Williamsville, NY 14221 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

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

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

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

Key Findings

1. The primary indicator of recent market value is the median sold price 382,750, which, alongside a price year-over-year trend of up, signals recent transactional strength in Williamsville despite other headwinds.
2. A notable gap between the median listing price 595,000 and the median sold price 382,750 suggests pricing friction where seller expectations may be above what closed transactions support, and this gap may indicate that listing prices should be calibrated to reflect realized sale levels.
3. The market shows slower sales velocity as indicated by the median days on market 246, consistent with a neutral market temperature; this combination points to moderate transaction volume and a sales cadence that may take longer than typical suburban turnover.
4. Rental pressure is weakening with median market rent 1,866 and a rent year-over-year trend of down, while interest rate pressure is elevated (current 30-year average 6.56%), which together may temper near-term buyer demand and favor buyers who can absorb higher borrowing costs.

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.