Fire-damaged house with boarded-up windows, visible burn marks, and a partially covered roof. The property appears abandoned and in need of extensive repairs or restoration.

Cheap houses to buy in Rochester are easier to find in 2025 as price drops, rising inventory, and distressed listings create new opportunities. In February 2025 alone, 17.8% of homes in Rochester took a price cut. That opens doors for buyers looking to save big while investing smart.

Where to Find Cheap Houses to Buy in Rochester

1. Search Old Listings, Less Competitive Areas

Target stale listings—homes sitting unsold for over 90 days. Many sellers of these properties are motivated and open to negotiation. Similarly, look in less competitive zip codes like 14605 and 14621 where prices are significantly lower than downtown Rochester or Brighton.

Check local listings on Realtor.com

2. Consider Fixer-Uppers

Fixer-uppers in Rochester average $80K to $120K and offer strong potential for sweat equity. According to Porch, fixer-upper homes can cost 30-50% less than new builds, making them ideal if you’re handy or plan to renovate.

3. Explore FSBO and Off-Market Deals

For Sale By Owner listings often skip agent fees, allowing sellers to pass savings onto buyers. You can find FSBO deals on Houzeo, Zillow, or through local wholesalers who buy homes for cash.

4. Watch Foreclosure and Auction Listings

Foreclosed homes in Rochester typically sell for 15% to 25% below market value. Explore government and bank auction sites like HudHomeStore or Auction.com.

5. Look into Short Sales and As-Is Homes

Short sales and as-is homes are priced lower because they’re sold quickly and often need work. However, they offer great deals if you know what to expect.

Financing Your Cheap Rochester Home

Government-Backed Loans

  • FHA Loans: 3.5% down with lenient credit requirements
  • VA Loans: 0% down for veterans
  • USDA Loans: 0% down for eligible rural areas near Rochester

Learn more at HUD.gov.

Down Payment Assistance

Monroe County offers assistance for first-time buyers through grants and low-interest loans. Programs like Home Rochester provide affordable housing options within the city.

Seller Financing & Rent-to-Own

Seller financing gives flexibility for those with poor credit. In addition, rent-to-own agreements allow renters to build equity while preparing to buy.

Hidden Costs of Cheap Houses

1. Renovation Costs

Fixer-uppers may come cheap, but expect to spend $10K–$50K on essential repairs. Always get a professional inspection before closing.

2. Taxes and Insurance

Rochester property taxes can range between 2.6% to 3.2%. Title insurance, while a one-time cost, protects your ownership rights and is essential in high-liability cases.

3. Closing Costs

Expect 2% to 5% of the purchase price in closing costs. For a $100,000 home, that’s $2,000–$5,000. These include attorney fees, title searches, and recording fees.

Tips for Finding the Cheapest Houses

  • Browse homes in Rochester neighborhoods like Edgerton, Maplewood, and Lyell-Otis
  • Ask local wholesalers who say "we buy homes cash" or "buy my house in cash"
  • Look into companies advertising "we buy ugly houses for sale" or "sell my house fast for cash near us"
  • Use Facebook Marketplace and Craigslist for leads on houses to buy Rochester
  • Stay alert for homeowners needing to "sell my ugly house fast" or with a "house to sell fast"

Is Now the Right Time?

With prices softening and days-on-market rising, this could be the best time in years to find houses to buy in Rochester. Just make sure to budget smart, act fast, and know your numbers.

Start your affordable home search today → Zillow Rochester Listings