The story of this market
The typical home in Madison County, New York sells for about $240,000, or $145 per square foot.
Prices are up +6.7% from a year ago, so sellers still have some momentum. Homes take about 38 days to sell. Over the long run, values in this county have grown 104% since 2000. Last year 8 of 15 neighborhoods saw prices rise, so the story isn't the same street to street. The biggest natural hazard here is winter weather, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $1,493 a month.
HUD sets the fair market rent for a 2-bedroom at $1,493 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 (+15.1%). Worst: 2010 (-2.2%). 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
$1,808
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 15 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
46
Relatively Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $22,957,558.
Mortgage activity
Home lending in this county
77.3%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 2176 | 1277 | 77.3% | 3.2% | $160,000 |
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 Approval rate is approved ÷ decided (withdrawn and incomplete files excluded).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.
Madison County, New York
Madison County's residential real estate market remains balanced to competitive, supported by steady year-over-year price growth and low available inventory under three months of supply. Demand in western towns like Cazenovia and Chittenango benefits from commuter access to Syracuse and regional employment anticipation, while property taxes and interest rates maintain buyer price discipline.
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 · 10 cities · 18 ZIP reports
Median prices moved down 9.3% year over year.
Homes spend a median of 32 days on market with 1.7 months of supply — a fast-moving market.
6% of listings have cut prices · homes sell at 52.05% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.8% · poverty 10.2% — 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 17 researched ZIP reports of 18 — 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.
Madison 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 6.3%/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 16
researched Sep 16
researched Sep 16
researched Sep 18
researched Sep 17
researched Sep 19
researched Sep 17
researched Sep 19
researched Sep 18
researched Sep 19
| 13032 | Canastota | $249,900 | $185 | +2.1% | 35 | 98.5% | 5% | 3.5 | 42 | $945 | researched Sep 16 |
| 13035 | Cazenovia | $296,700 | $165 | +3.2% | 45 | 98.5% | 12% | 6.2 | 174 | $1,244 | researched Sep 16 |
| 13037 | Chittenango | $211,797 | $193 | +6.1% | 33 | 98.5% | 6% | 8.6 | 900 | $819 | researched Sep 16 |
| 13040 | Cincinnatus | $155,000 | $138 | +3.5% | 45 | 98% | 15% | 3 | 6 | $908 | researched Sep 18 |
| 13052 | DeRuyter | $199,900 | $146 | +17.7% | 28 | — | — | — | 744 | $663 | researched Sep 17 |
| 13054 | Durhamville | $164,500 | $146 | -20.9% | 33 | 103.2% | 6% | 2.9 | 60 | $595 | researched Sep 19 |
| 13061 | Erieville | $275,450 | $193 | +12.5% | 33 | 103.2% | 6% | 2.8 | 900 | $779 | researched Sep 17 |
| 13082 | Kirkville | $275,450 | $193 | +12.5% | 33 | 103.2% | 6% | 2.8 | 900 | $631 | researched Sep 19 |
| 13163 | Wampsville | $199,900 | $135 | +17.7% | 30 | 98.5% | 15% | 4.2 | 640 | $1,625 | researched Sep 18 |
| 13332 | Earlville | $319,950 | $193 | -3.8% | 33 | 100% | 6% | 1.1 | 900 | $1,194 | researched Sep 19 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Madison County maintains violent and property crime rates substantially lower than both New York State and national averages. Rural coverage is anchored by the Madison County Sheriff's Office and New York State Police Troop D, resulting in stable safety profiles across townships.
Public school quality is anchored by strong suburban-rural districts including Cazenovia Central and Chittenango Central, alongside Hamilton Central near Colgate University. Regional graduation rates typically exceed 90 percent with competitive Regents diploma attainment.
Flood risk is localized primarily to creek channels, the Erie Canal corridor, and areas directly adjacent to Oneida Lake and Cazenovia Lake. Wildfire and extreme wind risks remain minimal, though winter severe storms and lake-effect snowfall regularly impact building maintenance and roof load expectations.
Economic expansion is influenced by proximity to the Syracuse metro and the incoming Micron megafab in neighboring Onondaga County, driving peripheral housing interest along the western border. Higher education anchors including Colgate University, SUNY Morrisville, and healthcare networks provide local economic stability.
Real property taxes are levied on assessed values set by town assessors rather than a centralized county appraisal authority, with equalization rates established by the New York State Department of Taxation and Finance. Tax bills reflect combined county, municipal, and school district levies, frequently mitigated by the New York School Tax Relief (STAR) program.
