$ PlainPropertyTax

Yates County, NY

Rent vs Own in Yates County, New York

In Yates County the ownership stack ($1,278/mo) sits only modestly above HUD's $1,097/mo 2-bedroom rent, a thin premium, not a blowout. Small assumption changes in the calculator can flip the verdict. Owner-occupied homes: 7,326.

🏘️
Renting is cheaper in Yates County

HUD's 2-bedroom rent is $1,097/mo - only a thin step below the $1,278/mo ownership stack. That is a $181/mo difference.

Based on 20% down, 6.5% rate, 30-year mortgage. Adjust below.

What This Data Tells Us About Renting vs Owning in Yates County

Primary driver

Income supports the median purchase price

Median household income is $69,701, and the 2.6x home-price-to-income ratio leaves room for the ownership stack (property tax alone is 5.0% of median income). The monthly gap above is more about mortgage rate and insurance assumptions than about the purchase price being out of reach.

Decision signal 2

The tax rate is a national headwind

Yates County's 1.88% effective rate is among the highest of 3,135 tracked counties: only about 96% pay more. Treat that recurring tax line separately from principal and interest.

Decision signal 3

Renting wins, but only by a thin premium

At $184,700 for the median home and $3,477/yr in tax (1.88%), Yates County's ownership stack (~$1,278/mo) only narrowly exceeds the $1,097/mo HUD 2-bedroom rent - a $181/mo premium. That is the band where a rate drop or a larger down payment most often flips the cash-flow verdict.

Decision signal 4

The county sits near the state middle

Using the assumptions above, Yates County ranks 40 of 62 New York counties for buy-vs-rent value (rank 1 = the best relative deal for buying). It sits ahead of 22 other New York counties on this measure.

Decision signal 5

HUD moved the rent benchmark down

HUD cut its 2-bedroom Fair Market Rent for Yates County from $1,110/mo in FY2025 to $1,097/mo in FY2026: it decreased by $13/mo (-1.2%). A falling benchmark narrows the case for buying here, and it usually reflects HUD re-estimating the local market rather than existing rents being cut.

Methodology & disclaimer

This calculator is for informational purposes only and is not tax, legal, or financial advice. Property tax figures come from the U.S. Census Bureau ACS 5-Year Estimates and rent figures come from HUD Fair Market Rents; both describe area medians, not individual transactions. Insurance is estimated at 0.35% of home value annually and closing costs, maintenance, HOA, and PMI are not included. Consult a licensed mortgage, tax, or real-estate professional before making a buy-or-rent decision based on these numbers.

Monthly Cost Breakdown

Estimated Monthly Ownership
$1,278
Mortgage (P&I) $934
Property Tax $290
Insurance (est.) $54
Monthly Rent (2-BR FMR)
$1,097
Studio$756
1-Bedroom$836
2-Bedroom$1,097
3-Bedroom$1,329
4-Bedroom$1,840

Adjust Your Scenario

Affordability Context

Median Household Income
$69,701
$5,808/mo
Home Price / Income
2.6x
Affordable (≤3x)
Tax-to-Income Ratio
5.0%
National benchmark: 2-4%

Who actually pays it here

Even with the loan gone, the largest group of Yates County owners still owes $3,000 or more every year - a recurring holding cost of a few hundred dollars a month, which is why "paid off" understates the real cost of keeping property here.

Yates County matches the national pattern: six-figure earners between $100,000 and $200,000 account for more of these write-offs than any other local group.

Layered on a thin rent-vs-own premium, that annual bill is often the swing factor: a paid-off owner still faces a real yearly charge even when the mortgage payment itself would have looked competitive.

Bill bands are Census ACS counts of owner-occupied homes without a mortgage. Income brackets are IRS Statistics of Income county data for tax year 2022, counted over FILERS reporting real-estate taxes on Schedule A, which is a smaller group than homeowners: most filers take the standard deduction.

Nearby Counties

Suffolk County
Home: $578,400 Tax: $10,001/yr
Queens County
Home: $723,800 Tax: $6,297/yr
Nassau County
Home: $684,700 Tax: $10,001/yr
Kings County
Home: $905,000 Tax: $6,382/yr
Erie County
Home: $233,800 Tax: $4,622/yr
Westchester County
Home: $663,200 Tax: $10,001/yr

Frequently Asked Questions

What is the average rent in Yates County? ▼
HUD prices a 2-bedroom unit at $1,097/mo here. Sizing up matters: going from a studio to a 4-bedroom adds about $1,084/mo, so the per-bedroom jump is worth checking against your actual space needs before assuming the 2-BR figure applies to your situation.
Is it cheaper to rent or buy in Yates County, New York? ▼
HUD's 2-bedroom rent is only a thin step cheaper than owning in Yates County (about $181/mo) on the standard 20%-down / 6.5% assumptions. A larger down payment or a rate drop often closes it; equity is still the ownership-only bonus.
How much house can you afford in Yates County? ▼
On the common 3x-income guideline, a $69,701 household here can afford up to $209,103, which comfortably covers this county's $184,700 median home price -- a healthier affordability picture than many of the counties tracked on this site.
What is the median home price in Yates County? ▼
$184,700, per the Census Bureau's ACS 5-Year Estimates. What stands out more than the price itself is the tax load on it: this county's 1.88% effective rate sits near the high end of the 3,135 counties tracked here.
How does Yates County compare to other New York counties for renting vs buying? ▼
Out of 62 New York counties ranked here on buy-vs-rent value, Yates County lands at spot 40, roughly in the middle of the pack statewide. The <a href="/states/new-york">New York state page</a> lists every peer county's tax bill beside this one.
Is rent going up or down in Yates County? ▼
HUD's 2-bedroom Fair Market Rent figure has fallen 1.2% between the FY2025 and FY2026 publications, the two most recent years tracked here.

Read our methodology - how this data is sourced, computed, and verified.

Data sourced from the U.S. Census Bureau (American Community Survey). See our methodology for details. Retrieved and formatted by PlainPropertyTax

Source: U.S. Census Bureau, Government Finances State and local property tax revenue by jurisdiction · 2025

Verify with HUD →