Key Takeaways
- Prices are up modestly: Redfin put Buffalo's median sale price at $229,848, up 2.8%. Zillow's ZHVI was $248,828, up 2.9% (August 2026).
- The market is fast: the median house sold after 15 days at 104.2% of list price (Redfin, August 2026).
- Most sales close over asking: 61.0% of Buffalo sales closed above list price (Redfin).
- Price drops are the soft signal: 32.4% of listings cut their price, up 7.7 points (Redfin).
- Assessments track the market yearly: the City resumed annual reassessment in 2025 at a 100% level of assessment.
The Buffalo housing market 2026 numbers describe a fast, steady market. Redfin's figures for Buffalo, New York show a 15-day median time on market and a median sale price up 2.8% from last year. Most houses that sold went for more than their asking price.
One number points the other way: nearly a third of listings needed a price cut. This guide covers both signals, annual reassessment, and listed versus cash sales.
Why wait? Sell your house “as is” for cash today
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Let's chatBuffalo Housing Market 2026 at a Glance
Buffalo ended the summer of 2026 with rising prices, more sales, and a market that still moves in about two weeks. Redfin's Buffalo page, titled "as of September," reports data for the three months ending August 2026 (Redfin, Buffalo housing market, August 2026 data, read October 2026).
| Metric (Redfin, August 2026) | City of Buffalo | Change from a year earlier |
|---|---|---|
| Median sale price | $229,848 | Up 2.8% |
| Median days on market | 15 days | Up from 13 days |
| Houses sold in August | 561 | Up 7.9% from 520 |
| Median sale price per sq. ft. | $132 | Down 2.6% |
| Sale-to-list ratio | 104.2% | Down 0.63 point |
| Sold above list price | 61.0% | Up 0.6 point |
| Listings with price drops | 32.4% | Up 7.7 points |
Redfin says Buffalo's median sale price is 42% lower than the national average (Redfin, August 2026). These figures cover the City of Buffalo only, and the suburbs run on different numbers. Many "Buffalo" mailing addresses sit in Cheektowaga, Tonawanda, Amherst, or West Seneca, which are separate towns.
Why do Redfin and Zillow show different Buffalo prices?
Redfin and Zillow differ because Redfin reports what sold houses fetched, while Zillow models the value of every house in the city. Neither number is wrong, and the two should never be averaged.
- Redfin, $229,848: the median price of Buffalo sales over the three months ending August 2026, up 2.8%.
- Zillow ZHVI, $248,828: a modeled typical value for all Buffalo houses on August 31, 2026, up 2.9% from $241,816 a year earlier (Zillow ZHVI, August 2026).
Price your house against recent sales of similar houses nearby, not against either citywide number.
What does a 15-day market mean for a Buffalo seller?
A 15-day market means a well-priced Buffalo house usually finds a buyer within about two weeks of listing. The median sale also closed at 104.2% of list price, and 61.0% of sales closed above list (Redfin, August 2026).
Redfin gives Buffalo a Compete Score of 80 out of 100 and rates it "very competitive." Its card says the average house sells for about 4% above list and goes pending in around 15 days. The fastest-moving houses can sell for about 11% above list and go pending in around 9 days.
The clock stops at the contract, not at closing
Every one of these counts ends when a buyer signs. A financed buyer then needs a loan approval, an appraisal, and usually an inspection. If the appraisal comes in below a price set well above list, the seller may be asked to cut it.
Price drops: the one soft signal
The rise in price drops is the one number that cuts against a fast market. Redfin counted 32.4% of Buffalo listings with a price cut, up 7.7 points, while the sale-to-list ratio slipped 0.63 point. Buyers still pay up for houses priced to recent sales, but they are less willing to chase a house listed above them.
Is it a good time to sell a house in Buffalo?
For a house that shows well and is priced to recent sales, the August 2026 data favors the seller. Sales rose to 561 in August from 520 a year earlier (Redfin, August 2026). This guide does not predict where prices go next, and we found no Buffalo forecast from a primary source to cite.
If you need certainty
Heirs settling an estate, landlords leaving the business, and owners with a move date often value a known date over the last dollar. For them, a listed sale still carries risk after the contract:
- The buyer's loan can fall through.
- An appraisal can come in below the contract price.
