Dr. John Quincy Howe House · Photo: Doug Kerr from Albany, NY, United States · CC BY-SA 2.025 homes sold in Phelps in the last year, at a typical $220K
Redfin reports Phelps’ sales by ZIP code, so these figures are for ZIP 14532, which takes in Phelps and the area around it. Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Phelps homes are listed.
Every place Phelps homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Phelps.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 91% of Phelps’ sales, at a typical $211K (year to May 2026)
25 homes sold in the year to September 2026.
typical sale · 22 sold in the year to May 2026
- Per square foot
- $140NY $316
- Days to sell
- 28
- Sold over asking
- 36%
Fewer homes sell than before 2022, at 1.9 times the 2016 price
25 sales in the last year, against 44 in 2021 and a low of 20 in 2012. The typical sale went from $116K in 2016 to $220K.
Source: Redfin Data Center, MLS sales; for ZIP 14532, which takes in Phelps and the area around it (each month is a 3-month rolling window, its counts divided by 3). Typical price and $/sq ft are the monthly medians, weighted by sales. Redfin stopped publishing towns’ figures by property type after May 2026, so houses and condos are shown for the year to then.
What $200K buys in Phelps
Check a listing against what Phelps homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Phelps are more common than before the pandemic, but two thirds fewer homes come up for sale
We read every month of home sales in ZIP 14532 since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to September 2026, 25 sales.
If you’re buying in Phelps
- Shop in October. It brings about 4 new listings a month, close to the busiest month, with fewer bidding wars (39% over asking).
- Bid near asking. Buyers paid 99.6% of the list price on average; 32% paid over.
- Move fast on good ones. Half of homes are under contract within two weeks.
Summer brings both the most homes and the most bidding wars
July has the most new listings (about 4 a month), and the most competition: 45% close over asking. September and October offer nearly as much choice with fewer homes bid up (44%). January has the least competition (27%) but only about 2 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and calmer than New York
| Phelps now | 2017–19 | 2021 peak | NY now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 32% | 22% | 57% | 39% |
| Gone within two weeksShare of homes under contract within 14 days | 49% | 29% | 75% | 25% |
| Price paid vs. askingAverage sale price ÷ list price | 99.6% | 96% | 99.8% | 100.5% |
| Days to sellMedian days from listing to contract | 28 | 72 | 14 | 43 |
4 homes for sale on a typical day
That’s 1.2 times the 2021 low (3), 64% fewer than in 2017–19 and well under 2012’s 24.
Source: Redfin Data Center, ZIP code tracker; for ZIP 14532, which takes in Phelps and the area around it (each month is a 3-month rolling window, its counts divided by 3), January 2012 to September 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Phelps home costs about $1,581 a month
Price: Phelps’ typical sale, last 12 months. Property tax at Phelps’ 2.4% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Phelps is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in July
The month with the most choice. February has the fewest, about 2.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $220K home, about $5,200 a year.
Taxes vs. neighborsSchools
The schools grade for Phelps, from test results, graduation and how much students grow.
Schools in PhelpsCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Geneva, Newark, Waterloo, Lyons, Arcadia and Galen sell for less a square foot
The busier markets within 25 miles of Phelps, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Geneva | 125 | $188K | $121 | 34% | 32 |
| Arcadia | 112 | $210K | $122 | 57% | 15 |
| Newark | 80 | $198K | $118 | 57% | 16 |
| Lyons | 45 | $135K | $84 | 56% | 30 |
| Waterloo | 41 | $188K | $101 | 32% | 28 |
| Phelps (ZIP 14532) | 25 | $220K | $133 | 32% | 28 |
| Galen | 21 | $153K | $104 | 27% | 47 |
Redfin Data Center, October 2025 to September 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Phelps, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Phelps. People who follow the town see it, and so do people comparing Phelps with their own town. No commission, no listing fee.
Questions about buying a home in Phelps
What do homes sell for in Phelps, NY?
25 homes sold in the year to September 2026 at a typical $220K, $133 a square foot.
Is Phelps a buyer’s or seller’s market?
A seller’s market: 7 homes were for sale in September 2026 and 2 sold, about 3 months of supply. Buyers paid 99.6% of asking on average.
When is the best time to buy in Phelps?
July brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Phelps?
About 2.4% of a home’s value a year. On a $220K home that’s near $5,200.
Where can I see homes for sale in Phelps?
Zillow, Redfin, Realtor.com and Homes.com all carry Phelps’ MLS listings; the search links above open each one filtered to Phelps.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted; for ZIP 14532, which takes in Phelps and the area around it (each month is a 3-month rolling window, its counts divided by 3)). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).