Professional home appraisal services throughout Erie County and the greater Buffalo area
Serving Buffalo & Erie County
Eagle Home Appraisal Buffalo is proud to serve homeowners, real estate professionals, attorneys, and lenders throughout Erie County and surrounding communities. Our certified appraisers have extensive local market knowledge and provide accurate, reliable property valuations for all types of appraisals.
Local Expertise
Deep knowledge of Buffalo neighborhoods and property values
Wide Coverage
Serving all of Erie County and surrounding areas
All Property Types
Single-family, condos, townhomes, and multi-family
Is your property in Buffalo or in one of the towns?
We take residential appraisal assignments throughout Erie County. Which municipality a property is in decides who assesses it and which sales it should be compared with.
City of Buffalo
Inside the city limits, each parcel is assessed by the City of Buffalo's Department of Assessment and Taxation. Most of the city's housing was built before 1940, and a large share of it is two-family: the Buffalo double, with one flat above another. Whether a house is a single, a double, or a double converted to a single is the first thing an appraisal here has to settle.
Erie County towns and villages
Outside Buffalo, assessment is done town by town: Amherst, Cheektowaga, Tonawanda, Orchard Park, West Seneca, Clarence, Hamburg, Lancaster, Aurora and Grand Island each keep their own assessment roll. Recorded deeds for the whole county are kept by the Erie County Clerk in downtown Buffalo, and parcel maps by Erie County Real Property Tax Services. The suburbs range from 1920s streetcar villages to subdivisions still being built.
What drives value in each Buffalo-area community?
Buffalo and its suburbs are a set of separate housing markets. These are the communities on our service list, with what an appraisal in each has to account for.
Elmwood Village
City of Buffalo
The Elmwood Village runs along Elmwood Avenue between Allentown and Delaware Park, inside the Elmwood Historic District, which was listed on the National Register of Historic Places in two parts, in 2012 and 2016. Its houses date mostly from the 1890s through the 1920s: large frame singles and many doubles, close to the parkways Frederick Law Olmsted laid out. An owner-occupied double with a rented flat is priced on different evidence from a single-family house on the same street, so the sales used have to match the property's actual use.
Allentown, just north of downtown, was built up mostly between 1850 and 1900 and is both a National Register historic district and a City of Buffalo preservation district. Exterior work on a building in a city preservation district is reviewed by the Buffalo Preservation Board. The housing is nineteenth-century brick and frame: cottages, rowhouses and former single-family houses divided into apartments. Lot sizes are small and the buildings vary widely, so each comparable sale needs individual adjustment.
North Buffalo, along Hertel Avenue and north of Delaware Park, was built mainly between about 1900 and 1930. Singles and doubles stand side by side on the same blocks, and the neighborhood next to the park, Parkside, was planned by Olmsted and is listed on the National Register. Here the questions are whether the upper flat is legal and rentable, what condition the original woodwork, roof and mechanical systems are in, and how close the house is to Hertel's shops.
Downtown Buffalo's housing is mostly apartments and lofts in converted commercial buildings, with condominiums and townhouses near the Erie Basin Marina and the waterfront. Much of this housing is rented, and when few owned units in a building have sold recently the search for comparable sales has to widen with care. A condominium is compared with other units, ideally in the same building, and the association's fees, reserves and any pending assessments are part of the value.
Amherst is the largest suburb in Erie County. It takes in nearly all of the Village of Williamsville, the older hamlets of Snyder and Eggertsville near the Buffalo line, the University at Buffalo's North Campus and newer subdivisions in East Amherst. Most houses date from the 1920s to the present, with some from the 1800s in Williamsville. Several school districts serve the town, among them Williamsville, Sweet Home and Amherst, and buyers pay attention to which one a house is in, so comparable sales are chosen within the same district where possible.
The Village of Kenmore, incorporated in 1899, borders Buffalo to the north and grew fastest in the 1920s; about half of its housing was built before 1940. The rest of the Town of Tonawanda was built mostly after World War II. The town is not the City of Tonawanda, which is a separate municipality, and neither is North Tonawanda, which is across the canal in Niagara County. An appraisal has to identify the right municipality before anything else, because the assessor, the tax rate and the sales are different in each.
Cheektowaga, east of Buffalo, is where Buffalo Niagara International Airport is located. Much of the town was built in the 1940s through the 1960s: Cape Cods and small ranch houses on similar lots, with the villages of Depew and Sloan partly or wholly inside it. Because so many houses share a plan and an age, the differences that matter are condition, updates, basement and garage, and how near the house is to the airport and the Thruway.
Orchard Park, in the Southtowns, is home to the Buffalo Bills' stadium and to a village center that grew from an early Quaker settlement. Outside the village the town is newer, with larger lots and houses mostly from the 1950s to the present. Lot size, age and the Orchard Park school district shape prices more than distance to Buffalo does.
