best places to live in upstate new york

Previous Next

The 25 Best Places to Live in Upstate New York: 2025 Rankings and Move Guide

How we built the 2025 rankings

We scored places across six pillars that matter for daily life and long-term value. Scores use the latest available data through late 2024 with forward-looking context for 2025.

• Housing affordability and stability. Typical resale prices, tax levels, age of housing stock, and monthly cost burden.
• Job access and commute. Proximity to job centers. Telework readiness. Major highway and rail access.
• Schools and learning. District reputation, program breadth, graduation rates, and access to colleges or trade programs.
• Lifestyle and amenities. Parks, waterfronts, food, arts, sports, and walkability.
• Safety and resilience. Crime trends, emergency services, and infrastructure readiness.
• Growth potential. Inbound migration, planned development, and supply of buildable land.

Typical home values are rounded ranges based on 2024 listings and public estimates. Your street and property type will vary. Use this as a directional guide, then validate block by block.

best places to live in upstate new york: 2025 rankings

Skim this list, then jump to deep profiles below.

Quick market snapshot for 2025

• Inventory is still tight in the most walkable villages and waterfront towns. Expect multiple offers on updated homes under $500k in Pittsford, Fairport, Williamsville, Delmar, and Clifton Park.
• New construction is more available in Saratoga County and parts of Erie County. Land supply and approvals differ by town.
• Mortgage rate trends drive affordability. A one point rate swing can change your monthly payment by hundreds on a $400k home.
• Many buyers are moving from downstate, New Jersey, and New England for value and remote work flexibility.

For a deeper look at price behavior and what could come next, read why prices have doubled in the past 5 years. It explains supply, demand, and migration forces that still shape 2025 decisions.

Cost of living and taxes at a glance

Monthly housing cost varies by price, taxes, and energy use. These examples assume typical 2024 values for a 3 bed home with average property taxes. Your numbers will vary by neighborhood and exemptions.

Top 25 profiles

Each profile includes an at a glance summary. School quality is a general rating across multiple sources. Confirm by district and building.

1. Saratoga Springs

• Why it ranks high. Walkable downtown, strong restaurants and arts, stable demand, and access to jobs in Saratoga, Albany, and Glens Falls.
• Typical home value. $550k to $700k. Condos and small homes start lower. Luxury and historic homes list higher.
• Schools. Strong. Multiple private options nearby.
• Walkability. High. Downtown and near East Side are the most walkable.
• Growth potential. Steady. New builds in the county add supply. Core neighborhoods remain tight.
• Best for. Buyers who want a lively small city with four season energy.

2. Bethlehem Delmar

• Why it ranks high. Suburban ease with a village main street, short commute to Albany, and consistent resale demand.
• Typical home value. $425k to $550k. Updated colonials and capes are common.
• Schools. High.
• Walkability. Medium to high. Delmar core is walkable. Other hamlets are car friendly.
• Growth potential. Solid. Infill and targeted new construction.
• Best for. Families and commuters who want balance.

3. Skaneateles

• Why it ranks high. One of the Finger Lakes jewels. Strong town pride, summer energy, and premium lake access.
• Typical home value. $750k to $1.2M+. Waterfront commands a premium.
• Schools. High.
• Walkability. Village core is very walkable.
• Growth potential. Limited in core due to geography. Values hold with low turnover.
• Best for. Buyers who want a long term hold in a blue chip lake town.

4. Pittsford

• Why it ranks high. Top regional schools, canal paths, strong demand from healthcare and tech workers in Rochester.
• Typical home value. $500k to $750k.
• Schools. High.
• Walkability. Village center is walkable. Many subdivisions are not.
• Growth potential. Stable. Value tied to school strength and proximity to jobs.
• Best for. Families who want schools and recreation.

5. Williamsville

• Why it ranks high. Traditional main street, strong services, fast access to Buffalo and the airport.
• Typical home value. $425k to $600k.
• Schools. High.
• Walkability. High in the village. Lower in outer neighborhoods.
• Growth potential. Steady. Nearby new construction offers options.
• Best for. Buyers who value a walkable core and short commutes.

