South Buffalo Real Estate Market Update: August 25, 2025

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Hello, South Buffalo neighbors!

I'm Mark Bookhagen, Realtor and co-owner of South Buffalo Realty Company. Every Monday, I’m here to bring you the latest real estate market updates for our beloved 14220 zip code. My goal is to keep you informed about what’s happening in our community—whether you’re considering selling, buying, or just curious about the market. At South Buffalo Realty, we’re hyper-focused on the 14220 and 14210 areas, where we buy, renovate, lease, and sell properties to provide safe, quality, affordable housing. Born and raised in South Buffalo, my team and I are deeply invested in this neighborhood—both through our income properties and personal residences.

This week’s update covers activity from the past seven days in the 14220 zip code, based on the latest MLS data. I’ll break down recent sales, new listings, properties going under contract, and notable price adjustments. Plus, I’ll share exciting news from the Federal Reserve’s Jackson Hole symposium about potential interest rate cuts that could boost our local market. Let’s dive in!

Recent Sales in 14220: Strong Demand for Affordable Homes

Over the past week, five properties closed in the 14220 area, ranging from single-family homes to multi-family units and a vacant lot. Here’s a snapshot:

- 91 Ramona Ave: A spacious 5-bed, 2-bath home (1,998 sq ft) sold for $330,000—right at list price with no seller concessions.

- 310 McKinley Pkwy: A cozy 2-bed, 1-bath (1,012 sq ft) sold for $238,000.

- 34 Spaulding St: A 3-bed, 1-bath (1,073 sq ft) went for $183,000.

- 199 Amber St: A multi-family with 3 beds and 2 baths (1,543 sq ft) closed at $159,900.

- 67 Lilac St: A vacant lot sold for $11,000—ideal for future development in our community.

Excluding the lot, the average sale price was roughly $228,000, reflecting strong demand for well-priced properties in South Buffalo. The lack of seller concessions indicates that buyers are meeting sellers at their asking prices, a sign of a healthy, balanced market.

New Listings and Under Contract: Inventory Keeps Moving

The 14220 market remains active with several new listings and properties going under contract, showing that buyers are ready to act. Notable new listings include:

240 Okell St: A multi-family (3 beds, 2 baths, 1,410 sq ft) listed at $118,900—perfect for investors.

113 Woodside Ave: Another multi-family (6 beds, 2 baths, 2,788 sq ft) at $245,000.

59 Allegany St: A single-family home (3 beds, 1 bath, 1,407 sq ft) at $179,900.

531 Marilla St: A 3-bed, 2-bath (1,410 sq ft) listed at $189,900.

Properties going under contract include:

93 Mariemont Ave: A 3-bed, 1-bath (1,000 sq ft) at $159,900.

121 Aldrich Pl: A 4-bed, 1.1-bath (1,620 sq ft) at $179,900.

325 Cumberland Ave: A 3-bed, 2-bath (1,060 sq ft) at $259,900, showing demand even at higher price points.

With about a dozen homes either newly listed or under contract, the market is competitive but balanced. For sellers, this means well-priced homes are moving quickly, especially those appealing to first-time buyers or investors looking for multi-family opportunities.

Price Adjustments: Sellers Fine-Tuning for Success

We also saw 10 properties in 14220 with price reductions over the past week, reflecting sellers adjusting to align with buyer expectations. Examples include:

336 Germania St: A 3-bed, 2-bath (1,553 sq ft) now at $250,000.

66 Choate Ave: A 4-bed, 1.1-bath (1,449 sq ft) reduced to $229,900.

26 Cushing Pl: A 2-bed, 1-bath (1,356 sq ft) at $249,900.

88 Marbeth Ct: A 3-bed, 1-bath (1,026 sq ft) at $106,250—a great entry-level price.

16 Mesmer Ave: A 4-bed, 1-bath (1,021 sq ft) at $175,000.

These reductions, typically 5-10% based on market trends, often come after buyer feedback or shifts in comparable sales. Price adjustments are a normal part of a balanced market and can help attract serious offers. If your home has been lingering, a strategic price tweak could make all the difference—I’ve guided many South Buffalo sellers through this process to get results.

From the data, it’s clear that turnkey properties are selling fastest, while homes needing updates may require sharper pricing to compete. South Buffalo’s appeal—affordable homes, strong community vibes, and proximity to spots like Cazenovia Park—continues to drive interest, but competition from nearby 14210 means sellers need to price strategically.

Fed Rate Cut Buzz: Good News for South Buffalo Sellers

On the national front, the Federal Reserve’s Jackson Hole symposium last week brought promising news. Chair Jerome Powell signaled that the Fed is likely to begin cutting interest rates as early as September, citing controlled inflation and a focus on supporting economic growth. Markets are betting on a 90%+ chance of a cut, with Powell emphasizing a measured approach to avoid rekindling inflation.

For South Buffalo, this is big. Lower interest rates mean more affordable mortgages, which can boost buyer demand. Currently, 30-year fixed mortgage rates are around 6.6%, down slightly from recent peaks. A Fed cut of 0.25% or more could push rates below 6% by year-end, making it easier for first-time buyers and investors to jump in. For sellers, this could mean more qualified buyers, faster sales, and potentially higher offers—great news in our affordability-driven market.

Ready to Sell in South Buffalo?

The 14220 market is steady but competitive, and with potential rate cuts on the horizon, now could be an ideal time to list. At South Buffalo Realty, we’re passionate about keeping our community strong by providing quality housing at prices that work for families and investors. If you’re a homeowner in 14220 thinking about selling, let’s talk about your property’s value and how we can position it for success.

Visit http://www.sbrealtycompany.com/ for more resources or reach out to me directly. Together, we’ll keep South Buffalo thriving!

Until next Monday,

Mark Bookhagen, 716-867-4508

Realtor & Co-Owner, South Buffalo Realty Company

NYS Corporate Real Estate Broker License #10991223968

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