Top Realtors and Real Estate Agents in Cortland, NY
Rankings based on verified MLS transaction data. Last updated August 2026. No pay-to-play.
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Top Agent
Top 2%
in Cortland, NY
$47.4M
All-Time Sales
$220K - $1.2M
Price Range
5%
Negotiated Off List
Top AgentTop 2%
in Cortland, NY
$19.4M
All-Time Sales
$100K - $450K
Price Range
5%
Negotiated Off List
Top Agent$134.4M
All-Time Sales
$190K - $1.7M
Price Range
5%
Negotiated Off List
Top AgentTop 2.8%
in Cortland, NY
$70.3M
All-Time Sales
$190K - $1.2M
Price Range
8%
Negotiated Off List
Top AgentTop 4%
in Cortland, NY
$100.4M
All-Time Sales
$120K - $1.9M
Price Range
7%
Negotiated Off List
Top Agent$6.9M
All-Time Sales
$110K - $250K
Price Range
1
Sold in Cortland, NY
Top AgentTop 4.4%
in Cortland, NY
$148.5M
All-Time Sales
$170K - $1000K
Price Range
4%
Negotiated Off List
Top AgentTop 6%
in Cortland, NY
$713.2M
All-Time Sales
$140K - $2.7M
Price Range
8%
Negotiated Off List
Top AgentTop 6%
in Cortland, NY
$44.9M
All-Time Sales
$120K - $660K
Price Range
11%
Negotiated Off List
Top Agent$192.2M
All-Time Sales
$300K - $2.7M
Price Range
5%
Negotiated Off List
Top Agent$74.6M
All-Time Sales
$160K - $590K
Price Range
7%
Negotiated Off List
Top Agent
(11)
Dominick DiFilippo
Keller Williams Realty Partner
11 Years of experience
9+ Sales in the last 12 months
$134.8M
All-Time Sales
$370K - $1.7M
Price Range
3%
Negotiated Off List
Top Agent$11.1M
All-Time Sales
$130K - $500K
Price Range
5%
Negotiated Off List
Top Agent$1.3M
All-Time Sales
$100K - $240K
Price Range
10
Total Number Of Homes Sold
Cortland Housing Market Trends
Homes in Cortland take a median 34 days to sell, go for 101.25% of asking, prices are up 0.3% from a year ago. Verified MLS market data through August 2026.
Market temperature
Seller's market
2.7 months of supply. Under 3 favors sellers, over 6 favors buyers.
What homes sell for
$185,627
median sale price
How fast they sell
34 days
median time on market
Supply and competition
2.7 months
of supply on the market
The numbers speak
for Cortland.
Every agent above earned their place with closed sales, not advertising. Tell us about your home and our algorithm picks the Cortland agents whose results fit it.
Cortland agents analyzed for these rankings
days faster: top-ranked agents sell in 28 days, the Cortland market in 34
median sale price in Cortland
Do Top Cortland Agents Sell Faster?
The 14 top-ranked agents on EffectiveAgents in Cortland sell in a median of 28 days, compared with the Cortland market median of 34 days on market.
About 6 days faster (18% quicker than the Cortland market)
Median days to sale reported by the top-ranked Cortland agents on EffectiveAgents, compared with the Cortland market median days on market. Agent figures reflect each agent's reported sales history.
When Is the Best Time to Sell a House in Cortland?
Based on the last 24 months of verified MLS market data, homes in Cortland sell fastest and closest to asking when they go under contract in October. To hit that window, plan to list around September.
Median days on market by month (shorter is faster)
October
Best month to sell
28 days
Typical time on market
100.4%
Of asking price
Seasonal averages from the last 24 months of Cortland, NY sales. Individual results vary with price, condition, and how the broader market moves. A local agent can pinpoint the right timing for your home.
What These Numbers Mean for Cortland Buyers and Sellers
Cortland's housing market presents a tight, competitive picture for a city of its size. The Housing Market Trends module above shows a median sale price of $185,627 and only 2.7 months of supply, a level that keeps leverage weighted toward sellers. With 14 homes sold against just 36 active listings, buyers are competing for limited stock, and that scarcity is reflected in the 101.25% sale-to-list ratio. When 50.0% of homes close above asking and 42.0% go under contract within two weeks, well-priced listings move quickly and often draw multiple bids.
The counterweight is more nuanced. A full 33.8% of listings recorded a price cut, and median time on market sits at 34 days after a +4 days change in market time. That tells you overpriced or dated homes still linger, creating room to negotiate on properties that have sat. For a buyer, the practical read is to move decisively and near full price on fresh, correctly priced listings, while reserving tougher offers for homes showing price reductions. For a seller, the data argues for disciplined initial pricing rather than testing a high number, since the market rewards accuracy with speed and premiums but punishes ambition with extended time and eventual cuts.
Prices have moved +0.3% year over year, a modest shift that signals stabilization rather than rapid appreciation. Navigating these crosscurrents, where fast sales and frequent price drops coexist, is where local expertise matters. Cortland has 250 licensed agents, and the gap between those who consistently price and negotiate well and those who do not is exactly what the ranking below is built to measure.
