Best Buffalo Suburbs To Live For 2020


We analyzed over 20 places around Buffalo to identify the most in demand places to live.

Editor’s Note: Data has been updated for 2020. This is our sixth time ranking the best Buffalo suburbs.

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Big city living isn't for everyone--but at the same time, urban areas certainly have their perks.

There's the culture, the food, the arts, the food, the energy, and you know, the food. But there are drawbacks. There's traffic, expensive parking, expensive housing--pretty much, expensive everything, depending on which big city you're looking at.

But that's where the suburbs come in--they have all of the benefits of being near big cities, without actually having to be big cities.

Of course, not all suburbs of Buffalo are created equally, which is precisely why we set out to find the best ones. So without further ado...

What's the best suburb of Buffalo? Orchard Park ranks as the best suburb of Buffalo for 2020 based on the most recent Census and FBI data. If you happen to be a resident of Orchard Park, you're probably not too surprised to find it on the top our list.

We'll tell you what makes each of these 10 Buffalo 'burbs better than the rest--but first, a bit about our methodology.

Note: This result may differ from our state wide data as we did not include commute times and crime for this analysis to allow for a larger selection of suburbs.
Or feel free to check out some more reading about New York:

The 10 Best Buffalo Suburbs To Live For 2020

Overall SnackAbility

7
/10

Population: 3,154
Rank Last Year: 2 (Up 1)
Median Income: $89,762
Unemployment Rate: 1.8%
Poverty Rate: 1.6%
More on Orchard Park: Real Estate | Data

Orchard Park is always mentioned as one of the best suburbs in the Buffalo area. We'll tell you the good about "Awesome Orchard Park."

Everyone here is rich; families average $89,762 a year, which is the 1st highest in the Buffalo region. And only 1.77% are out of work. Homes average more than $232,000 each.

Hamburg, NY

Source: Public domain
Overall SnackAbility

6
/10

Population: 9,618
Rank Last Year: 1 (Down 1)
Median Income: $78,838
Unemployment Rate: 1.9%
Poverty Rate: 7.0%
More on Hamburg: Real Estate | Data | Photos

Hamburg is the second best 'burb we looked at near Buffalo for 2020.

It ranks 2nd for incomes in the area and only 2.12% of residents lack insurance, good for 3rd best.

Kenmore, NY

Source: Public domain
Overall SnackAbility

7
/10

Population: 15,191
Rank Last Year: 4 (Up 1)
Median Income: $65,197
Unemployment Rate: 3.0%
Poverty Rate: 6.4%
More on Kenmore: Real Estate | Data | Photos

Here in Kenmore, it's really safe, and residents are just about as rich as you'll see in the Buffalo metro area.

The bad side? Schools are more crowded, and the cost of living puts a large part of the city out of reach for most families.

But price is based on demand and a lot of people want to live in Kenmore.

Williamsville, NY

Overall SnackAbility

7
/10

Population: 5,247
Rank Last Year: 3 (Down 1)
Median Income: $62,168
Unemployment Rate: 3.0%
Poverty Rate: 10.4%
More on Williamsville: Real Estate | Data | Photos

Williamsville ranks as the 4th best suburb of Buffalo for 2020.

You won't find many better places to raise your kids in the region than in Williamsville and the schools are some of the best around.

Overall SnackAbility

6
/10

Population: 6,193
Rank Last Year: 5 (No Change)
Median Income: $69,509
Unemployment Rate: 3.4%
Poverty Rate: 8.9%
More on East Aurora: Real Estate | Data

Coming in as the fifth best is East Aurora.

East Aurora gets kudos for having the 2nd most expensive homes in the Buffalo area, where houses sell for an average of $205,700. However, the cost of living here is among the highest in the area.

Overall SnackAbility

5
/10

Population: 2,580
Rank Last Year: 10 (Up 4)
Median Income: $60,063
Unemployment Rate: 3.7%
Poverty Rate: 5.8%
More on Alden: Real Estate | Data

Alden is proud of its 6th place finish on this list. And here's why.

Most residents have great jobs and the unemployment rate sits at 3.69% which is 6th best in the area.

According to online reports, Alden is quickly becoming one of the more affluent suburbs in the Buffalo area, meaning you need to get in soon.

Lancaster, NY

Source: Public domain
Overall SnackAbility

6
/10

Population: 10,152
Rank Last Year: 8 (Up 1)
Median Income: $51,545
Unemployment Rate: 4.0%
Poverty Rate: 9.0%
More on Lancaster: Real Estate | Data | Photos

The 7th best suburb on our list goes to Lancaster.