- An inspection can turn into a repair request on a prewar house.
A cash offer removes the lender and the appraisal from that list. It usually trades some price for that certainty.
If you can wait
A seller with time and a house in good shape may net more by listing. Waiting still costs insurance, utilities, and tax, and the next assessment may change that tax.
Annual Reassessment at 100% and Your Tax Bill
Buffalo now reassesses every year, and the City says its level of assessment is 100% of market value. Two separate cycles got the city here, and their dates are often confused.
The 2025 Reassessment Project
The first cycle was a citywide revaluation for the 2025 roll, the first since 2020. The Department of Assessment and Taxation began mailing notices to all property owners on September 16, 2024 (City of Buffalo press release, September 17, 2024, archived copy). The City said roughly one-third of 93,649 properties would see decreases, one-third no change, and one-third increases.
Earlier, WKBW reported that the project "includes a 4.19 percent property tax hike" (WKBW, July 8, 2024). That figure belongs to the 2025 project, not to the annual cycle that followed.
The annual cycle, resumed in 2025
The City announced on October 1, 2025 that it had resumed annual reassessments (City of Buffalo, Annual Assessment News). For the 2026 roll, informal review ran October 13 to 31, 2025, and the Board of Assessment Review sat December 1 to 31, 2025 (City of Buffalo, Annual Assessment Resources).
Under this cycle, "if sales prices differ from assessments, then a tax neighborhood can be identified for review." The City adds, "The City of Buffalo's level of assessment is currently 100%" (City of Buffalo, Annual Assessment page, archived May 2026). Erie County also lists Buffalo at a 100.00% equalization rate (Erie County Office of Real Property Tax Services, 2025-2026 tax comparison).
What the rates mean in dollars
The table applies published rates to an illustrative house assessed at $200,000, before STAR or other exemptions. Sources are the City's 2025-2026 homestead rates and Erie County's 2026 rate (City of Buffalo, 2025-2026 tax rates, archived March 2026; Erie County, 2026 county tax rates). It is arithmetic, not a typical bill.
| Charge | Rate per $1,000 | On $200,000 assessed (illustrative) |
|---|---|---|
| City tax (homestead) | $4.030864 | $806.17 |
| School tax (homestead) | $2.484594 | $496.92 |
| Erie County tax (2026) | $3.302305 | $660.46 |
| Sewer rent | $1.298381 | $259.68 |
| Total before exemptions | $11.116144 | $2,223.23 |
Non-homestead city and school rates total $13.077021 per $1,000, so check which class your bill shows. The City and Erie County also run separate tax foreclosures; our guide to Buffalo property tax foreclosure and the two In Rem cases explains which office handles which bill.
Buffalo NY Home Prices 2026 by Neighborhood Tier
No source we could verify publishes a reliable 2026 median price for each Buffalo neighborhood, so this guide gives none. These tiers group the city by area, not by price:
- Elmwood Village, Allentown, and the Delaware District.
- North Buffalo, Parkside, and University Heights.
- Black Rock, Riverside, and the West Side.
- Kaisertown, Lovejoy, and the East End.
- South Buffalo.
Annual reassessment works by tax neighborhood, so a block can be reset in any year. The City posts a 2026 Annual Assessment Neighborhood Map on its Resources page.
For landlords, the ZIP code matters too. Erie County applies the state Lead Rental Registry to pre-1980 rentals with two or more units in listed ZIPs (Erie County Department of Health, Lead Rental Registry). Allentown (14201), Black Rock and Riverside (14207), and the West Side (14213) are on that list; 14216, 14220, and 14222 are not. Our guide to selling a Buffalo double with tenants covers the details.
Prewar Doubles, Renters, and Flood Risk
Most of Buffalo's housing predates the Second World War: 61.0% of the city's 136,850 units were built in 1939 or earlier (U.S. Census Bureau, ACS 2020-2024, table B25034).
The two-family house defines the city. In the same survey, 35.0% of units sit in two-unit buildings and 57.0% of occupied units are rented (tables B25024 and B25003). Landlords and heirs to family doubles are a large share of Buffalo sellers.
First Street data on Redfin rates Buffalo's flood risk "Minor." It still counts 3,015 properties, about 9% of the total, as likely to be severely affected by flooding over 30 years (Redfin, First Street data, read October 2026).
