The City-wide two-to-four-unit market changed in both price and pace
The licensed MLS extract contains 2,812 unique listings classified as closed two-to-four-unit residential sales in Rochester from January 1, 2021 through December 31, 2025. Annual closings ranged from 487 to 630. The annual median reported sale price increased from $95,000 in 2021 to $150,000 in 2025.
That change in annual medians is not a repeat-sales appreciation rate. The included properties differ each year in neighborhood label, condition, occupancy, unit configuration, financing, and transaction circumstances. The table describes the observed MLS population and does not establish the value change of an individual property.
| Closed year | Unique sales | Median sale price | Median DOM | Median sale / original list |
|---|---|---|---|---|
| 2021 | 630 | $95,000 | 8 | 100.0% |
| 2022 | 533 | $117,000 | 9 | 100.0% |
| 2023 | 487 | $120,000 | 9 | 100.0% |
| 2024 | 613 | $122,500 | 10 | 100.1% |
| 2025 | 549 | $150,000 | 11 | 100.7% |
Every MLS City Neighborhood value is shown
The export contains 35 distinct, nonblank City Neighborhood values. They are reproduced as the MLS supplied them, including ZIP-like, acronym, legacy, and neighborhood labels. No record was forced into a more familiar place name.
Five-year medians require at least 10 observations. A 2025 median requires at least five closings. Withholding a statistic does not mean zero activity; it means the sample did not clear the stated release threshold.
| MLS City Neighborhood value | 2021–2025 sales | 2025 sales | Five-year median | 2025 median |
|---|---|---|---|---|
| 14621 | 442 | 93 | $79,900 | $93,000 |
| Maplewood | 317 | 62 | $127,000 | $150,000 |
| 19th Ward | 250 | 48 | $137,500 | $160,500 |
| Beechwood | 199 | 40 | $108,000 | $150,450 |
| Edgerton | 197 | 45 | $76,750 | $115,000 |
| Lyell-Otis | 176 | 32 | $84,998 | $122,000 |
| MarketView Heights | 171 | 27 | $84,900 | $95,000 |
| Park Avenue | 135 | 25 | $385,000 | $435,000 |
| South Wedge | 118 | 22 | $256,550 | $292,500 |
| North Winton Village | 81 | 10 | $239,000 | $332,500 |
| Genesee-Jefferson | 74 | 14 | $79,950 | $151,000 |
| Pearl-Meigs-Monroe | 74 | 14 | $261,500 | $266,450 |
| Homestead Heights | 68 | 15 | $89,950 | $152,000 |
| Upper Monroe | 60 | 12 | $280,000 | $352,250 |
| Charlotte | 49 | 10 | $179,900 | $213,000 |
| People of Dutchtown | 43 | 10 | $76,000 | $99,500 |
| Upper Falls | 41 | 10 | $95,000 | $110,000 |
| Mayors Heights | 35 | 6 | $89,900 | $102,500 |
| Swillburg | 35 | 9 | $245,000 | $288,750 |
| Northland-Lyceum | 33 | 4 | $122,000 | Withheld |
| Plymouth-Exchange | 33 | 9 | $130,000 | $175,550 |
| Corn Hill | 30 | 3 | $252,500 | Withheld |
| Atlantic-University | 21 | 10 | $290,000 | $295,000 |
| East Avenue | 18 | 2 | $355,000 | Withheld |
| JOSANA | 17 | 2 | $72,670 | Withheld |
| Brown Square | 16 | 4 | $80,000 | Withheld |
| Susan B. Anthony | 14 | 2 | $121,000 | Withheld |
| Strong | 11 | 2 | $289,900 | Withheld |
| U.N.I.T. | 11 | 1 | $84,900 | Withheld |
| Highland | 9 | 1 | Withheld | Withheld |
| Cobbs Hill | 8 | 1 | Withheld | Withheld |
| Ellwanger-Barry | 8 | 1 | Withheld | Withheld |
| B.E.S.T. | 7 | 0 | Withheld | Withheld |
| Browncroft | 7 | 1 | Withheld | Withheld |
| Central Business District | 4 | 2 | Withheld | Withheld |
Brokerage participation is counted once per closing
The MLS identifies the brokerage by its legal office name, Updegraff Group LLC, which does business publicly as Updegraff Group Realty. A qualifying closing counts as brokerage participation when the office appears in a list, co-list, selling, or co-selling office-name field.
