Buffalo, NY 14206 Real Estate Market Report

Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

Market Metrics

The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

Rental Market

Property Taxes

Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

Market Trends & Context

Key Findings

1. The primary market signal is the median sold price $174,500, which establishes recent transaction-based value for the area and suggests pricing is supported despite a lower asking baseline; price is trending up year-over-year, indicating modest upward momentum that sellers can reference when pricing listings.
2. Liquidity appears restrained with a median days on market 299, which signals slower sales velocity; this longer time on market may indicate pricing friction or buyer selectivity and suggests sellers should expect longer marketing periods unless pricing is aligned with recent sold transactions.
3. There is a meaningful spread between median listing price $149,900 and the median sold price, which may reflect seller optimism or expired/listing volatility; agents should prioritize comparable sold data in negotiations to bridge the gap and reduce time on market.
4. Local rent dynamics are supportive of investor interest: median market rent $1,100 is rising alongside a rent year-over-year trend up, but firms should account for elevated interest rate pressure when modeling financing costs, even as the broader market temperature remains neutral.

Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.