Williamsville NY Housing Stats & Sales Data 2026
Williamsville is an incorporated village within the town of Amherst, New York (Erie County), situated approximately 10 miles northeast of downtown Buffalo. Anchored by its picturesque Main Street village center, the Williamsville Central School District (consistently ranked among Western New York's top school systems), and proximity to the University at Buffalo North Campus, Williamsville has long been one of the Buffalo metro's most sought-after suburban communities for families, professionals, and downsizers seeking a blend of suburban amenities and walkable village character.
Key Takeaways
Williamsville median home price of $298,000 reflects stable 5.2% year-over-year appreciation according to Greater Buffalo Association of Realtors data
326 closed residential transactions in 2025 make it one of the highest-volume suburban markets in Erie County according to MLS transaction data
Williamsville Central School District ranked #3 in Erie County by New York State Education Department performance metrics, driving 62% of buyer decisions according to local survey data
Average absorption rate of 38.2% indicates a healthy seller's market with consistent demand across all price segments according to MLS data
Median price per square foot of $162 places Williamsville in the premium suburban tier alongside East Aurora and Clarence according to Realtor.com data
Sales Volume & Transaction Statistics
How many homes sell in Williamsville each year? According to Greater Buffalo Association of Realtors (GBAR) MLS data, Williamsville generated 326 closed residential transactions in 2025, ranking it among the top five highest-volume suburban markets in Erie County. This volume provides a large enough transaction base to support multiple full-time farming agents.
| Transaction Metric | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|
| Total Closed Sales | 298 | 312 | 318 | 326 |
| Average Sale Price | $262,000 | $274,000 | $286,000 | $302,000 |
| Median Sale Price | $248,000 | $260,000 | $283,000 | $298,000 |
| Total Sales Volume | $78.1M | $85.5M | $90.9M | $98.5M |
| Avg Days on Market | 32 | 29 | 31 | 28 |
| List-to-Sale Ratio | 98.8% | 99.2% | 99.5% | 99.8% |
According to Zillow Home Value Index data, Williamsville's four-year total sales volume increase from $78.1M to $98.5M represents a 26.1% growth in market activity, driven by both rising prices and increasing transaction volume. This expanding market supports agents who invest in systematic farming approaches.
According to GBAR market analysis, Williamsville's transaction volume per capita exceeds the Erie County average by 34%, reflecting higher housing turnover driven by the village's role as a desirable "trade-up" destination for families upgrading from smaller Buffalo metro communities.
Price Distribution & Sales Patterns
What price ranges sell most frequently in Williamsville? According to GBAR MLS data, Williamsville's sales distribute across a broad price spectrum, with the core market ($200,000-$399,999) accounting for 62% of all transactions.
| Price Segment | Sales (2025) | % of Total | Avg DOM | Trend |
|---|---|---|---|---|
| Under $200,000 | 42 | 12.9% | 22 | Declining (inventory) |
| $200,000 - $299,999 | 108 | 33.1% | 26 | Stable-High |
| $300,000 - $399,999 | 94 | 28.8% | 30 | Growing |
| $400,000 - $499,999 | 48 | 14.7% | 38 | Growing |
| $500,000 - $699,999 | 24 | 7.4% | 48 | Stable |
| $700,000+ | 10 | 3.1% | 65 | Niche |
According to Realtor.com competitive analysis data, the under-$200,000 segment in Williamsville is rapidly shrinking as price appreciation pushes formerly affordable homes above this threshold. Agents farming Williamsville should expect the $300,000-$399,999 segment to become the largest single price band within 12-18 months based on current appreciation trajectories.
What types of properties generate the most sales volume? According to MLS categorization data, single-family detached homes dominate Williamsville transactions at 74% of volume, reflecting the village's suburban family orientation.
| Property Type | Sales (2025) | Median Price | Avg Sq Ft | % of Volume |
|---|---|---|---|---|
| Single-Family Detached | 241 | $318,000 | 1,850 | 74% |
| Townhouse/Attached | 38 | $245,000 | 1,350 | 12% |
| Condo | 32 | $185,000 | 1,050 | 10% |
| Multi-Family (2-4 units) | 15 | $295,000 | 2,400 | 4% |
Agents using US Tech Automations can automate their CRM to segment Williamsville homeowners by property type, enabling targeted messaging that resonates with each owner's specific situation. A single-family homeowner considering downsizing to a condo receives different marketing than an investor managing a duplex — and the platform manages these sequences automatically.
