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City Report · NY

Williamsville

Pop. 5,469·75th most expensive in New York·Rental market data updated monthly for Williamsville, NY
Median rent (all units)
$2,015/mo
Year-over-Year
+2.6%
Month-over-Month
-7.0%
vs US Median
+$53
Falling (Monthly)
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Most AffordableMost Expensive
Williamsville · $2,015
More expensive than 60% of US cities · National median $1,962/mo
Rent Reality Score
58/100
Fairly priced
OverheatedFairGreat value

Rents are 4% below what Williamsville's 10-year trend predicts — a better deal than its own history suggests.

Actual rent
$2,015/mo
Expected by trend
$2,104/mo
The Rent Reality Score compares today's median rent to where Williamsville's own long-run trajectory projects it should be. See the full rankings →
Medians by bedroom

Rent by unit size

Studio
$1,260
1 BR
$1,300
2 BR
$1,530
3 BR
$1,870
4 BR+
$2,110
Fair Market Rent (HUD)
$1,530/mo

These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $2,015 market median above, and that is expected: FMR is the 40th percentile of standard-quality units and counts gross rent, so it includes essential utilities such as electricity, water, gas, sewer, and trash. The market median is asking rent, which usually excludes utilities. HUD sets FMR once a year; market rent here updates monthly.

Source: HUD Small Area Fair Market Rents. Read the methodology →

Rent trends

12-month history

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Last updated: August 17, 2026

Annual cost
$24,180/yr
At $2,015/mo median
Rent Market Meter
Strong Renter's Market
Renter's MarketBalancedLandlord's Market
Rents are down 2.6% year-over-year. Push hard on price, concessions, and lease terms.
Based on rent-price momentum (+2.6% YoY, -7.0% MoM), not inventory.
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Demographics

Who lives here

Williamsville, NY is majority owner-occupied, has a large retiree population, has a median income above the national average, 61.5% of residents hold a bachelor's degree or higher.

Population
5,469
Median income
$98,850
Median age
49.2
Renters
36.2%
Age distribution
16.9%
17.8%
24%
31%
Under 1816.9%
18–3417.8%
35–5424%
55–6410.4%
65+31%
Gender
50.1%
49.9%
Male50.1%
Female49.9%
Race & ethnicity
91.7%
White91.7%
Black2.2%
Hispanic1.8%
Asian0.7%
Other3.6%
Education (25+)
12.4%
24.3%
61.5%
No HS diploma1.9%
HS diploma12.4%
Some college24.3%
Bachelor's+61.5%
Housing tenure
63.8%
36.2%
Owner63.8%
Renter36.2%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2022 vs 2026

How Williamsville, NY has changed in 5 years

Rent
$1,739 → $2,015
up 15.9%
Income
$87,457 → $98,850
up 13.0%
Population
5,419 → 5,469
up 0.9%
Renter share
30.5% → 36.2%
+5.7 pts
Bachelor's+
61.4% → 61.5%
+0.1 pts
Median age
46.9 → 49.2
+2.3 yrs

Rent in Williamsville, NY has increased 15.9% since 2022, going from about $1,739 per month to roughly $2,015 today. On the earnings side, the typical household in Williamsville, NY now reports about $98,850, up from $87,457 in 2021. About 36.2% of households rent today, against 30.5% in 2021. For context, the 2022 to 2026 window covers an unusually volatile run for US rents nationally, and Williamsville, NY reflects that arc in its own way.

Community

Discussions about Williamsville

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View Williamsville rent history (2015–2026) →
Salary vs rent

Can you afford rent in Williamsville on your salary?

At $2,015/mo, how Williamsville rent compares to typical pay (30% rule).

By apartment size

Williamsville rent by bedroom count

Median rent for each apartment size in Williamsville. Click any size for full breakdown.

Local insights

Tips for renters in Williamsville

About renting in Williamsville, NY

Last updated: August 17, 2026

The median rent in Williamsville is $2,015/mo as of August 2026. A studio apartment averages $1,260/mo while a 2-bedroom runs $1,530/mo. One-bedroom apartments average $1,300/mo and 3-bedroom units go for $1,870/mo.

At 24% of local median household income ($98,850/yr), Williamsville ranks as affordable compared to the national benchmark of 30%. Rents have increased 2.6% over the past year.

FAQ

Frequently asked questions

Is Williamsville an affordable city for renters?

Williamsville is considered very affordable for renters. At $2,015/mo, rent takes approximately 24% of the local median household income ($98,850/yr). The standard benchmark is 30%. Williamsville falls comfortably within that range.

How much income do you need to rent in Williamsville?

To keep rent at or below 30% of gross income, you would need to earn at least $81,000/year (~$39/hour full-time) to afford the median rent of $2,015/mo in Williamsville. The local median household income is $98,850/yr, meaning the typical Williamsville household meets that threshold.

Is rent going up or down in Williamsville?

Rent in Williamsville has increased 2.6% over the past year as of August 2026, putting upward pressure on renter budgets.

How does Williamsville rent compare to other cities in New York?

Williamsville is middle-of-the-pack for New York for rent, ranking #75 out of 125 tracked cities at $2,015/mo.

Which nearby cities are cheaper to rent in than Williamsville?

Several nearby cities have lower median rents than Williamsville ($2,015/mo): Depew ($1,527/mo), Clarence ($1,550/mo), Lancaster ($1,582/mo).

What percentage of Williamsville residents rent vs. own?

According to Census data, approximately 36.2% of Williamsville households are renters, while 63.8% are owner-occupied. Williamsville leans toward homeownership, which can mean a smaller rental inventory.

How does Williamsville rent compare to the national average?

Williamsville's median rent of $2,015/mo is $53 (3%) above the US national median of $1,962/mo. Within New York, it ranks #75 out of 125 tracked cities.
Income Affordability
24%
VERY AFFORDABLE

At $2,015/mo, rent takes ~24% of Williamsville's median household income ($98,850/yr). The standard benchmark is 30%.

Williamsville 24%Benchmark 30%
State income tax4–10.9%
Run the Williamsville affordability calculator →
Lowest-rent ZIP codes in Williamsville
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Williamsville, NY

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