Buffalo, NY 14211 Real Estate Market Report

ZIP Code: 14211
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 Buffalo NY 14211 are averaging 6.4%, which is consistent with the typical market rates observed throughout early 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 primary market value indicator is the median sold price 123,000, which reflects realized transaction levels and should be treated as the most reliable anchor for pricing and valuation decisions; representative recent sale context suggests pricing is set by closed transactions rather than asking behavior.

2. Seller expectations are positioned above recent realizations, with the median listing price 127,450 exceeding the median sold price 123,000, which may indicate some pricing friction as sellers test the market rather than immediate upward pressure; moderate seller optimism may persist until transactional evidence widens or narrows that gap.

3. Market liquidity appears slow based on the median days on market 281, which suggests extended listing duration and slower sales velocity that may require price responsiveness or targeted marketing to accelerate closings; slower sales velocity may increase holding costs for sellers.

4. Rental and cost-of-capital signals point to bifurcated strength: median market rent 1,200 and a rising rent trend indicate strengthening rental demand, while the current 30-year fixed mortgage average of 6.4% and moderate interest rate pressure suggest borrowing costs remain a caution for buyers; rent growth alongside moderate interest rate pressure frames owner-occupier affordability constraints but stronger investor interest in rental cash flow.

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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.