Each MLS number counts once in the participation total even when the brokerage appears on both sides. Shares publish only for neighborhood populations with at least 20 five-year closings. These figures are not company revenue, commission income, sale-price volume credited to the brokerage, or a share of off-market transactions.
| MLS neighborhood value | All qualifying sales | UGR participated | Deduplicated share |
|---|---|---|---|
| 19th Ward | 250 | 35 | 14.0% |
| Corn Hill | 30 | 4 | 13.3% |
| Atlantic-University | 21 | 2 | 9.5% |
| Upper Monroe | 60 | 4 | 6.7% |
| Plymouth-Exchange | 33 | 2 | 6.1% |
| Park Avenue | 135 | 8 | 5.9% |
| MarketView Heights | 171 | 10 | 5.8% |
| Swillburg | 35 | 2 | 5.7% |
| Homestead Heights | 68 | 3 | 4.4% |
| Pearl-Meigs-Monroe | 74 | 3 | 4.1% |
| South Wedge | 118 | 4 | 3.4% |
| Maplewood | 317 | 10 | 3.2% |
| Beechwood | 199 | 6 | 3.0% |
| Mayors Heights | 35 | 1 | 2.9% |
| Genesee-Jefferson | 74 | 2 | 2.7% |
| North Winton Village | 81 | 2 | 2.5% |
| Upper Falls | 41 | 1 | 2.4% |
| People of Dutchtown | 43 | 1 | 2.3% |
| Edgerton | 197 | 3 | 1.5% |
| 14621 | 442 | 5 | 1.1% |
| Lyell-Otis | 176 | 1 | 0.6% |
| Charlotte | 49 | 0 | 0.0% |
| Northland-Lyceum | 33 | 0 | 0.0% |
The release checks passed for the stated MLS population
The export contained 2,812 rows and 2,812 unique MLS numbers. Every record used the same Rochester town/city value, closed/rented status, and two-to-four-unit residential property type. Neighborhood, sale price, original list price, source-calculated sale-to-original-list ratio, and DOM were populated for every included record. Valid Rochester-area coordinates were available for 2,809 records; the other three were excluded from polygon joins.
The audit did not independently verify deeds, legal unit counts, Certificates of Occupancy, seller concessions, arms-length status, portfolio packages, or the completeness of non-MLS transfers. Raw listing records, addresses, agent details, remarks, coordinates, and other restricted fields are not published.
- Closed date fixed before calculation: January 1, 2021–December 31, 2025
- Town/City fixed to Rochester
- Property type fixed to Multi-Family Res (2-4) units
- One record per unique MLS number
- Annual medians withheld below five observations
- Five-year medians withheld below 10 observations
- Brokerage shares withheld below 20 observations
- Represented sides kept separate from unique market closings
Ten guide geographies are now matched to official City polygons
The guides that lacked defensible same-name MLS classifications were matched by placing each listing’s source-provided coordinates inside the City of Rochester neighborhood polygons. The table reports each guide independently because some City neighborhood and association polygons overlap.
A five-year median requires at least 10 matched transactions and a brokerage share requires at least 20. Withheld results remain documented in the audit and are not replaced with a nearby geography.
| Official City polygon | 2021–2025 sales | 2025 sales | Five-year median | UGR share |
|---|---|---|---|---|
| Park Meigs polygon | 67 | 10 | $341,000 | 4.5% |
| Park Central polygon | 56 | 13 | $410,000 | 7.1% |
| Neighborhood of the Arts polygon | 39 | 12 | $345,000 | 5.1% |
| Lock 66 polygon | 32 | 6 | $256,200 | 6.3% |
| EMMA, ACE polygon | 24 | 7 | $78,750 | 0.0% |
| ABC Streets polygon | 16 | 1 | $376,500 | Withheld |
| Wadsworth Square polygon | 10 | 2 | $280,500 | Withheld |
| Culver Merchants polygon | 6 | 0 | Withheld | Withheld |
| Upper Mount Hope polygon | 6 | 1 | Withheld | Withheld |
| Culver University East polygon | 2 | 2 | Withheld | Withheld |
Each guide identifies its controlling market geography
A guide with a defensible same-name MLS field receives that classification’s annual table. The Highland Park / Ellwanger-Barry guide receives an explicitly labeled combination of those two MLS values. Ten other guides now use a coordinate join to their named official City polygon.
MLS coordinates and City polygons improve geographic control but do not independently establish legal unit count, current Certificate of Occupancy, parcel configuration, or whether a transaction was arms length. Those questions remain property-level diligence items.