Housing data for Buffalo, NY
Buffalo, NY has an estimated 276,854 residents and 136,850 homes (US Census Bureau, 2020–2024 American Community Survey).
It is a city in Erie County.
57.0% of households rent.
The median gross rent is $1,046 a month.
Its population grew measurably since 2015–2019 (+7.9%).
Figures last updated on .
- Residents
- 276,854 (±74)
- Housing units
- 136,850 (±1,365)
- Households that rent
- 57.0%
- Median gross rent
- $1,046
- Residents since 2015–2019
- +7.9%
What stands out in Buffalo
Households without a vehicle: 22.6% (±1.2 points) in Buffalo, higher than in Erie County (11.5%).
Median real estate taxes: $1,622 (±$67) in Buffalo, lower than in Erie County ($4,622).
Households that rent: 57.0% (±1.2 points) in Buffalo, higher than in Erie County (34.2%).
Commuting by public transportation: 8.1% (±0.8 points) in Buffalo, higher than in Erie County (2.8%).
Housing in Buffalo at a glance
- Median rent: $1,046 median gross rent a month
- Rent by bedrooms: $1,016 median gross rent, 2 bedrooms
- Rent burden: 52.2% of renters pay 30% or more of income
- Renters and owners: 57.0% of households rent
- Income and affordability: $50,041 median household income
- Home values: $164,200 median home value
- Homeowner costs: $1,207 median monthly cost with a mortgage
- Property taxes: $1,622 median real estate taxes a year
- Types of homes: 16.9% of homes are in buildings of 5 or more units
- Bedrooms: 55.5% of homes have 3 or more bedrooms
- Age of homes: 89.6% of homes were built before 1980
- Vacancy rate: 4.3% rental vacancy rate
- Heating fuel: 85.9% heat with utility gas
- Commute and cars: 19.9 minutes average trip to work
- Crime reported to police: 729 violent crimes per 100,000 residents
- Growth: +7.9% residents since 2015–2019
- How long people stay: 24.8% moved in since 2020
- Crowding and facilities: 2.0% of homes have more than 1 person per room
- Fair Market Rent: $1,450 Small Area FMR, 2 bedrooms (ZIP 14201)
Buffalo against Erie County, its state and the nation
| Buffalo | Erie County | New York | United States | |
|---|---|---|---|---|
| Residents | 276,854 (±74) | 950,622 (exact) | 19,852,366 (exact) | 334,922,499 |
| Housing units | 136,850 (±1,365) | 441,214 (±295) | 8,585,241 (±652) | 143,775,355 |
| Households that rent | 57.0% (±1.2 points) | 34.2% (±0.6 points) | 45.7% (±0.2 points) | 34.8% |
| Median gross rent | $1,046 (±$18) | $1,090 (±$11) | $1,621 (±$7) | $1,413 |
| Median household income | $50,041 (±$1,988) | $72,839 (±$1,077) | $85,974 (±$402) | $80,734 |
| Median home value | $164,200 (±$5,446) | $233,800 (±$1,649) | $423,800 (±$1,627) | $332,700 |
| Median real estate taxes (a year) | $1,622 (±$67) | $4,622 (±$53) | $6,582 (±$21) | $3,119 |
| Built before 1980 | 89.6% (±1.8 points) | 76.8% (±0.9 points) | 73.9% (±0.2 points) | 49.7% |
| Average commute | 19.9 minutes (±0.5) | 21.3 minutes (±0.3) | 32.6 minutes (±0.1) | 26.4 minutes |
| Households with broadband | 88.5% (±0.8 points) | 90.2% (±0.4 points) | 90.8% (±0.1 points) | 91.0% |
| Median age of residents | 34.3 years (±0.5) | 40.4 years (±0.2) | 39.8 years (±0.1) | 38.9 years |
Buffalo covers 40.4 square miles of land, about 6,856 residents per square mile (Census Bureau Gazetteer).
How Buffalo has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 256,480 (±49) | 276,854 (±74) | +7.9% | Measurable increase |
| Housing units | 131,091 (±1,178) | 136,850 (±1,365) | +4.4% | Measurable increase |
| Median gross rent | $776 (±$9) | $1,046 (±$18) | +34.8% | Up after inflation |
| Median home value | $89,800 (±$2,795) | $164,200 (±$5,446) | +82.9% | Up after inflation |
| Median household income | $37,354 (±$1,145) | $50,041 (±$1,988) | +34.0% | Up after inflation |
| Median owner cost with a mortgage | $989 (±$19) | $1,207 (±$35) | +22.0% | No measurable change after inflation |
| Median real estate taxes | $1,421 (±$39) | $1,622 (±$67) | +14.1% | Down after inflation |
| Households that rent | 59.3% (±0.8 points) | 57.0% (±1.2 points) | −2.3 percentage points | Measurable decrease |
| Rental vacancy rate | 4.1% (±0.6 points) | 4.3% (±0.7 points) | +0.2 percentage points | Not a measurable change |
The Census Bureau publishes 2015–2019 dollars in 2019 dollars and 2020–2024 dollars in 2024 dollars.
