Livingston, NY Sees 30 Home Flips with $45K Average Gross Profit in July 2026
Real estate investors in Livingston County achieved a 30.3% gross ROI on flipped properties, signaling solid potential in a focused market.
While New York State recorded 9,352 home flips across its many diverse markets, Livingston County presented a more contained and perhaps strategic opportunity, with 30 residential properties bought and resold within 12 months in the trailing period ending July 2026. This level of activity points to a specific market dynamic for real estate investing in this region, offering a distinct profile for those seeking investment returns driven by value addition.
County Overview
Livingston County, New York, registered 30 residential home flips during the trailing 12-month period ending July 2026, according to BatchData's Flip Activity Report. These properties collectively generated an average gross profit of $45,000 per flip, indicating a healthy margin for investors engaged in renovation and resale activities. This figure represents the profit before accounting for significant operational expenses like rehab costs, holding fees, and selling commissions, highlighting the initial financial upside. The average gross ROI for these flips stood at an impressive 30.3%, a notable return on investment that underscores the profitability potential within the county's housing market for well-executed projects.
The average time to flip a property in Livingston County was 217 days, suggesting a moderate pace for capital turnover compared to faster-moving, higher-volume markets. This timeframe allows investors to execute necessary improvements thoughtfully, from minor cosmetic upgrades to more substantial renovations, while effectively managing holding costs. Such a duration often aligns with a strategy focused on enhancing property value through rehabilitation rather than solely relying on rapid market appreciation. For investors seeking to understand market activity and identify potential leads, tools like smart monitoring can be invaluable for tracking property changes and sales. Compared to the national total of 341,944 flips, Livingston's 30 flips represent a highly localized segment of the broader U.S. market, appealing to investors who prioritize specific regional opportunities and a less crowded competitive landscape.
Local Market Context
Within the state of New York, which saw a robust total of 9,352 home flips across its diverse regions, Livingston County's 30 flips position it as a smaller but still active contributor to the state's overall real estate investment landscape. The county ranks #44 out of 62 counties in New York for flip activity, accounting for 0.3% of the state's total volume. This relative position suggests that while major metropolitan areas and other more populous counties may experience significantly higher raw volumes of flipping, Livingston offers a market with potentially less intense competition for individual properties. In such an environment, focused research and strategic execution can still yield strong returns, making it an attractive prospect for specialized investors.
The consistent average gross profit of $45,000 and a strong gross ROI of 30.3% in Livingston County demonstrate that even in markets characterized by lower overall activity, profitable opportunities are readily available. Investors leveraging advanced property data and localized insights can effectively identify properties ripe for renovation and resale. The 217-day average flip time also indicates a market where strategic improvements and value-add strategies are feasible and rewarded, rather than solely relying on rapid market appreciation or distressed sales. This profile might particularly attract mom-and-pop landlords or individual investors who are not seeking high-volume turnarounds but rather targeted, profitable projects that allow for careful management and quality control. For those looking to understand micro-market trends in more detail and benchmark against other areas, BatchData's market reports provide essential context and comparative data.
BatchData's extensive property datasets reveal that while large metropolitan areas often dominate raw flip counts, markets like Livingston County offer a distinct kind of opportunity for real estate investors. The lower volume means that each successful flip contributes significantly to the local market's investment activity, and profitability often hinges on precise property valuation, efficient renovation management, and a deep understanding of local buyer demand. This market structure allows investors to leverage detailed assessor data and sophisticated automated valuation (AVM) models to pinpoint suitable properties and forecast potential returns accurately. The relatively steady average days to flip suggests that investors in Livingston are taking the necessary time to add substantial value to properties, enhancing their appeal and price point, rather than engaging in quick, minimal-effort transactions. This deliberate approach often leads to more sustainable profits and a stronger reputation within the local community.