Español

Este sitio también está en español. Leer en español

County in New York

Erie County, New York

Erie County, in New York, has 950,622 residents: No. 8 of 62 by population. Erie County has an FHA limit of $541,287 for one-unit homes. The typical home value here is $233,800. HUD's Fair Market Rent for a 2-bedroom apartment is $1,423 a month; to pay it without spending more than 30% of your income, you need to earn about $27.37 an hour.

WhatsApp

  • Typical home price

    $233,800

    −45% vs. New York −30% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Erie
    • New York
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $1,423 a month

    −41% vs. New York −19% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Erie
    • New York
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Erie
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    1.98% of value per year

    +28% vs. New York +111% vs. U.S.

    $4,622 a year for the typical owner

    • Erie
    • New York
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$295,625
3.4% more than 12 months ago
Typical rent
$1,480 a month
3.7% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Erie County today?

The monthly payment on a typical home with FHA would be about $2,142, that is, 35% of the typical household income in Erie County. For that payment to be 28% of income, a household would need to earn about $91,789 a year; the typical income here is $72,839. Homes here are worth 45% less than the average across New York. Here 66% of households live in a home they own; across New York it is 54%. The typical property tax is $4,622 a year (about 1.98% of home value), lower than in New York.

Renting is a stretch: 50% of renters put 30% or more of their income toward housing.

Sources: U.S. Census Bureau (Average 2020–2024).

Only here

What sets Erie County apart

  1. Erie County has the highest typical rent in its area: $1,090, more than any of its 6 neighboring counties; next is Genesee County ($929).

  2. Erie County has the highest typical home value in its area: $233,800, more than any of its 6 neighboring counties; next is Niagara County ($189,800).

  3. From 2020 to 2025, home prices in Erie County rose 58% on FHFA's index, faster than in New York (52%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Erie County

What homes there are in Erie County, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 59% of homes here, against 41% in New York.

Year built

The typical year built in Erie County is 1957, about the same as in New York (1959).

Homes in Erie County are bigger: 64% have 3 bedrooms or more; in New York, 49%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

About 92% of owner-occupied homes in Erie County are worth less than the FHA loan limit for this county ($541,287).

Monthly rent with utilities

By rent, most homes in Erie County cost less than HUD's 2-bedroom fair market rent ($1,423): about 74%.

With a mortgage

$1,619 a month

New York: $2,555 a month

Without a mortgage

$661 a month

New York: $958 a month

Owners with a mortgage

57%

New York: 58%

In Erie County, 57% of owners have a mortgage, and their typical cost is $1,619 a month, against $2,555 in New York. Without one it drops to $661.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in Erie County gained value faster than in New York: 52% against 35%.

Since 2015–2019, the typical rent in Erie County rose 32%, more than in New York (27%).

The typical household income in Erie County rose 25%: less than home values (+52%) and rent (+32%).

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureErie CountyNew YorkUnited States
Rental vacancy 3.8%3.8%5.5%
Homeowner vacancy 0.6%1.1%0.9%
More than one person per room 1.3%5.3%3.4%
People per household 2.262.492.53
Drive alone 72%49%69%
Carpool 8%6%9%
Public transit 3%22%3%
Walk or bike 3%6%3%
Work from home 13%15%15%
Other means 1%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes

Open rentals in Erie County look like those in New York: the rental vacancy rate is 3.8%.

Fewer households are short on space in Erie County: 1.3% have more than one person per room; in New York, 5.3%.

On average, a household in Erie County has 2.26 people, fewer than in New York (2.49).

To get to work, 72% of workers in Erie County drive alone; in New York, 49%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in Erie County?

A typical home is tight for the typical income

We start with a typical home of $233,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 35% of the typical household income here, which is $72,839 a year. For that payment to be 28% of income, a household would need to earn about $91,789 a year.

Your numbers

Local data
$

Starts at the typical home value in Erie County. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $8,183 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$2,142

at 7.18% · 30 years

Loan amount
$229,565
Total interest
$330,291
Paid off in
November 2056

Includes $3,948 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,700 a month

  • Tight

    $1,700 to $2,185 a month

    Your payment · 35%

  • Hard

    more than $2,185 a month

Compared with the typical household income in Erie County ($72,839 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,142
Principal & interest$1,555
Property tax$386
Home insurance$97
FHA mortgage insurance (MIP)$103

You need at least $8,183 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in Erie County

Here you'll see how prices have changed, how Erie County compares with New York and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Erie County rose 104% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here New York United States
In 2025 +6.2% +6.0% +2.9%
5 years (2020–2025) +58% +52% +47%
10 years (2015–2025) +104% +86% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Erie County compared with New York and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Erie $233,800
  • New York $423,800
  • United States $332,700
Typical rent a month
  • Erie $1,090
  • New York $1,621
  • United States $1,413
Typical household income a year
  • Erie $72,839
  • New York $85,974
  • United States $80,734
See the full table
Erie compared with New York and the United States
MeasureHereNew YorkU.S.
Residents950,62219,852,366334,922,499
Typical home value$233,800$423,800$332,700
Typical household income$72,839$85,974$80,734
Typical rent$1,090$1,621$1,413
Fair Market Rent (2 bedrooms)$1,423$2,402$1,750
Hourly wage to rent a 2-bedroom$27.37$46.19$33.65
Typical property tax$4,622$6,582$3,119
Effective tax rate1.98%1.55%0.94%
Households that own their home66%54%65%
Renters spending 30% or more on rent50%52%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: New York shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Erie County

