In Williamsville, a typical home is worth $278,900 and typical rent is $1,404 a month. Compared with all of Erie County, typical household income is 36% higher and typical rent is 29% higher.
Typical home value from Zillow, September 2021 to September 2026: from $312,101 to $417,142.
Typical rent
$2,144a month
▲ 4.8% more than 12 months ago
Typical rent from Zillow, March 2022 to September 2026: from $1,706 to $2,144.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Williamsville is in Erie 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 Erie County. See the county
What this place has that others do not, from public data, most unusual first.
1
Nearby, in Eggertsville, the typical rent is $886: 37% less than in Williamsville ($1,404).
2
Nearby, in Cheektowaga, the typical home value is $185,500: 33% less than in Williamsville ($278,900).
3
The typical household income in Williamsville is $98,850,36% more than in Erie County as a whole ($72,839).
4
The typical rent in Williamsville is $1,404 a month, 29% more than in Erie County as a whole ($1,090).
5
The typical home in Williamsville is worth $278,900,19% more than in Erie County as a whole ($233,800).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Williamsville
What homes there are in Williamsville, 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 houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Williamsville
Erie County
New York
United States
Kind of home: Williamsville and its comparisons
Measure
Williamsville
Erie County
New York
United States
Detached house
62%
59%
41%
61%
Attached house
7%
3%
6%
6%
Building of 2 to 4
19%
23%
17%
8%
Apartments (5 or more)
Unreliable estimate
13%
35%
19%
Mobile home
Unreliable estimate
2%
2%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
In Williamsville, 6 in 10 homes are single-family detached houses, about the same as in Erie County.
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
Williamsville
Erie County
New York
United States
Year built: Williamsville and its comparisons
Measure
Williamsville
Erie County
New York
United States
Before 1960
74%
55%
52%
26%
1960–1979
19%
22%
22%
24%
1980–1999
Unreliable estimate
13%
14%
25%
2000–2009
Unreliable estimate
5%
6%
14%
2010 or later
Unreliable estimate
5%
6%
11%
In Williamsville, half of the homes were built before 1948; in Erie County, before 1957.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200K15%
$200K–$300K41%
$300K–$500K33%
$500K–$750K9%
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Williamsville and its comparisons
Measure
Williamsville
Under $100K
Unreliable estimate
$100K–$200K
15%
$200K–$300K
41%
$300K–$500K
33%
$500K–$750K
9%
$750K–$1M
Unreliable estimate
$1M or more
Unreliable
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,49939%
$1,500–$1,99933%
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Williamsville and its comparisons
Measure
Williamsville
Under $500
Unreliable estimate
$500–$999
Unreliable estimate
$1,000–$1,499
39%
$1,500–$1,999
33%
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable estimate
$3,000 or more
Unreliable
With a mortgage
$1,857 a month
Erie County: $1,619 a month
Without a mortgage
$918 a month
Erie County: $661 a month
Owners with a mortgage
57%
Erie County: 57%
Owning costs more in Williamsville: with a mortgage, the typical cost is $1,857 a month; in Erie County, $1,619. Without one, $918.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Williamsville+63%
Erie County+52%
New York+35%
United States+53%
Typical rent
Williamsville+42%
Erie County+32%
New York+27%
United States+33%
Typical household income
Williamsville+38%
Erie County+25%
New York+26%
United States+29%
Change since 2015–2019: Williamsville and its comparisons
Measure
Williamsville
Erie County
New York
United States
Typical home value
+63%
+52%
+35%
+53%
Typical rent
+42%
+32%
+27%
+33%
Typical household income
+38%
+25%
+26%
+29%
From 2015–2019 to 2020–2024, the typical home value in Williamsville rose 63%; in Erie County, it rose 52%.
Since 2015–2019, the typical rent in Williamsville rose 42%, more than in Erie County (32%).
Housing prices ran ahead of income in Williamsville: typical income rose 38%, against +63% for home values and +42% for rent.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Williamsville and its comparisons
Measure
Williamsville
Erie County
New York
United States
Rental vacancy
Unreliable estimate
3.8%
3.8%
5.5%
Homeowner vacancy
Unreliable estimate
0.6%
1.1%
0.9%
More than one person per room
Unreliable estimate
1.3%
5.3%
3.4%
People per household
1.92
2.26
2.49
2.53
Drive alone
65%
72%
49%
69%
Carpool
Unreliable estimate
8%
6%
9%
Public transit
Unreliable estimate
3%
22%
3%
Walk or bike
Unreliable estimate
3%
6%
3%
Work from home
25%
13%
15%
15%
Other means
Unreliable estimate
1%
2%
2%
Typical commute
10 to 19 minutes
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
Households in Williamsville are smaller: 1.92 people on average; in Erie County, 2.26.
Many people here do not commute at all: 25% work from home; in Erie County, 13%.
Do the math
What would you pay each month for a home in Williamsville?
A typical home is tight for the typical income
We start with a typical home in Williamsville, worth $278,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 32% of the typical household income in Williamsville, which is $98,850 a year. For that payment to be 28% of income, a household would need to earn about $112,782 a year.
The calculator's FHA and conventional loan limits are those of all of Erie County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Williamsville. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $9,762 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$2,632
at 7.18% · 30 years
Loan amount
$273,848
Total interest
$394,003
Paid off in
November 2056
Includes $4,710 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $2,307 a month
Tight
$2,307 to $2,966 a month
Your payment · 32%
Hard
more than $2,966 a month
Compared with the typical household income in Williamsville ($98,850 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$1,855
Property tax
$537
Home insurance
$116
FHA mortgage insurance (MIP)
$123
You need at least $9,762 for the down payment, plus closing costs.
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.
