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City · 15,097 residents · Genesee County, New York

Batavia , New York

In Batavia, a typical home is worth $148,900 and typical rent is $925 a month. Compared with all of Genesee County, typical household income is 19% lower, the typical home value is 13% lower, and the share of households that own their home is 21 points lower.

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  • Typical home value

    $148,900

    13% below the county

    65% below New York

    • Batavia
    • Genesee
    • New York

  • Typical rent

    $925a month

    About the same as the county

    43% below New York

    • Batavia
    • Genesee
    • New York

  • Typical household income

    $59,446a year

    19% below the county

    31% below New York

    • Batavia
    • Genesee
    • New York

  • Households that own their home

    53%

    21 points below the county

    2 points below New York

    • Batavia
    • Genesee
    • New York

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

Market now, with Zillow data

Zillow data
Typical home value
$206,018
6.2% more than 12 months ago

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

Batavia is in Genesee 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 Genesee County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Batavia apart

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

  1. 53% of households in Batavia own their home, against 74% in Genesee County.

  2. Nearby, in Albion, the typical home value is $82,300: 45% less than in Batavia ($148,900).

  3. The typical household income in Batavia is $59,446, 19% less than in Genesee County as a whole ($73,314).

  4. Batavia has the 35th lowest typical home value of the 348 cities in New York with more than 5,000 people ($148,900).

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

The homes here

Housing in Batavia

What homes there are in Batavia, 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

The detached house is still the most common home in Batavia, but it weighs less than in Genesee County: 52% against 68%.

Year built

Homes in Batavia are smaller: 52% have 3 bedrooms or more; in Genesee County, 66%.

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

With an FHA limit of $541,287, at least 98% of owner-occupied homes in Batavia sit below it: they are worth less than $500,000.

Monthly rent with utilities

By rent, most homes in Batavia cost less than HUD's 2-bedroom fair market rent ($1,113): about 70%.

With a mortgage

$1,342 a month

Genesee County: $1,485 a month

Without a mortgage

$558 a month

Genesee County: $641 a month

Owners with a mortgage

61%

Genesee County: 60%

The typical cost for an owner with a mortgage in Batavia is $1,342 a month, less than in Genesee County ($1,485); without one, $558.

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

The typical home value in Batavia rose 54% since 2015–2019, more than in Genesee County (42%).

Much as in Genesee County, the typical rent in Batavia rose 26% since 2015–2019.

To compare: typical income in Batavia rose 25%; the home, +54%; the rent, +26%.

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

MeasureBataviaGenesee CountyNew YorkUnited States
Rental vacancy Unreliable estimate4.2%3.8%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.1%0.9%
More than one person per room Unreliable estimate1.6%5.3%3.4%
People per household 1.962.262.492.53
Drive alone 76%82%49%69%
Carpool 9%6%6%9%
Public transit Unreliable estimateUnreliable estimate22%3%
Walk or bike 8%4%6%3%
Work from home 5%7%15%15%
Other means Unreliable estimate1%2%2%
Typical commute 10 to 19 minutesUnreliable estimate20 to 29 minutes20 to 29 minutes

On average, a household in Batavia has 1.96 people, fewer than in Genesee County (2.26).

In Batavia, 8% of workers walk or bike to work; in Genesee County, 4%.

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 Batavia?

A typical home is tight for the typical income

We start with a typical home in Batavia, worth $148,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 28% of the typical household income in Batavia, which is $59,446 a year. For that payment to be 28% of income, a household would need to earn about $59,787 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Batavia. 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 $5,212 (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

$1,395

at 7.18% · 30 years

Loan amount
$146,203
Total interest
$210,351
Paid off in
November 2056

Includes $2,515 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,387 a month

  • Tight

    $1,387 to $1,783 a month

    Your payment · 28%

  • Hard

    more than $1,783 a month

Compared with the typical household income in Batavia ($59,446 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,395
Principal & interest$990
Property tax$277
Home insurance$62
FHA mortgage insurance (MIP)$66

You need at least $5,212 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

Batavia and Genesee County

Batavia is in Genesee 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).

Batavia's own numbers

Typical home value
$148,900
Typical monthly rent
$925
Typical yearly household income
$59,446
Households that own their home
53%
Effective property tax rate
2.23%

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

Numbers for all of Genesee County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,113
Price change over 5 years (FHFA)
+50%

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 Genesee County.

Everything about Genesee County

Buying

Buying a home in Batavia

A typical home in Batavia is worth $148,900: 13% below the county and 65% below New York. With the typical household income in Batavia ($59,446 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.

  • Batavia 2.5 years
  • Genesee 2.3 years
  • New York 4.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Genesee County

According to FHFA’s house price index, home prices in Genesee County rose 90% in the 10 years through 2025.

