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Featured local agent — Orchard Park, NY
Sarah Mitchell
Compass Real Estate · Orchard Park, NY
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Orchard Park, NY Housing Market
The last median sale price Redfin published was $400,000, -20.3% year over year (through May 2026). With 1.0 months of supply and homes going under contract in about 6 days, Orchard Park is a strong seller's market. At today's 6.66% 30-year fixed rate, 20% down on a $400,000 home is about $2,056/mo in principal and interest.
Key numbers for Orchard Park, NY
Typical asking rent
$2,069/mo
Zillow Observed Rent Index
Zillow, July 2026
Median sale price
$400,000
-20.3% year over year
Redfin, through May 2026
Days on market
6
Fast-moving
Redfin, through May 2026
Active listings
3
1.0 months of supply
Redfin, through May 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$97,014
Home costs 4.1x income
U.S. Census ACS, 2023
Sale-to-list ratio
106.6%
Selling above asking
Redfin, through May 2026
Zillow figures are as of July 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Orchard Park a buyer's or seller's market?
Orchard Park, NY is a strong seller's market, based on 1.0 months of supply and homes selling in about 6 days. Under 2 months of supply is a severe shortage: expect competition on almost anything priced correctly, and little room to negotiate below asking.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Orchard Park housing market data show?
Every row below is Redfin's final published month for Orchard Park, NY. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $400,000 |
| Median list price | $434,900 |
| Year-over-year price change | -20.3% |
| Median price per sq ft | $203/sq ft |
| Median days on market | 6 days |
| Active inventory | 3 listings |
| Months of supply | 1.0 months |
| Sale-to-list price ratio | 106.6% |
| Homes sold (that month) | 3 |
| New listings (that month) | 5 |
| Market condition | Strong seller's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Orchard Park is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Orchard Park is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Orchard Park home prices moved?
Over the last three years the median sale price in Orchard Park, NY fell 4.8%, from $420,000 to $400,000. For prices to fall meaningfully from here, supply would have to keep building past 1.0 months while the sale-to-list ratio slips below its current 106.6%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Orchard Park?
Priced off the median sale price of $400,000 at the current 6.66% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $80,000 | $320,000 | $2,056/mo |
| 5% | $20,000 | $380,000 | $2,442/mo |
Redfin, through May 2026 for the price · Freddie Mac via FRED, August 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $2,056, that implies roughly $88,132 a year before you add taxes and insurance. The median household in Orchard Park earns $97,014, about $8,882 more than that threshold — the typical local household clears the payment on a typical local home with 20% down. That puts the price-to-income ratio at 4.1x — above the historical 3x norm but in line with much of the country in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Orchard Park in the next 12 months?
Tell us your timeline. We send the Orchard Park market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Orchard Park?
Zillow does not publish a rent index (ZORI) for Orchard Park, NY, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Orchard Park?
Active listings in Orchard Park, NY went from 1 in March 2025 to 3 in May 2026, a +200.0% change. Rising inventory is the single most useful leading indicator for buyers: more choice, longer marketing times, and more sellers willing to negotiate before price cuts show up in the median.
| Month | Active listings | New listings |
|---|---|---|
| May 2025 | 2 | 4 |
| June 2025 | 4 | 6 |
| July 2025 | 6 | 7 |
| August 2025 | 5 | 4 |
| September 2025 | 3 | 2 |
| October 2025 | 2 | 1 |
| November 2025 | 1 | 1 |
| December 2025 | 1 | 1 |
| January 2026 | 1 | 1 |
| March 2026 | 1 | 2 |
| April 2026 | 1 | 4 |
| May 2026 | 3 | 5 |
Redfin, through May 2026
How does Orchard Park compare to New York and the U.S.?