Lancaster schools are some of the best in the region, and crime is really low. The cost of living makes it a lot more desirable for many families, especially first-time home buyers.

And, it's only 9.7 miles to downtown, which is a good thing.

Lewiston, NY

Overall SnackAbility

6
/10

Population: 2,592
Rank Last Year: 6 (Down 2)
Median Income: $47,891
Unemployment Rate: 4.1%
Poverty Rate: 9.2%
More on Lewiston: Real Estate | Data | Photos

Lewiston is growing quickly, and for a good reason. Crime is far below average, and most residents are gainfully employed. Even the cost of living is reasonable.

A solid 2.72% of people lack insurance, good for 8th in the area.

Depew, NY

Overall SnackAbility

6
/10

Population: 15,164
Rank Last Year: 7 (Down 2)
Median Income: $57,895
Unemployment Rate: 4.8%
Poverty Rate: 7.9%
More on Depew: Real Estate | Data

Is 'Everything Better In Depew?'

Almost.

It placed 9th on our list thanks to the fact that it's really expensive to live here, but the schools are great, so you get what you pay for in that regard.

North Tonawanda, NY

Source: Public domain
Overall SnackAbility

8.5
/10

Population: 30,596
Rank Last Year: 11 (Up 1)
Median Income: $56,737
Unemployment Rate: 5.6%
Poverty Rate: 8.2%
More on North Tonawanda: Real Estate | Data | Photos

And rounding out the top ten for 2020 is North Tonawanda.

This city is far above average in every category, and the best part? It's far more affordable than the other cities listed above. So, you get a big bang for your buck here.

How We Determined The Best Suburbs Around Buffalo for 2020

Figuring out the best suburbs around Buffalo was pretty simple; we just needed to list several things that people like, and then find out which cities have the most of those things.

We threw a lot of criteria at this one in order to get the best, most complete results possible:

  • Low unemployment rate
  • High Median household incomes
  • Population density (lots of things to do)
  • High home values
  • A lot of college educated people
  • Low poverty
  • High rate of insured families

Then we used the newest American Community Survey data for 2014-2018 to research each suburb.

FYI: We defined a suburb as being within 30 miles of Buffalo.

Additionally, we limited the analysis to places that have over 2,000 people. This left us with a grand total of 21 suburbs to evaluate around Buffalo.

We ranked each place with scores from 1 to 21 in each category, where 1 was the "best.

Next, we averaged the rankings for each place to create a quality of life index.

And finally, we crowned the city with the best quality of life index the "Best Suburb near Buffalo." We're lookin' at you, Orchard Park. You can download the data here.

Read on below to learn more about what it's like to live in the best of the best. Or skip to the end to see the list of all the suburbs ranked from best to worst.

Welcome to the Best Buffalo 'Burbs of 2020

We said it once and we'll say it again--life in the big city isn't for everyone. At least not all the time.

So if you're hankering for some of the amenities of a larger city like Buffalo, but don't want to deal with the drawbacks, one of these suburbs might just be for you.

For more New York reading, check out:

Detailed List Of The Best Buffalo Suburbs

Rank City Population Median Income
1 Orchard Park, NY 3,154 $89,762
2 Hamburg, NY 9,618 $78,838
3 Kenmore, NY 15,191 $65,197
4 Williamsville, NY 5,247 $62,168
5 East Aurora, NY 6,193 $69,509
6 Alden, NY 2,580 $60,063
7 Lancaster, NY 10,152 $51,545
8 Lewiston, NY 2,592 $47,891
9 Depew, NY 15,164 $57,895
10 North Tonawanda, NY 30,596 $56,737
11 Akron, NY 2,857 $52,429
12 Attica, NY 3,190 $60,727
13 Springville, NY 4,306 $51,643
14 Angola, NY 2,199 $58,000
15 Silver Creek, NY 2,360 $60,217
16 Sloan, NY 3,584 $44,833
17 Blasdell, NY 2,629 $48,940
18 Lockport, NY 20,580 $43,911
19 Lackawanna, NY 17,859 $37,258
20 Niagara Falls, NY 48,661 $35,377
21 Youngstown, NY 64,734 $26,951

How Is Your Town In ?

About Chris Kolmar

Chris Kolmar has been in the real estate business for almost ten years now. He originally worked for Movoto Real Estate as the director of marketing before founding HomeSnacks.

He believes the key to finding the right place to live comes down to looking at the data, reading about things to do, and, most importantly, checking it out yourself before you move.

If you've been looking for a place to live in the past several years, you've probably stumbled upon his writing already.

You can find out more about him on LinkedIn or his website.