6. Clifton Park

• Why it ranks high. Large supply of 1990s to 2010s homes, parks, and a central location between Albany and Saratoga.
• Typical home value. $400k to $525k.
• Schools. High.
• Walkability. Medium. Car friendly with pocket walkability.
• Growth potential. Good. New subdivisions and renovations.
• Best for. Space and newer layouts at a mid price point.

7. Ithaca

• Why it ranks high. Anchored by Cornell and Ithaca College. Strong rental market and stable employment.
• Typical home value. $375k to $525k.
• Schools. High.
• Walkability. High in the Commons and Fall Creek.
• Growth potential. Stable with steady student and faculty demand.
• Best for. Buyers who want a college town with outdoor access.

8. Brighton

• Why it ranks high. Close to Rochester jobs and universities with leafy streets and mid century homes.
• Typical home value. $350k to $500k.
• Schools. High.
• Walkability. Medium to high in some pockets.
• Growth potential. Stable. Land is limited. Value in updates.
• Best for. Buyers who want short commutes and strong public schools.

9. East Aurora

• Why it ranks high. Arts and crafts heritage, strong village culture, and independent shops.
• Typical home value. $400k to $550k.
• Schools. High.
• Walkability. High in the village.
• Growth potential. Stable. Core properties hold well.
• Best for. Buyers who want a classic village lifestyle near Buffalo.

10. Guilderland

• Why it ranks high. Reliable schools, malls and services, and diverse housing from townhomes to colonials.
• Typical home value. $375k to $500k.
• Schools. High.
• Walkability. Low to medium.
• Growth potential. Solid with renovation upside.
• Best for. Families seeking value near Albany.

11. Canandaigua

• Why it ranks high. Lake access, wineries, and a growing downtown. Strong summer season supports businesses.
• Typical home value. $425k to $600k. Waterfront lists higher.
• Schools. Good to high.
• Walkability. Medium to high in the village.
• Growth potential. Good with hospitality and remote work demand.
• Best for. Buyers who want a lake town with four season appeal.

12. Niskayuna

• Why it ranks high. Quiet streets, reputation for academics, and access to General Electric and regional jobs.
• Typical home value. $375k to $500k.
• Schools. High.
• Walkability. Low to medium.
• Growth potential. Stable. Many homes see value from tasteful updates.
• Best for. Buyers who value schools and calm neighborhoods.

13. Lake Placid

• Why it ranks high. Olympic legacy, year round recreation, and premium short term rental demand where allowed.
• Typical home value. $600k to $900k.
• Schools. Good.
• Walkability. High in Main Street area.
• Growth potential. Limited supply. Premium market.
• Best for. Second home buyers and remote workers who want mountains.

14. Queensbury Glens Falls

• Why it ranks high. Value buy near Lake George and Saratoga with a real main street in Glens Falls.
• Typical home value. $325k to $450k.
• Schools. Good.
• Walkability. High in Glens Falls core.
• Growth potential. Good. Recreation and healthcare employment.
• Best for. Buyers looking for value near major recreation.

15. Fairport

• Why it ranks high. Canal side village with events and quick access to Rochester jobs.
• Typical home value. $330k to $450k.
• Schools. High.
• Walkability. High in village streets.
• Growth potential. Stable. In-demand for first time and move up buyers.
• Best for. Community feel with modest prices.

16. Orchard Park

• Why it ranks high. Space, parks, and easy access to Buffalo. Popular with healthcare and education professionals.
• Typical home value. $425k to $600k.
• Schools. High.
• Walkability. Low to medium.
• Growth potential. Good with steady new builds.
• Best for. Buyers who want larger lots and quiet streets.

17. Kingston

• Why it ranks high. Historic architecture, two distinct districts, and growing arts and food scenes.
• Typical home value. $425k to $575k.
• Schools. Good.
• Walkability. High in Uptown and Rondout.
• Growth potential. Good. Migration from downstate continues.
• Best for. Buyers who want history and river access without city prices.

18. Colonie Latham

• Why it ranks high. Central to Capital Region employers and shopping with a strong mix of housing types.
• Typical home value. $350k to $475k.
• Schools. Good to high.
• Walkability. Low to medium with some walkable pockets.
• Growth potential. Stable. Great for mid budget buyers.
• Best for. Commuters who want a short drive and low stress errands.

