The Town FilesBuffalo, New York
City in Erie County · population 278,349 (2020 Census)
- Median home
- $164,200
- Household income
- $50,041
- Jan low / Jul high
- 19° / 80°
- Snow a year
- 95 in
- Tornadoes ≤10 mi since 1950
- 9
- Median age
- 34.3
Buffalo is a city of 278,349 people in Erie County, New York. The median home is worth $164,200, below the typical New York town ($217,700). It ranks more walkable than 99% of New York towns, hipper than 98% of New York towns, more vibrant than 96% of New York towns.
How Buffalo ranks
Percentile among New York towns with at least 500 people on The Town Files lifestyle rankings. 50 is typical for the state; 90 means better than 90% of New York towns.
Homes and cost of living
The median home in Buffalo is worth $164,200, below the typical New York town ($217,700). Homes cost about 3.3 times the median household income of $50,041, which is more affordable than 38% of New York towns. Median rent is $1,046 a month. 43.0% of households own their home.
| Housing | Buffalo | Typical New York town |
|---|---|---|
| Median home value | $164,200 | $217,700 |
| Median rent | $1,046 | $1,080 |
| Median household income | $50,041 | $80,740 |
| Home value ÷ income | 3.3× | 2.8× |
| Homeownership | 43.0% | 79.5% |
| Median year built | 1938 | 1965 |
| Seasonal / vacation homes | 0.5% | — |
Who lives in Buffalo
| People | Buffalo | Typical New York town |
|---|---|---|
| Median age | 34.3 | 43.5 |
| Age 65 and over | 14.2% | 20.4% |
| Under 18 | 22.3% | — |
| Bachelor's degree or higher | 31.2% | 30.4% |
| Below the poverty line | 26.0% | 9.3% |
| Veterans | 5.0% | — |
| Born outside the U.S. | 10.9% | — |
| Work from home | 11.3% | 11.1% |
| Average commute | 19.9 min | 26.0 min |
| Homes with broadband | 88.5% | 91.1% |
Weather in Buffalo
July highs average 80.2°F and January lows 19.0°F. About 40.7 inches of rain and melted snow fall a year, with 95.4 inches of snow (typical New York town: 62.9 in). Expect about 3 days a year at 90°F or hotter and 124 nights at or below freezing.
Tornadoes, storms and disasters
9 tornadoes have passed within 10 miles of Buffalo since 1950, compared with 5 for the typical New York town. 3 rated (E)F2 or stronger. The strongest, an F2, struck on July 30, 1987 about 4.9 miles from the town center. The most recent was on August 5, 2024.
Hail of 1 inch or larger has been reported within 10 miles 25 times; the largest was 1.75 inches on June 16, 2008.
Severe weather in Erie County since 1996
Erie County has been included in 27 federal disaster or emergency declarations since 1953, most often for fire, other, hurricane.
| Declared | Incident | Declaration |
|---|---|---|
| March 15, 2023 | Snowstorm | DR-4694: Severe Winter Storm And Snowstorm |
| December 26, 2022 | Winter Storm | EM-3590: Severe Winter Storm |
| November 20, 2022 | Winter Storm | EM-3589: Severe Winter Storm And Snowstorm |
| March 20, 2020 | Biological | DR-4480: Covid-19 Pandemic |
| March 13, 2020 | Biological | EM-3434: Covid-19 |
Jobs and pay in Erie County
Erie County had 466,138 jobs in 2024, paying an average of $66,971 a year. Unemployment was 3.8% in 2023; in Buffalo itself the ACS puts it at 7.3%.
Public schools in Buffalo
88 public schools with 44,928 students, about 10.6 students per teacher.
| School | Grades | Students | Per teacher |
|---|---|---|---|
| CHARTER SCHOOL FOR APPLIED TECHNOLOGIES (charter) | K-12 | 2,312 | 11.8 |
| KENMORE WEST SENIOR HIGH SCHOOL | 8-12 | 1,276 | 10.0 |
| HUTCHINSON CENTRAL TECHNICAL HIGH SCHOOL | 9-12 | 1,162 | 12.9 |
| TAPESTRY CHARTER SCHOOL (charter) | K-12 | 1,126 | 12.1 |
| CITY HONORS SCHOOL | 5-12 | 1,056 | 14.5 |
| INTERNATIONAL SCHOOL | PK-8 | 987 | 11.6 |
| MCKINLEY VOCATIONAL HIGH SCHOOL | 9-12 | 940 | 10.3 |
| FREDERICK OLMSTED #156 | 5-12 | 922 | 11.7 |
| SOUTH BUFFALO CHARTER SCHOOL (charter) | K-8 | 905 | 10.3 |
| BUFFALO ACADEMY OF SCIENCE CHARTER SCHOOL (charter) | K-12 | 904 | 15.6 |
| SOUTHSIDE ELEMENTARY SCHOOL | PK-8 | 809 | 9.9 |
| WATERFRONT ELEMENTARY SCHOOL | PK-8 | 771 | 11.3 |
Towns near Buffalo
- Sloan, NY3.4 mi · 3,775 people · home $146,900
- Kenmore, NY5.0 mi · 15,205 people · home $208,600
- Lackawanna, NY5.3 mi · 19,949 people · home $140,700
- Cheektowaga, NY5.6 mi · 76,829 people · home $185,500
- Eggertsville, NY5.8 mi · 15,561 people · home $248,100
- Tonawanda, NY6.3 mi · 72,636 people · home $213,900
- Tonawanda Town, NY6.5 mi · 57,431 people · home $215,200
- West Seneca, NY6.7 mi · 45,500 people · home $232,800
Buffalo questions
Is Buffalo, New York a good place to retire?
On The Town Files lifestyle rankings, Buffalo scores better for retirees than 2% of New York towns and quieter than 1%. 14.2% of residents are 65 or older (median age 34.3).
How much does a house cost in Buffalo?
The median owner-occupied home in Buffalo is valued at $164,200 (Census ACS 2020–2024), against a median household income of $50,041, so homes cost about 3.3 times income. Median rent is $1,046 a month.
What is the weather like in Buffalo?
July highs average 80.2°F and January lows 19.0°F (NOAA 1991–2020 normals). It gets about 40.7 inches of precipitation a year and 95.4 inches of snow.
Does Buffalo get tornadoes?
9 tornadoes have passed within 10 miles of Buffalo since 1950 (NOAA Storm Events); the strongest was a F2 on July 30, 1987. The typical New York town has had 5.
- U.S. Census Bureau, American Community Survey 5-year estimates (2020–2024)
- U.S. Census Bureau, 2020 Census and 2025 Gazetteer (2020 / 2025)
- NOAA NCEI U.S. Climate Normals (1991–2020)
- NOAA NCEI Storm Events Database (1950–2026)
- FEMA OpenFEMA Disaster Declarations (this product uses the FEMA OpenFEMA API but is not endorsed by FEMA) (1953–2026)
- NCES Common Core of Data (2023–24)
- BLS Quarterly Census of Employment and Wages; USDA ERS county unemployment (BLS LAUS) (2000–2024)
- The Town Files lifestyle rankings, built from federal demographic, school, crime and housing data (2025)