For a typical $233,800 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $2,142 $8,183 $229,565 7.18% FHA MIP · $103 $15,197 580
Conventional, 5% down $2,099 $11,690 $222,110 7.18% PMI · $111 $18,704 620*
Conventional, 20% down, no PMI $1,750 $46,760 $187,040 7.18% None $53,774 620*
ITIN, 15% down (example) $1,966 $35,070 $198,730 8.18% None $42,084 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

Everything about buying in Erie County: income, limits and help How much house can I afford? Closing costs

Loan limits

FHA loans in Erie County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Erie County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Erie County, the typical owner pays $4,622 a year: about 1.98% of the home's value. That is more than the rest of New York and more than the national average.

  • Erie 1.98%
  • New York 1.55%
  • United States 0.94%

What New York publishes Basic STAR school tax relief (New York State Department of Taxation and Finance)

Exemptions and deadlines in New York

Is there a flood risk?

According to FEMA, in Erie County 1% of homes (3,298) are in a high-risk flood zone. Of those homes, 28% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Erie County

The natural hazards FEMA measures in Erie County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

FEMA rates the natural hazard risk in Erie County as relatively high.

FEMA builds that rating from three parts: expected loss, social vulnerability and community resilience.

In Erie County, FEMA expects natural hazards to cause $286 million in losses a year, counting buildings, people and crops.

For homes and buildings, the costliest hazard here is inland flooding, at about $205 million in losses a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively high $205 million a year
  2. TornadoRelatively high $2.9 million a year
  3. EarthquakeRelatively low $2.3 million a year
  4. HurricaneRelatively low $558,533 a year
  5. WildfireVery low $85,875 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Erie County is climate zone 5A in the home energy code (IECC): cold.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Seal air leaks and add insulation in the attic: ENERGY STAR says it lowers the chance of ice dams on the roof in snowy climates. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Put clear plastic film over the windows: it is inexpensive, cuts drafts, helps the house feel warmer in winter and reduces moisture on the glass. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$37.47$18.19 and $50.34
Plumbers, pipefitters and steamfitters$34.73$19.38 and $50.02
Heating, air conditioning and refrigeration mechanics$29.89$18.86 and $44.15
Roofers$30.09$23.26 and $37.09
Carpenters$30.53$20.51 and $40.08
Painters, construction and maintenance$25.64$18.77 and $46.12
Maintenance and repair workers, general$24.34$18.02 and $35.81

According to BLS, an electrician earns about $37.47 an hour in the Buffalo-Cheektowaga, NY area; a plumber, about $34.73.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Erie County

The typical rent in Erie County is $1,090 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

50% of renter households in Erie County spend 30% or more of their income on housing. 28% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,178 $22.65 $47,120
1 bedroom $1,203 $23.13 $48,120
2 bedrooms $1,423 $27.37 $56,920
3 bedrooms $1,732 $33.31 $69,280
4 bedrooms $1,977 $38.02 $79,080

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Erie County

Programs and counseling in Erie County

There are 5 HUD-approved housing counseling agencies in Erie County. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A family roasts marshmallows over a campfire at a forest campsite.

HUD counseling is free or low-cost

New York down payment programs

  1. SONYMA Down Payment Assistance Loan (DPAL)

    SONYMA second loan with no interest, forgiven after ten years, for the down payment with a SONYMA mortgage in New York

    The source does not say whether you must be a first-time buyer. Run by State of New York Mortgage Agency (SONYMA).

    Forgivable Verified November 5, 2026

  2. Achieving the Dream

    SONYMA mortgage at a very low fixed rate for low-income first-time buyers in New York, with a minimal down payment

    First-time buyers only. Run by State of New York Mortgage Agency (SONYMA).

    Forgivable Verified November 5, 2026

Which programs do I qualify for? See all New York programs

Help in Spanish in Erie County

2 of the 5 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • Buffalo Municipal Housing Authority Public housing and Section 8 vouchers (716) 855-6711
  • Town of Amherst Section 8 vouchers (716) 884-7791

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These agencies have an office in Erie County. The full list is on the New York counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • Belmont Housing Resources for Wny, Incorporated

    2393 Main St, Buffalo · Spanish

    Also serves in American Sign Language (ASL), German, and Russian.

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (716) 884-7791

  • NSC (naca Counseling Subsidiary) - Buffalo, NY

    135 Delaware Ave Ste 102, Buffalo · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (716) 834-6222

  • Buffalo Urban League, Inc.

    15 Genesee St, Buffalo

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 9 more
    (716) 250-2400
See every agency in New York

Places

Cities in Erie County

Each city has its own page with prices, rents and help. These are the largest.

See all 15 cities of Erie County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Erie County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Erie County in 2026?

Erie County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Erie County?

Erie County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Erie County?

The typical home value in Erie County is $233,800 (Average 2020–2024, U.S. Census). Across New York it's $423,800.

How much does it cost to rent in Erie County?

Erie County has a typical rent of $1,090 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,423 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Erie County?

About $27.37 an hour working full time (2,080 hours a year), or $56,920 a year, so the fair market rent of $1,423 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).