Buffalo, PA housing market
Home prices around Buffalo have risen about 40% over the past 5 years. Builders were permitted 3 new homes in 2025.
Home values, sales, trends and how Buffalo compares with the towns next door — updated as new data is published.
Home prices up 40% in 5 years
The federal house price index for the ZIP codes around Buffalo rose 40% over the past 5 years, slower than across Pennsylvania (48%). Last year prices rose 8%. Carrying the Census median home value forward with that index puts the typical Buffalo home at roughly $331,000 today.
Show as a table
| Year | Change that year | Since 2000 | Pennsylvania since 2000 |
|---|---|---|---|
| 2025 | +8% | +155% | +164% |
| 2024 | −0.3% | +136% | +152% |
| 2023 | +9.3% | +137% | +138% |
| 2022 | +11% | +116% | +122% |
| 2021 | +7.5% | +95% | +96% |
| 2020 | −0.2% | +82% | +79% |
| 2019 | +5.9% | +82% | +72% |
| 2018 | +2.4% | +72% | +66% |
| 2017 | +3.4% | +68% | +59% |
| 2016 | −2.3% | +62% | +53% |
| 2015 | +5.3% | +66% | +49% |
| 2014 | −0.3% | +58% | +46% |
| 2013 | +4.9% | +58% | +43% |
| 2012 | −0.4% | +51% | +42% |
| 2011 | +1.5% | +52% | +45% |
| 2010 | +0.9% | +49% | +48% |
| 2009 | −0.9% | +48% | +52% |
| 2008 | +3.8% | +49% | +57% |
| 2007 | +3.5% | +44% | +59% |
| 2006 | +8.3% | +39% | +55% |
| 2005 | +3.4% | +28% | +44% |
| 2004 | +6.2% | +24% | +29% |
| 2003 | +3.1% | +17% | +17% |
| 2002 | +3.9% | +13% | +12% |
| 2001 | +8.9% | +8.9% | +6.2% |
| 2000 | — | — | — |
How Buffalo ranks on rising home prices →
Federal Housing Finance Agency House Price Index (annual, developmental) for ZIP codes 17837, 17844, weighted by land area. It tracks repeat sales and appraisals of the same homes, so it shows how prices changed, not what homes cost. The estimated value scales the Census (ACS 2020-2024) median home value by that change.
3 new homes permitted in 2025
Builders were permitted 3 new homes in Buffalo in 2025, all single-family houses, worth about $1.6 million to build. That's 0.8 per 1,000 residents, slower than across Pennsylvania (2). Over the past 10 years, Buffalo has permitted 97 homes in all.
Homes vs. people, 2010–2020
Between the 2010 and 2020 censuses, Buffalo gained 55 residents while 126 new homes were permitted: about 0.4 new residents per new home. Building outpaced population growth, which usually means smaller households or homes used part of the year. Across Pennsylvania: 1.4 new residents per new home.
Residents: U.S. Census Bureau, 2010 and 2020 censuses. New homes: permits issued 2010–2019.
Show as a table
| Year | New homes | Single-family | 2+ per building | Value |
|---|---|---|---|---|
| 2026 (Jan–Aug) | 3 | 3 | 0 | $1.3 million |
| 2025 | 3 | 3 | 0 | $1.6 million |
| 2024 | 5 | 3 | 2 | $1.6 million |
| 2023 | 5 | 3 | 2 | $1.9 million |
| 2022 | 2 | 2 | 0 | $530,000 |
| 2021 | 6 | 6 | 0 | $2.1 million |
| 2020 | 7 | 7 | 0 | $1.6 million |
| 2019 | 16 | 16 | 0 | $1.9 million |
| 2018 | 18 | 18 | 0 | $4.6 million |
| 2017 | 14 | 14 | 0 | $3.3 million |
| 2016 | 21 | 13 | 8 | $4.2 million |
| 2015 | 13 | 13 | 0 | $2.6 million |
| 2014 | 14 | 14 | 0 | $3.2 million |
| 2013 | 11 | 11 | 0 | $2.5 million |
| 2012 | 9 | 9 | 0 | $2.3 million |
| 2011 | 3 | 3 | 0 | $479,000 |
| 2010 | 7 | 7 | 0 | $1.5 million |
| 2009 | 8 | 8 | 0 | $1.5 million |
| 2008 | 19 | 19 | 0 | $3 million |
| 2007 | 18 | 18 | 0 | $3 million |
| 2006 | 9 | 9 | 0 | $1 million |
| 2005 | 11 | 11 | 0 | $1.4 million |
| 2004 | 11 | 3 | 8 | $1.2 million |
| 2003 | 23 | 23 | 0 | $2.7 million |
| 2002 | 20 | 20 | 0 | $2.1 million |
| 2001 | 10 | 6 | 4 | $820,000 |
| 2000 | 3 | 3 | 0 | $279,000 |
How Buffalo ranks on new homes being built →
Homes authorized by building permits, counted in the year the permit was issued. U.S. Census Bureau, Building Permits Survey, through August 2026.
Buffalo and its neighbors
| Town | Typical value | 1-yr change | 2-bed rent | New homes 2025 | Median income |
|---|---|---|---|---|---|
| Buffalo | — | +8%† | $1,010 | 3 | $66,781 |
| Kelly | — | +9.8%† | $1,000 | 6 | $54,886 |
| White Deer | — | — | $1,050 | 9 | $83,611 |
| Lewisburg | $332K | +4.4% | $1,000 | 4 | $54,767 |
| East Buffalo | — | +9.8%† | $1,000 | 19 | $139,708 |
| Limestone | — | +4.9%† | $1,040 | 9 | $88,281 |
| West Buffalo | — | +4.9%† | $1,040 | 5 | $79,095 |
† FHFA price index change, where Zillow has no home value for the town.
3.3 years of income
The typical Buffalo home costs about 3.3 years of the town's median household income, less than across Pennsylvania (3.7 years).
How Buffalo ranks on affordability →
Home value ÷ ACS median household income.
Owners, rent & taxes
U.S. Census Bureau, ACS 2020-2024.
A two-bedroom rents for about $1,010
HUD's Fair Market Rent for a two-bedroom in Buffalo is $1,010 a month, utilities included: roughly what a modest, recently rented unit costs. Renters already in Buffalo pay a median of $960. A two-bedroom takes about 18% of the town's median household income.
Studio $740 · 4 bedrooms $1,700
U.S. Department of Housing and Urban Development, FY2026 Fair Market Rents by ZIP code (17837, 17844; Union County, PA), weighted by land area. A Fair Market Rent is the 40th-percentile rent plus utilities for a standard unit. Median rent: U.S. Census Bureau, American Community Survey.
Home values: Zillow Home Value Index (ZHVI), Zillow Research. Sales, days on market and supply: Redfin Data Center. Income, ownership, taxes and rent: U.S. Census Bureau, American Community Survey. New homes: U.S. Census Bureau, Building Permits Survey. Price trend: Federal Housing Finance Agency House Price Index. Fair Market Rents: U.S. Department of Housing and Urban Development. Listings link to their publishers.