Español

Este sitio también está en español. Leer en español

City · 30,198 residents · Niagara County, New York

North Tonawanda , New York

In North Tonawanda, a typical home is worth $197,200 and typical rent is $934 a month. Home values, rent and income are very close to those of all of Niagara County.

WhatsApp

  • Typical home value

    $197,200

    4% above the county

    53% below New York

    • North Tonawanda
    • Niagara
    • New York

  • Typical rent

    $934a month

    4% above the county

    42% below New York

    • North Tonawanda
    • Niagara
    • New York

  • Typical household income

    $66,961a year

    4% below the county

    22% below New York

    • North Tonawanda
    • Niagara
    • New York

  • Households that own their home

    70%

    1 points below the county

    16 points above New York

    • North Tonawanda
    • Niagara
    • New York

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

Market now, with Zillow data

Zillow data
Typical home value
$285,376
3.9% more than 12 months ago
Typical rent
$1,341 a month
about the same as 12 months ago

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

North Tonawanda is in Niagara County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Niagara County. See the county

Data updated: October 1, 2026 11 official sources

The homes here

Housing in North Tonawanda

What homes there are in North Tonawanda, 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

The detached house is the most common home in North Tonawanda: 67% of homes, near the figure in Niagara County (68%).

Year built

In North Tonawanda, half of the homes were built before 1955; in Niagara County, before 1958.

Homes in North Tonawanda are smaller: 61% have 3 bedrooms or more; in Niagara County, 64%.

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

The FHA limit for Niagara County is high ($541,287): at least 97% of owner-occupied homes in North Tonawanda are worth less than $500,000.

Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for Niagara County is $1,423; about 87% of rents in North Tonawanda are below it.

With a mortgage

$1,462 a month

Niagara County: $1,533 a month

Without a mortgage

$653 a month

Niagara County: $645 a month

Owners with a mortgage

61%

Niagara County: 54%

In North Tonawanda, 61% of owners have a mortgage; their typical cost is $1,462 a month, about the same as in Niagara County.

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

From 2015–2019 to 2020–2024, the typical home value in North Tonawanda rose 61%; in Niagara County, it rose 51%.

The typical rent in North Tonawanda rose 32% over the same time; in Niagara County, it rose 28%.

Housing prices ran ahead of income in North Tonawanda: typical income rose 15%, against +61% for home values and +32% for rent.

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

MeasureNorth TonawandaNiagara CountyNew YorkUnited States
Rental vacancy Unreliable estimate4.3%3.8%5.5%
Homeowner vacancy Unreliable estimate0.8%1.1%0.9%
More than one person per room Unreliable estimate1.2%5.3%3.4%
People per household 2.142.242.492.53
Drive alone 77%77%49%69%
Carpool 5%7%6%9%
Public transit Unreliable estimate1%22%3%
Walk or bike 3%3%6%3%
Work from home 15%11%15%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Niagara County, a household in North Tonawanda has 2.14 people on average.

Many people here do not commute at all: 15% work from home; in Niagara County, 11%.

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 for a home in North Tonawanda?

A typical home is tight for the typical income

We start with a typical home in North Tonawanda, worth $197,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 33% of the typical household income in North Tonawanda, which is $66,961 a year. For that payment to be 28% of income, a household would need to earn about $80,026 a year.

The calculator's FHA and conventional loan limits are those of all of Niagara County.

Your numbers

Local data
$

Starts at the typical home value in North Tonawanda. 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 $6,902 (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

$1,867

at 7.18% · 30 years

Loan amount
$193,628
Total interest
$278,586
Paid off in
November 2056

Includes $3,330 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,562 a month

  • Tight

    $1,562 to $2,009 a month

    Your payment · 33%

  • Hard

    more than $2,009 a month

Compared with the typical household income in North Tonawanda ($66,961 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,867
Principal & interest$1,312
Property tax$386
Home insurance$82
FHA mortgage insurance (MIP)$87

You need at least $6,902 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.

The city and its county

North Tonawanda and Niagara County

North Tonawanda is in Niagara County, New York. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

North Tonawanda's own numbers

Typical home value
$197,200
Typical monthly rent
$934
Typical yearly household income
$66,961
Households that own their home
70%
Effective property tax rate
2.35%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Niagara County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,423
Price change over 5 years (FHFA)
+59%
Homes in a high flood-risk zone
2.3%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Niagara County.

Everything about Niagara County

Buying

Buying a home in North Tonawanda

A typical home in North Tonawanda is worth $197,200: 4% above the county and 53% below New York. With the typical household income in North Tonawanda ($66,961 a year), a typical home costs 2.9 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • North Tonawanda 2.9 years
  • Niagara 2.7 years
  • New York 4.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Niagara County

According to FHFA’s house price index, home prices in Niagara County rose 107% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Niagara County.

