Monroe County, New York · Wholesaling

Wholesaling Real Estate in Monroe County, New York

Wholesaling real estate in Monroe County, New York lets you profit from property deals without buying, renovating, or holding a home. You find a distressed property, sign a purchase contract with a motivated seller, and assign that contract to a cash buyer for a fee.

Assign contractsCash buyersProbate leadsPre-foreclosureAbsentee owners

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Monroe County, New York areas and ZIP codes map for real estate investors
$289,900
Median listing price (up 11.5%)
2,330
Active listings in Monroe County
29 days
Average time on market
$1,882
Median rent (up 4.6%)

Market data: Realtor.com Monroe County housing market, October 2026. Zillow Home Value Index for Monroe County: $292,366 (up 4.7% from a year earlier), August 2026. View homes on Zillow.

Carolynn Castillo, ForeclosuresDaily.com customer

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Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.

Carolynn Castillo
Realtor & Broker · eXp Realty

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Local market snapshot

Why wholesale real estate in Monroe County?

Wholesaling needs little capital because you control a property with a contract and an earnest money deposit, not a mortgage. In addition, your buyer handles the repairs, so you never manage contractors, and many assignments close in weeks rather than months.

Monroe County is home to about 751,000 residents, and its county seat is Rochester. Its ZIP codes span communities such as Brockport, Hamlin, Mendon, and Scottsville, and motivated-seller situations such as inherited homes, tired rentals, and pre-foreclosures show up across all of them.

With a population of this size, Monroe County produces a steady flow of probate filings, divorces, and foreclosure notices every year. Investors who track these records and reach owners early tend to find the best off-market deals.

Monroe County wholesale real estate investors finding off-market deals
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Step-by-step

How does wholesaling real estate work in Monroe County?

Every wholesale deal follows the same path, from the first lead to the assignment fee:

Find a distressed property

Initially, use targeted lead generation to find owners with a reason to sell, such as heirs, tired landlords, or owners facing foreclosure.

Run the numbers

Next, estimate the after-repair value (ARV) from nearby sales, because your offer depends on it.

Sign a purchase contract

Then agree on a price that leaves room for your buyer’s profit as well as your assignment fee.

Find a cash buyer

After that, match the deal with a flipper, landlord, or other cash buyer from your list.

Assign the contract

In addition, transfer your rights under the contract to the buyer in exchange for your fee.

Collect your fee

Finally, the title company or closing attorney usually pays your assignment fee at closing.

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Targeted real estate lead generation

Motivated sellers who want to liquidate fast

For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in Monroe County, cross-referenced with tax rolls and property appraiser records.

Probate LeadsExecutors who must sell before the estate can close.Get probate leads →Pre-Probate LeadsFamilies who may sell before a probate case is filed.See pre-probate leads →Inheritance LeadsHeirs who want to sell because they will not keep the home.View inheritance leads →Foreclosure LeadsOwners behind on payments who want to sell before auction.Explore foreclosure leads →Divorce LeadsCouples who must sell when they divide shared assets.Find divorce leads →Eviction LeadsTired landlords who want out because of problem tenants.Browse eviction leads →Code Violation LeadsOwners facing fines because of open violations and costly repairs.Check code violation leads →Tax DelinquencyOwners behind on property taxes who need cash soon.Target tax-delinquent owners →Absentee Owner LeadsOut-of-area owners, especially those far from the property.Reach absentee owners →Life Leads & FSBOOwners selling on their own rather than with an agent.Shop all lead products →
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Find a deal

How do you calculate a wholesale offer in Monroe County?

Every offer starts with the ARV, which is what the home will be worth once it is fixed. For example, the 70% Rule says your buyer should pay no more than 70% of ARV minus repairs. Because your assignment fee comes out of that number, your contract price must be even lower.

For instance, here is the math using the Monroe County median listing price as the ARV, an 8% repair budget, and a typical assignment fee.

Wholesale offer example

ARV$289,900
70% of ARV − repairs ($23,000)$179,930
Your assignment fee− $9,000
Your contract price$170,930
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Zip codes

Monroe County ZIP codes to watch

Start your search in these Monroe County ZIP codes, and then expand as you learn which areas your buyers want. Next, choose a ZIP code from the menu to open its investing data.

BrockportZIP 14420$269,000Wholesale

Brockport (14420) market snapshot

$269,000 ▲ 10.4%Median listing price
$153Price per sq ft
21 days ▼ 22.2%Days on market
n/aMedian rent
55 ▼ 23.5%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $282,792 (up 4.9% from a year earlier) as of August 2026.

Brockport is a village in Monroe County, New York. Most of the village is within the town of Sweden, with two small portions in the town of Clarkson. The name is derived from Hiel Brockway, an early settler. It is home to SUNY Brockport. Brockport is called "the Victorian village on the Erie Canal". Population: 7,104.

