The story of this market
The typical home in ZIP 14006 sells for about $209,500, or $145 per square foot.
Prices are up +3.1% from a year ago, so sellers still have some momentum. Homes take about 35 days to sell. HUD's fair market rent for a two-bedroom is $950 a month.
ZIP 14006 — Angola
The Angola housing market remains stable with moderate price appreciation driven by limited inventory and steady demand from local buyers. While the market is less competitive than the urban core of Buffalo, it continues to see consistent sales activity. Buyers are primarily attracted to the area's affordability and proximity to Lake Erie.
This ZIP is well-suited for families and commuters seeking a suburban or semi-rural lifestyle near Lake Erie while maintaining access to the Buffalo employment core.
Median prices moved up 3.1% year over year.
Homes spend a median of 35 days on market with 4.2 months of supply — a fast-moving market.
15% of listings have cut prices · homes sell at 98% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.2% · poverty 12.4% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.0%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 3.6%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 14006, Erie County NY
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Crime rates in the Angola area are generally lower than the Buffalo-Niagara Falls metropolitan average, with property crime being the primary concern.
The area is served primarily by the Lake Shore Central School District, which maintains a generally stable academic reputation within Erie County.
The region faces seasonal risks from heavy lake-effect snow and potential localized flooding near the Lake Erie shoreline.
Economic momentum is tied to the broader Buffalo-Cheektowaga corridor, with infrastructure focus on the I-90 Thruway and regional logistics hubs.
Property taxes are levied by Erie County, the Town of Evans, and the local school district, with rates reflecting New York's high-tax environment and local assessment practices.
Commuters typically rely on the I-90 Thruway for a 30-40 minute drive into downtown Buffalo, as public transit options are limited.
Residents have access to Lake Erie beaches, local parks like Evangola State Park, and various community-focused shopping and dining options in the village center.
The rental market is characterized by low vacancy rates and steady demand, with a mix of single-family home rentals and small multi-family units.
The local economy is integrated into the Buffalo-Cheektowaga-Niagara Falls MSA, with major employment sectors in healthcare, education, and logistics.
The area is served by the I-90 Thruway and local state routes, with limited public transit connectivity to the Buffalo urban core.
Development is primarily focused on residential infill and small-scale commercial improvements within the village of Angola.
Parcels are subject to Lake Shore Central School District taxes and various local fire and utility district assessments.
Property insurance premiums are influenced by regional weather patterns, specifically lake-effect snow and wind exposure.
Data retrieved from data.census.gov ZCTA 14006 profile.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Features a large sandy beach on Lake Erie and extensive camping facilities.
Provides significant recreational opportunities including boating and fishing.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.