Amherst, Buffalo, NY—14223
Real Estate Data & Market Trends
Key Metrics at a Glance
Other Zip Codes in Amherst, Buffalo, NY
Home Price Trends — Amherst, Buffalo, NY
As of Oct '25, the median home price in Amherst, Buffalo, NY is $260,000, with a year-over-year change of 2.1%. This indicates that home prices in Amherst, Buffalo, NY are increasing. According to Zillow, the 1-year price projection is 1.9%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $260,000 | 2.1% |
| Single Family | $260,000 | 2.0% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $219,000 | 1.9% |
3 Bed | $257,000 | 2.4% |
4 Bed | $291,000 | 2.1% |
| 5 Bed | $308,000 | 1.7% |
% of Housing Stock
Rental Trends — Amherst, Buffalo, NY
As of July '25, Rentcast reports the average rent in Amherst, Buffalo, NY is $1,470, with a year-over-year rent change of -9.3%. Per bedroom, the median rent as of July '25 in Amherst, Buffalo, NY is 1-bedrooms: $1,270, 2-bedrooms: $1,260, 3-bedrooms: $2,000. The most common rental property sizes in Amherst, Buffalo, NY are 2-bedroom and 3-bedroom, accounting for 43.2% and 32.3% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,360 | $1,470 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $1,160 | $1,270 |
| 2 Bed Rent | $1,350 | $1,260 |
| 3 Bed Rent | $1,750 | $2,000 |
| 4 Bed Rent | N/A | N/A |
% of Rental Stock
Property Listings — Amherst, Buffalo, NY
As of Oct '25, Realtor.com reports that the median days on market for a home in Amherst, Buffalo, NY is 25. 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 18.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $246,000 | 3.0% |
Listing Count | 77 | -2.0% |
| Listings as % of Homes | 0.4% | -2.0% |
Days on Market | 25 | 9.0% |
Demographics — Amherst, Buffalo, NY
As of the latest ACS Survey released in 2023, Amherst, Buffalo, NY has a population of 22,400, which has remained stable by -0.6% over the past 5 years. Amherst, Buffalo, NY is a moderately popular place for families, as children make up 18.9% of the population. The area has a moderately educated workforce, with 43.8% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 12.7% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 22,400 | -0.6% |
% Under 18 | 18.9% | -12.5% |
% Seniors | 19.4% | 3.7% |
% WFH | 12.7% | 309.7% |
% w/ College Degree | 43.8% | 3.8% |
As of the latest ACS Survey released in 2023, Amherst, Buffalo, NY is a predominantly white area, with 83.8% of the population identifying as white. The white population has shrunk by 5.6% in the last 5 years. The second most common race or ethnicity in Amherst, Buffalo, NY is asian, making up 4.9% of the population. Foreign-born residents account for 7.1% of the population in Amherst, Buffalo, NY, and this percentage has increased by 22.4% 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 | 83.8% | -5.6% |
% Black | 4.7% | -21.7% |
% Hispanic | 2.7% | -42.6% |
% Asian | 4.9% | 512.5% |
% Foreign Born | 7.1% | 22.4% |
Mortgage and Risk — Amherst, Buffalo, NY
According to HUD data as of 2023, there were 543 mortgage originations in Amherst, Buffalo, NY, of which 87.0% of loans were conventional mortgages. The average loan-to-value was 65.0%, with 27.0% above 90% LTV (very high). This implies large mortgage risk in Amherst, Buffalo, NY. Investor activity is low, as 1.0% of loans were by investors. 12.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 543 |
% Conventional Loans | 87.0% |
% Government Loans | 13.0% |
% Investor Loans | 1.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 12.0% |
Loan Activity
Rentals and Section 8 — Amherst, Buffalo, NY
Amherst, Buffalo, NY lacks sufficient Section 8 program data for analysis.
Section 8 Market Size
Total Units under HUD | 177 |
Total Units Section 8 | 177 |
% Rentals under Section 8 | 9.8% |
% Occupied Section 8 | 79.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$220 | $1,160 | $940 |
| 2 Bedroom | -$250 | $1,350 | $1,100 |
| 3 Bedroom | -$410 | $1,750 | $1,340 |
| 4 Bedroom | N/A | N/A | $1,520 |
Affordability — Amherst, Buffalo, NY
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 2.7 |
| Median Home Price | $260,000 |
| Median Household Income | $83,500 |