Total monthly payment $2,632; principal and interest $1,855.
The city and its county
Williamsville and Erie County
Williamsville is in Erie 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).
Williamsville
Map of Erie County, New York, with Williamsville marked. Around it, the neighboring counties.
Williamsville
Erie County
Other cities with a page
Williamsville's own numbers
Typical home value
$278,900
Typical monthly rent
$1,404
Typical yearly household income
$98,850
Households that own their home
64%
Effective property tax rate
2.31%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Erie 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)
+58%
Homes in a high flood-risk zone
1%
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 Erie County.
A typical home in Williamsville is worth $278,900: 19% above the county and 34% below New York. With the typical household income in Williamsville ($98,850 a year), a typical home costs 2.8 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.
Williamsville2.8 years
Erie3.2 years
New York4.9 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Erie County
According to FHFA’s house price index, home prices in Erie County rose 104% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Erie County.
Yearly change in FHFA’s price index in Erie County, 2016 to 2025
2016: +4.5% +4.5% 2016
2017: +5.7% +5.7% 2017
2018: +6.6% +6.6% 2018
2019: +4.8% +4.8% 2019
2020: +5.1% +5.1% 2020
2021: +12.3% +12.3% 2021
2022: +14.5% +14.5% 2022
2023: +8.6% +8.6% 2023
2024: +6.2% +6.2% 2024
2025: +6.2% +6.2% 2025
Change in FHFA’s price index in Erie County, New York and the United States
Period
County
New York
U.S.
Last year (2025)
+6.2%
+6.0%
+2.9%
5 years (2020–2025)
+58%
+52%
+47%
10 years (2015–2025)
+104%
+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
Williamsville next to Erie 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
Williamsville$278,900
Erie$233,800
New York$423,800
United States$332,700
Typical monthly rent
Williamsville$1,404
Erie$1,090
New York$1,621
United States$1,413
Typical yearly household income
Williamsville$98,850
Erie$72,839
New York$85,974
United States$80,734
See the full table
Williamsville next to Erie County and New York
Measure
Williamsville
Erie County
New York
U.S.
Typical home value
$278,900 ▲19% above the county
$233,800
$423,800
$332,700
Typical monthly rent
$1,404 ▲29% above the county
$1,090
$1,621
$1,413
Typical yearly household income
$98,850 ▲36% above the county
$72,839
$85,974
$80,734
Households that own their home
64% ▼2 points below the county
66%
54%
65%
Typical yearly property tax
$6,436 ▲39% above the county
$4,622
$6,582
$3,119
Effective property tax rate
2.31% ▲0.33 points above the county
1.98%
1.55%
0.94%
Renters with high rent for their income
46% ▼4 points below the county
50%
52%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Erie 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 Williamsville
For a typical $278,900 home in Williamsville, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Williamsville's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$2,632a month
Least cash to close
Down payment
$9,762
Cash to close
$18,129
Rate
7.18%
Mortgage insurance
FHA MIP · $123
Conventional, 5% down$2,580a month
Down payment
$13,945
Cash to close
$22,312
Rate
7.18%
Mortgage insurance
PMI · $132
Conventional, 20% down, no PMI$2,165a month
Down payment
$55,780
Cash to close
$64,147
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$2,422a month
Down payment
$41,835
Cash to close
$50,202
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Williamsville
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$2,632
$9,762
$273,848
7.18%
FHA MIP · $123
$18,129
580
Conventional, 5% down
$2,580
$13,945
$264,955
7.18%
PMI · $132
$22,312
620*
Conventional, 20% down, no PMI
$2,165
$55,780
$223,120
7.18%
None
$64,147
620*
ITIN, 15% down (example)
$2,422
$41,835
$237,065
8.18%
None
$50,202
Set by the lender
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.
Typical rent in Williamsville is $1,404 a month: 29% above the county. In Williamsville, 46% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Erie 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.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Erie County (Fiscal year 2027)
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 Williamsville
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Williamsville is in ZIP code 14221.
For 2 bedrooms it is $1,970: $547 more than the fair market rent for Erie County ($1,423).
Fair market rent by ZIP code and size in Williamsville, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
14221
$1,630
$1,670
$1,970
$2,400
$2,740
ZIP code2 bd3 bd
14221 $1,970$2,400
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Williamsville 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
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.
There are 5 HUD-approved agencies with an office in Erie County; 2 say they serve in Spanish.
No down payment, repair or rent-help program on our list is for Williamsville or Erie County. The ones below are statewide in New York: they work in Williamsville the same as in the rest of the state.
SONYMA second loan with no interest, forgiven after ten years, for the down payment with a SONYMA mortgage in New York.Offered by State of New York Mortgage Agency (SONYMA).
SONYMA mortgage at a very low fixed rate for low-income first-time buyers in New York, with a minimal down payment.Offered by State of New York Mortgage Agency (SONYMA).
The HUD-approved agencies closest to the center of Williamsville, in a straight line, nearest first. If one says it serves in Spanish, its card says so.
No legal help resource on our list is for Williamsville or Erie County in particular.
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.
Short answers with the numbers for Williamsville and all of Erie 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 Williamsville?
The typical home value in Williamsville is $278,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Erie County it is $233,800.
How much does it cost to rent in Williamsville?
Typical rent in Williamsville is $1,404 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Erie County is $1,423.
What is the FHA loan limit in Williamsville?
Williamsville uses the FHA limit for all of Erie 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 Williamsville?
The typical homeowner in Williamsville pays $6,436 a year, according to the U.S. Census Bureau. That is 2.31% of the home’s value; in Erie County, the rate is 1.98%.
Where can I find free help to buy or rent in Williamsville?
There are 5 HUD-approved counseling agencies with an office in Erie County. 2 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.
