The story of this market
The typical home in ZIP 14052 sells for about $493,000, or $235 per square foot.
Prices are up +2.1% from a year ago, so sellers still have some momentum. Homes take about 32 days to sell. HUD's fair market rent for a two-bedroom is $1,066 a month.
ZIP 14052 — East Aurora
The housing market in 14052 remains competitive, driven by low inventory and high demand for the area's top-rated school district. While price growth has moderated compared to the pandemic peak, values remain stable with a strong sale-to-list ratio. Buyers are primarily families looking for long-term stability in a historic, amenity-rich community.
This ZIP is ideal for families seeking high-quality schools and a small-town atmosphere, as well as professionals who prefer a suburban lifestyle within a reasonable commute to Buffalo.
Median prices moved up 2.1% year over year.
Homes spend a median of 32 days on market with 4.2 months of supply — a fast-moving market.
8% of listings have cut prices · homes sell at 101.2% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.8% · poverty 2.8% — 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 7.9%/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 5.6%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 14052, 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.
East Aurora generally reports low crime rates compared to the broader Buffalo-Niagara metropolitan area, with property and violent crime incidents remaining infrequent.
The East Aurora Union Free School District is highly regarded, consistently ranking among the top-performing districts in Erie County with strong academic outcomes.
The area faces typical Western New York winter weather risks, including heavy lake-effect snow, while flood risks are primarily localized to areas near Cazenovia Creek.
Economic momentum is driven by a mix of local small businesses, professional services, and proximity to the Buffalo employment core, with steady residential development.
Property taxes in this jurisdiction are determined by local municipal, county, and school district levies, with the school tax portion representing the largest share of the total tax bill.
Commuters typically drive 20-30 minutes to reach downtown Buffalo via NY-16 and US-20A, with limited public transit options available for daily work travel.
The area features extensive outdoor amenities including Knox Farm State Park, Cazenovia Creek, and a historic walkable village center with diverse shopping and dining.
The rental market is characterized by low vacancy rates and high demand for single-family home rentals, with limited multi-family inventory available.
The local economy is supported by a mix of retail, healthcare, and professional services, with many residents commuting to major employers in the Buffalo-Niagara region.
Transportation is primarily automobile-dependent, with NY-16 serving as the main arterial route connecting the area to the broader Buffalo highway network.
Development is focused on maintaining the historic character of the village while allowing for controlled residential growth on the periphery.
Parcels are subject to East Aurora Union Free School District taxes and various local municipal utility districts.
Property insurance premiums are influenced by regional weather patterns, specifically the risk of heavy winter snow loads and localized flooding.
Data retrieved from data.census.gov ZCTA 14052 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.
A large historic estate offering trails, open fields, and equestrian facilities.
A historic downtown district featuring local boutiques, restaurants, and the Vidler's 5 & 10.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.