Orchard Park homes sell for $400,000 — 36% below the New York median of $620,500. Against the national median of $410,700, Orchard Park runs 3% lower. Year-over-year, Orchard Park moved -20.3% against New York's +5.1% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Orchard Park, NY | $400,000 | -20.3% | 6 days |
| New York statewide | $620,500 | +5.1% | 42 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Orchard Park
What buyers should watch
- Months of supply, currently 1.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The gap between 5% and 20% down here is $386 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 6.66%, every full point of rate change moves the payment on a $400,000 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Orchard Park listing goes under contract in 6 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 106.6% of asking. Price at the number you want and let competition do the rest.
- In the last published month Orchard Park added 5 new listings against 3 sales — more competition arriving than clearing, so early timing matters.
- Comparable ZIP-level pricing inside Orchard Park varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Orchard Park
There are currently 3 homes listed for sale in Orchard Park, New York. The median listing price is $435K.
Active listings
3
Homes on market
Median list price
$435K
Avg. days on market
6
Days until sale
New this week
5
Newly listed
How much do homes cost in Orchard Park by property type?
How the Orchard Park, NY market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $417,000 | $257/sq ft | 1 | 6 days |
| Condo / co-op | $375,000 | $203/sq ft | 1 | 1 days |
| Townhouse | $475,000 | $233/sq ft | 1 | 5133 days |
Who lives in Orchard Park?
American Community Survey estimates for Orchard Park. U.S. Census ACS, 2023
Population
3,066
Households
1,495
Median income
$97,014/yr
Median age
46.6 years
Owner-occupied
56.0%
Median home value
$371,900
Median gross rent
$1,184/mo
Mean commute
21 min
56.0% of occupied homes in Orchard Park are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. Census median gross rent (all leases, including long-held ones) is $1,184/mo, below Zillow's $2,069/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which public schools serve Orchard Park?
6 schools tracked · 4,779 students
The largest public schools serving Orchard Park, NY by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
ORCHARD PARK HIGH SCHOOL
Grades 9-12 · 1,389 students
ORCHARD PARK MIDDLE SCHOOL
Grades 6-8 · 1,056 students
ELLICOTT ROAD ELEMENTARY SCHOOL
Grades PK-5 · 717 students
WINDOM ELEMENTARY SCHOOL
Grades PK-5 · 615 students
EGGERT ROAD ELEMENTARY SCHOOL
Grades PK-5 · 609 students
SOUTH DAVIS ELEMENTARY SCHOOL
Grades PK-5 · 393 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Orchard Park, NY?
Ordered by distance from Orchard Park, not by size. Compare Orchard Park side by side with any of them.
Orchard Park housing market FAQ
Is Orchard Park a buyer's or seller's market?
Orchard Park, NY is currently a strong seller's market. That read comes from 1.0 months of supply, homes going under contract in about 6 days, and sellers getting 106.6% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Orchard Park?
The median sale price in the last month Redfin published was $400,000, about $203 per square foot.
Is Orchard Park cheaper than the rest of New York?
Orchard Park's median sale price of $400,000 is 36% lower than the New York statewide median of $620,500, and 3% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Orchard Park?
Homes in Orchard Park, NY spent a median of 6 days on market before going under contract, versus 42 days statewide. Under three weeks means well-priced listings move before most buyers can schedule a second showing. (Redfin, through May 2026.)
What income do you need to buy a home in Orchard Park?
At the current 30-year fixed rate of 6.66%, 20% down on a $400,000 home is about $2,056 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $88,132 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $97,014.
Are home prices rising in Orchard Park?
Redfin's last published year-over-year change for Orchard Park, NY was -20.3%, measured through May 2026. That series is frozen; treat it as a historical reading rather than a current trend.
What are the cheapest ZIP codes in Orchard Park?
Orchard Park ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Orchard Park?
That depends on your timeline, not on a headline. What the data says today: Orchard Park, NY is a strong seller's market with 1.0 months of supply, the 30-year fixed rate is 6.66%. Properties Incorporated publishes the data; it does not give financial advice.
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