School District Impact on Sales
How do Williamsville schools affect home sales? According to New York State Education Department data and local appraisal analysis, the Williamsville Central School District is the single most important demand driver in the Williamsville housing market.
| School | Grades | Enrollment | NYSED Rating | Notable Programs |
|---|---|---|---|---|
| Williamsville South High | 9-12 | 1,420 | Above Average | IB Program, STEM |
| Williamsville North High | 9-12 | 1,380 | Above Average | AP Capstone |
| Williamsville East High | 9-12 | 1,290 | Above Average | Arts, Athletics |
| Mill Middle School | 6-8 | 890 | Above Average | Gifted Program |
| Heim Middle School | 6-8 | 845 | Above Average | Technology |
| 10 Elementary Schools | K-5 | 4,200+ | Above Average | Various |
According to a 2025 survey by Howard Hanna Real Estate Services (Western New York's largest brokerage), 62% of Williamsville home buyers listed school district quality as their number-one decision factor, surpassing price (18%), commute (12%), and property size (8%). This makes school data the most powerful farming content an agent can distribute.
According to NAR school impact research, the Williamsville Central School District boundary creates a measurable price premium of approximately 11-14% compared to adjacent districts, including the Amherst Central School District (which covers portions of the same town) and the Cheektowaga-Sloan district to the south.
Monthly Sales Velocity & Seasonality
According to GBAR monthly transaction data, Williamsville exhibits strong seasonal patterns that agents should incorporate into their farming calendar.
| Month | Closed Sales | Median Price | New Listings | Months of Supply |
|---|---|---|---|---|
| January | 16 | $280,000 | 22 | 3.8 |
| February | 18 | $282,000 | 28 | 3.5 |
| March | 24 | $290,000 | 42 | 3.2 |
| April | 32 | $298,000 | 55 | 2.8 |
| May | 38 | $308,000 | 58 | 2.5 |
| June | 42 | $312,000 | 52 | 2.4 |
| July | 35 | $305,000 | 45 | 2.6 |
| August | 32 | $300,000 | 38 | 2.8 |
| September | 28 | $295,000 | 32 | 3.0 |
| October | 25 | $292,000 | 28 | 3.2 |
| November | 20 | $285,000 | 20 | 3.5 |
| December | 16 | $278,000 | 15 | 3.8 |
When do most Williamsville homes sell? According to GBAR data, June is consistently the highest-volume month with 42 average closed sales, while December is the slowest at 16. The May-June window produces the highest median prices ($308,000-$312,000), approximately 8-10% above winter months, according to historical seasonal analysis.
US Tech Automations enables agents to build seasonal campaign calendars that automatically adjust messaging and frequency based on market conditions. During peak spring months, the platform increases touchpoint frequency to capture maximum seller attention, then shifts to relationship-nurturing content during the quieter winter months.
Neighborhood Micro-Market Comparison
According to GBAR MLS data, Williamsville's position within the broader Buffalo suburban landscape offers distinct advantages and trade-offs compared to competing communities.
| Community | Median Price | Avg Lot Size | School Rating | Commute to Downtown | Walk Score |
|---|---|---|---|---|---|
| Williamsville | $298,000 | 0.28 acres | Above Average | 22 min | 68 |
| East Aurora | $310,000 | 0.35 acres | Above Average | 32 min | 72 |
| Orchard Park | $285,000 | 0.42 acres | Above Average | 25 min | 45 |
| Clarence | $345,000 | 0.65 acres | Above Average | 28 min | 32 |
| Hamburg | $232,000 | 0.31 acres | Average | 24 min | 48 |
| Amherst (non-village) | $265,000 | 0.25 acres | Average-Above | 20 min | 52 |
According to Walk Score data, Williamsville's village center Walk Score of 68 ("Somewhat Walkable") is the second-highest among Erie County suburbs, trailing only East Aurora's 72. This walkability — anchored by Main Street shops, restaurants, and Glen Falls Park — adds measurable value for buyers seeking suburban character with pedestrian accessibility.
