What “14420” actually covers
Government sources put the ZIP code’s land area at 59.00 to 60.6 square miles, depending on whether zipcodestogo.com or city-data.com’s Census-derived figure is used, extending well past the village into the towns of Sweden and Clarkson. The village of Brockport itself is a small, walkable grid centered on the Erie Canal, a fraction of that footprint. A buyer picturing the canal-front village core can end up bidding on a ten-acre Clarkson parcel that shares a mailing address but almost none of the walkability, lot size, or streetscape.
Is all of 14420 actually the village of Brockport?No. The village covers a small, dense core; the ZIP code carries the same 14420 address across rural township land in Sweden and Clarkson that looks and functions nothing like the canal-front core. City-data.com’s Census-sourced breakdown also puts a small sliver of the ZIP, about 1.2%, in Orleans County to the west.
Five neighborhoods, one ZIP code: the price gap inside Brockport
NeighborhoodScout separates the village and its edges into five named areas. Four carry an independently sourced median price; the fifth, Sweden Center/West Sweden, does not have a published figure available and is not included in the table below rather than estimated.
| Neighborhood | Median price | Housing character | Occupancy note |
|---|---|---|---|
| Village Center | $141,233 | Small single-family homes and apartment buildings, mostly built before 1939 | Mixed owner/renter; 10.1% vacancy |
| Brockport South | $257,898 | Medium single-family homes plus apartment complexes, mostly 1970–1999 | Mixed owner/renter; top 5.2% of NY neighborhoods for first-time buyers |
| SUNY Brockport | $268,780 | Small 2–4 unit apartment buildings and townhomes, mostly 1970–1999 | 100% renter-occupied; 15.6% vacancy |
| Clarkson (township) | $193,500 (2024) | Larger single-family lots, rural-township character | 60% owner-occupancy |
Figures come from NeighborhoodScout’s Village Center profile, its Brockport South profile, and its SUNY Brockport profile; the Clarkson figure is Data USA’s, a different source and methodology than NeighborhoodScout, noted for transparency.
A buyer relying on the ZIP-wide $178,600 figure would misjudge a Village Center listing by roughly $37,000 on the low side and a SUNY-adjacent listing by close to $90,000 on the high side.
How Brockport compares with Spencerport, Hilton, Churchville, and Holley
| Town / ZIP | Home value | Character |
|---|---|---|
| Holley (14470) | $190,116 | Orleans County canal village, the most affordable of the five |
| Brockport (14420) | $238,145 | Historic canal-village core plus rural township land |
| Hilton (14468) | $260,171 | Lake-adjacent suburb, Hilton Central schools |
| Spencerport (14559) | $269,447 | Canal-corridor suburb with a larger new-construction share |
| Churchville (14428) | $283,709 | Western suburb, Churchville-Chili schools |
Numbers come from a single Zillow browse-page snapshot, pulled the same day across all five geographies for internal consistency.
Brockport currently prices below Spencerport and Churchville and above Holley, a mid-pack position among its five closest cross-shopping alternatives.
Is Brockport cheaper than Spencerport?Yes, by roughly $31,000 on this Zillow snapshot ($238,145 versus $269,447), though the gap narrows or widens month to month with each town’s own sales volume.
Renting near SUNY Brockport: what the occupancy numbers mean for investors
| Occupancy status | Share of 14420 households | Investor read |
|---|---|---|
| Owned with a mortgage | 36% (2,954) | Standard owner-occupant comps apply |
| Owned free and clear | 20% (1,610) | Older, longer-held stock; slower to list |
| Renter-occupied | 35% (2,906) | A near-even split with owner-financed stock signals real, ZIP-wide rental depth |
| Vacant | 9% (718) | Above-average for the region |
Census ACS figures reach the page via unitedstateszipcodes.org, cross-checked against city-data.com’s renter-occupied count of 2,917 units out of 8,333.
The 35% renter share ZIP-wide roughly triples inside the SUNY Brockport neighborhood itself, where NeighborhoodScout puts renter occupancy at 100% and average monthly rent at $2,601; the real due-diligence question for an investor is which of the five neighborhoods concentrates that demand, not whether Brockport has any. SUNY Brockport enrolled 5,816 undergraduates in fall 2024, U.S. News’s college profile shows, and the campus’s overall enrollment grew 6.0% from fall 2024 to fall 2025, SUNY System Administration’s own reporting states, a modest but real tailwind for a landlord weighing a purchase near campus over one farther into Clarkson.
Does living near SUNY Brockport change what I should expect from a rental property?Yes: inside the SUNY Brockport neighborhood specifically, NeighborhoodScout records 100% renter occupancy and a $2,601 average rent, well above the ZIP-wide renter share of 35% and the ZIP-wide median home price.
Schools: one campus, several feeder towns
Brockport Central School District enrolled 3,341 students in grades PK-12 for the 2024–25 school year, NCES data show, with a student/teacher ratio of 11.78. All five of the district’s school buildings, Ginther, Barclay, Fred W. Hill, A.D. Oliver Middle, and Brockport High, share a single 40 Allen St campus address in the village, according to NCES’s own school directory: the district runs a consolidated PK-12 campus rather than separately zoned neighborhood elementary schools, so a buyer isn’t choosing among school locations the way they might in a district with dispersed buildings. NCES tags the district’s primary county as Monroe, but the ZIP code itself is not entirely inside Monroe County: city-data.com’s Census-sourced breakdown puts about 1.2% of 14420 in Orleans County, and buyers on that edge of the ZIP should confirm district assignment directly with the district rather than assume it from the mailing address.
Which school will my address actually feed into?All BCSD grade levels sit on one 40 Allen St campus, so within the district there’s no separate-building question; the real check is whether a given 14420 address is inside the district at all, since a small slice of the ZIP sits in Orleans County outside BCSD’s boundary.
Timing a sale or purchase around the academic calendar
Rental turnover near a SUNY campus concentrates around the August move-in window, and a landlord who lists a unit for renewal in October or November competes against a much thinner pool of student renters than one who lists in June or July. Sellers of owner-occupied homes face the opposite incentive: family buyers relocating for the school year tend to shop in spring, so a listing timed for March through May draws a wider pool than one timed for the deep winter months.
What the data doesn’t show
Brockport’s current-market price reads swing hard from month to month because so few homes sell here at once. The same Redfin page showed a median of $229,000 in November 2025 and $264,000 two months later, a 15% move that reflects three to five closings rather than a repriced market: a single $290,000 sale, like the one that closed at 77 State St on Feb. 9, 2026, 3% under its $299,900 list price after 112 days on market, can shift the whole month’s median on its own. ZIP-level Census figures also lag current conditions by one to three years, which is why the $178,600 ACS-derived value and the $229,000 current Redfin read describe two different moments, not two different markets. Flood and wildfire exposure are unusually specific for this ZIP: First Street Foundation data hosted on Redfin puts 14% of Brockport properties at moderate flood risk and 66% at moderate wildfire risk over the next 30 years, figures worth a specific insurance conversation rather than a general one.
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