Prices (the CPI-U, US Bureau of Labor Statistics) rose 22.7% between 2019 and 2024, so a dollar figure’s verdict compares the two after raising the earlier one by that much, using the Census Bureau’s test for a difference.
The two periods do not overlap, as the Census Bureau recommends for 5-year estimates.
Crime reported to police in Buffalo
In 2025, the Buffalo Police Department reported 729 violent and 3,449 property crimes per 100,000 residents to the FBI.
Across Erie County, the departments that report recorded 283 violent and 2,110 property crimes per 100,000 residents that year.
ZIP codes in Buffalo
| ZIP code | Share of the ZIP’s land in this place | Residents | Median gross rent | Median home value | Median household income |
|---|---|---|---|---|---|
| 14201 | 100% | 12,369 | $1,053 | $337,600 | $40,512 |
| 14202 | 100% | 3,862 | $803 | $479,100 | $56,528 |
| 14203 | 100% | 2,424 | $1,331 | — | $56,141 |
| 14204 | 100% | 7,932 | $851 | $152,400 | $28,182 |
| 14208 | 100% | 12,572 | $967 | $130,200 | $48,476 |
| 14209 | 100% | 8,313 | $1,141 | $429,400 | $50,046 |
| 14213 | 100% | 24,107 | $1,100 | $211,200 | $53,870 |
| 14214 | 100% | 21,314 | $1,131 | $240,800 | $58,228 |
| 14216 | 100% | 22,849 | $1,211 | $294,700 | $69,629 |
A ZIP code is a mail route rather than a boundary, so the Census Bureau publishes figures for ZIP Code Tabulation Areas built from census blocks; the share column says how much of each one’s land lies in this place.
Places near Buffalo
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| Village of Sloan | 3.4 mi | $1,135 | $146,900 | 32.1% |
| Village of Kenmore | 5.0 mi | $1,081 | $208,600 | 31.0% |
| Lackawanna | 5.3 mi | $872 | $140,700 | 43.8% |
| Cheektowaga (community) | 5.6 mi | $1,055 | $185,500 | 28.9% |
| Eggertsville | 5.8 mi | $886 | $248,100 | 26.5% |
| Town of Cheektowaga | 6.1 mi | $1,067 | $185,000 | 28.5% |
| Town of Tonawanda | 6.3 mi | $1,098 | $213,900 | 27.8% |
| Tonawanda Town | 6.5 mi | $1,102 | $215,200 | 26.9% |
Places in New York most like Buffalo
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| Utica | $951 | $151,300 | $52,484 | 50.3% |
| Auburn | $897 | $152,800 | $51,052 | 51.4% |
| Village of Phoenix | $976 | $157,000 | $59,327 | 52.1% |
| Schenectady | $1,145 | $168,800 | $58,399 | 54.4% |
| Watervliet | $1,083 | $179,700 | $57,919 | 65.3% |
| Village of Endicott | $853 | $121,800 | $47,290 | 60.6% |
Matched on rent, home value, income, the share who rent, the age of the homes, the share in apartment buildings and the commute, each measured against the spread across New York.
HUD Fair Market Rent for Buffalo, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $1,178 | $1,203 | $1,423 | $1,732 | $1,977 |
HUD also publishes a Small Area Fair Market Rent for each ZIP code in the area; the Fair Market Rent page for this place lists its ZIP codes.
HUD income limits for Buffalo, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $21,350 | $35,550 | $56,850 |
| 2 people | $24,400 | $40,600 | $65,000 |
| 3 people | $27,450 | $45,700 | $73,100 |
| 4 people | $33,000 | $50,750 | $81,200 |
| 5 people | $38,680 | $54,850 | $87,700 |
| 6 people | $44,360 | $58,900 | $94,200 |
| 7 people | $50,040 | $62,950 | $100,700 |
| 8 people | $55,720 | $67,000 | $107,200 |
These are the limits HUD sets for its housing programs in the Buffalo-Cheektowaga, NY MSA, where HUD’s median family income for fiscal year 2026 is $101,500.
