Buffalo, NY 14208 Real Estate Market Report

ZIP Code: 14208
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

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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 14208 market are averaging 6.4%, which is consistent with the 6.4% average observed for typical loans originated earlier in 2026.

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 most reliable recent market signal is the median sold price of $162,000, which should be treated as the primary indicator of realized value and suggests pricing for comparable SFR and condo listings in 14208.

2. There is a meaningful spread between the median listing price of $149,000 and the median sold price, which may indicate pricing friction where seller expectations diverge from recent transactions, so sellers should consider aligning offers more closely with recent sales to avoid extended marketing time.

3. Slower transaction velocity is evident given the median days on market of 298, which suggests prolonged marketing timelines and that buyers may have time to negotiate; investors and sellers should account for longer holding periods when modeling deals.

4. Market fundamentals show mixed signals: the price year-over-year trend is down while the rent year-over-year trend is up, and the market temperature is neutral with interest rate pressure described as moderate—this combination suggests growing rental demand could support investor interest, but price softness and financing costs may constrain near-term appreciation.

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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.