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City · 5,651 residents · Chemung County, New York

Big Flats , New York

In Big Flats, a typical home is worth $224,400 and typical rent is $1,381 a month. Compared with all of Chemung County, the typical home value is 59% higher, typical household income is 40% higher, and the share of households that own their home is 10 points higher.

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  • Typical home value

    $224,400

    59% above the county

    47% below New York

    • Big Flats
    • Chemung
    • New York

  • Typical rent

    $1,381a month

    30% above the county

    15% below New York

    • Big Flats
    • Chemung
    • New York

  • Typical household income

    $89,286a year

    40% above the county

    4% above New York

    • Big Flats
    • Chemung
    • New York

  • Households that own their home

    79%

    10 points above the county

    24 points above New York

    • Big Flats
    • Chemung
    • New York

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

Market now, with Zillow data

Zillow data
Typical home value
$265,353
8.8% more than 12 months ago

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

Big Flats is in Chemung 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 Chemung County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Big Flats apart

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

  1. Nearby, in Elmira, the typical home value is $93,000: 59% less than in Big Flats ($224,400).

  2. The typical home in Big Flats is worth $224,400, 59% more than in Chemung County as a whole ($141,100).

  3. Nearby, in Bath, the typical rent is $735: 47% less than in Big Flats ($1,381).

  4. The typical household income in Big Flats is $89,286, 40% more than in Chemung County as a whole ($63,716).

  5. The typical rent in Big Flats is $1,381 a month, 30% more than in Chemung County as a whole ($1,059).

  6. According to Zillow, in the 12 months to September 2026 the typical home value in Big Flats rose 8.8%; in New York, it rose 5.6%.

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Big Flats

What homes there are in Big Flats, 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

In Big Flats, 8 in 10 homes are single-family detached houses; in Chemung County, 7.

Year built

The typical home in Big Flats was built in 1975, 20 years after the typical one in Chemung County.

Homes in Big Flats are bigger: 76% have 3 bedrooms or more; in Chemung County, 63%.

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

With a mortgage

$1,852 a month

Chemung County: $1,332 a month

Without a mortgage

$734 a month

Chemung County: $601 a month

Owners with a mortgage

54%

Chemung County: 55%

In Big Flats, 54% of owners have a mortgage, and their typical cost is $1,852 a month, against $1,332 in Chemung County. Without one it drops to $734.

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 Big Flats gained value faster than in Chemung County: 37% against 33%.

Rent in Big Flats moved so little since 2015–2019 that the Census cannot say whether it rose or fell.

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

MeasureBig FlatsChemung CountyNew YorkUnited States
Rental vacancy Unreliable estimate5.4%3.8%5.5%
Homeowner vacancy Unreliable estimate2.0%1.1%0.9%
More than one person per room Unreliable estimateUnreliable estimate5.3%3.4%
People per household 2.152.232.492.53
Drive alone 79%78%49%69%
Carpool Unreliable estimate9%6%9%
Public transit Unreliable estimate1%22%3%
Walk or bike Unreliable estimate2%6%3%
Work from home 16%8%15%15%
Other means Unreliable estimate2%2%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

Much as in Chemung County, a household in Big Flats has 2.15 people on average.

In Big Flats, 16% of workers work from home, more than in Chemung County (8%).

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 Big Flats?

A typical home is tight for the typical income

We start with a typical home in Big Flats, worth $224,400, 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 Big Flats, which is $89,286 a year. For that payment to be 28% of income, a household would need to earn about $90,022 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Big Flats. 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 $7,854 (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

$2,101

at 7.18% · 30 years

Loan amount
$220,336
Total interest
$317,011
Paid off in
November 2056

Includes $3,790 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,083 a month

  • Tight

    $2,083 to $2,679 a month

    Your payment · 28%

  • Hard

    more than $2,679 a month

Compared with the typical household income in Big Flats ($89,286 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,101
Principal & interest$1,493
Property tax$415
Home insurance$94
FHA mortgage insurance (MIP)$99

You need at least $7,854 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

Big Flats and Chemung County

Big Flats is in Chemung 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).

Big Flats's own numbers

Typical home value
$224,400
Typical monthly rent
$1,381
Typical yearly household income
$89,286
Households that own their home
79%
Effective property tax rate
2.22%

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

Numbers for all of Chemung County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,348
Price change over 5 years (FHFA)
+37%

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 Chemung County.

Everything about Chemung County

Buying

Buying a home in Big Flats

A typical home in Big Flats is worth $224,400: 59% above the county and 47% below New York. With the typical household income in Big Flats ($89,286 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.

  • Big Flats 2.5 years
  • Chemung 2.2 years
  • New York 4.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Chemung County

According to FHFA’s house price index, home prices in Chemung County rose 51% in the 10 years through 2025.

