Buffalo, NY 14206 Real Estate Market Report

ZIP Code: 14206
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on single-family residential (SFR) properties. Metrics are calculated from recent sales and active listings within the past 90 days.

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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.

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Market Metrics

Note: 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.

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Rental Market

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Property Taxes

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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.

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in the Buffalo NY 14206 market average 6.3%, which is 0.43% higher than the 5.87% average observed during the February 2026 market period.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. The primary market-value indicator, median sold price $178,450, indicates recent transaction-level pricing and suggests the neighborhood's realized market value centers near that figure rather than asking prices.

2. There is a notable gap between median listing price $136,950 and median sold price $178,450, which may indicate seller pricing expectations diverging from final transaction levels; this gap suggests pricing friction that appears to be resolving through completed sales rather than rapid re-pricing.

3. Market velocity shows prolonged time-to-contract with median days on market 304, which corresponds with slower transaction volume; combined with a relatively constrained active supply in the analyzed sample, this may indicate selective buying where properties that match buyer criteria still transact but overall turnover is muted.

4. Unit-level economics show median price per square foot $135 and rental strength with median market rent $1,175, while broader trends—price year-over-year trend up and rent year-over-year trend up—support appreciation pressure; however, moderate financing headwinds exist as local 30-year fixed rates average 6.3% (about 0.43% higher than the February 2026 reference), which may temper buyer demand for marginal purchases.

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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.