Williamsville, NY 14221 Real Estate Market Report

ZIP Code: 14221
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

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.

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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 Williamsville NY 14221 average 6.56%, reflecting a market environment where borrowing costs have risen compared to the sub-6% levels seen 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 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.

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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.

Williamsville, NY 14221 Real Estate Market Report

ZIP Code: 14221
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on condominium properties. Metrics are calculated from recent condo 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 Williamsville NY 14221 average 6.56%, reflecting a market environment where borrowing costs have risen compared to the sub-6% levels seen 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 neighborhood's primary market indicator, the median sold price, is 248,950, which anchors valuations and suggests recent transactions are concentrating around this level; paired with a median days on market of 317, this appears to reflect pricing friction and slower sales velocity rather than rapid turnover.

2. The median price per square foot is 196, which, when considered alongside the median sold price of 248,950, suggests buyers are transacting at moderate per‑unit price levels for SFR and condo stock in Williamsville; given the neutral market temperature, this combination may indicate steady price discovery rather than frothy bidding.

3. Rental dynamics show a median market rent of 1,395 and a rent year‑over‑year trend of down, which may reduce short‑term investor yield expectations even as the sales market shows upward price momentum.

4. Borrowing cost pressure is material: current 30‑year fixed mortgage rates average 6.56%, reflecting elevated interest rate pressure; combined with a market temperature described as neutral, this suggests buyers face higher financing costs that may temper demand and prolong time to sale despite a relatively constrained active supply in the analyzed sample.

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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.