Village, Manufactured-Home Park, and Rural Acreage: Three Markets in One Zip Code
The 14001 zip code covers the roughly 1.5-square-mile Village of Akron and the surrounding rural Town of Newstead. A single blended median means a buyer eyeing a $30,000 fixer-upper and a buyer eyeing a $1.1 million custom build on acreage are technically shopping the same zip code for unrelated products.
Village Core
Village listings currently span roughly $140,000 to $420,000, covering two-family conversions, century homes, and mid-size single-family houses on village lots (Zillow, 14001 listings). Akron Falls Park sits inside the village, a 284-acre Erie County park with a 40-foot waterfall on Murder Creek, transferred from village to county ownership in 1947 (Erie County Parks).
Manufactured-Home Community
Quarry Hill Estates, a 55-plus manufactured-home community inside the village, lists homes from about $27,500 to $89,000. One current example: a two-bedroom, 980-square-foot unit at 124 Quarry Hill Estates listed at $29,900 (Zillow). This band disappears entirely inside any statistic that reports one blended zip-wide median.
Rural & Acreage Parcels
Outside the village, rural Newstead listings run from roughly $500,000 to $1,148,888 for homes on one acre or more (Zillow); the table below breaks out size and buyer profile for all three segments.
| Segment | Typical asking price (July 2026) | Typical size | Buyer profile |
|---|---|---|---|
| Village core | $140,000 to $420,000 | 1,200 to 2,000 sq ft | First-time buyers, downsizers, walkable-lifestyle buyers |
| Manufactured-home community | $27,500 to $89,000 | 950 to 1,450 sq ft | Retirees, budget-limited buyers, 55-plus households |
| Rural & acreage | $500,000 to $1,148,888 | 1,900 to 2,700 sq ft on 1+ acres | Move-up buyers, hobby farmers, privacy buyers |
A single zip-wide median flattens a $27,500 starter and a $1.1 million acreage listing into one number that describes neither.
Current Prices and the Village-vs-Zip Gap
As of the most recent RealtyTrac reporting window, the 14001 zip recorded 84 completed sales in the trailing 12 months, with 14 properties (8%) in some stage of foreclosure (RealtyTrac). As the short answer above notes, the Census Bureau’s $207,000 village-level figure measures something different: what current owners collectively say their homes are worth, not what’s actively for sale.
| Metric | Value | Coverage area | Source | As-of |
|---|---|---|---|---|
| Median list price | $290,000 | Full 14001 zip | RealtyTrac | Trailing 12 months |
| Homes sold | 84 | Full 14001 zip | RealtyTrac | Trailing 12 months |
| Foreclosure share | 8% (14 properties) | Full 14001 zip | RealtyTrac | Current |
| Median owner-occupied value | $207,000 (±$18,882) | Village of Akron only | U.S. Census Bureau, ACS 2024 5-yr | 2024 estimate |
The two figures answer different questions: what’s for sale right now across the whole zip, against what existing village owners say their homes are worth.
Is the $290,000 median for 14001 the same as what a house in the Village of Akron actually costs?No. That figure covers the whole zip, including rural acreage listings well above $500,000. Village-only listings run closer to $140,000 to $420,000, and the Census Bureau’s separate owner-value estimate for the village is $207,000.
Housing Stock
The manufactured-home segment is concentrated almost entirely in Quarry Hill Estates, a restricted 55-plus community, so its inventory won’t fit a buyer under that age threshold regardless of price. Village and rural stock carry no such restriction.
Are manufactured homes at Quarry Hill Estates a realistic starter option?Only for buyers who qualify for a 55-plus community. The listed 124 Quarry Hill Estates unit, 980 square feet at $29,900, is priced well under any village or rural comparison, but the age restriction rules it out as general-purpose starter housing.
Regional Appreciation and What It Means for an Entry Price
No independently sourced appreciation index exists at the zip-code level for a market this small. The Federal Housing Finance Agency’s smallest published measurement window here is the Buffalo-Cheektowaga metro area, which posted 5.25% one-year appreciation and 53.86% cumulative appreciation over five years (FHFA House Price Index). Applied to a $140,000 village entry price, that five-year rate implies roughly $75,400 in paper appreciation if the local market tracked the metro average.
How much would a $140,000 Akron purchase be worth after five years at the regional rate?Applying the Buffalo-Cheektowaga MSA’s 53.86% five-year FHFA appreciation rate to a $140,000 entry price yields about $215,400. This is a metro-wide estimate, not a village-specific one, since no zip-level index is published.
Climate and Insurance Risk
| Peril | Exposure level | Properties affected | 30-year outlook | Source |
|---|---|---|---|---|
| Flood | Minor | 12% (64 properties) | Rising slower than the national average | First Street Foundation |
| Wildfire | Moderate | 75% (841 properties) | Not separately quantified | First Street Foundation |
| Wind | Minimal | Not separately quantified | Very low hurricane/tornado likelihood | First Street Foundation |
The 75% wildfire exposure figure sounds alarming next to the “moderate” label. First Street classifies exposure by likelihood of any measurable wildfire impact over 30 years, not by expected severity, so a moderate rating with broad exposure is a different risk profile than a high rating with narrow exposure (First Street Foundation).
Is Akron at real flood or wildfire risk?Flood risk is rated minor, affecting 12% of properties over 30 years. Wildfire exposure is broader, touching 75% of properties, but First Street rates the overall fire factor as moderate rather than severe.
Buying in 14001
First-Time Buyers
The manufactured-home segment offers the lowest entry price but carries the 55-plus restriction above; village listings starting around $140,000 are the realistic floor for unrestricted housing.
Investors
Compare entry price against the FHFA regional trend as directional guidance, not a village-specific prediction, given the coverage-area gap documented above.
Selling in 14001
Since March 20, 2024, New York sellers of one-to-four family homes can no longer substitute a $500 credit at closing for completing the Property Condition Disclosure Statement; the amended law removed that opt-out and added new questions covering flood history and flood insurance (NY Department of State, PCDS; NYSBA summary). Given the village’s older housing stock, that flood-history question intersects directly with the First Street data above.
The New Disclosure Law
A seller listing a pre-1978 village home should expect both the PCDS flood questions and a separate federal lead-paint disclosure requirement to apply.
Do New York sellers still need to give buyers a $500 credit instead of a disclosure form?No. As of March 20, 2024, that opt-out was eliminated. Sellers must complete the full Property Condition Disclosure Statement, which now includes flood-history questions.
Data Sources and How Current This Is
Every figure above is dated to its source: RealtyTrac’s trailing-12-month window, the Census Bureau’s 2024 five-year estimate, First Street’s most recent model run, and FHFA’s latest quarterly release. None of these update on the same schedule, so a reader comparing this page to a live listing feed should expect the asking-price figures to move faster than the Census and FHFA figures.
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