Commuters heading west into downtown Syracuse or eastern suburbs via Route 5 and Route 92 experience typical drive times of 20 to 45 minutes depending on township origin, while I-90 / NYS Thruway provides rapid regional east-west access.
Residents have direct access to Cazenovia Lake, Oneida Lake shoreline parks, Chittenango Falls State Park, and sections of the Old Erie Canal State Historic Park. Winter recreation includes regional snowmobile trail networks and cross-country skiing across state forest lands.
Residential permitting consists primarily of single-family custom builds, rural lot divisions, and residential additions overseen at the individual municipal town building code level.
The rental universe is concentrated around higher education nodes in Hamilton and Morrisville and suburban multifamily properties in Oneida and Chittenango. Vacancies are tight near colleges and western commuter pockets, leading to steady upward rent pressure.
Madison County's economic framework relies on higher education (Colgate University, SUNY Morrisville), regional healthcare providers (Oneida Health), agriculture, and light manufacturing, supplemented by spillover employment from the Syracuse metro economy.
Primary arterial corridors include the NYS Thruway (I-90) running east-west across northern sectors, alongside NY-5, NY-20, and NY-92 providing direct vehicle transit into Syracuse and Utica; public commuter transit is limited and mainly auto-dependent.
Local town boards and village zoning commissions actively review subdivision filings, lake watershed environmental protections, and utility infrastructure extensions toward western growth corridors.
Unlike single-district appraisal states, Madison County operates a Real Property Tax Service Agency that supports independent municipal assessors across its 15 towns and one city; local assessment rolls are equalized annually by NYS Tax & Finance.
Parcels are subject to overlapping jurisdictions comprising county, town/city, village (where applicable), public school districts, and special fire protection and water/sewer districts.
Homeowners insurance premiums remain moderate relative to national coastal benchmarks, though carriers monitor winter water damage claims, older rural heating systems, and specific flood risks near local watersheds.
- Sky Zone Trampoline Park4.425.4 mi
- Funcity Adventure Park4.119.8 mi
- Central Rock Gym - Syracuse4.918.5 mi
- Sylvan Beach Amusement Park415.4 mi
- Get Air Trampoline Park4.419.3 mi
- Turning Stone Resort Casino4.314.3 mi
- New York State Fairgrounds4.521.9 mi
- JMA Wireless Dome4.417.1 mi
- Dinosaur Bar-B-Que4.618.3 mi
- Rosamond Gifford Zoo4.519.4 mi
- Turning Stone Resort Casino4.314.3 mi
- Green Lakes State Park4.89.9 mi
- The Wild Animal Park4.78.5 mi
- Rosamond Gifford Zoo4.519.4 mi
- Chittenango Falls State Park4.81.8 mi
- Museum of Science & Technology4.618.2 mi
- Everson Museum of Art4.517.7 mi
- Erie Canal Museum4.717.9 mi
- International Boxing Hall of Fame4.78.1 mi
- Munson4.729.7 mi
- Green Lakes State Park4.89.9 mi
- Rosamond Gifford Zoo4.519.4 mi
- Chittenango Falls State Park4.81.8 mi
- Verona Beach State Park4.614.1 mi
- Clark Reservation State Park4.814.6 mi
- Drumlins4.415.4 mi
- Green Lakes Golf Course4.59.2 mi
- Rogue's Roost Golf Club4.313.3 mi
- The Links at Erie Village4.511.8 mi
- Bellevue Country Club Inc4.619.7 mi
- Destiny USA4.419.5 mi
- Salt City Market4.718 mi
- Marshalls & HomeGoods4.313.8 mi
- CNY Regional Market4.619.4 mi
- Kohl's4.311.3 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.
Features a picturesque 167-foot waterfall cascading over bedrock, offering hiking trails, picnic pavilions, and fishing along Chittenango Creek.
A premier scenic recreational lake surrounded by historic architecture, offering boating, kayaking, swimming at Lakeland Park, and lakefront dining.
A 36-mile contiguous linear park preserved along the original canal corridor, utilized year-round for bicycling, running, canoeing, and winter cross-country skiing.
An 1807 federal-style mansion and grounds in Cazenovia hosting cultural events, historic exhibits, and preserved formal gardens.
Retrieved from Census Bureau QuickFacts and ACS 5-Year Estimates profile tables for Madison County, New York (FIPS 36053).
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.