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City · 18,166 residents · Montgomery County, New York

Amsterdam , New York

In Amsterdam, a typical home is worth $137,900 and typical rent is $1,006 a month. Compared with all of Montgomery County, typical household income is 13% lower, the typical home value is 12% lower, and the share of households that own their home is 17 points lower.

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  • Typical home value

    $137,900

    12% below the county

    67% below New York

    • Amsterdam
    • Montgomery
    • New York

  • Typical rent

    $1,006a month

    7% above the county

    38% below New York

    • Amsterdam
    • Montgomery
    • New York

  • Typical household income

    $56,178a year

    13% below the county

    35% below New York

    • Amsterdam
    • Montgomery
    • New York

  • Households that own their home

    53%

    17 points below the county

    1 points below New York

    • Amsterdam
    • Montgomery
    • New York

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$245,150
4.2% more than 12 months ago
Typical rent
$1,185 a month

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Amsterdam is in Montgomery County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Montgomery County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Amsterdam apart

What this place has that others do not, from public data, most unusual first.

  1. 53% of households in Amsterdam own their home, against 70% in Montgomery County.

  2. Nearby, in Gloversville, the typical home value is $106,400: 23% less than in Amsterdam ($137,900).

  3. Amsterdam has the 27th lowest typical home value of the 348 cities in New York with more than 5,000 people ($137,900).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Amsterdam

What homes there are in Amsterdam, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

No kind of home is the majority in Amsterdam; the largest group, buildings of 2 to 4 homes, adds up to 51%, against 27% in Montgomery County.

Year built

In Amsterdam, at least half of the homes were built before 1940, and 81% date from before 1960.

There are fewer big homes in Amsterdam than in Montgomery County: 60% have 3 bedrooms or more, against 67%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

About 58% of rented homes in Amsterdam cost less than HUD's 2-bedroom fair market rent for Montgomery County ($1,111); the rest cost more.

With a mortgage

$1,491 a month

Montgomery County: $1,540 a month

Without a mortgage

$690 a month

Montgomery County: $634 a month

Owners with a mortgage

48%

Montgomery County: 52%

Owning costs about the same in Amsterdam as in Montgomery County: with a mortgage, $1,491 a month; without one, $690.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in Amsterdam gained value faster than in Montgomery County: 60% against 49%.

Rents in Amsterdam rose faster than in Montgomery County: 23% since 2015–2019, against 20%.

To compare: typical income in Amsterdam rose 50%; the home, +60%; the rent, +23%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureAmsterdamMontgomery CountyNew YorkUnited States
Rental vacancy 4.1%5.3%3.8%5.5%
Homeowner vacancy Unreliable estimate1.8%1.1%0.9%
More than one person per room Unreliable estimate1.4%5.3%3.4%
People per household 2.312.462.492.53
Drive alone 73%76%49%69%
Carpool 12%11%6%9%
Public transit Unreliable estimateUnreliable estimate22%3%
Walk or bike Unreliable estimate3%6%3%
Work from home 11%9%15%15%
Other means 2%1%2%2%
Typical commute 10 to 19 minutesUnreliable estimate20 to 29 minutes20 to 29 minutes

In Amsterdam, the rental vacancy rate is 4.1%; in Montgomery County, 5.3%.

Households in Amsterdam are smaller: 2.31 people on average; in Montgomery County, 2.46.

To get to work, 73% of workers in Amsterdam drive alone; in Montgomery County, 76%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Amsterdam?

A typical home is tight for the typical income

We start with a typical home in Amsterdam, worth $137,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 30% of the typical household income in Amsterdam, which is $56,178 a year. For that payment to be 28% of income, a household would need to earn about $60,000 a year.

The calculator's FHA and conventional loan limits are those of all of Montgomery County.

Your numbers

Local data
$

Starts at the typical home value in Amsterdam. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $4,827 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,400

at 7.18% · 30 years

Loan amount
$135,402
Total interest
$194,811
Paid off in
November 2056

Includes $2,329 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,311 a month

  • Tight

    $1,311 to $1,685 a month

    Your payment · 30%

  • Hard

    more than $1,685 a month

Compared with the typical household income in Amsterdam ($56,178 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,400
Principal & interest$917
Property tax$364
Home insurance$58
FHA mortgage insurance (MIP)$61

You need at least $4,827 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Amsterdam and Montgomery County

Amsterdam is in Montgomery County, New York. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Amsterdam's own numbers

Typical home value
$137,900
Typical monthly rent
$1,006
Typical yearly household income
$56,178
Households that own their home
53%
Effective property tax rate
3.17%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Montgomery County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,111
Price change over 5 years (FHFA)
+74%
Homes in a high flood-risk zone
2.6%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Montgomery County.

Everything about Montgomery County

Buying

Buying a home in Amsterdam

A typical home in Amsterdam is worth $137,900: 12% below the county and 67% below New York. With the typical household income in Amsterdam ($56,178 a year), a typical home costs 2.5 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Amsterdam 2.5 years
  • Montgomery 2.4 years
  • New York 4.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Montgomery County

According to FHFA’s house price index, home prices in Montgomery County rose 98% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Montgomery County.

