Photo: Quintin Soloviev · CC BY 4.01,916 homes sold in Buffalo in the last year, at a typical $216K
Almost every sale is a house. 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 Buffalo homes are listed.
Every place Buffalo 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 Buffalo.
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.
5% of Buffalo’s sales are condos, at $79K more than a house
1001 houses and 94 condos sold in the year to May 2026. Houses sell faster and draw more bidding wars.
typical sale · 1001 sold in 12 months
- Per square foot
- $154NY $316
- Days to sell
- 19
- Sold over asking
- 59%
- Listings with a price cut
- 22%
typical sale · 94 sold in 12 months
- Per square foot
- $260NY $832
- Days to sell
- 59
- Sold over asking
- 15%
- Listings with a price cut
- 24%
Multi-family (2–4 units): 687 sold, typical $209K
Townhouses: 134 sold, typical $251K
Too few sales in 12 months for reliable figures.
About as many homes sell as usual, at 2.8 times the 2016 price
1,916 sales in the last year, against 2,320 in 2021 and a low of 1,477 in 2012. The typical sale went from $77K in 2016 to $216K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $200K buys in Buffalo
Check a listing against what Buffalo 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 Buffalo are more common than before the pandemic, and more homes are for sale
We read every month of Buffalo’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, 1,916 sales.
If you’re buying in Buffalo
- Shop in October. It brings about 236 new listings a month, close to the busiest month, with fewer bidding wars (45% over asking).
- Some room to negotiate. 22% of listings cut their price, about as many as before the pandemic.
- Expect to bid over asking. Buyers paid 102.8% of the list price on average; 54% paid over.
- You’ll usually have time. Only 42% of homes go under contract within two weeks; the typical one takes 22 days.
Summer brings both the most homes and the most bidding wars
July has the most new listings (about 290 a month), and the most competition: 52% close over asking. September and October offer nearly as much choice with fewer homes bid up (50%). February has the least competition (35%) but only about 157 new listings.
Averages for each calendar month, 2015 on.
Nearly as heated as 2021, and hotter than New York
| Buffalo now | 2017–19 | 2021 peak | NY now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 54% | 38% | 59% | 41% |
| Gone within two weeksShare of homes under contract within 14 days | 42% | 43% | 58% | 26% |
| Listings with a price cutShare of homes for sale that cut their price | 22% | 22% | 22% | 20% |
| Price paid vs. askingAverage sale price ÷ list price | 102.8% | 99% | 105.6% | 101% |
| Days to sellMedian days from listing to contract | 22 | 27 | 13 | 41 |
495 homes for sale on a typical day
That’s 1.7 times the 2021 low (288), 16% more than in 2017–19 and well under 2012’s 978.
1 in 4 listings has cut its price
22% in the last year, against 22% in 2017–19 and 20% across New York.
Since 2019, houses are up 85%, condos 3%
A house typically sold for $213K in the last year (1001 sales), a condo for $292K (94).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Buffalo ranks 191st 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. Buffalo is in the middle of the pack.
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 Buffalo home costs about $1,305 a month
Price: Buffalo’s typical sale, last 12 months. Property tax at Buffalo’s 1% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Buffalo is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in July
The month with the most choice. December has the fewest, about 123.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $216K home, about $2,140 a year.
Taxes vs. neighborsSchools
The schools grade for Buffalo, from test results, graduation and how much students grow.
Schools in BuffaloCheck 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.
No busy market nearby sells for less a square foot; Kenmore, Eggertsville, Cheektowaga and Tonawanda for far more
The busier markets within 25 miles of Buffalo, 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 | |
|---|---|---|---|---|---|
| Buffalo | 1,916 | $216K | $128 | 54% | 22 |
| Cheektowaga | 823 | $248K | $186 | 72% | 13 |
| Tonawanda | 686 | $265K | $200 | 72% | 12 |
| Kenmore | 181 | $265K | $176 | 67% | 16 |
| Eggertsville | 168 | $283K | $200 | 62% | 17 |
| Lackawanna | 113 | $205K | $132 | 65% | 18 |
| Sloan | 53 | $194K | $145 | 58% | 29 |
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 Buffalo, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Buffalo. People who follow the town see it, and so do people comparing Buffalo with their own town. No commission, no listing fee.
Questions about buying a home in Buffalo
What do homes sell for in Buffalo, NY?
1,916 homes sold in the year to May 2026 at a typical $216K, $128 a square foot. Houses sold for about $213K, condos for about $292K.
Is Buffalo a buyer’s or seller’s market?
A balanced market: 583 homes were for sale in May 2026 and 129 sold, about 4.5 months of supply. Buyers paid 102.8% of asking on average, and 22% of listings cut their price.
When is the best time to buy in Buffalo?
July brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Buffalo?
About 1% of a home’s value a year. On a $216K home that’s near $2,140.
Where can I see homes for sale in Buffalo?
Zillow, Redfin, Realtor.com and Homes.com all carry Buffalo’s MLS listings; the search links above open each one filtered to Buffalo.
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).