$125,000
397 County Road 64
Big Flats, NY
2 bd1 ba816 sqft$153/ft²
House24,259 sqft lot
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Sarah Mitchell
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Compass Real Estate · Big Flats, NY
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Big Flats, NY(512) 555-0184TX License #0512847
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Big Flats, NY Housing Market
Buyer's market+9.2% YoY
Zillow, July 2026 · Refreshes monthlyRedfin, through May 2026 · No longer updatingFreddie Mac via FRED, August 2026 · Refreshes weekly
The typical home in Big Flats, NY is worth $270,194, rose 9.2% over the past year (Zillow Home Value Index, July 2026). The last median sale price Redfin published was $235,000, -23.6% year over year (through May 2026). With 16.0 months of supply and homes going under contract in about 82 days, Big Flats is a buyer's market. At today's 6.66% 30-year fixed rate, 20% down on a $270,194 home is about $1,389/mo in principal and interest.
Key numbers for Big Flats, NY
Typical home value
$270,194
+9.2% in 12 months
Zillow, July 2026
Median sale price
$235,000
-23.6% year over year
Redfin, through May 2026
Days on market
82
Slow-moving
Redfin, through May 2026
Active listings
16
16.0 months of supply
Redfin, through May 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$101,771
Home costs 2.7x income
U.S. Census ACS, 2023
Sale-to-list ratio
100.0%
Selling above asking
Redfin, through May 2026
Zillow figures are as of July 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Big Flats a buyer's or seller's market?
Buyer's market16.0 months of supply82 days on market100.0% of asking
Big Flats, NY is a buyer's market, based on 16.0 months of supply and homes selling in about 82 days. Above 7 months of supply is a glut: inventory is well ahead of the sales pace, and buyers can take time to inspect, compare, and negotiate concessions.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Big Flats housing market data show?
Every row below is Redfin's final published month for Big Flats, NY. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $235,000 |
| Median list price | $344,900 |
| Year-over-year price change | -23.6% |
| Median price per sq ft | $137/sq ft |
| Median days on market | 82 days |
| Active inventory | 16 listings |
| Months of supply | 16.0 months |
| Sale-to-list price ratio | 100.0% |
| Homes sold (that month) | 1 |
| New listings (that month) | 8 |
| Listings with a price cut | 6.3% |
| Market condition | Buyer's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Big Flats is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Big Flats is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Big Flats home prices moved?
Over the last three years the median sale price in Big Flats, NY rose 1.1%, from $232,500 to $235,000. The live Zillow value series has rose 9.2% in the last 12 months, which is the more current read now that Redfin's series has stopped. 6.3% of Big Flats listings cut their asking price in the final Redfin month — a modest share, which is what a market looks like when sellers are pricing close to where homes actually clear. For prices to fall meaningfully from here, supply would have to keep building past 16.0 months while the sale-to-list ratio slips below its current 100.0%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Big Flats?
Priced off the typical home value of $270,194 at the current 6.66% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $54,039 | $216,155 | $1,389/mo |
| 5% | $13,510 | $256,684 | $1,650/mo |
Zillow, July 2026 for the price · Freddie Mac via FRED, August 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $1,389, that implies roughly $59,532 a year before you add taxes and insurance. The median household in Big Flats earns $101,771, about $42,239 more than that threshold — the typical local household clears the payment on a typical local home with 20% down. That puts the price-to-income ratio at 2.7x — close to the historical 3x norm, which is unusual in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Big Flats in the next 12 months?
Tell us your timeline. We send the Big Flats market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Big Flats?
Zillow does not publish a rent index (ZORI) for Big Flats, NY, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Big Flats?
Active listings in Big Flats, NY went from 18 in May 2025 to 16 in May 2026, a -11.1% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 23 | 9 |
| July 2025 | 26 | 10 |
| August 2025 | 26 | 9 |
| September 2025 | 22 | 4 |
| October 2025 | 13 | 3 |
| November 2025 | 11 | 2 |
| December 2025 | 4 | not published |
| January 2026 | 5 | 3 |
| February 2026 | 7 | 2 |
| March 2026 | 10 | 6 |
| April 2026 | 13 | 8 |
| May 2026 | 16 | 8 |
Redfin, through May 2026
How does Big Flats compare to New York and the U.S.?
Big Flats homes sell for $235,000 — 62% below the New York median of $620,500. Against the national median of $410,700, Big Flats runs 43% lower. Year-over-year, Big Flats moved -23.6% against New York's +5.1% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Big Flats, NY | $235,000 | -23.6% | 82 days |
| New York statewide | $620,500 | +5.1% | 42 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Big Flats
What buyers should watch
- Months of supply, currently 16.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 6.3%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $260 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 6.66%, every full point of rate change moves the payment on a $270,194 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Big Flats listing goes under contract in 82 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 100.0% of asking. Price at the number you want and let competition do the rest.
