Corn Hill is a measurable but small two-to-four-unit market
Source-provided MLS coordinates place 27 unique Rochester two-to-four-unit closings inside the official Corn Hill polygon from 2021 through 2025. That population represented 1.0% of Rochester’s 2,812 qualifying sales during the same period.
Ten sales closed in both 2021 and 2022. The annual population then fell to two in 2023, two in 2024, and three in 2025. This dataset cannot distinguish limited supply from limited demand because it does not include the complete population of unsold, expired, withdrawn, or privately transferred properties.
| Period | Corn Hill sales | City sales | Corn Hill share |
|---|---|---|---|
| 2021–2025 | 27 | 2,812 | 1.0% |
| 2025 | 3 | 549 | 0.5% |
Three recent annual samples are too small for market-price headlines
The 2021 and 2022 samples each contain 10 sales and clear the five-sale threshold for annual price, market-time, and sale-to-list measures. The 2023, 2024, and 2025 samples contain only two, two, and three sales, so those annual medians are withheld.
The underlying transactions remain in the five-year population and audit trail. Withholding prevents a handful of dissimilar properties from being presented as a neighborhood price trend.
| Closed year | Unique sales | Median sale price | Median DOM | Median sale / original list |
|---|---|---|---|---|
| 2021 | 10 | $267,500 | 12.5 | 99.7% |
| 2022 | 10 | $289,950 | 11 | 102.6% |
| 2023 | 2 | Withheld (n=2) | Withheld | Withheld |
| 2024 | 2 | Withheld (n=2) | Withheld | Withheld |
| 2025 | 3 | Withheld (n=3) | Withheld | Withheld |
The five-year aggregate clears the publication threshold
Across all 27 transactions, the median reported sale price was $260,000, median source-defined days on market was 12, and median sale price equaled 100.0% of original list price. Reported sale prices totaled $7,248,700.
The five-year median is useful market context, not a prototype property value. Corn Hill’s mix can include historic houses, legal conversions, townhouses or condominiums, association-controlled property, apartments, and mixed-use or river-adjacent assets that require separate treatment.
| Five-year measure | Result |
|---|---|
| Unique sales | 27 |
| Median sale price | $260,000 |
| Reported sale-price volume | $7,248,700 |
| Median DOM | 12 |
| Median sale / original list | 100.0% |
UGR’s 14.8% five-year share is accurate—and needs its denominator
Updegraff Group LLC appeared on 4 of the 27 official-boundary transactions, producing a measured five-year share of 14.8%. That percentage is slightly above UGR’s 14.2% share in the 240-sale 19th Ward population.
The two results do not carry equal evidentiary weight. Corn Hill’s percentage rests on four transactions in a small market; the 19th Ward result rests on 34. Publishing the numerator and denominator together prevents percentage alone from overstating the company’s local footprint.
| Official polygon | Market sales | UGR transactions | UGR share |
|---|---|---|---|
| Corn Hill | 27 | 4 | 14.8% |
| 19th Ward | 240 | 34 | 14.2% |
| City of Rochester | 2,812 | 111 | 3.9% |
The 2025 transaction count is disclosed; the percentage is withheld
UGR appeared on one Corn Hill transaction in 2021 and three in 2025. It appeared on none in 2022, 2023, or 2024. The three 2025 records were buyer-side transactions.
Because the entire 2025 neighborhood population contains only three qualifying sales, this publication withholds the annual UGR share. Printing 100% without the sample control would transform a tiny historical slice into a misleading dominance claim.
| Year | Corn Hill sales | UGR transactions | UGR share | List side | Buyer side | Both sides |
|---|---|---|---|---|---|---|
| 2021 | 10 | 1 | 10.0% | 1 | 0 | 0 |
| 2022 | 10 | 0 | 0.0% | 0 | 0 | 0 |
| 2023 | 2 | 0 | Withheld (n=2) | 0 | 0 | 0 |
| 2024 | 2 | 0 | Withheld (n=2) | 0 | 0 | 0 |
| 2025 | 3 | 3 | Withheld (n=3) | 0 | 3 | 0 |
Four represented transactions reconcile without overlap
UGR appeared in a listing-side office field on one transaction and a buyer-side office field on three. No transaction included the company on both sides, so one plus three equals four unique transactions.
Participation is not commission income, individual-agent production credit, proof that UGR originated the sale, or evidence of off-market activity. The calculation covers only the defined licensed MLS population.
Property-level evidence matters more as the market sample shrinks
The dataset does not establish legal unit count, rents, collections, vacancy, operating expenses, association obligations, preservation restrictions, rehabilitation scope, financing, cash flow, capitalization rates, or returns. It cannot justify applying the five-year median to an individual property.
A useful next layer would classify each sale by verified asset and ownership form, legal use, condition, preservation status, association, river relationship, commercial component, occupancy, and restrictions. Raw MLS addresses, coordinates, remarks, agent details, and restricted listing fields remain unpublished.