with the highest cost of living in New York according to the data is Kaser. You can download the data here.

Taking A Chunk Out Of Your Paycheck In New York For 2020

Well there you have it, the places in New York that have the highest cost of living, with Kaser ranking as the most expensive city in the Empire State.

Here's a look at the most affordable cities in New York according to the data:

  1. Ilion
  2. Ogdensburg
  3. Olean

For more New York reading, check out:

Detailed List Of The Most Expensive Cities In New York

Rank City ExpensiveScore Population Home/Income Ratio Income/Rent Ratio
1 Kaser 3.0 5,179 53.9x 19.7x
2 Manorhaven 18.33 6,620 6.5x 38.9x
3 Sleepy Hollow 18.33 10,138 9.7x 44.9x
4 Kiryas Joel 18.67 23,536 14.2x 27.0x
5 New York 18.67 8,443,713 9.4x 43.5x
6 New Square 21.67 8,133 16.0x 17.1x
7 Great Neck 23.33 10,203 8.7x 50.3x
8 Glen Cove 27.33 27,226 6.4x 44.2x
9 Port Chester 28.33 29,418 6.8x 43.4x
10 Nyack 29.0 7,188 6.4x 43.7x
11 Tuckahoe 31.0 6,587 6.3x 45.1x
12 Ithaca 31.0 30,568 7.4x 29.6x
13 White Plains 31.33 58,040 6.5x 49.8x
14 Spring Valley 31.67 32,281 6.6x 32.7x
15 Mamaroneck 32.33 19,213 6.4x 51.0x
16 Harrison 32.67 27,956 6.8x 55.4x
17 New Paltz 33.0 7,175 6.5x 31.9x
18 Mount Vernon 34.0 68,035 6.3x 42.8x
19 New Rochelle 36.33 79,205 7.0x 54.2x
20 Ossining 38.0 25,174 5.3x 43.5x
21 Yonkers 40.0 199,745 6.3x 46.4x
22 Sea Cliff 40.67 5,051 5.6x 56.1x
23 Peekskill 41.33 24,008 5.2x 39.7x
24 Garden City 43.33 22,533 4.9x 53.6x
25 Long Beach 45.33 33,509 5.1x 50.9x
26 Geneseo 46.67 8,096 5.4x 35.2x
27 Cedarhurst 47.33 6,661 5.2x 53.7x
28 Great Neck Plaza 48.67 6,957 4.5x 43.0x
29 Hempstead 48.67 55,399 5.0x 44.4x
30 Hudson 49.0 6,339 6.1x 46.6x
31 Bronxville 49.33 6,394 6.0x 64.0x
32 Poughkeepsie 53.0 30,356 4.6x 38.6x
33 West Haverstraw 56.0 10,253 4.3x 43.3x
34 Rye 57.0 15,862 6.9x 84.8x
35 Pelham Manor 57.0 5,595 5.3x 66.7x
36 Williston Park 57.67 7,294 5.0x 58.3x
37 Farmingdale 58.33 8,842 4.7x 53.3x
38 Westbury 58.67 15,320 4.5x 53.4x
39 Newburgh 58.67 28,282 4.3x 34.2x
40 Haverstraw 59.33 12,081 4.0x 44.2x
41 North Hills 59.67 5,639 7.1x 88.3x
42 East Rockaway 60.0 9,802 4.5x 54.3x
43 Chestnut Ridge 60.67 8,057 5.2x 59.8x
44 Wesley Hills 61.0 5,858 5.1x 64.1x
45 Lawrence 61.0 6,535 6.4x 84.2x
46 Mount Kisco 61.33 10,894 5.1x 57.3x
47 New Hempstead 61.33 5,354 4.3x 55.9x
48 Scarsdale 61.67 17,805 5.8x 84.3x
49 Rockville Centre 63.0 24,442 5.5x 70.4x
50 Lynbrook 63.0 19,552 4.5x 55.3x
51 Wappingers Falls 63.33 5,663 3.8x 44.6x
52 Mineola 63.33 19,132 4.9x 59.2x
53 Airmont 64.0 8,776 5.2x 62.3x
54 Pelham 65.33 6,949 5.2x 74.0x
55 Port Jefferson 65.33 7,871 4.6x 60.5x
56 Northport 65.67 7,348 5.3x 72.5x
57 Mastic Beach 65.67 11,953 3.2x 37.0x
58 Freeport 66.33 43,128 4.3x 53.2x
59 Larchmont 66.33 6,092 5.6x 115.5x
60 Tarr 66.67 11,459 5.0x 66.4x
61 Massapequa Park 67.33 17,120 3.7x 54.7x
62 Port Jervis 68.67 8,614 3.7x 40.5x
63 Patchogue 69.0 12,398 4.2x 53.4x
64 Rye Brook 69.0 9,459 5.1x 80.8x
65 Bayville 69.67 6,708 5.1x 68.3x
66 Floral Park 70.67 16,209 5.0x 68.6x
67 Albany 71.33 97,889 3.8x 47.8x
68 Kingston 71.67 23,210 3.5x 45.7x
69 Pleasantville 71.67 7,214 4.8x 68.7x
70 Middletown 73.0 27,644 3.4x 46.1x
71 Dobbs Ferry 73.33 11,027 4.7x 74.9x
72 Irvington 73.67 6,539 5.1x 85.4x
73 Hastings-On-Hudson 74.0 7,964 4.7x 77.6x
74 Lake Grove 74.67 11,130 3.8x 57.5x
75 Valley Stream 76.0 37,609 3.9x 58.8x
76 Troy 77.33 49,610 3.5x 45.8x
77 Lindenhurst 78.33 27,053 3.9x 58.7x
78 Monticello 79.0 6,476 3.3x 34.9x
79 Webster 81.0 5,565 3.3x 49.2x
80 Briarcliff Manor 81.0 7,697 4.4x 96.9x
81 New Hyde Park 81.33 9,846 4.3x 75.6x
82 Mechanicville 81.33 5,144 4.2x 56.8x
83 Potsdam 81.33 9,281 3.4x 44.7x
84 Saratoga Springs 81.67 27,772 4.6x 65.3x
85 Suffern 82.0 10,926 3.6x 57.6x
86 Watervliet 83.33 10,120 3.4x 49.8x
87 Oneonta 83.67 13,834 3.3x 49.9x
88 Croton-On-Hudson 85.67 8,183 4.3x 82.9x
89 Brockport 85.67 8,350 3.0x 45.1x
90 Amityville 86.0 9,452 4.0x 65.6x
91 Babylon 88.0 12,089 3.6x 67.9x
92 Goshen 88.67 5,354 3.7x 62.4x
93 Watertown 89.5 26,057 3.1x 50.6x
94 Binghamton 92.0 45,503 2.8x 44.3x
95 Beacon 93.33 14,279 3.5x 63.4x
96 Warwick 93.33 6,779 4.3x 76.8x
97 Malverne 94.0 8,535 3.7x 77.5x
98 Plattsburgh 94.33 19,515 3.2x 56.4x
99 Syracuse 94.67 143,293 2.6x 45.8x
100 Canandaigua 95.0 10,348 3.4x 58.6x

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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.