The 10 Best Buffalo Suburbs To Live For 2021


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

Editor’s Note: Data has been updated for 2021. This is our seventh time ranking the best Buffalo suburbs.

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 to live around Buffalo for 2021:

  1. Orchard Park
  2. Hamburg
  3. Williamsville
  4. Kenmore
  5. East Aurora
  6. Alden
  7. Lancaster
  8. Depew
  9. Lewiston
  10. North Tonawanda

What's the best suburb of Buffalo? Orchard Park ranks as the best suburb of Buffalo for 2021 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.

Feel free to check out some more reading about New York:

The 10 Best Buffalo Suburbs To Live For 2021

Overall SnackAbility

7
/10

Population: 3,148
Rank Last Year: 1 (No Change)
Median Income: $95,667
Unemployment Rate: 0.9%
Poverty Rate: 2.3%
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 $95,667 a year, which is the highest in the Buffalo region. And only 0.87% are out of work. Homes average more than $238,000 each.

Hamburg, NY

Source: Public domain
Overall SnackAbility

7
/10

Population: 9,636
Rank Last Year: 2 (No Change)
Median Income: $79,784
Unemployment Rate: 1.3%
Poverty Rate: 7.6%
More on Hamburg: Real Estate | Data | Photos

Hamburg is the second best 'burb we looked at near Buffalo for 2021.

It ranks 2nd for incomes in the area and only 1.91% of residents lack insurance, good for 4th best.

Williamsville, NY

Overall SnackAbility

7
/10

Population: 5,233
Rank Last Year: 4 (Up 1)
Median Income: $71,625
Unemployment Rate: 2.8%
Poverty Rate: 9.6%
More on Williamsville: Real Estate | Data | Photos

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.

Kenmore, NY

Source: Public domain
Overall SnackAbility

7
/10

Population: 15,132
Rank Last Year: 3 (Down 1)
Median Income: $68,110
Unemployment Rate: 1.6%
Poverty Rate: 6.4%
More on Kenmore: Real Estate | Data | Photos

Kenmore ranks as the 4th best suburb of Buffalo for 2021.

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

Overall SnackAbility

6
/10

Population: 6,184
Rank Last Year: 5 (No Change)
Median Income: $73,770
Unemployment Rate: 3.8%
Poverty Rate: 5.9%
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 $221,400. However, the cost of living here is among the highest in the area.

Overall SnackAbility

5
/10

Population: 2,577
Rank Last Year: 6 (No Change)
Median Income: $60,361
Unemployment Rate: 3.4%
Poverty Rate: 5.5%
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 3.42% which is 7th 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: 10,144
Rank Last Year: 7 (No Change)
Median Income: $54,875
Unemployment Rate: 3.3%
Poverty Rate: 8.8%
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.

Depew, NY

Overall SnackAbility

6
/10

Population: 15,102
Rank Last Year: 9 (Up 1)
Median Income: $58,458
Unemployment Rate: 4.6%
Poverty Rate: 6.4%
More on Depew: Real Estate | Data

Depew 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 2.1% of people lack insurance, good for 6th in the area.

Lewiston, NY

Overall SnackAbility

7
/10

Population: 2,587
Rank Last Year: 8 (Down 1)
Median Income: $49,888
Unemployment Rate: 5.5%
Poverty Rate: 7.6%
More on Lewiston: Real Estate | Data | Photos

Is 'Everything Better In Lewiston?'

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: 30,487
Rank Last Year: 10 (No Change)
Median Income: $58,211
Unemployment Rate: 4.8%
Poverty Rate: 8.8%
More on North Tonawanda: Real Estate | Data | Photos

And rounding out the top ten for 2021 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 2021

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 2015-2019 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 2021

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 3,148 $95,667
2 Hamburg, NY 9,636 $79,784
3 Williamsville, NY 5,233 $71,625
4 Kenmore, NY 15,132 $68,110
5 East Aurora, NY 6,184 $73,770
6 Alden, NY 2,577 $60,361
7 Lancaster, NY 10,144 $54,875
8 Depew, NY 15,102 $58,458
9 Lewiston, NY 2,587 $49,888
10 North Tonawanda, NY 30,487 $58,211
11 Akron, NY 2,871 $55,655
12 Springville, NY 4,298 $53,611
13 Attica, NY 3,196 $60,843
14 Silver Creek, NY 2,426 $59,766
15 Blasdell, NY 2,645 $49,310
16 Sloan, NY 3,562 $48,825
17 Angola, NY 2,373 $53,750
18 Lockport, NY 20,490 $45,018
19 Niagara Falls, NY 48,252 $36,346
20 Lackawanna, NY 17,831 $38,289
21 Youngstown, NY 64,783 $28,822

How Is Your Town In ?

Talk To A Relocation Expert

Need help figuring out where to move? Email YouTube star Nick Johnson at [email protected].

It's $200 for a phone consultation, and you'll go over politics, weather, cost of living, schools, culture and more to discover which city is the PERFECT place for your family to move to.

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.