Investor note: Has its own local government, so check its code-violation, vacant-property, and rental-registration lists. Nearby college: steady rental demand for buy-and-hold buyers. Historic properties: check historic-district rules before planning exterior renovations.

Max offer when the ARV equals the median price$269,000 × 70% − $22,000 repairs = $166,300 max offer

Also see the full 14420 market report on Realtor.com →Then view 14420 homes on Zillow →

HamlinZIP 14464$335,000Wholesale

Hamlin (14464) market snapshot

$335,000 ▲ 63.5%Median listing price
$173Price per sq ft
31 days ▼ 22.5%Days on market
n/aMedian rent
29 ▲ 31.3%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $256,274 (up 4.1% from a year earlier) as of August 2026.

Hamlin is a town in Monroe County, New York. The town is in the northwestern part of the county and is the second-largest town in area in the county. Population: 8,725 (2020 census).

Investor note: Pull probate, pre-foreclosure, and absentee-owner leads for 14464 to find motivated sellers here.

Max offer when the ARV equals the median price$335,000 × 70% − $27,000 repairs = $207,500 max offer

Also see the full 14464 market report on Realtor.com →Then view 14464 homes on Zillow →

MendonZIP 14506$637,400Flip

Mendon (14506) market snapshot

$637,400 ▲ 34.9%Median listing price
$256Price per sq ft
50 days ▼ 4.7%Days on market
n/aMedian rent
9 ▼ 11.1%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $484,358 (up 5.1% from a year earlier) as of August 2026.

Mendon is a town in Monroe County, New York. It has been ranked as the most affluent suburb of the city of Rochester. The town is on the southern border of the county. Population: 9,095.

Investor note: Commuter suburb: owner-occupant demand helps retail resales and quick assignments.

Max offer when the ARV equals the median price$637,400 × 70% − $51,000 repairs = $395,180 max offer

Also see the full 14506 market report on Realtor.com →Then view 14506 homes on Zillow →

ScottsvilleZIP 14546$249,900Negotiate

Scottsville (14546) market snapshot

$249,900 ▲ 11.1%Median listing price
$155Price per sq ft
51 days ▲ 30.8%Days on market
n/aMedian rent
10Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $277,289 (up 5.3% from a year earlier) as of August 2026.

Scottsville is a village within the town of Wheatland in Monroe County, New York. The village is named after an early settler, Isaac Scott, and is within the Rochester metropolitan area. Population: 2,009 (2020 census).

Investor note: Small market: few sales each year, so verify every comp and keep a local buyers list.

Max offer when the ARV equals the median price$249,900 × 70% − $20,000 repairs = $154,930 max offer

Also see the full 14546 market report on Realtor.com →Then view 14546 homes on Zillow →

RochesterZIP 14604Wholesale

Rochester (14604) market snapshot

Rochester is a city in and the county seat of Monroe County, New York. Rochester has also played a key part in US history as a hub for social and political movements, especially abolitionism, and the women's rights movement. Population: 206,108 (2025 census). ZIP 14604 covers the southeastern part of Rochester, about 3 miles from the center of the city.

Investor note: Industrial history: older housing stock often needs updates, which suits fix-and-flip buyers.

RochesterZIP 14608$109,900Negotiate

Rochester (14608) market snapshot

$109,900 ▼ 12.1%Median listing price
$74Price per sq ft
31 days ▼ 54.4%Days on market
$1,800 ▲ 5.2%Median rent
43 ▲ 5.6%Active listings
19.7%Gross rent yield

In addition, the Zillow Home Value Index is $123,228 (up 5% from a year earlier) as of August 2026.

ZIP 14608 covers the southern part of Rochester, about 3 miles from the center of the city.

Investor note: Close to the city center, where older homes and rentals are common, so check rental-registration and code-violation records.

Max offer when the ARV equals the median price$109,900 × 70% − $9,000 repairs = $67,930 max offer

Also see the full 14608 market report on Realtor.com →Then view 14608 homes on Zillow →

RochesterZIP 14611$99,000Negotiate

Rochester (14611) market snapshot

$99,000 ▼ 13.9%Median listing price
$73Price per sq ft
31 days ▲ 19.2%Days on market
$1,695 ▲ 13%Median rent
68 ▼ 2%Active listings
20.5%Gross rent yield

In addition, the Zillow Home Value Index is $123,838 (up 5% from a year earlier) as of August 2026.

Investor note: Values vary across Rochester, so compare comps within this ZIP rather than citywide.

