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West Side

West Side

Neighborhood in Buffalo, New York

Erie County 14201, 14213

$247,813 Average Value
$146 Average Price per Sq Ft
11 Homes For Sale

Growing in diversity of all kinds

West Side is on a roll with increased walkability, investment in small businesses and housing rehabilitation. "It's a great place to live, and plenty of diversity exists. Not just with race and ethnicity, but diversity in age, language, dress, opinion and lifestyle," says Mary Schaefer, the director of operations for West Side Community Services. Public parks add to the area's appeal, as does its proximity to downtown Buffalo and Niagara Falls. A large part of the neighborhood's charm exists in its colorful collection of small businesses and community organizations, including a "cluster of community gardens in empty lots throughout the residential streets," Schaefer notes. West Side is lively and quirky and has brought an increase in young renters and buyers over the past ten years.

Colorful homes and investment opportunities

Although 75% of the residents in West Side are renters, the area is a superb destination for those looking to set down roots and own. Schaefer states, "There are a lot of multi-unit houses with split floors and big front porches. They certainly aren't cookie-cutter though, and they vary in color, style and architecture." Investment opportunities are plentiful, and buyers can find homes between $150,000 and $340,000. A few outliers are on either side, like small bungalows needing love or large historic mansions that have been perfectly preserved for over 100 years, reaching upwards of $475,000. The narrow Victorian homes sell quickly, usually lasting only three weeks on the market. "Within the last ten years, there has been a big decrease in empty properties," Schaefer says.

A surprising amount of green space in a major city

The most extensive park in the area, Ralph Wilson Park, "Is undergoing a massive renovation and is set to reopen in the coming years," Schaefer informs. It's the busiest spot in the area on warm summer days, home to baseball diamonds, a dog park, a skatepark and a pool. While the park is undergoing renovations, residents can stretch their legs on the walking trails and soccer fields at Front Park or play a game of tennis on the provided courts. Living along the Niagara River has its perks, one of which is easy access to the Empire State Trail, a paved walking and biking trail that stretches over 750 miles throughout New York state up to the Canadian border.

No need for a bus with schools so close

Dr. Antonia Pantoja Community School is in the neighborhood and walkable for most students. The institution serves pre-k through 8th grade and is rated a C-minus by Niche. High Schoolers are likely to attend Leonardo Da Vinci High School, which receives a high grade of A-minus. The school not only has the highest level of diversity but holds a low student-teacher ratio of 10 to 1.

An involved community

Residents can count on various year-round community events, including picnics, outdoor festivals and civic engagements. "The area is very friendly to refugees and there are a few programs that work to help resettle them in West Side and get them involved with the neighborhood," Schaefer says. In addition, Kleinhans Music Hall, designated as a historic landmark and home to the award-winning Buffalo Philharmonic Orchestra, is conveniently located within the neighborhood.

Digging cars out of the snow

Because the houses sit tightly together, driveways and off-street parking are rare. And with upwards of 15 feet of snow every winter, street parking can be a struggle. Fortunately for residents, the area is very walkable, and "It's the kind of place where if your car does get stuck in a blizzard, strangers will help you push it out," Schaefer says. The Peace Bridge takes off from West Side, leading to Canada across the Niagara River. The Buffalo Metro Rail leads northeast, stopping at 16 stations, and Buffalo Niagara International Airport is less than 10 miles away.

Becoming a hub for eating local

Small markets for quick grocery trips are around. Still, for national grocers and familiar retailers, residents must head a few miles from the city to the shopping plazas and malls of Elmwood or Cheektowaga. The Left Bank is the neighborhood's premier dining location, serving Italian and global cuisine in a white tablecloth setting for over 30 years. Five Points Bakery and Butter Block are bakeries that share an intersection and compete for the attention of passer-byers on the street, with mouthwatering aromas luring customers in. Shaefer notes, "West Side Bazaar is just north of the neighborhood and is a non-profit organization that holds space for local restaurants and small businesses" to get their feet wet in the community.
Heather Haggerty
Written By
Heather Haggerty
Stefan Ludwig
Photography Contributed By
Stefan Ludwig
Mark Barakat
Video By
Mark Barakat

