Housing market/New York/ZIP 14086
ZIP 14086 Lancaster, New York
Buffalo-Cheektowaga, NY MSA · New York. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 14086 · NY — sent to you.
ZIP 14086 · NY
ACS rent vs 2BR SAFMR
ZIP 14086 — Lancaster, NY HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 14086
- 1-unit detached11,49374.2%
- 1-unit attached8135.2%
- 2–4 units2,03913.2%
- 5–49 units6103.9%
- 50+ units4172.7%
- Mobile1140.7%
2–4 unit share 13.2% · 5–49 unit share 3.9% · combined 2–49 17.1%.
Units by bedrooms
Rent burden
- ACS median gross rent $983 (all bedrooms, occupied rentals).
- Median contract rent $866.
- Renters paying ≥30% of income 41.2%; ≥50% 16.5%.
- FY2027 2BR SAFMR $1,400 (1.424× ACS median gross rent).
Population
35,659 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +9.2%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 2 projects, 179 units.
- HUD project-based assisted MF: 6 properties, 235 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 495 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 14086 16.5% of occupied households are renters; vacancy is 2.3%; ACS median gross rent is $983; population increased +9.2% between the 2018 and 2023 ACS vintages; the housing stock includes 2,039 units in 2–4-unit structures and 610 units in 5–49-unit structures; 2 LIHTC projects totaling 179 units; FY2027 2BR SAFMR is $1,400 versus ACS median gross rent of $983. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
New York research
ZIP 14086 is a Census / HUD profile for Buffalo-Cheektowaga, NY. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 14086 — Lancaster, NY HUD Section 8 Payment Standards / SAFMR·New York ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is New York research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 14086?
ZIP 14086 (Buffalo-Cheektowaga, NY MSA) has 35,659 residents, 15,124 households, a renter share of 16.5%, median household income of $95,949, and ACS 2023 median gross rent of $983. Vacancy is 2.3%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 14086?
ACS counts 1,251 units in 2-unit buildings, 788 in 3–4 unit buildings, 241 in 5–9, 244 in 10–19, and 125 in 20–49. Combined 2–49 unit stock is 2,649 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 14086?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,400. See the full schedule and 90–110% payment-standard band on the ZIP 14086 — Lancaster, NY HUD Section 8 Payment Standards / SAFMR.
Does this New York ZIP profile include Georgia listings?
No. ZIP 14086 is Census / HUD research for Buffalo-Cheektowaga, NY MSA. Jeff Crowe CRE does not list New York property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.