The story of this market
The typical home in Cortland County, New York sells for about $229,000, or $134 per square foot.
Prices are up +7.6% from a year ago, so sellers still have some momentum. Homes take about 45 days to sell. Over the long run, values in this county have grown 52% since 2000. Last year 5 of 8 neighborhoods saw prices rise, so the story isn't the same street to street. The biggest natural hazard here is riverine flooding, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $1,171 a month.
HUD sets the fair market rent for a 2-bedroom at $1,171 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Low.
Price climate
Every year of price change, 2000–2025
0%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2022 (+16.9%). Worst: 2009 (-4.4%). Hover to read a year.
Monthly price momentum
Home values since 2015
+5.5%
NY · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,473
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
0%
2025 change
FHFA repeat-sales index, median of 8 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
49
Relatively Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $17,126,340.
Mortgage activity
Home lending in this county
76%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 1248 | 716 | 76% | 5.8% | $125,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Cortland County, New York
Cortland County's housing market remains stable with steady demand and a median listing price of $229,000. While inventory remains tight, the market is characterized by a buyer-friendly environment where homes are selling near asking prices. Ongoing housing needs assessments suggest a proactive approach to managing future development and supply.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 3 cities · 5 ZIP reports
Median prices moved down 2.6% year over year.
Homes spend a median of 33 days on market with 0.4 months of supply — a fast-moving market.
2% of listings have cut prices · homes sell at 12.28% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.2% · poverty 14.5% — a stable, low-distress profile.
ACS 2024 5-year estimates. Aggregate published statistics for this county — never individual records, and never an attribute of any individual property or resident.
Deterministic aggregate of 2 researched ZIP reports of 5 — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Cortland County, New York — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Sep 18
researched Sep 17
researched Sep 16
researched Sep 16
researched Sep 16
| 13040 | Cincinnatus | $155,000 | $138 | +3.5% | 45 | 98% | 15% | 3 | 6 | $908 | researched Sep 18 |
| 13045 | Cortland | $194,000 | $107 | -42.2% | 234 | 104% | — | 1 | 1 | $981 | researched Sep 17 |
| 13077 | Homer | $164,500 | $159 | -20.9% | 47 | 103.2% | 6% | 10.7 | 60 | $1,207 | researched Sep 16 |
| 13087 | Little York | $279,950 | $270 | -3.4% | 32 | — | — | — | 2,087 | $1,850 | researched Sep 16 |
| 13101 | McGraw | $185,000 | $128 | +2.8% | 42 | 98.2% | 12% | 3.5 | 14 | $1,042 | researched Sep 16 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
The county is currently focused on housing development initiatives as outlined in the 2026 Cortland County Housing Needs Assessment to address inventory constraints.
Property taxes in Cortland County are levied by local jurisdictions and school districts, with assessments managed at the local level; effective rates are among the higher tier in New York State.
The economy is anchored by local government, education, and small-scale manufacturing, with ongoing efforts to improve housing and infrastructure to support workforce retention.
The county is served by major regional corridors including I-81, which provides primary access to the Syracuse and Binghamton employment hubs.
Assessments are conducted by local municipal assessors, with the county providing oversight and coordination for tax equalization.
The county is served by various school districts and special utility districts that manage water and sewer infrastructure in more densely populated areas.
- The Adventure Center4.68.4 mi
- Ithaca Children's Garden4.727.4 mi
- Shipwreck Amusements4.511.9 mi
- Ithaca Farmers Market4.727.1 mi
- Robert Purcell Community Center4.425.4 mi
- Heritage Hill Brewhouse4.226.2 mi
- Navarino Orchard4.729.5 mi
- State Theatre of Ithaca4.726.8 mi
- Tinker Falls4.716.6 mi
- Bowman Lake State Park4.516.1 mi
- Labrador Hollow Unique Area4.817.4 mi
- Dorchester Park4.713.2 mi
- Greenwood Park4.618.1 mi
- Stewart Park4.726.6 mi
- Herbert F. Johnson Museum of Art4.726 mi
- Sciencenter4.726.8 mi
- Cayuga Nature Center4.328.8 mi
- Museum of the Earth4.628.2 mi
- Bowman Lake State Park4.516.1 mi
- Labrador Hollow Unique Area4.817.4 mi
- Dorchester Park4.713.2 mi
- Greenwood Park4.618.1 mi
- Lime Hollow Nature Center4.713.3 mi
- Lansing Harbor4.428.2 mi
- ONCO Fermentations, Inc.4.818.3 mi
- Stonehedges Golf Course4.517.5 mi
- Elm Tree Golf Course4.213.4 mi
- Marshalls4.411.6 mi
- Price Chopper4.211.5 mi
- JCPenney4.211.5 mi
- Anderson's Farm Market4.813.5 mi
- Cortlandville Mall411.5 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
A central community park in the City of Cortland offering recreational space and community gathering areas.
Data retrieved from US Census Bureau QuickFacts and Census Reporter profiles.
applies when — Applies to residential rental property where at least 20% of units are subject to an agreement restricting occupancy to income-qualified tenants.
The assessed valuation must be determined using the income approach based on actual net operating income, excluding subsidies, tax credits, or grants used for development costs.
N.Y. Real Property Tax Law Section 581-A
New York is a judicial foreclosure state, meaning the lender must file a lawsuit in court to foreclose on a property. The process typically takes approximately one year from the start of the case to the sale of the home.
New York Real Property Actions and Proceedings Law
applies when — Applies to the sale of residential real property (up to four units).
Sellers are required to provide a Property Condition Disclosure Statement to the buyer. Failure to provide the statement may result in a credit of $500 to the buyer at closing. Knowingly false or incomplete statements may subject the seller to legal claims.
New York Real Property Law Article 14, Section 462
Real property is assessed by local jurisdictions based on a uniform percentage of value. The tax liability is calculated as (Assessed Value * Tax Rate) - Exemptions. Owners of one, two, or three-family owner-occupied residential property have the right to Small Claims Assessment Review (SCAR) to challenge assessments.
New York Real Property Tax Law Article 3 and 7
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.