If you’re searching for a home in the Buffalo area, you may be wondering: Should I buy in Clarence or Amherst? Both towns have unique advantages, and your choice will depend on your lifestyle, budget, and priorities. By the end of this guide, you’ll have a clear picture of which township is right for you.
Location and Commute
Clarence, NY is located approximately 25 to 45 minutes from downtown Buffalo, depending on the area. It’s ideal for those looking for a quieter suburban setting while still being accessible to the city.
Amherst, NY, on the other hand, borders the city of Buffalo itself. While it’s closer to city amenities, it doesn’t directly connect to downtown, making it more convenient for those seeking proximity to urban resources without full city living.
Cost of Living and Taxes
Both Clarence and Amherst offer a relatively similar cost of living, but one major factor sets them apart: property taxes.
- Amherst recently underwent a tax reassessment, with an 11% increase in property taxes this year.
- Clarence consistently has lower property taxes than other townships in the Buffalo area, making it a more budget-friendly choice for many homeowners.
Community and Population
While both towns are about 53 square miles in size, the community character differs greatly:
- Clarence has a smaller population of roughly 34,000, giving it a close-knit, suburban feel.
- Amherst is much larger with a population of approximately 133,000, offering more diversity and city-adjacent amenities.
Schools and Education
Education is a major consideration for families:
- Amherst is served by three school districts: Williamsville, Amherst, and Sweet Home.
- Clarence has a single high school, which can foster a strong sense of community among students and families.
Home Prices and Market Trends
Let’s get to the numbers:
- Average home price in Amherst: $405,000
- Average home price in Clarence: $587,000
While both markets have experienced dramatic shifts in recent years, they are trending positively. Clarence homes tend to be more expensive but come with lower taxes and a quieter community, whereas Amherst offers slightly more affordable homes with easy access to city amenities.
Which Town Should You Choose?
If lower taxes, a tight-knit community, and suburban living are your priorities, Clarence may be the right fit. If proximity to city resources, multiple school options, and a larger population appeal to you, Amherst could be your ideal township.
Ready to explore homes in Clarence or Amherst? Call me today! I can help you compare neighborhoods, understand taxes, and find the perfect home that fits your budget and lifestyle in the Buffalo area.
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