19. Hudson

• Why it ranks high. River views, arts, and antique scene with quick Amtrak access to NYC from nearby stations.
• Typical home value. $500k to $700k. Premium for renovated historic homes.
• Schools. Good.
• Walkability. High on Warren Street and adjacent blocks.
• Growth potential. Moderate. Prices rose quickly. Shop carefully by block.
• Best for. Buyers who want a creative community and historic homes.

20. Saranac Lake

• Why it ranks high. Authentic Adirondack town with strong four season life and a growing remote work base.
• Typical home value. $350k to $475k.
• Schools. Good.
• Walkability. High in village core.
• Growth potential. Good for renovated homes. Limited new supply.
• Best for. Outdoor focused buyers who still want services.

21. Fayetteville Manlius

• Why it ranks high. Strong district reputation and access to Syracuse jobs.
• Typical home value. $375k to $550k.
• Schools. High.
• Walkability. Low to medium.
• Growth potential. Stable with steady demand.
• Best for. School focused buyers near Central New York.

22. Rhinebeck

• Why it ranks high. High end Hudson Valley village with restaurants, events, and a boutique feel.
• Typical home value. $700k to $1M+.
• Schools. High.
• Walkability. High in village.
• Growth potential. Premium market. Low turnover.
• Best for. Buyers seeking a stylish village and weekend hosting.

23. Beacon

• Why it ranks high. DIA Beacon, rail access, and a lively main street. Draws creatives and commuters.
• Typical home value. $500k to $650k.
• Schools. Good.
• Walkability. High along Main Street.
• Growth potential. Moderate. Prices climbed since 2020. Pick location carefully.
• Best for. Buyers who want art, train access, and amenities.

24. Albany

• Why it ranks high. State government jobs, major hospitals, universities, and a mix of historic and newer housing.
• Typical home value. $275k to $375k. Many starter homes below that range.
• Schools. Vary by neighborhood.
• Walkability. High in Center Square, Pine Hills, and parts of the South End.
• Growth potential. Strong rental and owner demand in core areas.
• Best for. Buyers who want an urban lifestyle and value.

25. Troy

• Why it ranks high. Brownstones, a strong farmers market, and a growing restaurant scene. Rensselaer Polytechnic Institute adds demand.
• Typical home value. $275k to $375k. Renovated townhomes list higher.
• Schools. Vary by neighborhood.
• Walkability. High in downtown and Washington Park area.
• Growth potential. Good in renovated corridors and stable blocks.
• Best for. Buyers who want character with upside.

Which place fits your budget and lifestyle

Use this checklist to narrow choices before touring.

1. Commute and routine. List top destinations twice a week. Time the drive at peak hours. Include sports and activities.
2. Home type. Rank must haves. Bedrooms. Office space. Garage. Yard. Renovation appetite.
3. Walkability. Decide if you want a village core or a quiet cul de sac.
4. School needs. Confirm district and building for your address. Magnet and private options may change the search radius.
5. Monthly budget. Include mortgage, taxes, utilities, and insurance. Add maintenance.
6. Growth view. Ask what is planned nearby. New roads, retail, or schools can shift value.

When you shortlist, revisit the best places to live in upstate new york list above. Focus on two or three towns that fit your budget and commute. Then compare neighborhoods inside those towns street by street.

Neighborhoods to watch in 2025

• Albany Pine Hills and New Scotland Avenue corridor. Strong rental and owner mix. Close to hospitals and colleges.
• Schenectady Stockade and Upper Union. Historic charm with active revitalization.
• Troy North Central near riverfront projects. Mixed housing with renovation upside.
• Rochester North Winton Village. Walkable with rising interest from first time buyers.
• Buffalo Elmwood Village and Hertel corridor. Demand for renovated doubles and single family homes.
• Kingston Midtown arts corridor. Continued investment and new businesses.

Renovation and resale tips for 2025

• Focus on kitchens, baths, and energy systems. Buyers value comfort and operating costs.
• Maximize light. Trim trees and upgrade lighting. Simple changes raise perceived space.
• Prep for listings with neutral paint and floor refresh. Quick wins speed time on market.
• Staging matters. Even in a tight market. Especially in village and lake towns where buyers compare aesthetics.

See what resonates with buyers now in 2025 home design trends that help homes sell faster. Use it to plan upgrades before you list or to evaluate a fixer upper.

Data notes and simple charts

Affordability score reflects how far a $450k budget goes in core neighborhoods. Higher is better.

