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Featured local agent — Sylvan Beach, NY
Sarah Mitchell
Compass Real Estate · Sylvan Beach, NY
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Sylvan Beach, NY Housing Market
The typical home in Sylvan Beach, NY is worth $218,630, fell 2.0% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $355,000 (through May 2026). With 10.0 months of supply and homes going under contract in about 205 days, Sylvan Beach is a buyer's market. At today's 7.03% 30-year fixed rate, 20% down on a $218,630 home is about $1,167/mo in principal and interest.
Key numbers for Sylvan Beach, NY
Typical home value
$218,630
-2.0% in 12 months
Zillow, August 2026
Median sale price
$355,000
Last published period
Redfin, through May 2026
Days on market
205
Slow-moving
Redfin, through May 2026
Active listings
10
10.0 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$55,268
Home costs 4.0x income
U.S. Census ACS, 2023
Sale-to-list ratio
88.8%
Selling below asking
Redfin, through May 2026
Zillow figures are as of August 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 Sylvan Beach a buyer's or seller's market?
Sylvan Beach, NY is a buyer's market, based on 10.0 months of supply and homes selling in about 205 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 Sylvan Beach housing market data show?
Every row below is Redfin's final published month for Sylvan Beach, NY. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $355,000 |
| Median list price | $399,900 |
| Median price per sq ft | $120/sq ft |
| Median days on market | 205 days |
| Active inventory | 10 listings |
| Months of supply | 10.0 months |
| Sale-to-list price ratio | 88.8% |
| Homes sold (that month) | 1 |
| New listings (that month) | 1 |
| Listings with a price cut | 50.0% |
| 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 Sylvan Beach is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Sylvan Beach 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 Sylvan Beach home prices moved?
Over the last three years the median sale price in Sylvan Beach, NY fell 5.6%, from $375,950 to $355,000. The live Zillow value series has fell 2.0% in the last 12 months, which is the more current read now that Redfin's series has stopped. 50.0% of Sylvan Beach listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 10.0 months while the sale-to-list ratio slips below its current 88.8%. 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 Sylvan Beach?
Priced off the typical home value of $218,630 at the current 7.03% 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% | $43,726 | $174,904 | $1,167/mo |
| 5% | $10,932 | $207,699 | $1,386/mo |
Zillow, August 2026 for the price · Freddie Mac via FRED, September 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 $1,167, that implies roughly $50,022 a year before you add taxes and insurance. The median household in Sylvan Beach earns $55,268, about $5,246 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 4.0x — above the historical 3x norm but in line with much of the country in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Sylvan Beach in the next 12 months?
Tell us your timeline. We send the Sylvan Beach 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 Sylvan Beach?
Zillow does not publish a rent index (ZORI) for Sylvan Beach, 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 Sylvan Beach?
Active listings in Sylvan Beach, NY went from 7 in December 2024 to 10 in May 2026, a +42.9% change. Rising inventory is the single most useful leading indicator for buyers: more choice, longer marketing times, and more sellers willing to negotiate before price cuts show up in the median.
| Month | Active listings | New listings |
|---|---|---|
| January 2025 | 7 | 1 |
| March 2025 | 3 | 2 |
| April 2025 | 4 | 3 |
| June 2025 | 9 | 5 |
| July 2025 | 9 | not published |
| August 2025 | 10 | 3 |
| October 2025 | 14 | 4 |
| November 2025 | 13 | 3 |
| December 2025 | 10 | not published |
| January 2026 | 9 | not published |
| March 2026 | 8 | 2 |
| May 2026 | 10 | 1 |
Redfin, through May 2026
How does Sylvan Beach compare to New York and the U.S.?
Sylvan Beach homes sell for $355,000 — 43% below the New York median of $620,500. Against the national median of $410,700, Sylvan Beach runs 14% lower.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Sylvan Beach, NY | $355,000 | not published | 205 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 Sylvan Beach
What buyers should watch
- Months of supply, currently 10.0. 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 50.0%. 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 $219 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $218,630 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 Sylvan Beach listing goes under contract in 205 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 88.8% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Sylvan Beach added 1 new listings against 1 sales — more clearing than arriving, which is the better window to list.
- Your equity moved -2.0% 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 Sylvan Beach varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Sylvan Beach
There are currently 10 homes listed for sale in Sylvan Beach, New York. The median listing price is $400K.
Active listings
10
Homes on market
Median list price
$400K
Avg. days on market
205
Days until sale
New this week
1
Newly listed
Who lives in Sylvan Beach?
American Community Survey estimates for Sylvan Beach. U.S. Census ACS, 2023
Population
889
Households
497
Median income
$55,268/yr
Median age
54.4 years
Owner-occupied
68.4%
Median home value
$151,600
Median gross rent
$941/mo
Mean commute
31 min
68.4% of occupied homes in Sylvan Beach 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 $151,600 against Zillow's $218,630 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions.
Which cities are near Sylvan Beach, NY?
Ordered by distance from Sylvan Beach, not by size. Compare Sylvan Beach side by side with any of them.
Sylvan Beach housing market FAQ
Is Sylvan Beach a buyer's or seller's market?
Sylvan Beach, NY is currently a buyer's market. That read comes from 10.0 months of supply, homes going under contract in about 205 days, and sellers getting 88.8% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Sylvan Beach?
The typical home in Sylvan Beach, NY is worth $218,630 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $355,000, about $120 per square foot.
Is Sylvan Beach cheaper than the rest of New York?
Sylvan Beach's median sale price of $355,000 is 43% lower than the New York statewide median of $620,500, and 14% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Sylvan Beach?
Homes in Sylvan Beach, NY spent a median of 205 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 Sylvan Beach?
At the current 30-year fixed rate of 7.03%, 20% down on a $218,630 home is about $1,167 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $50,022 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $55,268.
Are home prices rising in Sylvan Beach?
The typical home value in Sylvan Beach, NY fell 2.0% over the last 12 months, from $222,986 to $218,630 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Sylvan Beach?
Sylvan Beach 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 Sylvan Beach?
That depends on your timeline, not on a headline. What the data says today: Sylvan Beach, NY is a buyer's market with 10.0 months of supply, the 30-year fixed rate is 7.03%. Properties Incorporated publishes the data; it does not give financial advice.
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