South Valley, NY housing market
Builders were permitted 1 new home in 2025.
Home values, sales, trends and how South Valley compares with the towns next door — updated as new data is published.
1 new home permitted in 2025
Builders were permitted 1 new home in South Valley in 2025. Over the past 10 years, South Valley has permitted 9 homes in all.
Homes vs. people, 2010–2020
Between the 2010 and 2020 censuses, South Valley's population fell by 14 even though 17 new homes were permitted. Homes are holding fewer people: households are getting smaller, or more homes are used part of the year. 49% of South Valley's homes are seasonal or vacation homes, which adds housing without adding residents. Across New York: 2.2 new residents per new home.
Residents: U.S. Census Bureau, 2010 and 2020 censuses. New homes: permits issued 2010–2019.
Show as a table
| Year | New homes | Single-family | 2+ per building | Value |
|---|---|---|---|---|
| 2026 (Jan–Aug) | 0 | 0 | 0 | — |
| 2025 | 1 | 1 | 0 | $95,000 |
| 2024 | 0 | 0 | 0 | — |
| 2023 | 1 | 1 | 0 | $130,000 |
| 2022 | 1 | 1 | 0 | $350,000 |
| 2021 | 1 | 1 | 0 | $110,000 |
| 2020 | 0 | 0 | 0 | — |
| 2019 | 1 | 1 | 0 | $75,000 |
| 2018 | 3 | 3 | 0 | $376,000 |
| 2017 | 1 | 1 | 0 | $70,000 |
| 2016 | 0 | 0 | 0 | — |
| 2015 | 1 | 1 | 0 | $75,000 |
| 2014 | 0 | 0 | 0 | — |
| 2013 | 0 | 0 | 0 | — |
| 2012 | 1 | 1 | 0 | $95,000 |
| 2011 | 3 | 3 | 0 | $137,000 |
| 2010 | 7 | 7 | 0 | $300,000 |
| 2009 | 7 | 7 | 0 | $300,000 |
| 2008 | 1 | 1 | 0 | $85,000 |
| 2007 | 1 | 1 | 0 | $85,000 |
| 2006 | 2 | 2 | 0 | $170,000 |
| 2005 | 6 | 6 | 0 | $224,000 |
| 2004 | 7 | 7 | 0 | $261,000 |
| 2003 | 6 | 6 | 0 | $224,000 |
| 2002 | 6 | 6 | 0 | $224,000 |
| 2001 | 6 | 6 | 0 | $224,000 |
| 2000 | 3 | 3 | 0 | $150,000 |
Homes authorized by building permits, counted in the year the permit was issued. U.S. Census Bureau, Building Permits Survey, through August 2026.
South Valley and its neighbors
| Town | 1-yr change | 2-bed rent | New homes 2025 | Median income |
|---|---|---|---|---|
| South Valley | — | $1,060 | 1 | $57,000 |
| Randolph | — | $970 | 4 | $77,440 |
| Coldspring | — | $980 | 1 | $86,250 |
| Carroll | — | $1,060 | 3 | $77,321 |
Owners, rent & taxes
U.S. Census Bureau, ACS 2020-2024 · figures for a place this size carry wide margins of error.
A two-bedroom rents for about $1,060
HUD's Fair Market Rent for a two-bedroom in South Valley is $1,060 a month, utilities included: roughly what a modest, recently rented unit costs.
Studio $750 · 4 bedrooms $1,420
U.S. Department of Housing and Urban Development, FY2026 Fair Market Rents by ZIP code (14738, 14747, 14779; Cattaraugus County, NY), weighted by land area. A Fair Market Rent is the 40th-percentile rent plus utilities for a standard unit. Median rent: U.S. Census Bureau, American Community Survey.
Home values: Zillow Home Value Index (ZHVI), Zillow Research. Sales, days on market and supply: Redfin Data Center. Income, ownership, taxes and rent: U.S. Census Bureau, American Community Survey. New homes: U.S. Census Bureau, Building Permits Survey. Fair Market Rents: U.S. Department of Housing and Urban Development. Listings link to their publishers.