Investor-friendly real estate agents in Rochester, NY
We match investors with vetted Rochester-area agents who own rentals, run the numbers, and know the local rules. Free for investors.
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Rochester has been one of the country's hottest housing markets since 2020, but it isn't a growing metro. Typical home values in the metro are about $281,000, up about 72% since early 2020, and typical rent is about $1,530, or about 0.54% a month. That's under the 1% rule, so a median-priced rental won't cash flow with a normal loan. Population is flat, more Americans have moved out than in every year since 2020, and jobs are still a little below 2019. New York's tenant rules are among the strictest in the country, and the City of Rochester has opted into the state's Good Cause Eviction law. Rentals in the city also need a certificate of occupancy. Our vetted agent partner focuses on commercial property and works with investors across the US and overseas.
Our agent partner lists commercial real estate as his expertise.
Investor purchases for buyers who don't live here. Our agent partner works with investor clients across the US and overseas.
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Is Rochester worth investing in? The long-term trends
People, jobs, rents and prices for the Rochester metro, straight from the Census Bureau, the Bureau of Labor Statistics and Zillow. Hover or tap a chart for exact values.
View data table
| Period | Value |
|---|---|
| 2020 | 1,063,676 |
| 2021 | 1,059,896 |
| 2022 | 1,054,673 |
| 2023 | 1,052,803 |
| 2024 | 1,055,265 |
| 2025 | 1,056,149 |
View data table
| Period | Value |
|---|---|
| 2021 | -4,202 |
| 2022 | -5,821 |
| 2023 | -4,183 |
| 2024 | -305 |
| 2025 | -665 |
View data table
| Period | Value |
|---|---|
| 2010 | 499,100 |
| 2011 | 505,500 |
| 2012 | 508,600 |
| 2013 | 510,200 |
| 2014 | 512,100 |
| 2015 | 516,500 |
| 2016 | 521,000 |
| 2017 | 522,200 |
| 2018 | 526,200 |
| 2019 | 525,900 |
| 2020 | 479,200 |
| 2021 | 490,000 |
| 2022 | 504,300 |
| 2023 | 511,400 |
| 2024 | 515,400 |
| 2025 | 519,400 |
View data table
| Period | Value |
|---|---|
| Dec 2015 | $893/mo |
| Dec 2016 | $916/mo |
| Dec 2017 | $947/mo |
| Dec 2018 | $977/mo |
| Dec 2019 | $1,015/mo |
| Dec 2020 | $1,092/mo |
| Dec 2021 | $1,187/mo |
| Dec 2022 | $1,276/mo |
| Dec 2023 | $1,368/mo |
| Dec 2024 | $1,432/mo |
| Dec 2025 | $1,504/mo |
| Sep 2026 | $1,532/mo |
View data table
| Period | Value |
|---|---|
| Dec 2010 | $130,244 |
| Dec 2011 | $127,990 |
| Dec 2012 | $127,324 |
| Dec 2013 | $130,399 |
| Dec 2014 | $132,324 |
| Dec 2015 | $137,301 |
| Dec 2016 | $148,075 |
| Dec 2017 | $149,017 |
| Dec 2018 | $153,858 |
| Dec 2019 | $162,338 |
| Dec 2020 | $181,300 |
| Dec 2021 | $198,442 |
| Dec 2022 | $222,345 |
| Dec 2023 | $243,412 |
| Dec 2024 | $262,671 |
| Dec 2025 | $270,439 |
| Sep 2026 | $281,279 |
View data table
| Period | Value |
|---|---|
| Dec 2015 | 12.8× |
| Dec 2016 | 13.5× |
| Dec 2017 | 13.1× |
| Dec 2018 | 13.1× |
| Dec 2019 | 13.3× |
| Dec 2020 | 13.8× |
| Dec 2021 | 13.9× |
| Dec 2022 | 14.5× |
| Dec 2023 | 14.8× |
| Dec 2024 | 15.3× |
| Dec 2025 | 15.0× |
| Sep 2026 | 15.3× |
Data retrieved October 16, 2026. Figures cover the Rochester metro area.
The numbers and rules that matter in Rochester
Zillow Home Value Index, Rochester metro, Sep 2026 (+4.9% YoY).
Zillow Observed Rent Index, all home types, Sep 2026 (+2.7% YoY). Single-family 3-beds rent higher.
Typical rent ÷ typical home value. Well under the 1% rule; plan on cash flow from buying right, not from rents.
Over the past year: home values +4.9%, rents +2.7%.
