Photo: TonyTheTiger · CC BY-SA 3.01,239 homes sold in Amherst in the last year, at a typical $371K
About one sale in 6 is a condo. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Amherst homes are listed.
Every place Amherst homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Amherst.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
13% of Amherst’s sales are condos, at $177K less than a house
1013 houses and 162 condos sold in the year to May 2026. Houses draw more bidding wars.
typical sale · 1013 sold in 12 months
- Per square foot
- $218NY $316
- Days to sell
- 12
- Sold over asking
- 67%
- Listings with a price cut
- 26%
typical sale · 162 sold in 12 months
- Per square foot
- $194NY $832
- Days to sell
- 15
- Sold over asking
- 51%
- Listings with a price cut
- 56%
Multi-family (2–4 units): 31 sold, typical $352K
Townhouses: 33 sold, typical $358K
Too few sales in 12 months for reliable figures.
About as many homes sell as usual, at twice the 2016 price
1,239 sales in the last year, against 1,549 in 2016 and a low of 1,151 in 2024. The typical sale went from $185K in 2016 to $371K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $350K buys in Amherst
Check a listing against what Amherst homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Amherst are more common than before the pandemic, but half fewer homes come up for sale
We read every month of Amherst’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 1,239 sales.
If you’re buying in Amherst
- Shop in May. It brings about 183 new listings a month, close to the busiest month, with fewer bidding wars (54% over asking).
- Less room to haggle. Only 28% of listings cut their price, against 32% before the pandemic.
- Expect to bid over asking. Buyers paid 105% of the list price on average; 64% paid over.
- Move fast on good ones. 60% of homes are under contract within two weeks.
Summer brings both the most homes and the most bidding wars
June has the most new listings (about 187 a month), but July is the most competitive: 57% of July sales close over asking. March has the least competition (38%).
Averages for each calendar month, 2015 on.
Nearly as heated as 2021, and hotter than New York
| Amherst now | 2017–19 | 2021 peak | NY now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 64% | 38% | 70% | 41% |
| Gone within two weeksShare of homes under contract within 14 days | 60% | 41% | 71% | 26% |
| Listings with a price cutShare of homes for sale that cut their price | 28% | 32% | 21% | 20% |
| Price paid vs. askingAverage sale price ÷ list price | 105% | 99.4% | 107.1% | 101% |
| Days to sellMedian days from listing to contract | 13 | 27 | 10 | 41 |
122 homes for sale on a typical day
That’s 1.2 times the 2021 low (100), 47% fewer than in 2017–19 and well under 2012’s 711.
1 in 4 listings has cut its price
28% in the last year, against 32% in 2017–19 and 20% across New York.
Since 2019, houses are up 64%, condos 57%
A house typically sold for $395K in the last year (1013 sales), a condo for $218K (162).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Amherst ranks 83rd of 362 busy New York markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Amherst is one of the state’s hottest markets.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Amherst home costs about $2,525 a month
Price: Amherst’s typical sale, last 12 months. Property tax at Amherst’s 1.9% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Amherst is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in June
The month with the most choice. December has the fewest, about 48.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $371K home, about $7,060 a year.
Taxes vs. neighborsSchools
The schools grade for Amherst, from test results, graduation and how much students grow.
Schools in AmherstCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Eggertsville, Tonawanda Town and Tonawanda sell for less a square foot
The busier markets within 25 miles of Amherst, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Amherst | 1,239 | $371K | $213 | 64% | 13 |
| Tonawanda Town | 686 | $265K | $200 | 72% | 12 |
| Tonawanda | 686 | $265K | $200 | 72% | 12 |
| Clarence | 301 | $580K | $236 | 61% | 19 |
| Eggertsville | 168 | $283K | $200 | 62% | 17 |
| Harris Hill | 62 | $447K | $231 | 63% | 23 |
| Williamsville | 60 | $330K | $210 | 58% | 11 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Amherst, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Amherst. People who follow the town see it, and so do people comparing Amherst with their own town. No commission, no listing fee.
Questions about buying a home in Amherst
What do homes sell for in Amherst, NY?
1,239 homes sold in the year to May 2026 at a typical $371K, $213 a square foot. Houses sold for about $395K, condos for about $218K.
Is Amherst a buyer’s or seller’s market?
A seller’s market: 121 homes were for sale in May 2026 and 77 sold, about 1.6 months of supply. Buyers paid 105% of asking on average, and 28% of listings cut their price.
When is the best time to buy in Amherst?
June brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Amherst?
About 1.9% of a home’s value a year. On a $371K home that’s near $7,060.
Where can I see homes for sale in Amherst?
Zillow, Redfin, Realtor.com and Homes.com all carry Amherst’s MLS listings; the search links above open each one filtered to Amherst.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).