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Market report · July 2026 data · Published October 8, 2026
Buffalo Housing Market Report
The Buffalo Niagara median home price was $305,000 in July 2026, up 7.0% from a year earlier, while the number of homes for sale was up 19.9%. Here is what the numbers mean if you are buying, selling or investing.
The short answer
Is it a buyer's or seller's market in Buffalo right now?
It is still a seller's market, but it is loosening. In July 2026 the typical home went under contract in 18 days and sold for 106.8% of its list price, and the median sales price was $305,000. Inventory was 2,165 homes, up 19.9% from a year earlier, and months of supply moved from 2.1 to 2.4. A balanced market is usually considered about 5 to 6 months of supply, so sellers still have the edge.
$305,000
Median sales price
+7.0% vs. a year ago
18 days
Days on market
down from 19
106.8%
Of list price received
vs. 106.2% a year ago
2,165
Homes for sale
+19.9% year over year
2.4 months
Supply of inventory
vs. 2.1 a year ago
1,055
Closed sales
+0.5% year over year
Price trend
Median sales price, last 12 months
Prices usually dip in winter and rise into summer. Every month in the past year was higher than the same month a year earlier, with gains between 2.0% and 12.4%.
Source: Buffalo Niagara Association of REALTORS®, Monthly Indicators, July 2026 (NYS MLS data, current as of August 6, 2026).
Year to date through July 2026
The median sales price for the year to date was $270,000, up 5.9% from $255,000 in the same period last year. New listings were up 8.6% (8,723 vs. 8,032), pending sales were up 3.5%, and closed sales were down 1.4% (5,179 vs. 5,254). Buyers paid 103.8% of list price on average, compared with 104.2% a year earlier, and homes took 27 days on average to go under contract.
What this means for buyers
With 2,165 homes for sale (up 19.9% from last year), you have more choices than a year ago. Well-priced homes in popular areas still sell quickly and often above asking, so get pre-approved, know your top number before you tour, and be ready to move within a few days on the right house. On homes that have sat for two or three weeks, there is often room to negotiate on price, closing costs or repairs.
What this means for sellers
The median price is $305,000, up 7.0% from a year ago, but buyers are comparing more homes. Pricing correctly on day one matters. Homes that are clean, repaired and priced to the market are still getting strong offers in about 18 days. Overpriced homes are the ones sitting.
What this means for investors
Run every deal on today's rents, taxes and insurance, not last year's. See our Buffalo rental market guide and use the investment analysis calculator.
About this report
Figures cover residential sales (single-family homes, townhomes and condominiums combined) in the Buffalo Niagara Association of REALTORS® market area, from the New York State MLS. Medians and percentages are as published by BNAR. Read the full July 2026 BNAR report (PDF). We update this page each month when new data is released.
Prepared by James Wangelin, Licensed Associate Real Estate Broker, eXp Realty. Want numbers for a specific town or street? Ask us.
Common questions
Buffalo housing market FAQ
What is the median home price in Buffalo right now?
In July 2026 the median sales price in the Buffalo Niagara market area was $305,000, up 7.0% from $285,000 a year earlier. For the year to date, the median was $270,000. Prices vary widely by town and neighborhood.
Are Buffalo home prices still going up?
Every month in the past year was higher than the same month a year earlier, with gains between 2.0% and 12.4%.
How fast are homes selling in Buffalo?
Homes that sold in July 2026 went under contract in an average of 18 days. For the year to date the average was 27 days, compared with 27 a year earlier.
Do homes in Buffalo sell over asking price?
Sellers received 106.8% of list price on average in July 2026 and 103.8% for the year to date. That is an average, so many homes still sell at or below asking.
Is inventory increasing in Buffalo?
There were 2,165 homes for sale at the end of July 2026, up 19.9% from 1,805 a year earlier, and months of supply moved from 2.1 to 2.4.
What is your home worth in this market?
Get a personalized valuation from James and Marcy.