ZIP comparison · Buffalo-Cheektowaga, NY
14085 vs 14086
Side-by-side comparison of two ZIP codes — typical home value, rent, yield, taxes, schools, and demographics. The greener number on each row signals which ZIP comes out ahead on that metric.
| Metric | ZIP14085Wanakah CDP, NY | ZIP14086Lancaster, NY |
|---|---|---|
| Home value | ||
| Typical home value | $367,423 | Better: $377,278 |
| 1-year appreciation | Better: +6.7% | +4.6% |
| 5-year CAGR | Better: +7.5% | +6.7% |
| 10-year CAGR | Better: +6.9% | +6.8% |
| Rent & investment | ||
| Monthly rent | — | $1,596 |
| Gross yield | — | 5.1% |
| Cap rate | — | 3.0% |
| Property tax | ||
| Effective tax rate | Better: 1.7% | 1.9% |
| Typical annual tax | Better: $6,256 | $7,096 |
| Demographics | ||
| Population | 8,531 | 35,635 |
| Median household income | Better: $129,563 | $99,499 |
| Climate & migration | ||
| Overall risk (FEMA NRI) | Relatively High | Relatively High |
| Net migration | -2,722 | -2,722 |
| Schools | ||
| Public schools | 1 | 6 |
| Students enrolled | 577 | 4,904 |