These Are The 10 Best Buffalo Suburbs For 2018


We analyzed over 20 places around Buffalo to identify the most kickass place to live.

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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…

Here are the 10 best suburbs around Buffalo for 2018:

  1. Orchard Park (Homes)
  2. Hamburg (Photos | Homes)
  3. Williamsville (Photos | Homes)
  4. East Aurora (Homes)
  5. Kenmore (Photos | Homes)
  6. Lewiston (Photos | Homes)
  7. Lancaster (Photos | Homes)
  8. Akron (Photos | Homes)
  9. Depew (Homes)
  10. North Tonawanda (Photos | Homes)

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.

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Editor’s Note: If you see a slight difference between the best in state rankings and this suburb ranking, it’s because of the methodology. We needed a way to include more places, so we eliminated crime and commute times as criteria for this analysis.

How We Determined The Best Suburbs Around Buffalo for 2018

Figuring out the best ‘burbs 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 (2012-2016) 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 20 suburbs to evaluate around Buffalo.

We ranked each place with scores from 1 to 20 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.

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.

1. Orchard Park


Population: 3,197
Unemployment Rate: 3.6%
Median Home Price: $227,300
Median Income: $85,821
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 $85,821 a year, which is the 1st highest in the Buffalo region. And only 3.6% are out of work. Homes average more than $227,300 each.

2. Hamburg

Hamburg, New York

Source: Public domain

Population: 9,576
Unemployment Rate: 4.2%
Median Home Price: $151,300
Median Income: $73,903
More on Hamburg: Real Estate | Data
Hamburg is the second best ‘burb we looked at near Buffalo for 2018.

It ranks 2nd for incomes in the area and only 3.2% of residents lack insurance, good for 5th best.

3. Williamsville

Williamsville, New York

Population: 5,269
Unemployment Rate: 5.1%
Median Home Price: $164,000
Median Income: $59,552
More on Williamsville: Real Estate | Data
Here in Williamsville, 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 Williamsville.

4. East Aurora


Population: 6,209
Unemployment Rate: 3.2%
Median Home Price: $180,000
Median Income: $67,551
More on East Aurora: Real Estate | Data
East Aurora ranks as the 4th best suburb of Buffalo for 2018.

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

5. Kenmore

Kenmore, New York

Source: Public domain

Population: 15,303
Unemployment Rate: 3.4%
Median Home Price: $114,500
Median Income: $52,676
More on Kenmore: Real Estate | Data
Coming in as the fifth best is Kenmore.

Kenmore gets kudos for having the 10th most expensive homes in the Buffalo area, where houses sell for an average of $114,500. However, the cost of living here is among the highest in the area.

6. Lewiston

Lewiston, New York

Population: 2,592
Unemployment Rate: 3.9%
Median Home Price: $141,300
Median Income: $46,546
More on Lewiston: Real Estate | Data
Lewiston 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 3.9% which is 5th best in the area.

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

7. Lancaster

Lancaster, New York

Source: Public domain

Population: 10,220
Unemployment Rate: 7.8%
Median Home Price: $123,200
Median Income: $49,647
More on Lancaster: Real Estate | Data
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.

8. Akron

Akron, New York

Source: Public domain

Population: 2,872
Unemployment Rate: 2.6%
Median Home Price: $117,100
Median Income: $52,788
More on Akron: Real Estate | Data
Akron 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 8.4% of people lack insurance, good for 17th in the area.

9. Depew


Population: 15,325
Unemployment Rate: 5.5%
Median Home Price: $112,300
Median Income: $51,966
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.

10. North Tonawanda

North Tonawanda, New York

Source: Public domain

Population: 30,935
Unemployment Rate: 7.9%
Median Home Price: $109,200
Median Income: $50,575
More on North Tonawanda: Real Estate | Data
And rounding out the top ten for 2018 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.

Welcome to the Best Buffalo ‘Burbs of 2018

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.

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Detailed List Of The Best Buffalo Suburbs

Rank City Population Unemployment Rate Median Home Price Median Income
1 Orchard Park 3,197 3.6% $227,300 $85,821
2 Hamburg 9,576 4.2% $151,300 $73,903
3 Williamsville 5,269 5.1% $164,000 $59,552
4 East Aurora 6,209 3.2% $180,000 $67,551
5 Kenmore 15,303 3.4% $114,500 $52,676
6 Lewiston 2,592 3.9% $141,300 $46,546
7 Lancaster 10,220 7.8% $123,200 $49,647
8 Akron 2,872 2.6% $117,100 $52,788
9 Depew 15,325 5.5% $112,300 $51,966
10 North Tonawanda 30,935 7.9% $109,200 $50,575
11 Alden 2,596 6.0% $136,900 $51,438
12 Springville 4,334 6.2% $115,300 $49,980
13 Attica 2,546 4.8% $93,600 $52,500
14 Sloan 3,606 6.4% $75,700 $42,146
15 Lockport 20,722 6.7% $86,200 $41,607
16 Niagara Falls 49,180 10.2% $69,200 $32,322
17 Lackawanna 17,992 9.7% $84,800 $35,563
18 Blasdell 2,616 15.4% $92,200 $41,204
19 Silver Creek 2,577 12.0% $80,500 $47,361
20 Youngstown 65,161 16.8% $43,300 $24,448

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