What Cortland Home Prices Mean for You
Understanding the true cost of homeownership in Cortland goes beyond the listing price. These calculators break down what today's market conditions mean for your budget, your timeline, and your negotiating position.
| Median home price | $185,627 |
| Down payment (20%) | $37,125 |
| Loan amount | $148,502 |
| Monthly payment (PITI) | $1,481 |
Based on 28% debt-to-income ratio, 7.40% mortgage rate (as of October 8, 2026), 30-year fixed loan, 1.15% property tax rate, $275/mo insurance. Actual requirements vary by lender.
Based on $185,627 median home price with 20% down at 7.40% (as of October 8, 2026) for 30 years. Property tax estimated at 1.15% of home value.
Year-over-year data reflects the most recent rolling period from Cortland MLS records. Prior year values calculated from current figures and published YoY changes.
What to Look for in a Cortland Realtor
Choosing an agent on name recognition alone overlooks the data that actually predicts results: completed transactions, negotiation outcomes, and consistent client feedback. In Cortland, EffectiveAgents has analyzed 120 transactions to rank 28 agents out of 250 licensed locally. The top-ranked agent, Rio Lange at Keller Williams STFL, has closed 175 transactions with $47.4M in all-time sales volume and holds 22 verified reviews. In a market where 50.0% of homes sell above list and the sale-to-list ratio sits at 101.25%, negotiation precision directly affects what a buyer pays or a seller nets. An agent who understands how demand varies across Cortland, including throughout the 13045 zip code, can position an offer or a listing accordingly. When evaluating candidates, look past a single glowing testimonial and study review patterns over time: consistency across many clients is a far more reliable indicator than a handful of standout comments, and it tends to correlate with the measured transaction performance that drives the rankings.
How We Rank Cortland Real Estate Agents
Our rankings are built from verified MLS transaction data, not advertising spend. For every agent we analyze more than fifteen performance signals, including sales volume in your city and zip code, recent and all-time transactions, days on market, negotiation results (how far above or below list price an agent's clients actually close), price-point fit, and verified reviews. The agents shown first are those whose verified results put them at the top of the Cortland market today.
Agents cannot pay for placement in these rankings. The underlying data refreshes as new closed transactions are reported, so rankings shift with real market performance. Learn how we rank agents.
250
agents analyzed
15+
performance signals
$0
paid for placement
Rankings reviewed by Kevin Stuteville, Licensed Florida Real Estate Broker (License BK3068131), Founder of EffectiveAgents.
Data last updated: August 2026
Cortland Real Estate Agent FAQs
Who is the best real estate agent in Cortland, NY?
Based on verified transaction data, Rio Lange at Keller Williams STFL is the top-ranked agent in Cortland, NY, with 175 closed transactions, $47.4M in all-time sales volume, and 22 client reviews. EffectiveAgents determines rankings by analyzing objective performance metrics, including transaction history, negotiation outcomes, and review consistency, across 120 local transactions rather than relying on advertising or name recognition. The most suitable agent for you depends on your price point and goals, so we recommend comparing several of the 28 ranked agents before choosing.
How were these Cortland real estate agents ranked?
Rankings are built from verified MLS transaction data. We analyze more than fifteen performance signals for every agent, including sales volume in your city and zip code, recent and all-time transactions, days on market, negotiation results, price-point fit, and verified reviews. Agents cannot pay for placement.
How many real estate agents are in Cortland?
Our data covers 250 real estate agents serving the Cortland area. The count represents agents with transaction activity recorded in our Cortland market data, not simply everyone holding a license.
What does the median sale price in Cortland mean for sellers?
Cortland's median sale price is $185,627 as of August 2026. Half of recent sales closed above that figure and half below. It is a useful baseline for understanding the market, but an experienced local agent will price your home against comparable recent sales in your neighborhood, not the citywide median.
How long does it take to sell a house in Cortland?
In Cortland, the median home sells in about 34 days, though the figure has seen a +4 days change year over year, so timelines are longer than many recent sellers expected. Several factors shape how fast a home sells: pricing accuracy matters most, since 50.0% of homes sell above list while 33.8% of listings require a price cut before closing. Condition, staging, and neighborhood demand also play roles. Well-prepared, correctly priced homes often go under contract within two weeks, with 42.0% of listings doing exactly that.
Does it cost anything to use EffectiveAgents?
No. EffectiveAgents is free for home buyers and sellers, with no obligation to work with any agent we match you with.
Do agents pay to be ranked or featured?
No. Agents cannot pay for placement anywhere in these rankings. Positions are earned from verified transaction performance only.
What commission do Cortland realtors charge?
Commissions are negotiable and vary by agent, service level, and transaction. There is no set rate, and recent industry changes have made commission structures more flexible than ever. Discuss the structure directly with your agent before signing a listing or buyer agreement.
Should I use a local Cortland agent or a national brand?
The individual agent matters more than the brand on the sign. Offices within the same national franchise vary widely in performance, and the agent you hire, not the logo, prices your home, negotiates your contract, and manages your closing. A strong local agent brings firsthand knowledge of Cortland neighborhoods, pricing patterns, and buyer activity. Compare agents on verified local results such as recent sales, days on market, and negotiation outcomes rather than name recognition.
What questions should I ask a Cortland realtor before hiring them?
Ask how many homes they have closed in Cortland in the past year, what their average sale-to-list ratio is, and how much of their business is in your neighborhood and price range. Ask how they will market your home or find you listings, and how often they will communicate. Strong agents answer with specifics. Verified transaction data is the fastest way to confirm what you hear.
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