Max offer when the ARV equals the median price$99,000 × 70% − $8,000 repairs = $61,300 max offer

Also see the full 14611 market report on Realtor.com →Then view 14611 homes on Zillow →

RochesterZIP 14615$199,900Flip & wholesale

Rochester (14615) market snapshot

$199,900 ▲ 11.1%Median listing price
$135Price per sq ft
26 days ▲ 23.8%Days on market
n/aMedian rent
38Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $192,837 (up 1.5% from a year earlier) as of August 2026.

ZIP 14615 covers the central part of Rochester.

Max offer when the ARV equals the median price$199,900 × 70% − $16,000 repairs = $123,930 max offer

Also see the full 14615 market report on Realtor.com →Then view 14615 homes on Zillow →

RochesterZIP 14619$139,900Buy & hold

Rochester (14619) market snapshot

$139,900Median listing price
$90Price per sq ft
27 days ▼ 18.2%Days on market
$1,898 ▲ 22.4%Median rent
53 ▼ 7.7%Active listings
16.3%Gross rent yield

In addition, the Zillow Home Value Index is $169,718 (down 0.7% from a year earlier) as of August 2026.

ZIP 14619 covers the southern part of Rochester, about 4 miles from the center of the city.

Max offer when the ARV equals the median price$139,900 × 70% − $11,000 repairs = $86,930 max offer

Also see the full 14619 market report on Realtor.com →Then view 14619 homes on Zillow →

RochesterZIP 14623$230,950Buy & hold

Rochester (14623) market snapshot

$230,950 ▲ 2.7%Median listing price
$174Price per sq ft
26 days ▲ 23.8%Days on market
$2,395Median rent
36 ▼ 33.3%Active listings
12.4%Gross rent yield

In addition, the Zillow Home Value Index is $266,552 (up 4.4% from a year earlier) as of August 2026.

ZIP 14623 covers the southern part of Rochester, about 8 miles from the center of the city.

Max offer when the ARV equals the median price$230,950 × 70% − $18,000 repairs = $143,665 max offer

Also see the full 14623 market report on Realtor.com →Then view 14623 homes on Zillow →

Choose a ZIP code from the menu to see its investing data, then compare markets. Market data: Realtor.com, October 2026, and Zillow Home Value Index, August 2026. Also, gross rent yield is 12 months of median rent divided by the median listing price; the max offer assumes repairs of 8% of the median price.

Antonio Stringfield, ForeclosuresDaily.com customer

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Antonio Stringfield
Probate investor · Los Angeles

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Cash buyers

How do you build your buyers list in Monroe County?

Build your buyers list before you sign your first contract. Your best buyers are cash buyers who can close quickly, such as flippers, landlords, and small builders.

  • First of all, attend local real estate investor meetups.
  • Also, review recent cash sales in county records to find active buyers.
  • Then connect with title companies, hard money lenders, and property managers.
  • Finally, ask every buyer for their buy box: areas, price range, and rehab level.
Contracts

What does assigning contracts mean in New York?

Assigning contracts means transferring your rights as the buyer under a purchase agreement to another investor. Your contract should allow assignment, and your buyer typically pays your assignment fee at closing.

Wholesaling is legal in most states, but the rules differ. Some states require disclosures or a real estate license for certain activities, so review your contracts with a New York real estate attorney before you start.

Nancy Wallace-Laab, ForeclosuresDaily.com customer

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Nancy Wallace-Laab
Investor · nearly 20 years

Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.

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In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.

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Fresh leadsNew records added every day.
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More guides

More wholesaling guides in New York

Compare nearby markets before you choose where to farm. For example, these local guides cover other New York cities and counties:

Albany County · Bronx County · Dutchess County · Erie County · Kings County · Nassau County · New York County · Onondaga County · Orange County · Queens County

Also, see Wholesaling Real Estate for Profit for the profit math and guides in every state.

FAQ

Wholesaling questions for Monroe County

How do you wholesale real estate in Monroe County?

First of all, find a motivated seller through probate, pre-foreclosure, or absentee-owner leads. Then sign a contract at a discount, and finally assign it to a cash buyer for a fee.

Is wholesaling legal in New York?

Wholesaling is legal in most states, but the rules vary. For example, some states require disclosures or a license for certain activities, so have a New York real estate attorney review your contracts.

How much can you make wholesaling in Monroe County?

Assignment fees vary by deal. For instance, a fee of about 3% on a home priced near the Monroe County median of $289,900 would be roughly $9,000.

Which Monroe County ZIP codes have the lowest entry prices?

Among the ZIP codes in this guide, the lowest median listing prices are in 14611 (Rochester) at $99,000, 14608 (Rochester) at $109,900, and 14619 (Rochester) at $139,900, based on Realtor.com data from October 2026.

Where do Monroe County foreclosures come from?

Most start with missed mortgage payments, so pre-foreclosure filings appear months before an auction. As a result, investors who reach owners early can buy before the home is listed.

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