New York landlord-tenant basics
New York's 2019 Housing Stability and Tenant Protection Act rewrote most of the rules, and Rochester has added Good Cause Eviction and a certificate of occupancy for rentals. The points investors ask about most:
- Security deposit: capped at one month's rent. Within 14 days after the tenant moves out, return it or give an itemized statement of deductions. Miss the deadline and you lose the right to keep any of it.
- Late fees: rent isn't late until it's more than five days past due, and the fee can't exceed $50 or 5% of the monthly rent, whichever is less (Real Property Law § 238-a).
- Nonpayment: before filing, serve a written rent demand giving the tenant at least 14 days to pay (RPAPL § 711). The demand must also say whether the unit is covered by Good Cause Eviction.
- Good Cause Eviction: Rochester opted into the state law in December 2024 and lowered the small-landlord exemption so that it covers more units. Covered tenants can be evicted only for a listed reason, and rent increases above 10% or 5% plus inflation (whichever is lower) are presumed unreasonable. Exemptions include high-rent units, owner-occupied buildings with fewer than 10 units, and buildings with a certificate of occupancy issued on or after January 1, 2009.
- Certificate of occupancy: the City of Rochester requires a valid C of O, based on a city inspection, for one-family rentals and buildings with two or more units. Fees are $150 for a single-family and $250 for a two-family if paid on time. Certificates last three years inside the city's Lead Paint High-Risk Area and six years outside it, and pre-1978 rentals get lead testing.
Short-term rental rules in Rochester
The City of Rochester doesn't have a short-term rental section in its zoning code yet. Its zoning code rewrite covers short-term rentals but hasn't been adopted. State tax and registry rules already apply.
- Sales tax: since March 1, 2025, New York State and local sales tax applies to short-term rental stays. Booking platforms that facilitate the stay must collect it.
- County registry: state law requires each county to set up a short-term rental registry unless it opts out by local law, and hosts register with their county. Check whether Monroe County runs one.
- Zoning: the city's proposed zoning code update includes rules for short-term rentals such as Airbnb and Vrbo. Check whether it has passed and what it says before you buy for an STR.
- Suburban towns in Monroe County set their own zoning. Condo and HOA rules can also prohibit STRs.
Last reviewed October 16, 2026. General information, not legal or tax advice — rules and fees change, so confirm with the city, the statute, or your attorney before you rely on them. Sources: Zillow Research data (ZHVI, ZORI) — Rochester metro; NY Attorney General — Residential Tenants' Rights Guide; NY Real Property Law § 238-a — Late fees; NY RPAPL § 711 — Grounds for summary proceedings (rent demand); NY Attorney General — New York State Good Cause Eviction Law; NY Homes and Community Renewal — Good Cause Eviction; City of Rochester — City Council passes Good Cause Eviction (Dec 17, 2024); City of Rochester — Certificate of Occupancy; City of Rochester Code § 90-16 — Certificates of occupancy; City of Rochester — Certificate of Occupancy FAQ; City of Rochester — Zoning Code update; NY Department of Taxation and Finance — Sales tax on short-term rental unit occupancy; NY Senate Bill S820 (2025) — County short-term rental registries.
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Questions investors ask about Rochester
Which areas does your Rochester agent cover?
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Our vetted agent partner covers Rochester and Monroe County. He focuses on commercial property and works with investor clients across the US and overseas. Tell us your strategy, budget and target area and we'll match you.
Does Rochester cash flow?
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Not at median prices anymore. Home values are up about 72% since early 2020, and typical rent-to-price in the metro is about 0.54% a month, under the 1% rule. A rental bought below median can still work, but underwrite carefully on rents, taxes and repairs.
Can I run an Airbnb in Rochester?
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The city has no short-term rental zoning rules yet, but its pending zoning code update includes them. State and local sales tax applies to short stays, and counties are required to run host registries unless they opt out. Check the zoning update's status and any HOA rules first.
Is New York landlord-friendly?
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No. Deposits are capped at one month's rent, late fees at $50 or 5%, and a nonpayment case needs a 14-day rent demand first. Rochester has opted into Good Cause Eviction, which limits evictions and puts rent increases above a set level under a presumption that they're unreasonable.
Can I invest in Rochester if I live out of state?
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Yes. Our agent partner already works with investors across the US and overseas. You'll need a certificate of occupancy for most city rentals and a local property manager who knows New York's tenant rules.
What does it cost to get matched with a Rochester agent?
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Nothing. Agents Invest is free for investors. The agent pays us a referral fee only if you close a deal with them.
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