The story of this market
The typical home in ZIP 14223 sells for about $239,000, or $225 per square foot.
Prices are roughly flat from a year ago (-0.47%), a market in balance. Homes take about 22 days to sell, which is fast. HUD's fair market rent for a two-bedroom is $1,025 a month.
ZIP 14223 — Buffalo
The 14223 housing market remains highly competitive with low inventory driving consistent demand for single-family homes. While year-over-year price growth has moderated, the market continues to see homes selling above list price, reflecting a persistent supply-demand imbalance in this suburban Buffalo enclave.
This ZIP is ideal for family buyers and commuters seeking affordable suburban housing with convenient access to Buffalo's urban amenities and major highway corridors.
Median prices moved down 0.5% year over year.
Homes spend a median of 22 days on market with 4.5 months of supply — a fast-moving market.
10% of listings have cut prices · homes sell at 104% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.4% · poverty 9.5% — 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 6.6%/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 4.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net outflow — more people moved out than in
ZCTA 14223, 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 in the Tonawanda area is generally considered moderate, with property crime rates consistent with regional suburban averages in Western New York.
Schools serving the 14223 area are primarily part of the Kenmore-Town of Tonawanda Union Free School District, which maintains a stable reputation for academic performance within the region.
The area faces standard regional risks including heavy winter snowfall and occasional wind events, with localized flood risks managed by municipal drainage infrastructure.
Economic momentum is driven by proximity to the Buffalo-Niagara medical corridor and regional manufacturing hubs, with steady residential demand and limited new large-scale commercial development.
Property taxes are levied by the Town of Tonawanda, Erie County, and the local school district, with rates reflecting New York's high-tax environment and reliance on local property assessments for school funding.
Residents benefit from direct access to I-290 and I-190, providing a straightforward 15-20 minute commute to downtown Buffalo's employment core.
The area features proximity to the Niagara River waterfront, several municipal parks including Lincoln Park, and easy access to local golf courses and shopping centers along Sheridan Drive.
The rental market is characterized by low vacancy rates and steady demand, with a mix of single-family rentals and small multi-family properties.
The local economy is anchored by healthcare, education, and manufacturing sectors within the broader Buffalo-Niagara metropolitan area.
The area is well-served by regional highway networks, with limited public transit options primarily consisting of NFTA bus routes connecting to downtown Buffalo.
Development is largely infill-focused, with local planning prioritizing the revitalization of existing commercial corridors and residential neighborhoods.
The Erie County assessment regime relies on periodic town-wide revaluations to maintain equitable tax distribution across residential and commercial parcels.
Parcels are subject to school district taxes, town/county taxes, and specific utility district assessments for water and sewer services.
Property insurance premiums are influenced by regional weather risks, including heavy winter snow loads and wind exposure.
New York is a judicial foreclosure state, requiring court intervention for all foreclosure proceedings.
New York requires a standard property condition disclosure statement from sellers, with a credit provided if the disclosure is not delivered.
Data retrieved from data.census.gov ZCTA 14223 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.
- Great Wolf Lodge | Niagara4.415.2 mi
- Safari Niagara4.410.9 mi
- Niagara SkyWheel4.614.3 mi
- Fallsview Indoor Waterpark3.914.2 mi
- Sun Retreats Sherkston Shores4.316.4 mi
- Fallsview Casino Resort4.314.2 mi
- KeyBank Center4.56.9 mi
- Safari Niagara4.410.9 mi
- Buffalo RiverWorks4.17.2 mi
- Niagara Falls Convention Centre4.414.2 mi
- Peace Bridge4.35.5 mi
- Safari Niagara4.410.9 mi
- Seneca Buffalo Creek Casino3.96.9 mi
- The Buffalo Zoo4.32.4 mi
- Buffalo AKG Art Museum4.63.2 mi
- Safari Niagara4.410.9 mi
- Buffalo AKG Art Museum4.63.2 mi
- Canalside4.66.8 mi
- Buffalo and Erie County Botanical Gardens4.610 mi
- Buffalo Museum of Science4.64.5 mi
- Buffalo and Erie County Botanical Gardens4.610 mi
- Northtown Center at Amherst4.43.5 mi
- Solé Sand Bar at Woodlawn Beach4.212.7 mi
- Reinstein Woods Nature Preserve4.88.5 mi
- Freedom Park4.54.9 mi
- Erie Basin Marina4.66.7 mi
- Buffalo Yacht Club4.55.9 mi
- Buffalo Launch Club4.75.2 mi
- Anchor Marine4.45.2 mi
- Sun Life Marinas - Buffalo Harbor4.68.4 mi
- Legends on the Niagara Golf Course4.611.1 mi
- Delaware Park4.72.8 mi
- Diamond Hawk Golf Course & Pub "The Hawk"4.27.3 mi
- Pendleton Creek Golf and Pub4.66.7 mi
- Glen Oak Golf Club4.38.5 mi
- Walden Galleria4.35.7 mi
- Fashion Outlets of Niagara Falls USA4.411.1 mi
- T.J. Maxx4.22.1 mi
- Primark4.55.7 mi
- Burlington3.86.1 mi
- Buffalo Niagara International Airport4.46 mi
- Niagara Falls International Airport4.210.6 mi
- Niagara Helicopters Limited4.515.5 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
Large municipal park offering sports fields, playgrounds, and walking paths.
Major commercial corridor featuring extensive retail, dining, and service options.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.