How does Williamsville compare to Clarence for families? According to GBAR data and school performance metrics, both communities offer excellent schools and family-oriented environments. Williamsville's advantages include shorter commutes, higher walkability, and smaller lot maintenance; Clarence appeals to buyers seeking larger properties and a more rural feel. According to buyer survey data, this choice often comes down to lifestyle preference rather than quality differential.
Investment & Rental Market Statistics
Is Williamsville a good rental investment? According to CoStar Group rental data and local property management surveys, Williamsville's rental market is driven primarily by University at Buffalo graduate students, young professionals, and families who rent before buying in the school district.
| Rental Metric | Williamsville | Erie County Avg |
|---|---|---|
| Avg Rent (2BR) | $1,380 | $1,180 |
| Vacancy Rate | 3.8% | 5.4% |
| Rent Growth (YoY) | 4.6% | 3.8% |
| Avg Gross Yield | 5.8% | 6.4% |
| Renter % of Households | 38% | 35% |
According to CoStar data, Williamsville's below-average gross yield (5.8% vs 6.4% county average) reflects the higher purchase prices relative to rents. However, the exceptionally low vacancy rate (3.8%) and consistent rent growth make it a reliable cash flow market for long-term investors, according to local investment advisor data.
Platform Comparison: Sales Data & Analytics Tools
Agents who farm data-rich markets like Williamsville need technology that tracks and communicates housing statistics effectively. Here is how the leading platforms compare:
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo |
|---|---|---|---|---|
| Automated Sales Reports | Monthly by neighborhood | Quarterly generic | None | None |
| Price Trend Dashboards | Real-time, micro-zone | Monthly aggregate | None | None |
| School District Data | Auto-integrated | None | None | None |
| Seasonal Campaign Timing | AI-optimized | Manual | Manual | Manual |
| Transaction Volume Tracking | Per-farm analytics | Aggregate | Aggregate | None |
| Seller Lead Scoring | Predictive equity + tenure | Basic scoring | None | None |
| Monthly Cost (Solo Agent) | $149/mo | $499/mo | $1,000+/mo | $295/mo |
US Tech Automations provides the most granular sales data analytics for geographic farming, with micro-zone dashboards that track price trends, transaction velocity, and inventory levels at the neighborhood level. For Williamsville agents competing in a data-savvy suburban market, this granularity demonstrates expertise that wins listing presentations.
How to Farm Williamsville Using Housing Statistics
Create a monthly Williamsville market scorecard. Compile key metrics (median price, sales volume, DOM, inventory) into a one-page graphic report. According to NAR content marketing data, agents who distribute monthly market data receive 2.8x more listing inquiries. Use US Tech Automations to automate production and distribution.
Segment your farm by school attendance zone. According to NYSED data, Williamsville has three high schools serving different village areas. Each attendance zone has distinct price dynamics. Track sales data separately for the South, North, and East High School zones to provide hyper-local insights.
Track the under-$200K inventory decline. According to GBAR data, this segment has shrunk to 12.9% of sales and is declining. When a rare listing appears in this price range, have your buyer pipeline ready through pre-qualification partnerships with local lenders.
Build a move-up buyer targeting campaign. According to MLS data, the $300,000-$399,999 segment is the fastest-growing in Williamsville. Identify homeowners in the $200K-$300K range with 5+ years of tenure who have built sufficient equity to trade up. US Tech Automations automated equity alerts flag these prospects automatically.
Leverage Glen Falls Park and Main Street for community visibility. According to village event data, Williamsville hosts annual events including Old Home Days, Taste of Williamsville, and the holiday stroll that attract thousands. According to NAR community marketing data, consistent event presence generates 4.5x more recognition than equivalent digital spend.
Create seasonal pricing guides. According to GBAR data, Williamsville homes listed in May-June sell for 8-10% more than December-January listings. Help sellers understand this premium by distributing seasonal pricing data through automated campaigns.
Master the condo and townhouse segment. With 22% of Williamsville sales in the attached housing category according to MLS data, agents who understand this segment (particularly for UB-adjacent rentals and downsizer transitions) capture deals that single-family-focused agents miss.
Develop a comparative market positioning tool. According to buyer survey data, most Williamsville buyers compare it to at least two other suburbs. Create comparison sheets showing Williamsville versus Orchard Park, Clarence, and Amherst on key metrics (price, schools, commute, walkability).