- In the last published month Big Flats added 8 new listings against 1 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved +9.2% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Big Flats varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Big Flats
There are currently 16 homes listed for sale in Big Flats, New York. The median listing price is $345K. Featured listings range from $125,000 to $459,000.
$137,000
74 Retirement Dr
Big Flats, NY
2 bd2 ba1,680 sqft$82/ft²
Mobile home7,200 sqft lot
View photos & details
$163,000
35 Retirement Dr
Big Flats, NY
3 bd2 ba1,232 sqft$132/ft²
Mobile home
View photos & details
$190,000
463 Belwood Dr
Big Flats, NY
4 bd3 ba2,250 sqft$84/ft²
House15,002 sqft lot
View photos & details
$234,900
468 Hickory Grove Rd
Big Flats, NY
3 bd2 ba1,416 sqft$166/ft²
House15,368 sqft lot
View photos & details
$235,000
524 County Road 64
Big Flats, NY
4 bd2 ba1,714 sqft$137/ft²
House21,418 sqft lot
View photos & details
$315,000
47 Groff Rd
Big Flats, NY
3 bd2 ba1,720 sqft$183/ft²
House15,002 sqft lot
View photos & details
$339,000
147 2 Davenport Rd
Big Flats, NY
3 bd2 ba1,356 sqft$250/ft²
House5.00 acres
View photos & details
$359,000
206 Carpenter Rd
Big Flats, NY
5 bd3 ba2,575 sqft$139/ft²
House21,601 sqft lot
View photos & details
$385,000
119 Park Ter
Big Flats, NY
5 bd5 ba4,500 sqft$86/ft²
House21,876 sqft lot
View photos & details
$452,500
147 3 Davenport Rd
Big Flats, NY
3 bd2 ba1,690 sqft$268/ft²
House5.00 acres
View photos & details
$459,000
71 Olcott Rd N
Big Flats, NY
6 bd4 ba3,360 sqft$137/ft²
House1.92 acres
View photos & details
Looking to buy in Big Flats?
Get connected with a local real estate expert — free, no obligation.
Active listings
16
Homes on market
Median list price
$345K
Avg. days on market
82
Days until sale
New this week
8
Newly listed
Price drops:6.3%of listings
Sale-to-list:100.0%
How much do homes cost in Big Flats by property type?
How the Big Flats, NY market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $235,000 | $137/sq ft | 1 | 82 days |
Who lives in Big Flats?
American Community Survey estimates for Big Flats. U.S. Census ACS, 2023
Population
5,846
Households
2,455
Median income
$101,771/yr
Median age
45.4 years
Owner-occupied
85.6%
Median home value
$224,000
Median gross rent
$1,394/mo
Mean commute
17.6 min
85.6% of occupied homes in Big Flats are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. The Census self-reported median home value is $224,000 against Zillow's $270,194 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions.
Which public schools serve Big Flats?
1 schools tracked · 380 students
The largest public schools serving Big Flats, NY by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
BIG FLATS SCHOOL
Grades PK-4 · 380 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Big Flats, NY?
Ordered by distance from Big Flats, not by size. Compare Big Flats side by side with any of them.
Big Flats housing market FAQ
Is Big Flats a buyer's or seller's market?
Big Flats, NY is currently a buyer's market. That read comes from 16.0 months of supply, homes going under contract in about 82 days, and sellers getting 100.0% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Big Flats?
The typical home in Big Flats, NY is worth $270,194 (Zillow Home Value Index, July 2026). The median sale price in the last month Redfin published was $235,000, about $137 per square foot.
Is Big Flats cheaper than the rest of New York?
Big Flats's median sale price of $235,000 is 62% lower than the New York statewide median of $620,500, and 43% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Big Flats?
Homes in Big Flats, NY spent a median of 82 days on market before going under contract, versus 42 days statewide. Over two months means buyers have time to inspect, compare and negotiate. (Redfin, through May 2026.)
What income do you need to buy a home in Big Flats?
At the current 30-year fixed rate of 6.66%, 20% down on a $270,194 home is about $1,389 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $59,532 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $101,771.
Are home prices rising in Big Flats?
The typical home value in Big Flats, NY rose 9.2% over the last 12 months, from $247,398 to $270,194 (Zillow, July 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Big Flats?
Big Flats ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Big Flats?
That depends on your timeline, not on a headline. What the data says today: Big Flats, NY is a buyer's market with 16.0 months of supply, the 30-year fixed rate is 6.66%. Properties Incorporated publishes the data; it does not give financial advice.
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