Period County New York U.S.
Last year (2025) +6.6% +6.0% +2.9%
5 years (2020–2025) +59% +52% +47%
10 years (2015–2025) +107% +86% +85%

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

North Tonawanda next to Niagara County, New York and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • North Tonawanda $197,200
  • Niagara $189,800
  • New York $423,800
  • United States $332,700
Typical monthly rent
  • North Tonawanda $934
  • Niagara $899
  • New York $1,621
  • United States $1,413
Typical yearly household income
  • North Tonawanda $66,961
  • Niagara $69,633
  • New York $85,974
  • United States $80,734
See the full table
North Tonawanda next to Niagara County and New York
Measure North Tonawanda Niagara County New York U.S.
Typical home value $197,200 $189,800 $423,800 $332,700
Typical monthly rent $934 $899 $1,621 $1,413
Typical yearly household income $66,961 $69,633 $85,974 $80,734
Households that own their home 70% 71% 54% 65%
Typical yearly property tax $4,636 $4,155 $6,582 $3,119
Effective property tax rate 2.35% 2.19% 1.55% 0.94%
Renters with high rent for their income 51% 49% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Niagara County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in North Tonawanda

For a typical $197,200 home in North Tonawanda, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, North Tonawanda's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,867a month

    Least cash to close
    Down payment
    $6,902
    Cash to close
    $12,818
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $87

  • Conventional, 5% down $1,831a month

    Down payment
    $9,860
    Cash to close
    $15,776
    Rate
    7.18%
    Mortgage insurance
    PMI · $94

  • Conventional, 20% down, no PMI $1,537a month

    Down payment
    $39,440
    Cash to close
    $45,356
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,719a month

    Down payment
    $29,580
    Cash to close
    $35,496
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • 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.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for North Tonawanda and for Niagara County.

Property tax

Effective rate in North Tonawanda

2.35%of the home’s value each year

$4,636 a year for the typical owner in North Tonawanda.

  • North Tonawanda 2.35%
  • Niagara 2.19%
  • New York 1.55%

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

Exemptions and deadlines in New York

Flood risk in Niagara County

FEMA does not publish these numbers by city: they are for all of Niagara County.

Homes in the high-risk zone
2.3%
1,834
Of those, with NFIP insurance
20%
County New York U.S.
Homes in the high-risk zone 2.3% 2% 3.5%
Of those, with NFIP insurance 20% 76% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in North Tonawanda

Typical rent in North Tonawanda is $934 a month: 4% above the county. In North Tonawanda, 51% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Niagara County, by unit size. To pay the 2-bedroom one ($1,423 a month) without spending more than 30% of your income, you would need to earn $27.37 an hour working full time.

HUD fair market rent for all of Niagara County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
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

By ZIP code

Fair market rent by ZIP code in North Tonawanda

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). North Tonawanda is in ZIP code 14120.

For 2 bedrooms it is $1,340: $83 less than the fair market rent for Niagara County ($1,423).

  • 14120 $1,340$1,630

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for North Tonawanda when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in North Tonawanda

HUD lists 6 buildings with rents for lower incomes in North Tonawanda. These are the largest.

  • Carousel Park Apts 100 Oliver St, North Tonawanda 14120 162 homes, 161 low-income · Studio: 33 · 1 bd: 129 · In service since 2005 · For families
  • Bishop Gibbons Apts 1110 Payne Ave, North Tonawanda 14120 120 low-income homes · For older adults (716) 694-2558
  • Grant Street Apartments 25 Grant St, North Tonawanda 14120 52 low-income homes · 1 bd: 44 · 2 bd: 8 · In service since 2020 · For people with disabilities, people experiencing homelessness
  • Elizabeth C Harvey Apts 525 Oliver St, North Tonawanda 14120 24 low-income homes · 1 bd: 20 · 2 bd: 4 · In service since 2003 · For people with disabilities
  • Niagara Village 6935 Village Dr, North Tonawanda 14120 24 low-income homes · For people with disabilities (716) 731-2965

See all 55 buildings in Niagara County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in North Tonawanda

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Niagara County. The nearest ones are below; many serve by phone or online.

A man smiles on a bench outside his apartment building.

HUD counseling is free or low-cost

Assistance programs in North Tonawanda

No down payment, repair or rent-help program on our list is for North Tonawanda or Niagara County. The ones below are statewide in New York: they work in North Tonawanda the same as in the rest of the state.

Which programs do I qualify for? All programs in New York

Housing counselors near North Tonawanda

The HUD-approved agencies closest to the center of North Tonawanda, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Belmont Housing Resources for Wny, Incorporated

    2393 Main St, Buffalo · 8 miles away · 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

  • Operation Hope- Buffalo Ny Branch

    752 E Delavan Ave, Buffalo · 9 miles away

    • Mortgage delinquency workshops
    • Fair housing pre-purchase workshops
    • and 4 more
    (716) 342-5580

  • Buffalo Urban League, Inc.

    15 Genesee St, Buffalo · 11 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 9 more
    (716) 250-2400

All counseling agencies in New York

Help in Spanish near North Tonawanda

1 of the 3 agencies on this list says it serves 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.

Housing authorities of North Tonawanda

In HUD’s record, no housing authority with an office in Niagara County is named for North Tonawanda or Niagara County.

3 other authorities have an office in Niagara County: see the list Source: HUD

Cities

Other cities in Niagara County

These cities are also in Niagara County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Niagara County Housing in New York

Nearby cities

The cities closest to North Tonawanda, with the typical home value.

Neighboring counties

If Niagara County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in North Tonawanda.

All guides
A father holds his baby and his young son by a white picket fence.

Questions

Housing questions about North Tonawanda

Short answers with the numbers for North Tonawanda and all of Niagara County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in North Tonawanda?

The typical home value in North Tonawanda is $197,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Niagara County it is $189,800.

How much does it cost to rent in North Tonawanda?

Typical rent in North Tonawanda is $934 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Niagara County is $1,423.

What is the FHA loan limit in North Tonawanda?

North Tonawanda uses the FHA limit for all of Niagara County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in North Tonawanda?

The typical homeowner in North Tonawanda pays $4,636 a year, according to the U.S. Census Bureau. That is 2.35% of the home’s value; in Niagara County, the rate is 2.19%.

Where can I find free help to buy or rent in North Tonawanda?

We found no HUD-approved counseling agencies with an office in Niagara County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).