Hopkins-Tifft has acres of nature on the west and rehabilitated homes on the east
Hopkins-Tifft is a South Buffalo neighborhood divided into two distinct halves. Between a large train yard and the Outer Harbor on Lake Erie, the neighborhood's west side is natural and sprawling with fields, marshes and ponds. On the other hand, the east side is full of homes and industrial spaces, a short drive from restaurants, shopping and downtown. "It's a nice, older neighborhood with homes in the lower price range for the area," says John Oakley, a Realtor at Hunt Real Estate and lifelong resident of South Buffalo. "So, they're great for first-time home buyers." Oakley continues to say that the area is rising in popularity and home rehabilitation is the new normal. "They're taking these 1920s or 1800s homes and making them beautiful again."
This silo in Hopkins-Tifft is one of the historic sites that made Buffalo grow rapidly about a century ago.
Hopkins-Tifft features many stick style homes as well.
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The area's older homes have desirable, century-old charms and features
The neighborhood has a mix of single-family and multi-family homes, built predominantly in the late 1800s and early 1900s. Single-family homes, like bungalows and Cape Cods, range from $110,000 to $260,000. However, some investment properties and foreclosures have sold for less in recent years. "If you put some love into the homes and do some updating, you've got yourself a beautiful home," Oakley says. Victorian and American Foursquare duplexes sell between $100,000 and $270,000. "Some of them, on the inside, have the architecture, the crown molding, the hardwood flooring and everything that is so popular in new-build homes nowadays," Oakley says. "It's all there, it just needs to be refinished and brought back to life." Hopkins-Tifft has a median sale price of about $190,000, less than half the national median and about $50,000 lower than Buffalo's median.
The average housing value in Hopkins-Tifft is $178,000.
Cape Cods like this one in Hopkins-Tifft offer living on one level.
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Natural beauty is on display and celebrated in the neighborhood
Tifft Nature Preserve is a conservation area, spanning 264 acres with 5 miles of trails and boardwalks. The preserve is a top bird-watching location in Buffalo and the surrounding county, designated as an "Important Bird Area" by the National Audubon Society. Visitors can take a guided walk through the area in the warmer months, and snowshoe or cross-country ski during Buffalo's snowy extended winters. Buffalo and Erie County Botanical Gardens is in the neighborhood, at South Park. The glass conservatory was designed by Frederick Law Olmsted and opened in 1900. Since then, the space has undergone many renovations and additions and was added to the National Register of Historic Places in 1982.
Poinsettia Exhibit is one of the many annual events Hopkins-Tifft residents can explore at Buffalo Botanical Gardens.
The beautiful views of Lake Erie are one the many reasons to visit Hopkins-Tifft.
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The community gathers at long-standing restaurants and pubs like The Black Thorn
Locally owned restaurants, some of which have been around for decades, are around the neighborhood and along South Park Avenue and Seneca Street. "There's The Black Thorn, The Bistro, Doc Sullivan's and The Buffalo Irish Center, which has a wonderful kitchen," Oakley says. "Fish fries are very popular here on Friday nights, too. And that's not just during Lent, it's all year long." Shopping centers with Wegmans, Petco, Aldi, The Home Depot and TOPS are about 3 miles east, on the far side of Interstate 90.
The family that owns Talty's Tavern has been operating pubs in Hopkins-Tifft for over 100 years.
Blackthorn near Hopkins-Tifft is well known for one of the best fish fry in town.
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Downtown Buffalo and the interstate are a short drive away
Niagara Frontier Transportation Authority buses stop along Fuhrmann Boulevard and South Park Avenue, heading north across the Buffalo River into Downtown Buffalo. "The neighborhood is close to downtown and very accessible," Oakley says. "I can get downtown in less than 10 minutes via South Park Avenue." Interstate 90 is east of the neighborhood and connects north to Interstate 190. Mercy Hospital of Buffalo is less than a mile east, and Buffalo Niagara International Airport is about 12 miles northeast via I-90.
This bus line connects Hopkins-Tifft with Downtown Buffalo.
Hopkins-Tifft is about 12 miles from the Buffalo airport.
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Students can attend local schools or specialty schools across the city
Buffalo Public Schools is a district of choice, where students can attend neighborhood schools or any other school with open availability, so long as they're eligible. The nearest kindergarten through eighth-grade schools are Southside Elementary School, Lorraine Elementary School and Discovery School. Southside Elementary School is rated C by Niche, while the two others are rated C-plus. South Park High School is in the neighborhood and rated B.
Lorraine Elementary School in Abbott McKinley has over 700 students in grade PK-8.
The architect of South Park High School in Buffalo was Edward Green.
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Flooding is a risk in Hopkins-Tifft
The neighborhood is bordered north by the Buffalo River and west by Lake Erie and the Buffalo Harbor. According to First Street, Hopkins-Tifft has a major risk of flooding, with over 80% of homes at risk of flooding over the next 30 years. Flood insurance is recommended and, at times, necessary when obtaining a mortgage.
Hopkins-Tifft has plenty of wildlife to watch, including turtles, goose, deer and cranes.
The ship store at the marina at the Buffalo Harbour in Hopkins-Tifft has boat supplies and clothing.
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Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has Equal Renters and Owners
Demographics
Total Population
6,123
Median Age
38
Population under 18
26%
On par with the national average
23.8%
Population over 65
15.4%
On par with the national average
19.1%
Finances
Median Household Income
$44,338
Significantly below the national average
$71,702
Average Household Income
$53,160
Education and Workforce
High School Graduates
88.8%
College Graduates
11.5%
Below the national average
34.1%
Advanced Degrees
2%
Below the national average
13.3%
% Population in Labor Force
59.6%
Weather
Annual Precipitation
41''
Average Winter Low Temperature
19°F
Average Summer High Temperature
80°F
Annual Snowfall
86''
Area Factors
Somewhat Bikeable
Bike Score®
41/ 100
Car-Dependent
Walk Score®
5/ 100
Minimal Transit
Transit Score®
18/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
