The Syracuse metropolitan housing market continues to evolve in meaningful and increasingly segmented ways. While headlines often focus on countywide averages, the reality on the ground looks very different from one community to the next. Inventory constraints, shifting buyer behavior, and distinct local dynamics produced a wide range of outcomes across the region in 2025.
This post offers a 2025 Year in Review for select submarkets within the Syracuse Metropolitan Area, highlighting not just what happened, but why it happened, and what it means for buyers and sellers moving forward.
Manlius (13104)
Manlius remains one of the most supply-constrained markets in the region.
- Homes sold: 209 (up 8% year over year, but nearly 40% below pre-2020 norms)
- Average sale price: $482,000 (up 11.7% year over year and 58% since 2020)
- Average price per square foot: $186 (up 8.8% year over year)
- Median days on market: 6
- Sale-to-list: 2.6% over asking
Takeaway:
Long-term inventory shortages continue to drive pricing. Well-prepared homes remain highly competitive, while buyers must be decisive to succeed.
Fayetteville (13066)
Fayetteville posted strong appreciation despite a pullback in sales activity.
- Homes sold: 154 (down 8.8% year over year and roughly 30% below historic levels)
- Average sale price: $471,000 (up 13.8% year over year and 66% since 2020)
- Average price per square foot: $198 (up 11.2% year over year)
- Median days on market: 6
- Sale-to-list: 3.3% over asking (down from 4.4% in 2024)
Takeaway:
Competition eased modestly, but pricing strength remains intact. Fayetteville continues to reward disciplined buyers and strategic sellers.
Jamesville (13078)
Jamesville stood out in 2025 for headline price softness paired with underlying strength.
- Homes sold: 92 (slightly higher year over year, about 25% below historic norms)
- Average sale price: $473,000 (down 4.3% year over year, up 44.6% since 2020)
- Average price per square foot: $194 (up 6% year over year and 54% since 2020)
- Median days on market: 7
- Sale-to-list: 2.7% over asking
Takeaway:
The decline in average price reflects a shift toward smaller homes selling, not falling values. Jamesville may offer slightly more breathing room for buyers while retaining strong long-term fundamentals.
Baldwinsville (13027)
Baldwinsville continues to balance resale demand with meaningful new construction activity.
- Homes sold: 380 (down 4% year over year and about 25% below historic norms)
- Average sale price: $361,000 (up 9.4% year over year and 63.3% since 2020)
- Average price per square foot: $195 (up 6.6% year over year)
- New construction: roughly 8% of sales, averaging about $665,000
- Median days on market: 6
- Sale-to-list: 3.7% over asking
Takeaway:
Despite lower transaction volume, pricing remains well supported. Buyers and sellers alike must understand how new construction influences local averages.
Cazenovia (13035)
Cazenovia experienced a notable pricing pullback, largely driven by market mix.
- Homes sold: 90 (up 9.8% year over year and about 10% below historic norms)
- Average sale price: $472,000 (down 7.8% year over year, up 66.8% since 2020)
- Average price per square foot: $211 (down year over year but up about 66% over five years)
- Lakefront sales: 9 homes, representing 10% of all sales, averaging about $978,000
- Median days on market: 8
Takeaway:
Headline declines mask strong fundamentals. Waterfront and higher-end sales continue to influence averages, while demand for well-located homes remains strong.
Skaneateles (13152)
Skaneateles remains one of the most distinctive markets in Central New York.
- Homes sold: 113 (up 22.8% year over year)
- Average sale price: approximately $1.25 million (up about 33% year over year)
- Median sale price: $789,000 (up 28.7% year over year)
- Lakefront sales: 29 homes, representing 26% of all sales
- Average lakefront price: about $2.45 million
- Median lakefront price: $2 million
- Median days on market: 10
- Sale-to-list: about 99%
Takeaway:
Skaneateles is not cooling. It is normalizing at very high price levels, with lakefront and village properties continuing to drive value and volatility.
Cicero
Cicero showed clear signs of market normalization in 2025.