A program can use its own limits; tax-credit and local programs often do.
Local rules in Buffalo
Buffalo has local landlord and tenant rules of its own on top of New York law.
Survey years: 2020–2024 (American Community Survey 5-year estimates), compared with 2015–2019.
Margins of error are at the 90% confidence level.
What you can do on Seayora in Buffalo
One account for renting, owning, managing and fixing homes, with these figures beside you.
Own or manage a rental?
List it, sign the lease and collect rent online, with the figures for Buffalo beside you.
Create a landlord account · See what landlords get
Looking for a place to rent?
Browse homes for rent near Buffalo, save the ones you like and apply online.
Browse rentals · Create a renter account
Do repairs, renovations or maintenance?
Get found by owners and renters near Buffalo, and send estimates and invoices from your phone.
Questions about Buffalo
What is the average rent in Buffalo, NY?
The Census Bureau publishes the median rather than the average: the median gross rent in Buffalo is $1,046 (±$18) a month (2020–2024 American Community Survey), so half of renting households pay less and half pay more.
How much is a one-bedroom apartment in Buffalo?
The median gross rent for a one-bedroom home in Buffalo, NY is $907 (±$32) a month (2020–2024 American Community Survey).
Are renters in Buffalo rent-burdened?
52.2% of renting households in Buffalo pay 30% or more of their income in gross rent, the share housing researchers usually call rent-burdened (2020–2024 American Community Survey).
How many renters are there in Buffalo?
Buffalo has an estimated 68,134 (±1,644) renting households, 57.0% of its occupied homes (2020–2024 American Community Survey).
What is the median household income in Buffalo?
The median household income in Buffalo is $50,041 (±$1,988) a year (2020–2024 American Community Survey).
What is the average home value in Buffalo, NY?
The Census Bureau publishes the median: $164,200 (±$5,446) for owner-occupied homes in Buffalo (2020–2024 American Community Survey).
Is Buffalo growing?
In Buffalo, the number of residents went from 256,480 in 2015–2019 to 276,854 in 2020–2024 (+7.9%), a measurable increase.
What ZIP codes are in Buffalo?
The ZIP codes that cover Buffalo are 14201, 14202, 14203, 14204, 14208, 14209, 14213, 14214, 14216.
What is the median rent in ZIP code 14201?
The median gross rent in ZIP Code Tabulation Area 14201 is $1,053 (±$65) a month (2020–2024 American Community Survey).
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — Buffalo city, Erie County, New York
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — Buffalo city, Erie County, New York
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — Buffalo city, Erie County, New York
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — Buffalo city, Erie County, New York
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — Buffalo city, Erie County, New York
- Total Population (B01003), 2015–2019 ACS 5-year estimates — Buffalo city, Erie County, New York
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — Buffalo city, Erie County, New York
- HUD Fair Market Rents, fiscal year 2027: Buffalo-Cheektowaga, NY MSA
- HUD Small Area Fair Market Rents, fiscal year 2027
- HUD Income Limits, fiscal year 2026: Buffalo-Cheektowaga, NY MSA
- US Census Bureau, American Community Survey 2020–2024 5-year estimates for ZIP Code Tabulation Areas
- FBI Uniform Crime Reporting Program, Crime Data Explorer: Buffalo Police Department (ORI NY0140100)
- FBI: Uniform Crime Reporting statistics and their proper use
- Consumer Price Index for All Urban Consumers (CPI-U), US city average, all items, US Bureau of Labor Statistics: annual averages 2019 and 2024
- US Census Bureau, 2024 Gazetteer Files
To check these figures in the Census Bureau’s own API, request the variables below from the 2024 ACS 5-year data profile (acs/acs5/profile) for Buffalo city, Erie County, New York (county subdivision:11000, in state:36 county:029).
Each estimate (E or PE) has a margin of error beside it (M or PM).
The 2015–2019 figures are B01003_001E, B01003_001M, B25064_001E, B25064_001M from the 2019 release.
The API needs a free key.
DP05_0001E, DP05_0001M, DP04_0001E, DP04_0001M, DP04_0047PE, DP04_0047PM, DP04_0134E, DP04_0134M, DP03_0062E, DP03_0062M, DP04_0089E, DP04_0089M
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Figures are published by the US Census Bureau, HUD, the Bureau of Labor Statistics and the FBI; Seayora reproduces them and does not adjust them, except where a sentence says it compares dollar figures after inflation. They describe the whole place, not any one building or street, and are not an appraisal, a rent determination, a tax bill, a safety rating or legal advice.
Figures last updated on .