East Amherst, NY—14051
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — East Amherst, NY
As of Oct '25, the median home price in East Amherst, NY is $509,000, with a year-over-year change of 6.9%. This indicates that home prices in East Amherst, NY are increasing. According to Zillow, the 1-year price projection is 2.1%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $509,000 | 6.9% |
| Single Family | $517,000 | 7.5% |
| Condos | $247,000 | 5.6% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $312,000 | 4.7% |
3 Bed | $419,000 | 5.8% |
4 Bed | $559,000 | 7.5% |
| 5 Bed | $721,000 | 6.7% |
% of Housing Stock
Rental Trends — East Amherst, NY
As of July '25, Rentcast reports the average rent in East Amherst, NY is $2,530, with a year-over-year rent change of -5.6%. Per bedroom, the median rent as of July '25 in East Amherst, NY is 1-bedrooms: $1,750, 2-bedrooms: $2,300, 3-bedrooms: $2,650, 4-bedrooms: $4,000. The most common rental property sizes in East Amherst, NY are 2-bedroom and 1-bedroom, accounting for 53.6% and 28.0% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,450 | $2,530 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $1,700 | $1,750 |
| 2 Bed Rent | $1,950 | $2,300 |
| 3 Bed Rent | $2,600 | $2,650 |
| 4 Bed Rent | $4,000 | $4,000 |
% of Rental Stock
Property Listings — East Amherst, NY
As of Oct '25, Realtor.com reports that the median days on market for a home in East Amherst, NY is 34. This is a increase of 9.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 9.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $645,000 | 2.0% |
Listing Count | 86 | 4.0% |
| Listings as % of Homes | 0.6% | 4.0% |
Days on Market | 34 | 9.0% |
Demographics — East Amherst, NY
As of the latest ACS Survey released in 2023, East Amherst, NY has a population of 20,300, which has remained stable by 0.7% over the past 5 years. East Amherst, NY is a moderately popular place for families, as children make up 22.1% of the population. The area has a highly educated workforce, with 64.0% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 16.0% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 20,300 | 0.7% |
% Under 18 | 22.1% | -10.9% |
% Seniors | 21.6% | 21.3% |
% WFH | 16.0% | 135.3% |
% w/ College Degree | 64.0% | 0.3% |
As of the latest ACS Survey released in 2023, East Amherst, NY is a predominantly white area, with 82.2% of the population identifying as white. The white population has shrunk by 3.5% in the last 5 years. The second most common race or ethnicity in East Amherst, NY is asian, making up 9.4% of the population. Foreign-born residents account for 13.6% of the population in East Amherst, NY, and this percentage has increased by 16.2% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 82.2% | -3.5% |
% Black | 2.1% | -8.7% |
% Hispanic | 3.8% | 58.3% |
% Asian | 9.4% | 6.8% |
% Foreign Born | 13.6% | 16.2% |
Mortgage and Risk — East Amherst, NY
According to HUD data as of 2023, there were 502 mortgage originations in East Amherst, NY, of which 95.0% of loans were conventional mortgages. The average loan-to-value was 56.0%, with 13.0% above 90% LTV (elevated). This implies medium mortgage risk in East Amherst, NY. Investor activity is low, as 0.0% of loans were by investors. 8.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 502 |
% Conventional Loans | 95.0% |
% Government Loans | 5.0% |
% Investor Loans | 0.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 8.0% |
Loan Activity
Rentals and Section 8 — East Amherst, NY
As of 2024, the percent of homes in East Amherst, NY under the Section 8 program is 0.3%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In East Amherst, NY, none of the tracked home sizes currently have HUD payment amounts above market rent, suggesting limited Section 8 opportunity.
Section 8 Market Size
Total Units under HUD | 5 |
Total Units Section 8 | 5 |
% Rentals under Section 8 | 0.3% |
% Occupied Section 8 | N/A |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$200 | $1,700 | $1,500 |
| 2 Bedroom | -$190 | $1,950 | $1,760 |
| 3 Bedroom | -$450 | $2,600 | $2,150 |
| 4 Bedroom | -$1,570 | $4,000 | $2,430 |
Affordability — East Amherst, NY
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 3.4 |
| Median Home Price | $509,000 |
| Median Household Income | $127,000 |