Period County New York U.S.
Last year (2025) +14.4% +6.0% +2.9%
5 years (2020–2025) +74% +52% +47%
10 years (2015–2025) +98% +86% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Amsterdam next to Montgomery County, New York and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Amsterdam $137,900
  • Montgomery $157,500
  • New York $423,800
  • United States $332,700
Typical monthly rent
  • Amsterdam $1,006
  • Montgomery $940
  • New York $1,621
  • United States $1,413
Typical yearly household income
  • Amsterdam $56,178
  • Montgomery $64,943
  • New York $85,974
  • United States $80,734
See the full table
Amsterdam next to Montgomery County and New York
Measure Amsterdam Montgomery County New York U.S.
Typical home value $137,900 $157,500 $423,800 $332,700
Typical monthly rent $1,006 $940 $1,621 $1,413
Typical yearly household income $56,178 $64,943 $85,974 $80,734
Households that own their home 53% 70% 54% 65%
Typical yearly property tax $4,369 $3,872 $6,582 $3,119
Effective property tax rate 3.17% 2.46% 1.55% 0.94%
Renters with high rent for their income 45% 45% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Montgomery County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Amsterdam

For a typical $137,900 home in Amsterdam, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Amsterdam's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,400a month

    Least cash to close
    Down payment
    $4,827
    Cash to close
    $8,964
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $61

  • Conventional, 5% down $1,375a month

    Down payment
    $6,895
    Cash to close
    $11,032
    Rate
    7.18%
    Mortgage insurance
    PMI · $66

  • Conventional, 20% down, no PMI $1,169a month

    Down payment
    $27,580
    Cash to close
    $31,717
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,297a month

    Down payment
    $20,685
    Cash to close
    $24,822
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Amsterdam and for Montgomery County.

Property tax

Effective rate in Amsterdam

3.17%of the home’s value each year

$4,369 a year for the typical owner in Amsterdam.

  • Amsterdam 3.17%
  • Montgomery 2.46%
  • New York 1.55%

What New York publishes Basic STAR school tax relief (New York State Department of Taxation and Finance)

Exemptions and deadlines in New York

Flood risk in Montgomery County

FEMA does not publish these numbers by city: they are for all of Montgomery County.

Homes in the high-risk zone
2.6%
471
Of those, with NFIP insurance
23%
County New York U.S.
Homes in the high-risk zone 2.6% 2% 3.5%
Of those, with NFIP insurance 23% 76% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Amsterdam

Typical rent in Amsterdam is $1,006 a month: 7% above the county. In Amsterdam, 45% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Montgomery County, by unit size. To pay the 2-bedroom one ($1,111 a month) without spending more than 30% of your income, you would need to earn $21.37 an hour working full time.

HUD fair market rent for all of Montgomery County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $814 $15.65 $32,560
1 bedroom $862 $16.58 $34,480
2 bedrooms $1,111 $21.37 $44,440
3 bedrooms $1,359 $26.13 $54,360
4 bedrooms $1,490 $28.65 $59,600

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Amsterdam

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Amsterdam is in ZIP code 12010.

For 2 bedrooms it is $1,540: $429 more than the fair market rent for Montgomery County ($1,111).

  • 12010 $1,540$1,840

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Amsterdam when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Amsterdam

HUD lists 8 buildings with rents for lower incomes in Amsterdam. These are the largest.

  • New Amsterdam NAS Apartments 26 Wall St, Amsterdam 12010 191 low-income homes · For older adults (518) 842-2894
  • Colonial Square 320 Church St, Amsterdam 12010 200 homes, 109 low-income · For families (518) 842-8110
  • Woodrow Townhouse 141 Woodrow Rd, Amsterdam 12010 100 homes, 94 low-income · 1 bd: 23 · 2 bd: 34 · 3 bd: 28 · 4 bd: 9 · In service since 2015
  • New Amsterdam Apts. 60 Division St, Amsterdam 12010 70 low-income homes · Run by Amsterdam Housing Authority · Average payment: $613 a month · Average wait: 30 months (518) 842-2894
  • Amsterdam Senior 35 Wall St, Amsterdam 12010 69 homes, 68 low-income · 1 bd: 68 · For older adults, families (518) 842-8316

See all 13 buildings in Montgomery County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Amsterdam

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Montgomery County. The nearest ones are below; many serve by phone or online.

A young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in Amsterdam

No down payment, repair or rent-help program on our list is for Amsterdam or Montgomery County. The ones below are statewide in New York: they work in Amsterdam the same as in the rest of the state.

Which programs do I qualify for? All programs in New York

Housing counselors near Amsterdam

The HUD-approved agencies closest to the center of Amsterdam, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • BETTER COMMUNITY NEIGHBORHOODS, INC. (formerly Better Neighborhoods, Inc.)

    816 Union St, Schenectady · 16 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 4 more
    (518) 372-7616

  • Albany County Rural Housing Alliance, Inc.

    24 Martin Rd, Voorheesville · 24 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (518) 765-2425

  • Troy Rehabilitation and Improvement Program

    415 River St Ste 2, Troy · 29 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (518) 690-0020

All counseling agencies in New York

Help in Spanish near Amsterdam

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Amsterdam

HUD’s record names them for Amsterdam or Montgomery County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Amsterdam Housing Authority Public housing and Section 8 vouchers (518) 842-2894

One other authority has an office in Montgomery County: see the list Source: HUD

Cities

Nearby cities

The cities closest to Amsterdam, with the typical home value.

Everything about Montgomery County Housing in New York

Neighboring counties

If Montgomery County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Amsterdam.

All guides
A mother smiles as she carries her young daughter on her shoulders (black and white).

Questions

Housing questions about Amsterdam

Short answers with the numbers for Amsterdam and all of Montgomery County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Amsterdam?

The typical home value in Amsterdam is $137,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Montgomery County it is $157,500.

How much does it cost to rent in Amsterdam?

Typical rent in Amsterdam is $1,006 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Montgomery County is $1,111.

What is the FHA loan limit in Amsterdam?

Amsterdam uses the FHA limit for all of Montgomery County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Amsterdam?

The typical homeowner in Amsterdam pays $4,369 a year, according to the U.S. Census Bureau. That is 3.17% of the home’s value; in Montgomery County, the rate is 2.46%.

Where can I find free help to buy or rent in Amsterdam?

We found no HUD-approved counseling agencies with an office in Montgomery County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).