South Buffalo Real Estate Market Update: Week of September 1–7, 2025 – 14220 Zip Code
- Mark Bookhagen
- Sep 8
- 3 min read
Welcome to this week’s South Buffalo real estate market update, brought to you by South Buffalo Realty Company! As the only brokerage hyper-focused on the 14220 zip code, we’re your trusted experts for the latest market trends in our vibrant community. This week, we’re diving into the numbers for September 1–7, 2025, to help homeowners and investors make informed decisions. Let’s explore what’s happening in South Buffalo!
Weekly Market Snapshot: September 1–7, 2025
Here’s a snapshot of the 14220 zip code market activity for the past week, based on the latest data:
Active Listings: 33 properties (20 single-family homes, 12 multi-family, 1 apartment complex), with list prices ranging from $106,250 (88 Marbeth Ct) to $1,200,000 (2328 S Park Ave).
Under Contract (Including Continue to Show): 20 properties (14 single-family, 6 multi-family), priced from $89,000 to $265,000, indicating active buyer negotiations.
Pending Listings: 24 properties (13 single-family, 11 multi-family), with list prices from $85,280 (1726 S Park Ave) to $519,900 (1083 Abbott Rd, a South Buffalo Realty Company listing).
Closed Sales (Last 7 Days): 2 single-family homes closed:
776 McKinley Pkwy: Sold for $336,000 (list price: $336,000).
56 Hansen Ave: Sold for $325,000 (list price: $325,000).
Withdrawn (Last 7 Days): 1 single-family home (59 Allegany St, $179,900) was withdrawn.
Expired (Last 7 Days): No expired listings reported.
A key highlight: our own listings at 1083 Abbott Rd ($519,900, multi-family, Pending) and 157 Whitehall Ave ($149,900, single-family, Pending) are moving to closing, reflecting strong demand for both investment properties and affordable homes in South Buffalo’s competitive market.
Interest Rates and Their Impact
As of September 8, 2025, 30-year fixed mortgage rates are holding steady at around 6.5–7%. These rates, while slightly lower than earlier peaks, continue to shape buyer behavior, with many prioritizing affordability. South Buffalo’s median list price of $199,900 makes it a standout for value-driven buyers. For sellers, pricing strategically is crucial to capture this interest. A Free Comparative Market Analysis from South Buffalo Realty Company can help you set the perfect price to attract offers. Visit https://www.sbrealtycompany.com/selling to request yours today!
Market Observations and Seller Tips
This week’s two closed sales, both at list price with no concessions, show that well-priced single-family homes are in high demand. Our listing at 157 Whitehall Ave ($149,900, Pending), a charming 2-bedroom with potential for a third, is a prime example of buyers snapping up affordable homes in desirable locations. Similarly, our multi-family listing at 1083 Abbott Rd ($519,900, Pending), with 7 bedrooms and 4 bathrooms, highlights the investor appetite for rental properties in South Buffalo’s robust rental market.
With 33 Active listings, competition is present, but the 24 Pending properties, including ours, signal strong buyer activity. Multi-family homes, comprising 38% of the market, are particularly appealing to investors. Sellers should ensure properties are move-in ready or priced to reflect updates needed to stand out. Request a Free Comparative Market Analysis at https://www.sbrealtycompany.com/selling to position your home or investment property for a quick, profitable sale.
Why South Buffalo?
South Buffalo Realty Company is proud to serve the 14220 zip code, where community spirit and affordability shine. From Cazenovia Park to local shops and restaurants, South Buffalo is Buffalo’s best-kept secret. As lifelong residents, we leverage our hyper-local expertise to deliver results, as seen with our Pending listings at 1083 Abbott Rd and 157 Whitehall Ave. Whether you’re selling a single-family home or a multi-unit property, we’re here to guide you every step of the way.
Ready to sell? Capitalize on South Buffalo’s active market with a Free Comparative Market Analysis at https://www.sbrealtycompany.com/selling. Let us help you make your next move!
Until next week,
Mark Bookhagen, 716-867-4508Realtor & Co-Owner, South Buffalo Realty Company
NYS Corporate Real Estate Broker License #10991223968
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