Agents Specializing in this Area

  • John Cook

    John Cook

    John Cook Real Estate LLC

    (716) 403-4149

    89 Total Sales

    1 in West Side

    $260,000 Price

    John Cook
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  • Bo Gurney

    Bo Gurney

    Gurney Becker & Bourne

    (716) 389-5286

    25 Total Sales

    1 in West Side

    $60,000 Price

    Bo Gurney
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  • Frank Zellner

    Frank Zellner

    HUNT Real Estate Corporation

    (716) 403-3013

    108 Total Sales

    1 in West Side

    $196,000 Price

    Frank Zellner
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  • Richard Miller

    Richard Miller

    Responds Quickly

    RESULTS REALTORS

    (585) 514-5023

    214 Total Sales

    1 in West Side

    $353,000 Price

    Richard Miller
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  • Meghan Parsons

    Meghan Parsons

    WNY Metro Roberts Realty

    (716) 274-9617

    92 Total Sales

    1 in West Side

    $239,990 Price

    Meghan Parsons
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  • Kamran Mazhar

    Kamran Mazhar

    Signature Real Estate Services

    (929) 552-5464

    67 Total Sales

    1 in West Side

    $137,500 Price

    Kamran Mazhar
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Schools

Source:
GreatSchools: The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process. View GreatSchools Rating Methodology
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Interested in learning more about homes in this area? Reach out to John Cook, an experienced agent in this neighborhood.

Parks in this Area

Transit

Airport

Buffalo Niagara International

22 min drive

Bus

15th St

Bus

Niagara St & Connecticut St

Bus

Normal Ave & Vermont St

Bus

West Ave & Pennsylvania Sreet

Bus

Niagara St & Hampshire St

Bus

Porter Ave & Jersey St

Bus

Niagara St & Jersey St

Crime and Safety

1 - Low Crime, 10 - High Crime West Side US
Homicide 5 4
Sexual Assault 4 4
Assault with Weapon 4 4
Robbery 6 4
Burglary 4 4
Motor Vehicle Theft 4 4
Larceny 4 4
Crime Score 4 4

Source: WhatIsMyCrimeRisk.com

West Side Demographics and Home Trends

On average, homes in West Side, Buffalo sell after 28 days on the market compared to the national average of 49 days. The median sale price for homes in West Side, Buffalo over the last 12 months is $240,000, up 13% from the median home sale price over the previous 12 months.

Housing Trends

Median List Price
$250,000
Median Sale Price
$240,000
Median Single Family Sale Price
$242,500
Median Townhouse Sale Price
$265,000
Median 2 Bedroom Sale Price
$322,000
Median Change From 1st List Price
0%
Last 12 months Home Sales
49
Median Home Sale Price YoY Change
13%
Average Price Per Sq Ft
$146

Neighborhood Facts

Number of Homes in Neighborhood
1,683
Number of Homes for Sale
11
Median Year Built
1900
Months of Supply
2.70
Average Single Family Home Size Sq Ft
1,723
Below the national average
1,933
Average Townhouse Size Sq Ft
2,378
Average 2 Bedroom Size Sq Ft
1,632
Average 1 Bedroom Size Sq Ft
1,087
Median Lot Size Sq Ft
3,484

Distribution of Home Values

Source: Public Records

Homes for Sale

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Homes for Rent

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Interested in learning more about homes in this area? Reach out to John Cook, an experienced agent in this neighborhood.

Average Home Value

Source: Public Records

Property Mix - Square Feet

This Neighborhood Has More Renters

Demographics

Total Population
11,986
Median Age
34
Population Density
18 ppl/acre
Population under 18
26.6%
On par with the national average
23.8%
Population over 65
12%
Below the national average
19.1%

Finances

Median Household Income
$40,565
Significantly below the national average
$71,702
Average Household Income
$59,295

Education and Workforce

High School Graduates
76.1%
Below the national average
89.1%
College Graduates
31%
On par with the national average
34.1%
Advanced Degrees
12.6%
% Population in Labor Force
66.7%

Weather

Annual Precipitation
40''
Average Winter Low Temperature
19°F
Average Summer High Temperature
80°F
Annual Snowfall
188''

Area Factors

Very Bikeable

Bike Score®

74 / 100

Very Walkable

Walk Score®

84 / 100

Some Transit

Transit Score®

47 / 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.

Learn How Walk Score Works

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Reviews

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New York Erie County Buffalo
West Side
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.
NEIGHBORHOOD
West Side
John Cook
John Cook Real Estate LLC
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John Cook
John Cook
John Cook Real Estate LLC
Agent experienced in this area
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