Which “Webster” Are You Looking At
“Webster” in a search result can mean three different, overlapping shapes on a map, and each one carries its own population and price numbers.
| Boundary | 2025 population | Land area | Median home value | Median household income |
|---|---|---|---|---|
| Village of Webster | 5,761 (5,651 at the 2020 census) | 2.20 sq mi | $218,400 | $70,495 |
| Town of Webster, Monroe County | 45,309 (45,327 at the 2020 census) | 33.52 sq mi | $269,000 | $94,313 |
| Zip 14580 (Zillow ZHVI) | not separately tracked by the Census Bureau | overlaps most of the town, plus small slivers outside it | $315,879 | not separately tracked |
Figures for the village and town come from the Census Bureau’s own American Community Survey estimates, current through the 2020 to 2024 five-year period (Census QuickFacts, Webster village; Census QuickFacts, Webster town). Notice the household-income gap: the village’s $70,495 sits well under the town’s $94,313, and the village’s owner-occupied rate is 36.0% against the town’s 70.8%. The village is a smaller, denser, more rental-heavy core; the town is the broader, mostly owner-occupied suburb that most 14580 buyers are actually shopping in.
Is 14580 the same as the Town of Webster?No. Zip 14580 roughly overlaps the Town of Webster but is drawn by the postal service, not the town line, so it can include or exclude small areas the town boundary does not. The Village of Webster is a much smaller incorporated area inside the town, with about one-eighth of the town’s population and a home value roughly $50,600 lower than the town median. A listing site’s “Webster” population or price number is only meaningful once you know which of the three shapes it used.
Current Market Snapshot for 14580
At the zip level, two independent indexes agree on direction: Zillow’s ZHVI is up 3.7% year over year to $315,879, and Redfin’s zip-level median sale price is up 10.0% to $375,000 for November 2025, with days on market in the single digits on both trackers (Zillow; Redfin). Inventory turns fast at this level: sale-to-list ratios on individual 14580 listings tracked by Redfin have run above 110% in recent months, meaning competitive homes are selling above their asking price.
Why do two housing sites show different median prices for the same address?Match the geography before you compare the number. A zip-level reading (14580) draws from more sales and moves more smoothly month to month; a city- or town-level number from the same provider can be based on a handful of closings and swing sharply on a single high- or low-priced sale. When two trackers disagree by more than a few percentage points, check whether they’re actually measuring the same boundary before assuming either one is wrong.
Neighborhoods and Price Bands in 14580
Named “neighborhoods” don’t map cleanly onto MLS data for 14580, but the active and recently sold listings sort into three clear price bands by area type.
| Area type | Representative listings (source) | Typical range | Best fit |
|---|---|---|---|
| Older village-adjacent resale stock | 966 Klem Rd, $99,900; 83 Rossman Dr, $189,900 (Zillow) | $99,900 to $290,000 | First-time buyers, fixer-uppers, small-lot living |
| Lake Rd / Lake Ontario shoreline corridor | 930 Lake Rd, $969,900; 25 Lincolnshire Rd, $925,000 (Redfin) | $800,000 to $970,000 | Waterfront buyers with a larger budget, second homes |
| New-construction subdivisions | Greenbriar Crossing plan, $474,900+; River Birch Ln townhomes, $405,200 to $589,900 (Zillow; Zillow) | $400,000 to $590,000 | Move-up buyers wanting new build, low-maintenance townhomes |
The shoreline corridor runs roughly 2.5 to 3 times the price of the older village-adjacent resale stock, based on the listings above, not a marketing estimate. A recently closed sale illustrates the top of the resale range away from the water: 47 Brass Castle sold for $674,500 on January 12, 2026, a 5-bedroom, 4-bathroom, 4,780-square-foot home (Zillow). That single closing sits above every new-construction listing in the table above and below every Lake Rd corridor listing.
Buying in 14580: What Moves Price Here
That shoreline premium described above buys direct or near-direct Lake Ontario frontage or view, not just a “waterfront-adjacent” address; the gap narrows fast for homes a few blocks inland of Lake Rd itself.
Climate exposure is a real, sourced limitation for parts of the zip: about 7% of properties in 14580 carry some severe flood risk over the next 30 years, and the zip carries a moderate wildfire designation, with 74% of properties showing some exposure (Redfin, citing First Street). Neither number is disqualifying on its own, but it is worth checking against the specific parcel, especially near the shoreline where the price premium sits.
School attendance boundaries are drawn by a third-party data provider on major listing sites and are explicitly flagged as subject to change: “School attendance zone boundaries are supplied by Pitney Bowes and are subject to change. Check with the applicable school district prior to making a decision based on these boundaries” (Zillow). A listing’s displayed school assignment is not a guarantee; verifying directly with Webster Central School District before treating a specific school as a done deal is the only way to avoid a mismatch after closing.
Do homes near Lake Ontario cost more than inland homes in 14580?Yes, substantially. Listings along the Lake Rd corridor run from roughly $800,000 to $970,000, while comparable-sized homes a short distance inland routinely list in the $400,000s to $600,000s. The premium reflects direct or near-direct water access rather than general proximity to the lake.
Selling in 14580: Why One Comp Set Fails
A seller in the Village of Webster and a seller on the Lake Rd corridor are not competing in the same market, even though both addresses fall inside 14580. A comparative market analysis built from zip-wide averages will misprice both: it pulls the village seller’s expectations up toward the corridor’s water-driven premium, and it pulls the corridor seller’s expectations down toward the zip’s broader median.
Investing in 14580: Rent Levels and Yield Basics
Bedroom-level rents from live Zillow listings across 14580 properties give a workable, if rough, entry point for yield math against the zip’s $315,879 ZHVI.
| Bedrooms | Rent range (source) | Approx. annual rent (low end) | Rough gross yield vs. $315,879 ZHVI |
|---|---|---|---|
| 1 bd | $1,230 to $1,635 (Zillow) | $14,760 | 4.7% |
| 2 bd | $1,420 to $2,080 (Zillow) | $17,040 | 5.4% |
| 3 bd | $2,165 to $2,360 (Zillow) | $25,980 | 8.2% |
Gross yield ignores taxes, insurance, vacancy, and maintenance, so treat these as a screening number, not a return projection. On the low end of each bracket, 3-bedroom rentals post the strongest gross yield against the zip’s typical purchase price; 1-bedroom units, priced against condo or small-house purchase prices rather than the full ZHVI, would need a lower acquisition cost to clear a comparable yield. Zillow’s own separate market-level reading puts the average rent across all unit types in Webster at about $1,900 a month, in the same range as the 2-bedroom band above (Zillow).
Is 14580 a good rental market for investors right now?The numbers support a case, not a guarantee. Gross yields in the 4.7% to 8.2% range before expenses are workable for a suburban Rochester-area zip, and fast days-on-market for purchases (7 to 9 days at the zip level) suggests tenant-side demand is unlikely to be the constraint. The open question for any specific property is expense load, not top-line rent.
Schools and Commute Basics
Webster Central School District runs seven elementary schools: DeWitt Road, Klem North, Klem South, Plank North, Plank South, Schlegel Road, and State Road (Webster CSD). Mean travel time to work runs 21.5 minutes for village residents and 21.0 minutes for town residents, per the Census Bureau’s 2020 to 2024 estimates (Census QuickFacts, village; Census QuickFacts, town), both under the New York State average and consistent with Webster’s position as a Rochester-adjacent suburb rather than a long-commute exurb.
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