Affordability score out of 10
Saratoga Springs      █████ 5
Bethlehem Delmar      ██████ 6
Clifton Park          ███████ 7
Albany                █████████ 9
Pittsford             █████ 5
Williamsville         ██████ 6
Ithaca                ██████ 6
Fairport              ███████ 7
Queensbury            ████████ 8
Kingston              ██████ 6

Walkability score is relative to each region. Village centers beat subdivisions.

Walkability score out of 10
Saratoga Springs      █████████ 9
Williamsville         █████████ 9
Fairport              ████████ 8
Ithaca                ████████ 8
Kingston              ████████ 8
Albany                ███████ 7
Pittsford             ███████ 7
Clifton Park          █████ 5
Niskayuna             █████ 5
Orchard Park          ████ 4

Use these as guides. Tour at different times of day to see traffic, noise, and parking.

Move planning by buyer type

First time buyers

• Focus on Albany, Troy, Schenectady, Queensbury, Fairport, and Brighton for the best price to location ratio.
• Consider townhouses and small colonials to reduce maintenance.
• Shop pre approval with a rate float down if available.

Growing families

• Target Bethlehem, Clifton Park, Guilderland, Pittsford, Orchard Park, Williamsville, and Fayetteville Manlius.
• Confirm bus routes and after school programs for your address.
• Look for newer mechanicals and efficient layouts to manage costs.

Remote workers

• Consider Saratoga Springs, Ithaca, Kingston, Beacon, and Hudson for walkable amenities and cowork options.
• Check fiber or cable availability by street. Do not assume uniform service.
• Assess noise and light in your planned office room during virtual meeting hours.

Second home or downsizing

• Focus on Skaneateles, Canandaigua, Lake Placid, Saranac Lake, Saratoga Springs, and Rhinebeck.
• Check short term rental rules if income is part of your plan.
• Prioritize walkability and low maintenance features.

Risks and realities to understand

• Property taxes can vary street to street. Ask for the exact parcel tax and exemptions.
• Snow removal and heating costs are real. Compare natural gas, heat pump, and oil systems.
• Older homes often need electrical and insulation upgrades. Budget for it.
• Waterfront and historic homes have extra rules. Confirm permits before you plan work.

Sample 24 month path to buy in Upstate

1. Months 1 to 3. Shortlist three towns from the best places to live in upstate new york list. Get pre approved. Map your commute and routines.
2. Months 4 to 6. Tour five to seven homes in each town. Track list to sale ratios.
3. Months 7 to 12. Tighten the target to one town and two neighborhoods. Watch weekly.
4. Months 13 to 18. Submit offers on A tier homes. Be flexible on close dates.
5. Months 19 to 24. If not under contract, widen to a nearby town with similar schools and commute.

FAQ

Is Upstate New York affordable in 2025

Yes for many buyers. Prices are lower than downstate, Connecticut, and New Jersey for similar homes. Taxes can be high. The net monthly cost is often still favorable. Focus on towns that match your budget and commute.

Where are the fastest moving markets

Saratoga County, parts of Erie County, Pittsford and Fairport near Rochester, and village cores across the Hudson Valley. Updated homes under $500k in strong school districts move fast.

Where can I find the best value

Albany city neighborhoods near hospitals and colleges, Troy in stable blocks, Glens Falls, and some Rochester and Buffalo suburbs outside the most in demand school zones.

Do I need a car

Yes in many suburbs. Village cores like Saratoga Springs, East Aurora, Fairport, and parts of Albany and Kingston are walkable. Regional transit is improving but most buyers still drive.

Is remote work changing the rankings

Yes. It supports demand in walkable towns with strong broadband. It also spreads demand to lake and mountain towns that used to be weekend only.

Final thought

Upstate New York offers choice. From lake towns to lively villages to quiet suburbs. The right fit depends on your budget, commute, school needs, and how you spend your free time. Use these rankings to narrow the field. Then confirm on the ground street by street.

Conclusion

Living Upstate in 2025 means more space, real seasons, strong communities, and a path to long term value. The towns in this guide give you a running start. If you want help matching your goals to the right block and timing your offer, reach out to Anthony Gucciardo. He will map tradeoffs, coach you through pricing, and help you move with clarity.