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

Period County New York U.S.
Last year (2025) +3.8% +6.0% +2.9%
5 years (2020–2025) +50% +52% +47%
10 years (2015–2025) +90% +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

Batavia next to Genesee 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
  • Batavia $148,900
  • Genesee $170,500
  • New York $423,800
  • United States $332,700
Typical monthly rent
  • Batavia $925
  • Genesee $929
  • New York $1,621
  • United States $1,413
Typical yearly household income
  • Batavia $59,446
  • Genesee $73,314
  • New York $85,974
  • United States $80,734
See the full table
Batavia next to Genesee County and New York
Measure Batavia Genesee County New York U.S.
Typical home value $148,900 $170,500 $423,800 $332,700
Typical monthly rent $925 $929 $1,621 $1,413
Typical yearly household income $59,446 $73,314 $85,974 $80,734
Households that own their home 53% 74% 54% 65%
Typical yearly property tax $3,326 $4,113 $6,582 $3,119
Effective property tax rate 2.23% 2.41% 1.55% 0.94%
Renters with high rent for their income 46% 45% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Genesee 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 Batavia

For a typical $148,900 home in Batavia, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Batavia's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,395a month

    Least cash to close
    Down payment
    $5,212
    Cash to close
    $9,679
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $66

  • Conventional, 5% down $1,368a month

    Down payment
    $7,445
    Cash to close
    $11,912
    Rate
    7.18%
    Mortgage insurance
    PMI · $71

  • Conventional, 20% down, no PMI $1,146a month

    Down payment
    $29,780
    Cash to close
    $34,247
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,283a month

    Down payment
    $22,335
    Cash to close
    $26,802
    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 Batavia and for Genesee County.

Property tax

Effective rate in Batavia

2.23%of the home’s value each year

$3,326 a year for the typical owner in Batavia.

  • Batavia 2.23%
  • Genesee 2.41%
  • 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 Genesee County

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

FEMA’s maps count no homes in the high-risk zone in Genesee County. That does not mean it cannot flood: check your address.

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Batavia

Typical rent in Batavia is $925 a month: about the same as the county. In Batavia, 46% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Genesee County, by unit size. To pay the 2-bedroom one ($1,113 a month) without spending more than 30% of your income, you would need to earn $21.40 an hour working full time.

HUD fair market rent for all of Genesee 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 $775 $14.90 $31,000
1 bedroom $894 $17.19 $35,760
2 bedrooms $1,113 $21.40 $44,520
3 bedrooms $1,326 $25.50 $53,040
4 bedrooms $1,463 $28.13 $58,520

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 Batavia

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Batavia is in ZIP code 14020.

For 2 bedrooms it is $1,130: $17 more than the fair market rent for Genesee County ($1,113).

  • 14020 $1,130$1,350

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Batavia 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 Batavia

HUD lists 11 buildings with rents for lower incomes in Batavia. These are the largest.

  • 400 Towers 400 E Main St, Batavia 14020 150 homes, 148 low-income · Run by Batavia Housing Authority · Average payment: $450 a month · Average wait: 6 months (585) 344-1888
  • Washington Towers 1 State St, Batavia 14020 131 homes, 130 low-income · For older adults (585) 344-0200
  • Big Tree Glen 3727 W Main Street Rd, Batavia 14020 56 low-income homes · 1 bd: 16 · 2 bd: 24 · 3 bd: 16 · In service since 2016 · For families
  • 3 Sites 15 Edwards St, Batavia 14020 49 low-income homes · Run by Batavia Housing Authority · Average payment: $560 a month · Average wait: 9 months · Homes at several sites (585) 344-1888
  • Batavia Special Needs Apts 555 E Main St, Batavia 14020 42 low-income homes · 1 bd: 40 · 2 bd: 2 · In service since 2009 · For people with disabilities

See all 18 buildings in Genesee County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Batavia

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.

There is 1 HUD-approved agency with an office in Genesee County; none says it serves in Spanish.

A young woman and a young man point to a line in their notes beside a laptop in a library.

HUD counseling is free or low-cost

Assistance programs in Batavia

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

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

Housing counselors near Batavia

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

  • Pathstone Corporation- Batavia, NY

    30 Jefferson Ave, Batavia · 0 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (585) 343-2188

  • Parachute Credit Counseling, Inc.

    40 Gardenville Pkwy Ste 300, West Seneca · 31 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (800) 926-9685

  • Urban League of Rochester DBA the Home Store

    265 N Clinton Ave, Rochester · 31 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (585) 325-6530

Every agency in Genesee County All counseling agencies in New York

Help in Spanish near Batavia

None of the 3 agencies on this list say they serve 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 Batavia

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

All housing agencies in New York Source: HUD

Cities

Nearby cities

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

Everything about Genesee County Housing in New York

Neighboring counties

If Genesee 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 Batavia.

All guides
Two girls write and draw together at the living-room table.

Questions

Housing questions about Batavia

Short answers with the numbers for Batavia and all of Genesee 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 Batavia?

The typical home value in Batavia is $148,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Genesee County it is $170,500.

How much does it cost to rent in Batavia?

Typical rent in Batavia is $925 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Genesee County is $1,113.

What is the FHA loan limit in Batavia?

Batavia uses the FHA limit for all of Genesee 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 Batavia?

The typical homeowner in Batavia pays $3,326 a year, according to the U.S. Census Bureau. That is 2.23% of the home’s value; in Genesee County, the rate is 2.41%.

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

There is 1 HUD-approved counseling agency with an office in Genesee County. 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).