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

Period County New York U.S.
Last year (2025) +3.9% +6.0% +2.9%
5 years (2020–2025) +37% +52% +47%
10 years (2015–2025) +51% +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

Big Flats next to Chemung 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
  • Big Flats $224,400
  • Chemung $141,100
  • New York $423,800
  • United States $332,700
Typical monthly rent
  • Big Flats $1,381
  • Chemung $1,059
  • New York $1,621
  • United States $1,413
Typical yearly household income
  • Big Flats $89,286
  • Chemung $63,716
  • New York $85,974
  • United States $80,734
See the full table
Big Flats next to Chemung County and New York
Measure Big Flats Chemung County New York U.S.
Typical home value $224,400 $141,100 $423,800 $332,700
Typical monthly rent $1,381 $1,059 $1,621 $1,413
Typical yearly household income $89,286 $63,716 $85,974 $80,734
Households that own their home 79% 68% 54% 65%
Typical yearly property tax $4,974 $3,451 $6,582 $3,119
Effective property tax rate 2.22% 2.45% 1.55% 0.94%

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

For a typical $224,400 home in Big Flats, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Big Flats's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,101a month

    Least cash to close
    Down payment
    $7,854
    Cash to close
    $14,586
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $99

  • Conventional, 5% down $2,059a month

    Down payment
    $11,220
    Cash to close
    $17,952
    Rate
    7.18%
    Mortgage insurance
    PMI · $107

  • Conventional, 20% down, no PMI $1,725a month

    Down payment
    $44,880
    Cash to close
    $51,612
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,932a month

    Down payment
    $33,660
    Cash to close
    $40,392
    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 Big Flats and for Chemung County.

Property tax

Effective rate in Big Flats

2.22%of the home’s value each year

$4,974 a year for the typical owner in Big Flats.

  • Big Flats 2.22%
  • Chemung 2.45%
  • 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 Chemung County

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

FEMA’s maps count no homes in the high-risk zone in Chemung 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 Big Flats

Typical rent in Big Flats is $1,381 a month: 30% above the county.

HUD publishes a fair market rent for all of Chemung County, by unit size. To pay the 2-bedroom one ($1,348 a month) without spending more than 30% of your income, you would need to earn $25.92 an hour working full time.

HUD fair market rent for all of Chemung 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 $1,020 $19.62 $40,800
1 bedroom $1,030 $19.81 $41,200
2 bedrooms $1,348 $25.92 $53,920
3 bedrooms $1,643 $31.60 $65,720
4 bedrooms $1,793 $34.48 $71,720

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 Big Flats

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Big Flats has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,250 in 14903 to $1,500 in 14845.

1 of the 2 is above the fair market rent for Chemung County ($1,348).

  • 14845 $1,500$1,830
  • 14903 $1,250$1,520

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Big Flats 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 Big Flats

HUD lists one building with rents for lower incomes in Big Flats.

  • Town Haven Apts 50 Olcott Rd S, Big Flats 14814 24 low-income homes · 1 bd: 24 · In service since 2004 · For older adults

See all 22 buildings in Chemung County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Big Flats

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 Chemung County; none says it serves in Spanish.

A man shakes hands with the specialist who helped him with his loan, in the kitchen of his new home.

HUD counseling is free or low-cost

Assistance programs in Big Flats

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

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

Housing counselors near Big Flats

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

  • Catholic Charities, Elmira, NY

    215 E Church St, Elmira · 7 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (607) 734-9784

  • Steuben Churchpeople Against Poverty, Inc. D/B/A Arbor Housing and Development

    26 Bridge St, Corning · 8 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 2 more
    (607) 654-7487

  • Ithaca Neighborhood Housing Services, Inc.

    115 W Clinton St, Ithaca · 28 miles away · Spanish

    Also serves in French.

    • Workshops for new owners
    • Pre-purchase counseling
    • and 1 more
    (607) 277-4500

Every agency in Chemung County All counseling agencies in New York

Help in Spanish near Big Flats

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 Big Flats

In HUD’s record, no housing authority with an office in Chemung County is named for Big Flats or Chemung County.

2 other authorities have an office in Chemung County: see the list Source: HUD

Cities

Other cities in Chemung County

These cities are also in Chemung County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Chemung County Housing in New York

Nearby cities

The cities closest to Big Flats, with the typical home value.

Neighboring counties

If Chemung 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 Big Flats.

All guides
A smiling girl holds up a small mushroom she found on a forest outing.

Questions

Housing questions about Big Flats

Short answers with the numbers for Big Flats and all of Chemung 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 Big Flats?

The typical home value in Big Flats is $224,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Chemung County it is $141,100.

How much does it cost to rent in Big Flats?

Typical rent in Big Flats is $1,381 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Chemung County is $1,348.

What is the FHA loan limit in Big Flats?

Big Flats uses the FHA limit for all of Chemung 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 Big Flats?

The typical homeowner in Big Flats pays $4,974 a year, according to the U.S. Census Bureau. That is 2.22% of the home’s value; in Chemung County, the rate is 2.45%.

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

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