New York attracts Americans from all over. And there are good reasons why: cheaper houses, affordable cost of living, and quality education. You can’t go wrong with the Empire State!
Although property prices have risen in recent years, the average home value in the top 10 cheapest cities is still only around $300,000. Ogdensburg’s cost of living is 25.2% lower than the national average, and Hornell is 21.9% more affordable than the rest of the country.
But that’s not all! Retirees can enjoy Oneida’s friendly community and peaceful environment, with homes averaging a nominal $186K. Meanwhile, Syracuse offers a booming job market in education, healthcare, and technology, with median home prices at just $195,762.
Cheapest Places to Live in New York in 2025
Here’s our ranking of the most affordable places to live in New York. We’ve considered the average household income, median list price, median house rent, and the population of the cities.
| City | Median Home Value | Median House Rent | Cost of Living Compared to National Average | Median Household Income | Population |
|---|---|---|---|---|---|
| 1. Hornell | $108,151 | $995 | 21.9% lower ⬇️ | $47,632 | 8,049 |
| 2. Ogdensburg | $110,645 | $825 | 25.2% lower ⬇️ | $58,184 | 9,304 |
| 3. Niagara Falls | $159,052 | $1,099 | 13% lower ⬇️ | $45,932 | 47,599 |
| 4. Oneida | $186,999 | $1,250 | 15.3% lower ⬇️ | $56,044 | 10,094 |
| 5. Syracuse | $195,762 | $1,450 | 12.6% lower ⬇️ | $43,584 | 145,560 |
| 6. Buffalo | $229,645 | $1,350 | 7.9% lower ⬇️ | $46,184 | 274,678 |
| 7. Albany | $297,741 | $1,500 | 0.7% lower ⬇️ | $54,736 | 101,228 |
| 8. Rochester | $220,607 | $1,443 | 11.4% lower ⬇️ | $44,156 | 207,274 |
| 9. Utica | $189,528 | $1,200 | 14.3% lower ⬇️ | $48,212 | 63,607 |
| 10. Troy | $271,339 | $1,375 | 4.2% lower ⬇️ | $54,837 | 50,607 |
10 Cheapest Places to Live in New York
Here’s our list of 10 cities that offer affordable living options in the Empire State:
#1 Hornell
- Median house rent is $995 | Rental prices range between $750 and $1,995.
- Median home value of Hornell is $108,151.
- Cost of living in Hornell is 21.9% cheaper than the national average.
- 1 Popular Zip in Hornell, NY: 14843
Hornell is a highly affordable place to live in New York. It offers affordable housing at 78% lower than the national average. Moreover, the city features historical attractions such as the Hornell Erie Depot Museum. The Hornell Area Family YMCA is one of the top employers in the city.
» Hornell Homes for Sale: Find your dream home in the cheapest city to live in New York.
#2 Ogdensburg
- Median house rent is $825 | Rental prices range between $800 and $875.
- Median home value of Ogdensburg is $110,645.
- Cost of living in Ogdensburg is 25.2% cheaper than the national average.
- 1 Popular Zip in Ogdensburg, NY: 13669
Ogdensburg is one of the cheapest places to stay in New York, with affordable groceries at 4.9% lower than nationwide. The city provides picturesque views and several water-based activities on the St. Lawrence River. You can also find homes for around ~$110K, which makes it a great place to raise a family.
» Ogdensburg Homes for Sale: Explore thousands of properties in the New York real estate market.
#3 Niagara Falls
- Median house rent is $1,099 | Rental prices range between $400 and $3,995.
- Median home value of Niagara Falls is $159,052.
- Cost of living in Niagara Falls is 13% cheaper than the national average.
- 3 Popular Zips in Niagara Falls, NY: 14301 | 14305 | 14303
Niagara Falls is one of the most affordable places to live in New York State. Transportation costs 16.1% lower than the national average. The city also offers ample scope for employment in establishments like the Niagara Falls Memorial Medical Center and Tulip Richardson Manufacturing.
» Niagara Falls Homes for Sale: Look for homes in the cheapest places to live in New York State.
#4 Oneida
- Median house rent is $1,250 | Rental prices range between $1,075 and $2,350.
- Median home value of Oneida is $186,999.
- Cost of living in Oneida is 15.3% cheaper than the national average.
- 1 Popular Zip in Oneida, NY: 13421
Oneida residents can save money on utilities and groceries, with costs 1.3% and 2.2% lower than the national average. Renowned for its healthcare and suburban atmosphere, it is highly appealing to retirees. The Oneida Healthcare Center and the Arc Madison Cortland are major employers.
» Oneida Homes for Sale: Search for properties in one of the cheapest places to live in NY.
#5 Syracuse
- Median house rent is $1,450 | Rental prices range between $595 and $4,800.
- Median home value of Syracuse is $195,762.
- Cost of living in Syracuse is 12.6% cheaper than the national average.
