The story of this market
The typical home in ZIP 14086 sells for about $394,000, or $235 per square foot.
Prices are up +3.2% from a year ago, so sellers still have some momentum. Homes take about 14 days to sell, which is fast. HUD's fair market rent for a two-bedroom is $1,125 a month.
ZIP 14086 — Lancaster
The Lancaster housing market remains resilient with high demand for single-family homes, driven by the area's strong school district and suburban appeal. Prices have shown steady year-over-year growth, and homes continue to sell quickly, reflecting a competitive environment for buyers. Inventory remains tight, which continues to support current price levels.
This ZIP is ideal for families seeking high-quality public schools and suburban space, as well as professionals commuting to the Buffalo-Niagara employment hub.
Median prices moved up 3.2% year over year.
Homes spend a median of 14 days on market with 2.1 months of supply — a fast-moving market.
15% 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 2.1% · poverty 4.2% — 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 8.5%/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 5.1%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 14086, 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.
Lancaster generally reports lower crime rates compared to the broader Buffalo-Niagara metropolitan area, with property crime being the primary concern.
The area is served by the highly-regarded Lancaster Central School District, which is frequently cited as a primary driver for family-oriented housing demand.
The region faces seasonal risks from heavy lake-effect snow, requiring robust infrastructure and winter-ready property maintenance; flood risks are localized to specific low-lying areas.
Economic momentum is supported by proximity to the Buffalo employment core and local commercial development along the Transit Road corridor.
Property taxes in Lancaster are levied by the town, county, and school district, with the school tax portion representing the largest share of the total effective rate.
Residents primarily commute by car to downtown Buffalo, typically via the NY-33 expressway or I-90, with average commute times ranging from 20 to 30 minutes.
The area features extensive local parks such as Como Lake Park, numerous golf courses, and proximity to major shopping centers along the Transit Road retail corridor.
The rental market is characterized by low vacancy rates and steady demand, driven by a mix of long-term residents and those seeking access to the Lancaster school system.
The local economy is anchored by healthcare, education, and manufacturing sectors, with significant employment spillover from the greater Buffalo metropolitan area.
The area is heavily reliant on personal vehicle transit, with I-90 and NY-33 serving as the primary arteries for regional connectivity.
Development is focused on infill residential projects and the continued expansion of commercial infrastructure along major thoroughfares.
Parcels are subject to Lancaster Central School District taxes and various municipal utility district assessments.
Property insurance premiums are influenced by regional winter weather risks and the age of housing stock.
Data retrieved from data.census.gov ZCTA 14086 profiles.
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 regional park offering trails, fishing, and picnic areas.
Major commercial corridor featuring extensive retail, dining, and services.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.