The story of this market
The typical home in ZIP 14221 sells for about $379,900, or $245 per square foot.
Prices are up +2.6% from a year ago, so sellers still have some momentum. Homes take about 26 days to sell, which is fast. HUD's fair market rent for a two-bedroom is $1,603 a month.
ZIP 14221 — Amherst
The 14221 housing market remains competitive with low inventory and steady demand, particularly for well-maintained suburban homes. Prices continue to see modest year-over-year growth, driven by the area's reputation for quality schools and stable employment. While sales volume has fluctuated, the market maintains a strong sale-to-list ratio, indicating sustained buyer interest.
This ZIP is ideal for families seeking high-quality schools and suburban amenities, as well as professionals working in the nearby university and medical corridors. It offers a stable, established environment that appeals to both long-term homeowners and those looking for a balanced suburban lifestyle.
Median prices moved up 2.6% year over year.
Homes spend a median of 26 days on market with 3.5 months of supply — a fast-moving market.
4% of listings have cut prices · homes sell at 108% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.6% · poverty 7.1% — 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 4.0%/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 3.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 14221, 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 14221 area are generally lower than the broader Buffalo city average, reflecting its suburban character. Local trends remain stable with typical suburban property-related concerns.
The area is served by highly-regarded school districts, including Williamsville Central School District, which is consistently ranked among the top in the region for academic performance.
The region faces standard seasonal risks including heavy winter snowfall and occasional wind events. Flood risk is generally low, though localized drainage issues can occur in specific low-lying areas.
Economic momentum is driven by proximity to the University at Buffalo and major healthcare and professional service employers in the northern suburbs. Infrastructure investment remains focused on maintaining suburban connectivity to the Buffalo metro core.
Property taxes are levied by a combination of county, town, and school district jurisdictions. The area is subject to New York's STAR exemption program for eligible primary homeowners.
Residents primarily commute by car, with convenient access to the I-290 and I-90 corridors providing direct routes to downtown Buffalo and the surrounding employment hubs.
The area features extensive access to local parks, including Glen Park and various community greenbelts. Shopping and dining are concentrated along the Transit Road and Main Street corridors.
The rental market is characterized by steady demand from students and professionals, with low vacancy rates. Short-term rental activity is present but regulated by local municipal ordinances.
The economy is anchored by the University at Buffalo, major healthcare systems, and a robust retail sector along the Transit Road corridor. The area benefits from a diverse mix of professional services and educational employment.
The area is primarily served by regional highway networks including I-290 and I-90, with limited public transit options compared to the urban core. Commuting is heavily reliant on personal vehicles.
Development is focused on mixed-use infill projects and the modernization of existing commercial plazas along major thoroughfares.
Parcels are subject to various school district taxes, with the Williamsville Central School District being the primary entity for most residents.
Property insurance premiums are influenced by regional weather patterns, specifically winter storm exposure, leading to moderate to high coverage costs.
Data retrieved from US Census Bureau ZCTA-level tables.
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 scenic park featuring waterfalls and walking trails in the heart of Williamsville.
A major commercial artery providing extensive retail and restaurant options.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.