- 3 Popular Zips in Syracuse, NY: 13204 | 13208 | 13205
Syracuse, also known as ‘The Salt City’, has transportation that costs 14.7% less than the national average. Affordable food, health, and housing facilities make it one of the cheapest cities in New York. St. Joseph’s Health and OBG provide frequent employment in the health and manufacturing sectors.
» Syracuse Homes for Sale: Browse affordable places to live in NY.
#6 Buffalo
- Median house rent is $1,350 | Rental prices range between $450 and $10,000.
- Median home value of Buffalo is $229,645.
- Cost of living in Buffalo is 7.9% cheaper than the national average.
- 3 Popular Zips in Buffalo, NY: 14215 | 14207 | 14231
You can comfortably live in Buffalo with an average household income of $46,184. Housing costs are 37.2% lower than the US average, making it ideal for you to buy a house in New York. CTG and the Buffalo Medical Group are top employers in the city.
» Buffalo Homes for Sale: Look for a home in one of the cheapest places to live in New York.
#7 Albany
- Median house rent is $1,500 | Rental prices range between $120 and $4,800.
- Median home value of Albany is $297,741.
- Cost of living in Albany is 0.7% cheaper than the national average.
- 3 Popular Zips in Albany, NY: 12206 | 12208 | 12203
Albany is one of the best places to live in New York State. Food for one costs around $603 monthly, making it one of the most budget-friendly options countrywide. Known for its rich history, the city is also the State capital. Top Fortune 500 companies, like American Express and J.P. Morgan, are key employers.
» Albany Homes for Sale: Get yourself a home in the cheapest area to live in New York.
#8 Rochester
- Median house rent is $1,443 | Rental prices range between $400 and $5,500.
- Median home value of Rochester is $220,607.
- Cost of living in Rochester is 11.4% cheaper than the national average.
- 3 Popular Zips in Rochester, NY: 14621 | 14609 | 14611
Rochester offers budget-friendly living, with transportation costs 9.4% below the national average. The city is fabled for world-class institutions, like the University of Rochester. Besides, Rochester boasts a thriving arts scene with numerous museums, theaters, and music venues for entertainment.
» Rochester Homes for Sale: Browse cheap places to live in NY.
#9 Utica
- Median house rent is $1,200 | Rental prices range between $600 and $12,000.
- Median home value of Utica is $189,528.
- Cost of living in Utica is 14.3% cheaper than the national average.
- 2 Popular Zips in Utica, NY: 13502 | 13501
Utica is one of the cheapest cities to live in New York, with rental rates in the city $880 less than the national average. Food expenses amount to an affordable $579 monthly for one. The city is also home to major companies like Delft Blue LLC, and educational institutions like the Utica College for Young Adults.
» Utica Homes for Sale: Find affordable places to live in New York.
#10 Troy
- Median house rent is $1,375 | Rental prices range between $462 and $3,195.
- Median home value of Troy is $271,339.
- Cost of living in Troy is 4.2% cheaper than the national average.
- 2 Popular Zips in Troy, NY: 12180 | 12182
Troy is a cheap place to live in New York with housing costs 30.3% lower than the national average. It is home to Russell Sage College, a prominent educational institution. Transportation also costs 6.8% lower than the national average, which further boosts its affordability.
» Troy Homes for Sale: Search homes in one of the most inexpensive places to live in New York.
So, Where Is the Cheapest Place to Live in New York?
If you want to move to New York, you will find cheap houses for sale in New York under 400K in cities like Hornell, Ogdensburg, and Oneida. They also offer stable job opportunities, and a low cost of living which is more affordable than other New York cities.
Cities like Albany and Troy are slightly expensive but provide better job opportunities. You must research the home prices and living costs. Also, getting a mortgage pre-approval helps you stand out in the competition before buying a house in New York.
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Research Methodology
To rank the top cities in New York, we analyzed all the regions, evaluating them based on specific criteria. Below is a breakdown of the factors used and the sources of information that informed our rankings.
- Population: World Population Review [1]
- Median Home Price: Zillow [2]
- Median Rent: Zillow [3]
- Cost of Living: Rent Cafe [4]
Frequently Asked Questions
What is the least expensive place to live in New York?
The cheapest place to live in New York is Hornell. It offers affordable transportation, which is 30.3% lower than the national average.
NY
» 10 Cheapest Places to Live in New York: Find out the other cheapest places to live in NY .
Which is the best place to live in New York?
The best place to live in New York is Syracuse, followed by Rochester, New York City, Albany, Buffalo, Binghamton, and Ithaca.
Is it expensive to live in New York?
Yes, It is. The median home value is $757,540. If you're looking for cities with affordable housing and a low cost of living, you can try your luck in some of these cheapest places in America.
Which New York city has the lowest cost of living?
Ogdensburg has the lowest cost of living, which is 25.2% and 38.4% lower than the national and state average, respectively.