West Seneca lies between South Buffalo and Orchard Park and is crossed by Cazenovia Creek and Buffalo Creek. A house near either creek may sit in a mapped flood zone, which affects insurance costs and what buyers will pay, so the flood map is checked for every property. Lancaster, to the east, has an older village center and many subdivisions built since the 1990s.
Clarence, northeast of Buffalo, combines the old hamlet of Clarence Hollow on Main Street with large newer houses on wide lots and, farther north, rural land sold by the acre. Custom-built houses rarely have close matches, and acreage has to be valued separately from the house that stands on it.
The Town of Hamburg stretches along the Lake Erie shore south of Buffalo and includes the villages of Hamburg and Blasdell and the Erie County Fairgrounds. A house on the lake is a different market from one a few streets inland, and shoreline frontage, bluff condition and view are each adjusted for.
The Village of East Aurora, in the Town of Aurora, is known for the Roycroft Campus, a National Historic Landmark of the Arts and Crafts movement. Many village houses date from the same era, the late 1800s and early 1900s. Original character and the quality of any renovation count for a great deal here, and so does whether a property is in the village or on larger land in the surrounding town.
Grand Island is a town on an island in the Niagara River between Buffalo and Niagara Falls, reached by the Interstate 190 bridges. Homes on the river, some with docks, sell on different terms from those in the island's interior subdivisions. Sales are compared within the island first, because the bridges set it apart from the neighboring towns.
What did homes in the City of Buffalo sell for in August 2026?
These are the figures Realtors Property Resource (RPR) reports for sold listings inside the Buffalo city limits in August 2026. Single-family homes are combined with condominiums, townhouses and apartments, so the numbers describe the city as a whole. They do not describe any one neighborhood or any one house.
Median sold price, August 2026
$272,500
Down 0.9% from the prior month
Properties sold, August 2026
311
Down 8.8% from the prior month
Median days listed before sale, August 2026
8
Sold price as a share of list price, August 2026
107.98%
Median price per square foot, August 2026
$203
August 2026 · Area: Buffalo, New York · Single Family + Condo/Townhouse/Apt. · Source: RPR, Listings
The median sold price was down 0.9% from the month before, and the number of sales was down 8.8%. Those changes describe which properties sold in each month. They do not show that any one Buffalo home changed in value by the same percentage, because the mix of homes that sell differs from month to month. A sold price of 107.98% of list price means the typical sale closed above the asking price.
What an appraisal adds to these figures
Comparable sales chosen for your property's neighborhood, age, size and condition.
The value on the date your matter requires, which may be months or years in the past.
A written report that your attorney, accountant or the other party can read and check.
Source: Realtors Property Resource (RPR), Listings; August 2026; Single Family + Condo/Townhouse/Apt.; area: Buffalo, New York; accessed October 5, 2026.
The figures cover one month and RPR's reported change from the month before. September 2026 sold-listing figures had not been released when this was accessed. No neighborhood breakdown is shown.
City-wide figures are background. A property-specific appraisal relies on property records and comparable sales relevant to the required valuation date.
In New York nearly every city and town sets its own assessments, and each may assess at its own percentage of market value. Section 305 of the Real Property Tax Law requires only that the percentage be uniform within the municipality. The state publishes an equalization rate for each one every year so that the figures can be compared. An assessed value in Amherst therefore cannot be set beside one in Cheektowaga or the City of Buffalo, and none of them is tied to the date your matter requires.
An estate usually needs the value on the date of death, and Erie County estates are handled in Erie County Surrogate's Court in Buffalo. In a divorce, Domestic Relations Law section 236, Part B, has the court set the valuation date, which may fall anywhere from the day the action was started to the day of trial. These rules describe what the court or the estate needs. They do not by themselves require a professional appraisal in every case, so ask your attorney what your matter calls for. See probate valuations, divorce appraisals and IRS step-up appraisals.
When you call, have the property address, the municipality it is in, the date the value is needed for, and the name of anyone else who will rely on the report.
Buffalo Neighborhoods We Serve
Our appraisers are familiar with every neighborhood in Buffalo, ensuring accurate valuations based on local market conditions
Downtown Buffalo
Elmwood Village
North Buffalo
Allentown
Hertel Avenue
Williamsville
Amherst
Tonawanda
Cheektowaga
Orchard Park
Surrounding Cities & Communities
Beyond Buffalo, we provide appraisal services to communities throughout Erie County
Amherst
Cheektowaga
Orchard Park
West Seneca
Clarence
Tonawanda
Hamburg
Lancaster
East Aurora
Grand Island
ZIP Codes We Service
We provide home appraisal services to the following ZIP codes in Erie County