$272,459Average Value$170Average Price per Sq Ft16Homes 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.
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.
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.
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.
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.
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
Are you familiar with the West Side neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
West Side
US
Homicide
5
4
Sexual Assault
5
4
Assault with Weapon
4
4
Robbery
4
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 41 days on the market compared to the national average of 55 days. The median sale price for homes in West Side, Buffalo over the last 12 months is $275,000, up 4% from the median home sale price over the previous 12 months.
Welcome to The Triangle House, brought to life by Artist Ben Perrone and Architect Kevin Connors! This home boasts 1,700 Square Feet of economically engineered living space. Situated on a 6,000 Square Foot lot overlooking a quiet park, this home is ready to be appreciated by the artist in you. The home opens up to a beautiful open floorplan with a Pneumatic Elevator and suspended staircase
Courtland Van DeusenColdwell Banker Integrity Real Estate
Step into timeless elegance with this beautifully renovated 3-bedroom, 2-full bath home that blends historic character with modern upgrades. Every inch of this residence has been thoughtfully updated during a comprehensive renovation just five years ago—including new flooring, light fixtures, furnace, central air conditioning, hot water tank, updated electric service, and the convenience of
180 Richmond Avenue presents a rare opportunity to own a fully rented, cash-flowing four-unit property in the heart of Buffalo’s vibrant Elmwood Village/Five Points neighborhood. Exceptionally maintained and thoughtfully updated, this investment property features a curated mix of apartments with distinct character, generous living spaces, and quality finishes that attract long-term tenants. The
Seller will consider offers starting at $139,900. Welcome to 170 16th Street! This 4/2 double is perfect for investors and owner-occupants. Situated in one of Buffalo’s most sought-after neighborhoods, within walking distance to The Elmwood Village, Allentown, and Five Points. The front unit features a covered porch, spacious living room and dining room with a bay window that fills the space with
PRIME DEVELOPMENT OPPORTUNITY ON BUFFALO'S VIBRANT WEST SIDE! Located at the corner of Hampshire St & 18th St, this level vacant residential lot is brimming with potential. Zoned N-2R this could be the location of your single-family home (detached house), a two-family duplex (attached or stacked units), or a smart buy-and-hold real estate investment strategy. The level topography simples site
Turnkey 8 unit investment opportunity in the heart of Buffalo’s West Side! 227 14th Street consists of two separate buildings on one lot, offering a total of eight fully rented, income producing apartments. All units were updated prior to current tenancy, featuring modernized kitchens, bathrooms, flooring, and finishes that help support strong rental demand and low maintenance ownership. Major
Opportunity knocks on Bremen Street! This 1925-built two-family home sits in the heart of Buffalo's West Side steps away from the Five Points, just off Vermont Street and close to public transportation, dining, and all the neighborhood has to offer. Each unit features 2 bedrooms and 1 full bath with separate gas and electric meters — ideal for the owner-occupant looking to offset their mortgage
Welcome to the rare commercial mixed opportunity you have been searching for! This almost 9000 sq ft building has one large and one small apartment, as well as other space gutted to studs waiting to be finished. So many opportunities for live and work space! Rezoned from N2R to N2C! Large flat roof could be finished for roof terrace. The building went through extensive renovations in the 1990’s
Welcome to 380 Fargo, a property where you can get the best of both worlds! There are 2 houses on one lot. The front house is a spacious 2 family home that's fully occupied with a massive covered front porch. The rear property is a single family carriage house tucked away, creating privacy. This property has ample parking behind the first house. Located next door to a community garden, you'll
Welcome to 767 West Ave, a prime investment opportunity on Buffalo's West Side! This beautifully renovated multi-family property features four spacious apartments, each with modern finishes, updated kitchens, and bathrooms, plus a finished attic space for added versatility. Located in a desirable neighborhood with easy access to amenities and public transportation, this turnkey building is ready
Excellent two-family well-maintained house for sale. It's located at the heart of west side Buffalo. This house is located at the hub of all types of communications. 14th St is most valuable street at West Side. Nearby Massachusetts Ave added additional value to the property. The structure of the house is in excellent condition. No major issues at all. Furnaces are almost new. The large garage
Rare and limitless opportunity to own an exceptional **4,655 sq. ft. all-brick 3-unit property** in a prime Buffalo location, minutes from Downtown, Allentown, Elmwood Village, the waterfront, Peace Bridge and I-190 access. Spacious owner’s unit lives more like a single-family home, offering 3 bedrooms, 1.5 baths, first-floor laundry and generously sized rooms throughout. Extra large living room
