Williamsville, NY—14221
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Williamsville, NY
As of Oct '25, the median home price in Williamsville, NY is $400,000, with a year-over-year change of 3.8%. This indicates that home prices in Williamsville, NY are increasing. According to Zillow, the 1-year price projection is 2.0%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $400,000 | 3.8% |
| Single Family | $407,000 | 4.4% |
| Condos | $248,000 | 4.2% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $291,000 | 3.6% |
3 Bed | $356,000 | 3.5% |
4 Bed | $463,000 | 5.0% |
| 5 Bed | $559,000 | 4.5% |
% of Housing Stock
Rental Trends — Williamsville, NY
As of July '25, Rentcast reports the average rent in Williamsville, NY is $2,160, with a year-over-year rent change of -5.7%. Per bedroom, the median rent as of July '25 in Williamsville, NY is studios: $1,250, 1-bedrooms: $1,440, 2-bedrooms: $1,770, 3-bedrooms: $2,540, 4-bedrooms: $3,400. The most common rental property sizes in Williamsville, NY are 2-bedroom and 1-bedroom, accounting for 51.9% and 28.0% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,950 | $2,160 |
| Studio Rent | $1,250 | $1,250 |
| 1 Bed Rent | $1,420 | $1,440 |
| 2 Bed Rent | $1,650 | $1,770 |
| 3 Bed Rent | $2,460 | $2,540 |
| 4 Bed Rent | $3,500 | $3,400 |
% of Rental Stock
Property Listings — Williamsville, NY
As of Oct '25, Realtor.com reports that the median days on market for a home in Williamsville, NY is 39. 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 13.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $410,000 | 5.0% |
Listing Count | 227 | 16.0% |
| Listings as % of Homes | 0.4% | 16.0% |
Days on Market | 39 | 9.0% |
Demographics — Williamsville, NY
As of the latest ACS Survey released in 2023, Williamsville, NY has a population of 55,200, which has increased by 2.0% over the past 5 years. Williamsville, NY is a moderately popular place for families, as children make up 19.3% of the population. The area has a highly educated workforce, with 57.0% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 14.3% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 55,200 | 2.0% |
% Under 18 | 19.3% | -2.5% |
% Seniors | 26.7% | 2.3% |
% WFH | 14.3% | 197.9% |
% w/ College Degree | 57.0% | 2.2% |
As of the latest ACS Survey released in 2023, Williamsville, NY is a predominantly white area, with 84.0% of the population identifying as white. The white population has shrunk by 3.0% in the last 5 years. The second most common race or ethnicity in Williamsville, NY is asian, making up 7.7% of the population. Foreign-born residents account for 10.5% of the population in Williamsville, NY, and this percentage has decreased by 7.1% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 84.0% | -3.0% |
% Black | 1.7% | -54.1% |
% Hispanic | 3.1% | 40.9% |
% Asian | 7.7% | 22.2% |
% Foreign Born | 10.5% | -7.1% |
Mortgage and Risk — Williamsville, NY
According to HUD data as of 2023, there were 1020 mortgage originations in Williamsville, NY, of which 92.0% of loans were conventional mortgages. The average loan-to-value was 58.0%, with 15.0% above 90% LTV (elevated). This implies medium mortgage risk in Williamsville, NY. Investor activity is low, as 1.0% of loans were by investors. 9.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 1,020 |
% Conventional Loans | 92.0% |
% Government Loans | 8.0% |
% Investor Loans | 1.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 9.0% |
Loan Activity
Rentals and Section 8 — Williamsville, NY
As of 2024, the percent of homes in Williamsville, NY under the Section 8 program is 5.0%. 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 Williamsville, 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 | 383 |
Total Units Section 8 | 313 |
% Rentals under Section 8 | 5.0% |
% Occupied Section 8 | 95.4% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$120 | $1,420 | $1,300 |
| 2 Bedroom | -$120 | $1,650 | $1,530 |
| 3 Bedroom | -$590 | $2,460 | $1,870 |
| 4 Bedroom | -$1,390 | $3,500 | $2,110 |
Affordability — Williamsville, NY
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 3.5 |
| Median Home Price | $400,000 |
| Median Household Income | $101,000 |