The Town FilesBuffalo, Pennsylvania
Township in Butler County · population 7,900 (2020 Census)
- Median home
- $320,700
- Household income
- $99,635
- Jan low / Jul high
- 20° / 84°
- Snow a year
- 31 in
- Tornadoes ≤10 mi since 1950
- 8
- Median age
- 49.8
Buffalo is a township of 7,900 people in Butler County, Pennsylvania. The median home is worth $320,700, above the typical Pennsylvania town ($214,250). It ranks better for families than 96% of Pennsylvania towns, easier by car than 90% of Pennsylvania towns, more upscale than 86% of Pennsylvania towns.
How Buffalo ranks
Percentile among Pennsylvania towns with at least 500 people on The Town Files lifestyle rankings. 50 is typical for the state; 90 means better than 90% of Pennsylvania towns.
Homes and cost of living
The median home in Buffalo is worth $320,700, above the typical Pennsylvania town ($214,250). Homes cost about 3.2 times the median household income of $99,635, which is more affordable than 33% of Pennsylvania towns. Median rent is $1,141 a month. 91.9% of households own their home.
| Housing | Buffalo | Typical Pennsylvania town |
|---|---|---|
| Median home value | $320,700 | $214,250 |
| Median rent | $1,141 | $996 |
| Median household income | $99,635 | $75,278 |
| Home value ÷ income | 3.2× | 2.8× |
| Homeownership | 91.9% | 81.5% |
| Median year built | 1981 | 1971 |
| Seasonal / vacation homes | 0.0% | — |
Who lives in Buffalo
| People | Buffalo | Typical Pennsylvania town |
|---|---|---|
| Median age | 49.8 | 44.2 |
| Age 65 and over | 25.7% | 21.1% |
| Under 18 | 19.8% | — |
| Bachelor's degree or higher | 37.1% | 23.8% |
| Below the poverty line | 4.1% | 8.5% |
| Veterans | 7.7% | — |
| Born outside the U.S. | 2.4% | — |
| Work from home | 14.9% | 10.6% |
| Average commute | 26.5 min | 25.9 min |
| Homes with broadband | 88.4% | 89.0% |
Weather in Buffalo
July highs average 84.3°F and January lows 19.6°F. About 43.5 inches of rain and melted snow fall a year, with 31.0 inches of snow (typical Pennsylvania town: 31.8 in). Expect about 26 days a year at 90°F or hotter and 118 nights at or below freezing.
Tornadoes, storms and disasters
8 tornadoes have passed within 10 miles of Buffalo since 1950, compared with 10 for the typical Pennsylvania town. 4 rated (E)F2 or stronger. The strongest, an F4, struck on June 3, 1980 about 3.9 miles from the town center. Tornadoes within 10 miles have caused 6 deaths and 100 injuries since 1950. The most recent was on April 8, 2020.
Hail of 1 inch or larger has been reported within 10 miles 45 times; the largest was 2.50 inches on March 28, 2020.
Severe weather in Butler County since 1996
Butler County has been included in 11 federal disaster or emergency declarations since 1953, most often for flood, hurricane, snowstorm.
| Declared | Incident | Declaration |
|---|---|---|
| March 30, 2020 | Biological | DR-4506: Covid-19 Pandemic |
| March 13, 2020 | Biological | EM-3441: Covid-19 |
| October 29, 2012 | Hurricane | EM-3356: Hurricane Sandy |
| April 16, 2010 | Snowstorm | DR-1898: Severe Winter Storms And Snowstorms |
| September 10, 2005 | Hurricane | EM-3235: Hurricane Katrina |
Jobs and pay in Butler County
Butler County had 88,461 jobs in 2024, paying an average of $65,579 a year. Unemployment was 3.1% in 2023; in Buffalo itself the ACS puts it at 0.5%.
Public schools in Buffalo
2 public schools with 1,003 students, about 15.2 students per teacher.
| School | Grades | Students | Per teacher |
|---|---|---|---|
| Buffalo El Sch | K-5 | 577 | 16.0 |
| Freeport Area MS | 6-8 | 426 | 14.2 |
Towns near Buffalo
- Clinton, PA4.8 mi · 2,907 people · home $314,000
- Harrison, PA4.9 mi · 10,157 people · home $154,400
- Winfield, PA4.9 mi · 3,361 people · home $267,100
- South Buffalo, PA5.2 mi · 2,709 people · home $246,000
- Brackenridge, PA6.8 mi · 3,240 people · home $94,800
- Tarentum, PA7.2 mi · 4,352 people · home $84,300
- Jefferson, PA7.5 mi · 5,212 people · home $300,500
- Allegheny, PA8.1 mi · 8,328 people · home $231,900
Buffalo questions
Is Buffalo, Pennsylvania a good place to retire?
On The Town Files lifestyle rankings, Buffalo scores better for retirees than 81% of Pennsylvania towns and quieter than 63%. 25.7% of residents are 65 or older (median age 49.8).
How much does a house cost in Buffalo?
The median owner-occupied home in Buffalo is valued at $320,700 (Census ACS 2020–2024), against a median household income of $99,635, so homes cost about 3.2 times income. Median rent is $1,141 a month.
What is the weather like in Buffalo?
July highs average 84.3°F and January lows 19.6°F (NOAA 1991–2020 normals). It gets about 43.5 inches of precipitation a year and 31.0 inches of snow.
Does Buffalo get tornadoes?
8 tornadoes have passed within 10 miles of Buffalo since 1950 (NOAA Storm Events); the strongest was a F4 on June 3, 1980. The typical Pennsylvania town has had 10.
- 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)