How much is a home worth in ZIP code 14086?

The typical home in 14086 is worth $377,278, based on the Zillow Home Value Index.

Are home values rising in 14086?

Home values in 14086 are up 4.6% over the past year, and up 6.7% a year over five years.

What is the typical rent in 14086?

A typical home in 14086 rents for about $1,596 a month, a gross rental yield of 5.1%.

What is the property tax rate in 14086?

The effective property tax rate in 14086 is 1.9% — roughly $7,096 a year on a typical home.

ZIP code 14086 has a population of 35,635 and a median household income of $99,499.

HousingHandbookReference data

…

U.S. ZIP Code · NY14086

Erie County · Buffalo-Cheektowaga, NY

Typical home value

$377,278^[1]

Zillow Home Value Index, as of April 2026

Appreciation

1-year: +4.6%
5-year / yr: +6.7%
10-year / yr: +6.8%

Relative price

vs U.S.: +32.8%
vs metro: +38.9%
vs state: +18.4%

Price history

Zillow Home Value Index — monthly, smoothed and seasonally adjusted.

The typical home in 14086 is worth $377,278 — 38.9% above the Buffalo-Cheektowaga, NY median. Over the past year, values have risen 4.6%. Homes here rent for a typical $1,596 a month — a 5.1% gross rental yield. The effective property tax rate is 1.9%.

#Rent & investment

Typical asking rent, and the returns it implies at the current home value.

Monthly rent: $1,596^[2]
Gross yield: 5.1%^[2]
Cap rate: 3.0%^[2]

#Property tax

Effective rate — total real estate taxes paid relative to total home value.

Effective tax rate: 1.9%^[3]
Typical annual tax: $7,096^[3]

#Climate risk

FEMA National Risk Index ratings for Erie County. "Not Applicable" means the hazard does not threaten the county.

Overall risk: Relatively High^[4]
Riverine flood: Relatively High
Coastal flood: Relatively Low
Wildfire: Very Low
Drought: Relatively Low
Heat wave: Relatively Moderate
Hurricane: Relatively Low
Tornado: Relatively High
Earthquake: Relatively Low
Winter weather: Very High

#Who lives here

Population: 35,635^[3]
Median household income: $99,499^[3]

#Migration

Household moves in and out of Erie County over a year, from IRS tax-return data.

Net migration: -2,722^[5]
Moved in: 11,871
Moved out: 14,593

Schools

Open public schools in this ZIP, from the NCES Common Core of Data.

Public schools: 6
Elementary: 3
Middle: 2
High: 1

LANCASTER HIGH SCHOOL
High · Grades 9–12 · LANCASTER CENTRAL SCHOOL DISTRICT
1,646 students
WILLIAM STREET SCHOOL
Middle · Grades 4–6 · LANCASTER CENTRAL SCHOOL DISTRICT
1,300 students
LANCASTER MIDDLE SCHOOL
Middle · Grades 7–8 · LANCASTER CENTRAL SCHOOL DISTRICT
848 students
HILLVIEW ELEMENTARY SCHOOL
Elementary · Grades K–3 · LANCASTER CENTRAL SCHOOL DISTRICT
454 students
COMO PARK ELEMENTARY SCHOOL
Elementary · Grades K–3 · LANCASTER CENTRAL SCHOOL DISTRICT
365 students

Run the numbers

Interactive calculators pre-filled with this ZIP's typical home value, rent, and property-tax rate. Edit any field to recompute.

Home value$Monthly rent$

Gross yield5.1%

Net yield (after ~40% expenses)3.0%

Annual rent$19,150

Gross and net yield are estimates based on the inputs and the selected expense ratio. Actual income and expenses will vary by property and market. Not investment advice.

Home price$Down payment%Interest rate%Loan termyears

Monthly payment$1,908

Loan principal$301,823

Down payment$75,456

Total interest paid$384,958

Estimated monthly payments include principal and interest only. Actual costs will include property tax, insurance, possibly PMI, and HOA fees not modeled here. Loan terms shown are estimates; consult a licensed lender for current rates and qualification.

Home price$Monthly rent$Down payment%Mortgage rate%Property tax rate% / yrMaintenance% / yrRule of thumb: 1% of home value per year.

Own : rent ratio1.76

Monthly cost to own$2,813

Monthly rent$1,596

Renting is meaningfully cheaper month-to-month.

This calculator projects multi-year scenarios based on assumptions about appreciation, rent growth, and investment returns — none of which are guaranteed. Actual outcomes depend on variables this tool cannot know. Not financial or real estate advice.

#Metro ranking

Where this ZIP sits among others in its metro area.

Appreciation: 61st percentile^[1]
Rental yield: 19th percentile^[2]
Property tax: 69th percentile^[3]

Frequently asked

How much is a home worth in ZIP code 14086?: The typical home in 14086 is worth $377,278, based on the Zillow Home Value Index.
Are home values rising in 14086?: Home values in 14086 are up 4.6% over the past year, and up 6.7% a year over five years.
What is the typical rent in 14086?: A typical home in 14086 rents for about $1,596 a month, a gross rental yield of 5.1%.
What is the property tax rate in 14086?: The effective property tax rate in 14086 is 1.9% — roughly $7,096 a year on a typical home.
Who lives in 14086?: ZIP code 14086 has a population of 35,635 and a median household income of $99,499.

#Comparable ZIPs

Same metro, nearest typical home value. Each card shows the comparable ZIP's headline numbers so you can scan at a glance.

14033 vs 14086 →
NY
Typical home
$375,866
Gross yield
—
14170 vs 14086 →
NY
Typical home
$381,054
Gross yield
—
14072
Grandyle Village CDP, NY
Typical home
$385,440
Gross yield
6.1%
14085
Wanakah CDP, NY
Typical home
$367,423
Gross yield
—
14102
NY
Typical home
$388,500
Gross yield
—
14139
NY
Typical home
$354,085
Gross yield
—

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#Jump to section

U.S. ZIP Code · NY14086

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