1. Overview
The average home value is rising, but Cortland, New York, is an affordable wonder. With picturesque landscapes and community charm, this small town is attracting new homeowners.
With the average home value reaching $436,800 in the first quarter of this year—a staggering 33 percent increase since 2020—and record-high mortgage rates, buying a house has become even more challenging. However, there are still pockets of affordable real estate markets in the country that offer budget-friendly options, various urban amenities, and proximity to vacation-style recreation.
2. Why Choose Cortland, New York?
One such place is Cortland, New York, which Realtor.com recently named the most affordable small town in America. The website indicates that homes here cost around one-third of the national median at approximately $159,250. But there’s much more to love about this quaint town in central New York.
Known as the “southeastern gateway to the Finger Lakes region”—a popular vacation spot in central New York with 11 lakes—Cortland is home to about 18,000 residents and covers four square miles. The town, which dates back to the 19th century, sits on the banks of the Tioughnioga River in a predominantly rural county, surrounded by several state forests.
3. Community Life and Activities
“The town is just big enough where you can have your privacy but small enough that you still know your neighbors. We have a lot of land and nice little neighborhoods here, but there are tons of leisure activities and community events that residents can enjoy year-round,” Dana Decker, owner and broker at Berkshire Hathaway HomeServices Heritage Realty and a Cortland native, shared.
The town has a year-round program of cultural events and recurring festivals, such as its summer Cortland Main Street Music Series and The Great Cortland Pumpkinfest. The latter is a weekend-long fall event that has been taking place for 26 years.
4. Outdoor Adventures
However, Cortland’s main draw for nature and sports enthusiasts is its prime location. The town is a mere 15-minute drive to central New York’s largest ski resort: Greek Peak Mountain Resort. It boasts 55 ski trails, a beginner’s slope, eight lifts, and a Nordic Center for cross-country skiing, snowshoeing, and tubing.
Moreover, two additional ski areas—Labrador Mountain, renowned for its excellent night skiing facilities, and Song Mountain Resort, offering 250 acres of skiing—are both within 15 miles of Cortland.
On bright days, Cortland County residents can practice their swing at one of five 18-hole golf courses, while adrenaline-seekers can enjoy mountain biking and zip lining at the town’s Outdoor Adventure Center. With numerous lakes and rivers nearby, the town also provides excellent fishing and water sports opportunities. Oenophiles can explore the country’s first wine trail, running along the scenic banks of Cayuga Lake.
Decker noted that Cortland is currently undergoing a downtown revitalization project slated for completion in 2024.
5. Education and Community
The town is also home to the 191-acre SUNY Cortland campus, where about 6,300 students pursue undergraduate degrees.
“Cortland serves as a bedroom community for Ithaca, Syracuse, and Binghamton, allowing residents to work in one of those cities while enjoying the tranquility of Cortland,” Decker added.
6. Real Estate Opportunities
The affordable real estate in the area has attracted many potential buyers. The town’s Westend neighborhood is a particularly sought-after location. A budget of $200,000 goes a long way in Cortland, providing ample options in terms of location and home style.
“You can expect to see old quaint farmhouses as well as single-family homes in the heart of Cortland,” Decker said. “Our offerings range from farmhouses with some acreage to typical turn-of-the-century and mid-century Cape Cods and two-story homes. There’s a diverse range of options for everyone.”
