The official polygon contained 76 qualifying sales in five years
Source-provided MLS coordinates place 76 unique Rochester two-to-four-unit closings inside the City’s official South Marketview Heights polygon from 2021 through 2025. That population represented 2.7% of Rochester’s 2,812 qualifying sales during the same period.
Annual activity declined from 21 sales in 2021 to 10 in 2025. The dataset does not measure expired or withdrawn listings, private transfers, properties marketed under another MLS type, or buildings with five or more units.
| Period | Neighborhood sales | City sales | Neighborhood share |
|---|---|---|---|
| 2021–2025 | 76 | 2,812 | 2.7% |
| 2025 | 10 | 549 | 1.8% |
Every annual sample clears the publication minimum—but remains modest
The official-boundary population recorded 21 sales in 2021, 18 in 2022, 12 in 2023, 15 in 2024, and 10 in 2025. Each year clears the five-sale threshold used for annual medians, but no annual result should be read with the stability of a much larger market.
A few materially different buildings can move a median in a 10- or 12-sale year. The annual table is evidence about each year’s sold population, not a smooth neighborhood index.
| Closed year | Unique sales | Median sale price | Median DOM | Median sale / original list |
|---|---|---|---|---|
| 2021 | 21 | $94,000 | 6 | 100.0% |
| 2022 | 18 | $97,450 | 10 | 90.8% |
| 2023 | 12 | $89,500 | 14 | 93.9% |
| 2024 | 15 | $80,000 | 13 | 100.0% |
| 2025 | 10 | $134,000 | 12 | 101.7% |
The 2025 median rose as the number and mix of sales changed
The median reported sale price was $94,000 across 21 sales in 2021 and $134,000 across 10 sales in 2025—a 42.6% difference between those annual transaction populations. The 2025 median was 67.5% above the 2024 median of $80,000.
That is not a repeat-sales appreciation rate. The properties sold in each year differed, and this dataset does not control for legal unit count, condition, occupancy, rehabilitation, utilities, seller concessions, or financing.
| Measure | 2021 | 2024 | 2025 |
|---|---|---|---|
| Unique sales | 21 | 15 | 10 |
| Median sale price | $94,000 | $80,000 | $134,000 |
| Median DOM | 6 | 13 | 12 |
| Median sale / original list | 100.0% | 100.0% | 101.7% |
The five-year aggregate provides context—not a prototype property
Across all 76 transactions, the median reported sale price was $94,500, median source-defined days on market was 10, and median sale price equaled 100.0% of original list price. Reported sale prices totaled $8,430,950.
Gross sale-price volume is not market value, investor equity, brokerage production, rental revenue, or economic output. It is the arithmetic sum of reported sale prices in this defined MLS population.
| Five-year measure | Result |
|---|---|
| Unique sales | 76 |
| Median sale price | $94,500 |
| Reported sale-price volume | $8,430,950 |
| Median DOM | 10 |
| Median sale / original list | 100.0% |
UGR’s measured participation was high relative to its citywide share
Updegraff Group LLC appeared on 9 of the 76 official-boundary transactions, or 11.8%. That is roughly three times UGR’s 3.9% share of the defined citywide market and is the company’s third-highest official-polygon transaction count after the 19th Ward and Maplewood.
The company appeared in a buyer-side office field on all nine transactions and in a listing-side field on one. That one both-side transaction remains a single closing, so the correct count is 1 plus 9 minus 1, or 9.
| Year | Neighborhood sales | UGR transactions | UGR share | List side | Buyer side | Both sides |
|---|---|---|---|---|---|---|
| 2021 | 21 | 6 | 28.6% | 0 | 6 | 0 |
| 2022 | 18 | 1 | 5.6% | 0 | 1 | 0 |
| 2023 | 12 | 0 | 0.0% | 0 | 0 | 0 |
| 2024 | 15 | 2 | 13.3% | 1 | 2 | 1 |
| 2025 | 10 | 0 | 0.0% | 0 | 0 | 0 |
Most of the measured company concentration occurred in 2021
Six of UGR’s nine transactions inside the polygon closed in 2021. The company appeared on one transaction in 2022, none in 2023, two in 2024, and none in 2025.
The five-year 11.8% figure accurately describes the complete study period, but it should not be presented as a current annual run rate. The annual record prevents a historic concentration from being mistaken for continuous dominance.
This report does not establish rental performance or block-level conditions
The dataset does not establish rents, collections, vacancy, operating expenses, rehabilitation scope, legal use, financing, cash flow, capitalization rates, or returns. It also does not justify applying a neighborhood median to an individual building.
Property decisions require parcel-level legal-use, tax, lead, certificate-of-occupancy, lease, condition, and operating review. Raw MLS addresses, coordinates, remarks, agent details, and restricted listing fields are not published.