- Homes sold: 158 (down 8.1% year over year and far below historic levels of 250 or more)
- Average sale price: $357,000 (up 10.8% year over year and 63.7% over five years)
- Median days on market: 9 (up from 5 the prior year)
- Sale-to-list: 2% over asking (down from 5.4% in 2024)
Takeaway:
Competition has eased, but limited supply continues to support pricing. Buyers have slightly more room to negotiate, while sellers must be more precise.
Camillus (13031)
Camillus combined falling sales volume with persistent price strength.
- Homes sold: 148 (down 9.8% year over year and the lowest level since 2011)
- Average sale price: $341,000 (up 13.1% year over year and 57.9% over five years)
- Median price: up 16.7% year over year
- Median days on market: 6 (compared to 30 to 40 days historically)
- Sale-to-list: 5.9% over asking
Takeaway:
Even with sharply reduced inventory, demand remains intense. Camillus continues to reward sellers who price and present correctly.
Syracuse
The City of Syracuse remains fast-moving and resilient.
- Homes sold: 768 (down 7.9% year over year)
- Average sale price: $197,000 (up 9.5% year over year)
- Average price per square foot: $131
- Median days on market: 7 (compared to more than 40 days a decade ago)
- Sale-to-list: 3.2% over asking
Takeaway:
Despite softer competition, the city continues to benefit from strong demand and dramatically improved liquidity compared to prior decades.
Final Thoughts
Across the Syracuse metropolitan area, one theme remains consistent. Inventory is structurally constrained, and pricing strength is being supported by scarcity rather than speculation. While competition has cooled in some submarkets, well-priced and well-presented homes continue to move quickly.
For buyers, success increasingly depends on understanding local micro-markets.
For sellers, preparation, strategy, and realistic positioning matter more than ever.
If you would like a deeper, property-specific analysis of how these trends apply to you, I am always happy to help.
Contact Me
Robert Zaccaria
Associate Real Estate Broker
Finger Lakes | Sotheby’s International Realty
Phone: 315.436.1298
Email: [email protected]
Linkedin: https://www.linkedin.com/in/robertzaccaria/
Instagram: https://www.instagram.com/rob_the_realtor_syracuse/
Bio: Robert Zaccaria is an Associate Real Estate Broker with over eight years of experience in the Central New York market. Known for his consultative approach and financial insight, he has advised buyers and sellers across hundreds of transactions, earning a reputation for thoughtful strategy, strong advocacy, and sound judgment.
Prior to real estate, Robert served as a Senior Analyst on GE Capital’s Market Intelligence team, where he worked in an internal consulting role analyzing markets, evaluating risk, and supporting strategic and investment decisions across multiple business lines. He began his career in GE’s prestigious Financial Management Program (FMP), an intensive two-year leadership development program spanning four rotational assignments. Today, clients benefit from this background through data-driven guidance, actionable market insights, and disciplined pricing and negotiation strategies that bring clarity and confidence to complex transactions.
In addition to real estate, Robert is the co-owner of Noble Cellar, one of Central New York’s most acclaimed fine-dining restaurants. Building an award-winning hospitality brand from the ground up refined his understanding of service, presentation, and experience. These qualities naturally extend to how he represents homes and cares for clients. His approach balances precision and professionalism with warmth, attentiveness, and genuine connection.
Robert holds a Master of Public Administration from Syracuse University’s #1 ranked Maxwell School, a Bachelor of Science in Finance and Marketing Management (summa cum laude) from Syracuse’s Whitman School of Management, and a professional certificate in Real Estate from NYU’s Schack Institute of Real Estate. He is a past recipient of the Greater Syracuse Association of Realtors’ Shining Star Award, a distinction awarded annually to one agent across the region for excellence in professionalism, service, and community leadership.
Highly communicative and detail-oriented, Robert serves as a trusted advisor throughout every stage of the process. Whether navigating a competitive acquisition or positioning a property for maximum value, he brings calm judgment, sharp negotiation skills, and a level of care that allows clients to move forward with confidence.
Finger Lakes Sotheby’s International Realty
44 East Genesee Street, Skaneateles, New York, 13152 United States