The suburbs differ on pace and tax. Redfin's card for nearby Amherst shows a Compete Score of 99. Erie County's comparison of a $150,000 house with Basic STAR totals $1,415.23 in Buffalo and $2,522.58 in Amherst's own school district.
Cash Sale Versus Listed Sale: The Timeline
A listed sale usually nets more on a Buffalo house that shows well, and a cash sale trades some price for speed and certainty. Every dollar figure below is illustrative, based on a hypothetical $230,000 sale, and is not an offer from Propcash.
| Step | Listing with an agent | Request a cash offer |
|---|---|---|
| Preparation | Repairs, cleaning, photos, and showings | None; the house is sold as-is |
| Time to contract | 15-day median on market (Redfin, August 2026) | No listing period; the written offer comes first |
| Contract to closing | Set by the buyer's loan, appraisal, and inspection | Can close in as few as 7 days, on a date you choose |
| Commission (illustrative) | $11,500 to $13,800 at 5% to 6% | None |
| Transfer tax (illustrative) | $920, owed by the seller | $920, owed by the seller |
| Price | Set by the market; 104.2% of list on the median sale | One written offer, with the reasoning shown |
The National Association of Realtors says compensation "is not set by law and is fully negotiable" (National Association of Realtors, settlement FAQs). New York's transfer tax is two dollars for each $500 of the price (N.Y. Tax Law § 1402), and it "shall be paid by the grantor," the seller (N.Y. Tax Law § 1404).
A cash offer often fits a house unlikely to pass a lender's inspection, a fixed move date, or a vacant house facing a Buffalo winter.
Propcash is a direct cash homebuyer based in Nashville that makes offers as a principal. You can request a written cash offer on your Buffalo house and set it beside what a listing would net. Our Buffalo cash offer page covers the local process, and the New York overview covers the rest of the state.
If listing looks like the better move, we will tell you and can point you to a local agent who fits. We may receive compensation from agents we refer.
Why wait? Sell your house “as is” for cash today
Tell us about your house. We'll make you a cash offer based on local market data.
Let's chatFrequently Asked Questions
What is the median sale price in Buffalo, New York in 2026?
Redfin reported a median sale price of $229,848 in the City of Buffalo for the three months ending August 2026, up 2.8%. Zillow's ZHVI, which models the typical value of all Buffalo houses, was $248,828 on August 31, 2026, up 2.9%. The two measure different things and should never be averaged.
Is it a good time to sell a house in Buffalo?
The August 2026 data favors a Buffalo seller whose house shows well and is priced to recent sales. Redfin reported a 15-day median time on market and 61.0% of sales closing above list. Price drops rose to 32.4% of listings, though, so an overpriced house is more likely to sit.
When does Buffalo reassess houses, and at what level?
The City of Buffalo has reassessed every year since it resumed annual reassessment in 2025. For the 2026 roll, informal review ran October 13 to 31, 2025, and the Board of Assessment Review sat December 1 to 31, 2025. The City says its level of assessment is 100% of market value.
Is there a Buffalo housing market forecast for 2027?
Propcash does not publish price forecasts, and this guide quotes none. The measured data through August 2026 shows a fast market with a 2.8% rise in Redfin's median sale price and a 2.9% rise in Zillow's ZHVI.
Do these Buffalo figures include Amherst, Cheektowaga, and the other suburbs?
These figures cover the City of Buffalo only and do not include the suburbs. Many Buffalo mailing addresses sit in Cheektowaga, Tonawanda, Amherst, or West Seneca, which have their own assessors and tax rates. Redfin rates nearby Amherst more competitive than the city.
Can I sell my house fast in WNY without listing it?
A direct cash sale lets a WNY seller skip the listing, the showings, and the buyer's loan. Propcash makes one written cash offer on Buffalo houses as-is, and a cash sale can close in as few as 7 days on a date the seller chooses. A house that shows well may still net more listed, and we will say so.
Data Sources: Redfin, Zillow, U.S. Census Bureau, City of Buffalo, Erie County, WKBW, N.Y. Tax Law, and NAR. Refreshed quarterly. Propcash is a direct cash homebuyer, not a brokerage or law firm.