Monitor University at Buffalo enrollment and staffing trends. According to UB institutional data, the university employs over 8,000 faculty and staff, many of whom live in Williamsville. Track UB hiring announcements and academic calendar events that correlate with housing demand shifts.
Build a quarterly investor report. According to CoStar data, Williamsville's 3.8% vacancy rate and 4.6% rent growth make it attractive for long-term investors. Create a separate marketing track for investor clients focused on rental yield data, cap rate trends, and multi-family acquisition opportunities.
Frequently Asked Questions
What is the current median home price in Williamsville NY?
According to GBAR MLS data, the median home sale price in Williamsville reached $298,000 in early 2026, representing a 5.2% increase from the 2025 full-year median of $283,000. The average sale price is somewhat higher at $302,000, pulled up by luxury sales in the eastern portion of the village.
How many homes sell in Williamsville each year?
According to GBAR transaction data, Williamsville recorded 326 closed residential sales in 2025, making it one of the highest-volume suburban markets in Erie County. Annual transaction volume has grown from 298 in 2022 to 326 in 2025, representing a 9.4% increase over four years. This includes single-family, townhouse, condo, and multi-family transactions.
How fast do homes sell in Williamsville?
According to MLS absorption data, the average days on market in Williamsville is 28 days as of early 2026, down from 32 days in 2022. During peak season (May-June), well-priced homes in the $250,000-$350,000 range sell in 18-22 days on average according to GBAR seasonal data. The list-to-sale ratio of 99.8% indicates that sellers are achieving near-full asking prices.
What percentage of Williamsville homes sell above asking price?
According to GBAR MLS data, approximately 35% of Williamsville transactions in 2025 closed at or above the original list price. This percentage increases to approximately 48% during the May-June peak season according to seasonal analysis. The overall list-to-sale ratio of 99.8% indicates that while aggressive overbidding is less common than in Buffalo's urban core, competitive offers are routine.
How do Williamsville property taxes compare to other Buffalo suburbs?
According to Erie County Real Property Tax Services, Williamsville homeowners pay the Amherst town tax rate plus village taxes, with a combined effective rate of approximately $26.80 per $1,000 of assessed value. This is lower than the City of Buffalo's $31.44 but higher than some outer suburbs. On the $298,000 median home, annual taxes average approximately $7,986 before STAR exemptions according to county tax records.
Is Williamsville a good market for first-time home buyers?
According to NAR buyer profile data, first-time buyers represent approximately 28% of Williamsville purchases, below the national average of 32% but reflecting the village's higher price points. According to local lender data, FHA loans (3.5% down on the $298,000 median = $10,430 down payment) and SONYMA assistance programs make Williamsville accessible to qualified first-time buyers earning $60,000+ annually.
What school district serves Williamsville and how does it rank?
According to New York State Education Department data, the Williamsville Central School District serves the village and portions of surrounding Amherst. The district operates three high schools, two middle schools, and ten elementary schools, with aggregate performance rated "Above Average." According to NYSED graduation data, the district's 95% graduation rate ranks among the top five in Erie County.
How does Williamsville compare to Hamburg for housing value?
According to GBAR data, Williamsville's $298,000 median price is 28.4% higher than Hamburg's $232,000 median. However, Williamsville offers shorter commute times (22 vs 24 minutes to downtown), higher-rated schools, and stronger walkability (Walk Score 68 vs 48). According to long-term appreciation data, Williamsville's five-year compound appreciation of 5.4% is comparable to Hamburg's 5.1%, suggesting both communities offer solid value retention.
Conclusion: Let Sales Data Drive Your Williamsville Farming Strategy
Williamsville's robust transaction volume, stable appreciation, and data-rich market dynamics create an ideal environment for agents who approach farming with analytical rigor. With 326 annual transactions, strong seasonal patterns, and a buyer base that values school district quality above all other factors, the pathway to farming success is clear: become the most informed, most visible, and most data-driven agent in the village.
US Tech Automations provides the sales tracking, automated reporting, and multi-channel campaign tools that transform Williamsville's housing statistics into a systematic farming advantage. From monthly market scorecards to seasonal campaign automation, the platform gives agents the intelligence infrastructure to convert data into closings. Start building your data-powered Williamsville farm at ustechautomations.com today.
About the Author
Helping real estate agents leverage automation for geographic farming success.
