Amherst, Buffalo, NY 14226 - Home Prices, Rental Trends, Listings & Demographics | Prop:Metrics

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Amherst, Buffalo, NY—14226

Real Estate Data & Market Trends

Key Metrics at a Glance

Median Home Value

$303,000

2.6% YoY Growth

Household Income

$83,000

19.0% YoY Growth

Days on Market

64

1.0% Longer YoY

Home Price Forecast

2.5%

Median Rent

$1,880

0.5% YoY Growth

1-Bed Rent

$2,300

100.9% YoY Growth

2-Bed Rent

$1,400

1.3% YoY Growth

3-Bed Rent

$2,200

2.6% YoY Growth

Other Zip Codes in Amherst, Buffalo, NY

Home Price Trends — Amherst, Buffalo, NY

As of Dec '25, the median home price in Amherst, Buffalo, NY is $303,000, with a year-over-year change of 2.6%. This indicates that home prices in Amherst, Buffalo, NY are increasing. According to Zillow, the 1-year price projection is 2.5%, suggesting an increase housing market in the next year.

Cost per Home Type

Home Type	Median Home Value	YoY % Change
All Homes	$303,000	2.6%
Single Family	$305,000	2.3%
Condos	N/A	N/A

Cost per Home Size

Home Size	Median Home Value	YoY % Change
1 Bed

Rental Trends — Amherst, Buffalo, NY

As of July '25, Rentcast reports the average rent in Amherst, Buffalo, NY is $1,890, with a year-over-year rent change of -0.5%. Per bedroom, the median rent as of July '25 in Amherst, Buffalo, NY is studios: $885, 1-bedrooms: $2,130, 2-bedrooms: $1,540, 3-bedrooms: $2,240, 4-bedrooms: $2,630. The most common rental property sizes in Amherst, Buffalo, NY are 2-bedroom and 1-bedroom, accounting for 53.7% and 27.1% of the rental stock.

Type	Median Rent	Average Rent
Average Rent	$1,880	$1,890
Studio Rent	$885	$885
1 Bed Rent	$2,300	$2,130
2 Bed Rent	$1,400	$1,540
3 Bed Rent	$2,200	$2,240
4 Bed Rent	$2,700	$2,630

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% of Rental Stock

1 Bedroom

27.1%

2 Bedrooms

53.7%

3 Bedrooms

15.1%

4 Bedrooms

3.5%

5+ Bedrooms

0.5%

Property Listings — Amherst, Buffalo, NY

As of Dec '25, Realtor.com reports that the median days on market for a home in Amherst, Buffalo, NY is 36. This is a decrease of -14.0% from last year, suggesting that homes are sitting on the market shorter than last year. The percentage of listed homes with a reduced price is 4.0%, representing a small inventory and little supply pressure on home prices.

Metric	Zip Code Average	Year over Year % Change
Median Listing Price	$292,000	11.0%
Listing Count	73	4.0%
Listings as % of Homes	0.4%	4.0%
Days on Market	64	1.0%

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Demographics — Amherst, Buffalo, NY

As of the latest ACS Survey released in 2023, Amherst, Buffalo, NY has a population of 29,500, which has remained stable by -0.7% over the past 5 years. Amherst, Buffalo, NY is a moderately popular place for families, as children make up 21.4% of the population. The area has a highly educated workforce, with 57.1% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 12.9% reporting working from home.

Metric	Latest Census	YoY % Change
Population	29,500	-0.7%
% Under 18	21.4%	2.4%
% Seniors	17.6%	10.7%
% WFH	12.9%	200.0%
% w/ College Degree	57.1%	3.1%

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As of the latest ACS Survey released in 2023, Amherst, Buffalo, NY is a predominantly white area, with 74.1% of the population identifying as white. The white population has shrunk by 0.1% in the last 5 years. The second most common race or ethnicity in Amherst, Buffalo, NY is black, making up 10.0% of the population. Foreign-born residents account for 12.6% of the population in Amherst, Buffalo, NY, and this percentage has increased by 7.7% 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	74.1%	-0.1%
% Black	10.0%	-2.0%
% Hispanic	4.7%	-4.1%
% Asian	7.4%	15.6%
% Foreign Born	12.6%	7.7%

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Mortgage and Risk — Amherst, Buffalo, NY

According to HUD data as of 2023, there were 488 mortgage originations in Amherst, Buffalo, NY, of which 89.0% of loans were conventional mortgages. The average loan-to-value was 63.0%, with 22.0% above 90% LTV (very high). This implies large mortgage risk in Amherst, Buffalo, NY. Investor activity is low, as 2.0% of loans were by investors. 11.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.

Mortgages

Metric	Zip Code Average
Total Loan Originations	488
% Conventional Loans	89.0%
% Government Loans	11.0%
% Investor Loans	2.0%
% Second Loans	1.0%
% Cash Out Refinance	11.0%

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Rentals and Section 8 — Amherst, Buffalo, NY

As of 2024, the percent of homes in Amherst, Buffalo, NY under the Section 8 program is 19.7%. This is considered high, suggesting that the neighborhood is heavily composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In Amherst, Buffalo, 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	735
Total Units Section 8	734
% Rentals under Section 8	19.7%
% Occupied Section 8	87.3%

Section 8 Opportunity

Home Size	HUD Premium	Market Rent	Max HUD Rent
1 Bedroom	-$1,160	$2,300	$1,140
2 Bedroom	-$60	$1,400	$1,340
3 Bedroom	-$560	$2,200	$1,640
4 Bedroom	-$850	$2,700	$1,850