This 3 bedroom, 1 bath home on Plymouth Avenue has already taken care of the big decisions for you. The roof was replaced in 2021, along with a full update to the electrical service, bringing new 100-amp service throughout. A new furnace was installed that same year, followed by a complete HVAC system replacement in 2023. The hot water tank is also from 2023, and the plumbing was upgraded
Rare opportunity to own a fully vacant four unit investment or owner-occupied property on Buffalo's growing West Side. Easy to show and ready for its next owner, this property offers immediate value add potential with the flexibility to renovate, lease, or owner occupy. A brand new roof provides added peace of mind and long term value. Located near D'Youville University and Front Park, the
Generously sized lot on Porter Ave in downtown Buffalo with 55' of frontage, 6,400sqft of lot space and existing 2 car garage. Property is zoned N-2R to allow a multitude of residential uses; single family, multifamily and the like. Situated on a significant stretch of Porter Ave that's two blocks from Symphony Circle, steps from D'youville College, minutes to downtown and close proximity to the
Located in the Lower West Side neighborhood and adjacent to Allentown and Elmwood Village, these brand new units are within walking distance of D’Youville, Front Park, and LaSalle Park and a short 5-10 minute drive to Allentown and Elmwood Village. This recently renovated property lies less than a mile from I-190 and the Peace Bridge, providing easy access to Downtown Buffalo, Grand Island, Fort
Under new management, this property offers large renovated one bedroom units featuring hardwood floors, attached balcony or porch. Steps to Kleinhans Music hall and a short 5 min walk to Allentown, the building is minutes away from restaurants, shopping and public transportation. The property offers a quiet setting for home while still being close to all the city has to offer. Walk out
Discover your new home in the desirable Front Park district of Buffalo, NY. This charming property offers a comfortable living experience with easy access to various local amenities, including several excellent restaurants and department stores. Enjoy a quick 16-minute commute to the ECMC Health Campus and take advantage of the nearby Freedom Park, perfect for leisurely strolls and outdoor
Property Id: 2113899 Fully renovated 2 bed 2 Bath apartment! The space * 2 king size beds & 2 FULL bathrooms! * Everything is brand new! * Central Heating and cooling * Dishwasher * Fully equipped kitchen * FREE In-unit laundry * FAST WIFI * Walk-in closet WELCOME TO WESTSIDE FLATS. This fully renovated, 3rd floor apartment in the historic
Welcome to your new home in the charming Front Park district of Buffalo, NY! Enjoy the convenience of living close to a variety of excellent restaurants and department stores, all just minutes away. The ECMC Health Campus is a quick 16-minute drive, making this property an ideal choice for healthcare professionals or anyone in need of easy access to medical services.This property boasts
Property Id: 2263455 The space *Single family house *Fully furnished *Flexible leases *Four Queen beds *HEAT & AC *FREE washer & dryer *Dishwasher *Beautiful backyard *Fully equipped kitchen *Option to rent Garage *Driveway *Utilities included *Smart TV & Wi-Fi Welcome to this stunning and recently updated 4-bedroom,
Property Id: 1744655 The space *Single family house *Fully furnished *Flexible leases *Four Queen beds *HEAT & AC *FREE washer & dryer *Dishwasher *Beautiful backyard *Fully equipped kitchen *Option to rent Garage *Driveway *Utilities included *Smart TV & Wi-Fi Welcome to this stunning and recently updated 4-bedroom,
Welcome to your new home in the charming Front Park district of Buffalo! This well-appointed property offers a comfortable living space, perfect for those looking to enjoy the vibrant lifestyle that this area has to offer.Key property features include multiple bedrooms and bathrooms, providing ample space for all your needs. With a central heating and cooling system, air conditioning, and
The advertised rate of $5,548/month is the lowest available price, based on a 30 day(s) stay with a move-in date of August 23, 2026.Rates vary depending on the duration of stay, season, and other parameters. For exact pricing and additional pricing components, please visit our website and enter your desired move-in and move-out dates. The rate is applicable when billed upfront; it can be
Property Id: 2263447 Fully renovated 2 bed 2 Bath apartment! The space * 2 king size beds & 2 FULL bathrooms! * Everything is brand new! * Central Heating and cooling * Dishwasher * Fully equipped kitchen * FREE In-unit laundry * FAST WIFI * Walk-in closet WELCOME TO WESTSIDE FLATS. This fully renovated, 3rd floor apartment in the historic
Charming 500 Sq Ft Apartment Across from D'Youville UniversityEnjoy comfortable city living in this bright 500 sq ft apartment located just steps from D'Youville University. Perfect for students, faculty, or professionals who want a convenient location with neighborhood charm.This cozy apartment offers an efficient layout with a spacious living/sleeping area, a private entrance,
1 bedroom, 1 bathroom apartment on the westside of Buffalo. Close to bustling Niagara Street, easy access to 190 and the Shoreline bike path. $900.00/mo, $900 security deposit. Building is smoke-free. Tenants pay electric and gas. Applicants are to complete a rental application. Pets are case-by-case with max size and added rent of $25 per month pet fee. Tenants pay gas and electric. No laundry.
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