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Featured local agent — West Valley, NY
Sarah Mitchell
Compass Real Estate · West Valley, NY
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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West Valley, NY Housing Market
The last median sale price Redfin published was $192,500 (through May 2026). With 0.5 months of supply and homes going under contract in about 7 days, West Valley is a strong seller's market. At today's 7.03% 30-year fixed rate, 20% down on a $192,500 home is about $1,028/mo in principal and interest.
Key numbers for West Valley, NY
Median sale price
$192,500
Last published period
Redfin, through May 2026
Days on market
7
Fast-moving
Redfin, through May 2026
Active listings
1
0.5 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
$65,000
Home costs 3.0x income
U.S. Census ACS, 2023
Sale-to-list ratio
102.7%
Selling above asking
Redfin, through May 2026
Zillow figures 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 West Valley a buyer's or seller's market?
West Valley, NY is a strong seller's market, based on 0.5 months of supply and homes selling in about 7 days. Under 2 months of supply is a severe shortage: expect competition on almost anything priced correctly, and little room to negotiate below asking.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the West Valley housing market data show?
Every row below is Redfin's final published month for West Valley, NY. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $192,500 |
| Median list price | $180,000 |
| Median price per sq ft | $106/sq ft |
| Median days on market | 7 days |
| Active inventory | 1 listings |
| Months of supply | 0.5 months |
| Sale-to-list price ratio | 102.7% |
| Homes sold (that month) | 2 |
| New listings (that month) | 1 |
| Market condition | Strong seller'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 West Valley is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in West Valley 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 West Valley home prices moved?
Across the 24 months we hold for West Valley, NY, the median sale price rose 16.7%, from $165,000 in April 2021 to $192,500. For prices to fall meaningfully from here, supply would have to keep building past 0.5 months while the sale-to-list ratio slips below its current 102.7%. 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 West Valley?
Priced off the median sale price of $192,500 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% | $38,500 | $154,000 | $1,028/mo |
| 5% | $9,625 | $182,875 | $1,220/mo |
Redfin, through May 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 $1,028, that implies roughly $44,043 a year before you add taxes and insurance. The median household in West Valley earns $65,000, about $20,957 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 3.0x — close to the historical 3x norm, which is unusual in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in West Valley in the next 12 months?
Tell us your timeline. We send the West Valley 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 West Valley?
Zillow does not publish a rent index (ZORI) for West Valley, 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 West Valley?
Active listings in West Valley, NY went from 2 in June 2022 to 1 in May 2026, a -50.0% 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 |
|---|---|---|
| July 2022 | 2 | 2 |
| August 2022 | 1 | not published |
| December 2022 | 1 | not published |
| March 2023 | 1 | 1 |
| April 2023 | 2 | 1 |
| July 2024 | 3 | 3 |
| September 2024 | 3 | not published |
| November 2024 | 1 | not published |
| August 2025 | 1 | 1 |
| September 2025 | 2 | 1 |
| December 2025 | 1 | not published |
| May 2026 | 1 | 1 |
Redfin, through May 2026
How does West Valley compare to New York and the U.S.?
West Valley homes sell for $192,500 — 69% below the New York median of $620,500. Against the national median of $410,700, West Valley runs 53% lower.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| West Valley, NY | $192,500 | not published | 7 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 West Valley
What buyers should watch
- Months of supply, currently 0.5. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The gap between 5% and 20% down here is $193 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 $192,500 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 West Valley listing goes under contract in 7 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 102.7% of asking. Price at the number you want and let competition do the rest.
- In the last published month West Valley added 1 new listings against 2 sales — more clearing than arriving, which is the better window to list.
- Comparable ZIP-level pricing inside West Valley varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in West Valley
There are currently 1 homes listed for sale in West Valley, New York. The median listing price is $180K.
Active listings
1
Homes on market
Median list price
$180K
Avg. days on market
7
Days until sale
New this week
1
Newly listed
How much do homes cost in West Valley by property type?
How the West Valley, 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 | $192,500 | $106/sq ft | 2 | 7 days |
Who lives in West Valley?
American Community Survey estimates for West Valley. U.S. Census ACS, 2023
Population
526
Households
218
Median income
$65,000/yr
Median age
56.9 years
Owner-occupied
87.6%
Median home value
$111,300
Mean commute
31.5 min
87.6% of occupied homes in West Valley 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.
Which public schools serve West Valley?
1 schools tracked · 204 students
The largest public schools serving West Valley, 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.
WEST VALLEY CENTRAL SCHOOL
Grades PK-12 · 204 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 West Valley, NY?
Ordered by distance from West Valley, not by size. Compare West Valley side by side with any of them.
West Valley housing market FAQ
Is West Valley a buyer's or seller's market?
West Valley, NY is currently a strong seller's market. That read comes from 0.5 months of supply, homes going under contract in about 7 days, and sellers getting 102.7% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in West Valley?
The median sale price in the last month Redfin published was $192,500, about $106 per square foot.
Is West Valley cheaper than the rest of New York?
West Valley's median sale price of $192,500 is 69% lower than the New York statewide median of $620,500, and 53% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in West Valley?
Homes in West Valley, NY spent a median of 7 days on market before going under contract, versus 42 days statewide. Under three weeks means well-priced listings move before most buyers can schedule a second showing. (Redfin, through May 2026.)
What income do you need to buy a home in West Valley?
At the current 30-year fixed rate of 7.03%, 20% down on a $192,500 home is about $1,028 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $44,043 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $65,000.
Are home prices rising in West Valley?
We do not hold a complete 12-month value series for West Valley, NY yet, so we are not going to call a direction. The price chart above shows every period we do have.
What are the cheapest ZIP codes in West Valley?
West Valley 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 West Valley?
That depends on your timeline, not on a headline. What the data says today: West Valley, NY is a strong seller's market with 0.5 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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One email: what homes are actually clearing at around $192,500, how long they sit, which ZIPs run cheaper, and what to fix on your credit before you apply.