Market Snapshot for ZIP 14094
The most current live-market figure for 14094 is a $259,000 median list price with an 18-day median time on market as of July 2026, a faster pace than a year earlier, according to Movoto’s listings data. That speed cuts both ways for negotiating: a seller can hold firm on price, and a buyer has less room to wait out a slow month for a discount. Property tax context matters as much as price here: Census-derived figures reported by City-Data put the median tax bill on a mortgaged home in this ZIP at about $5,035 a year, roughly 2.2% of value, and about $4,365, roughly 2.4%, for homes paid off outright, both above the national median tax bill.
Does the 14094 ZIP code cover both the City and Town of Lockport? Yes, and it extends further than that. Per USPS ZIP boundary data, 14094 also reaches into slivers of Cambria, Pendleton, Royalton, Newfane, and Hartland. The ZIP boundary and the municipal boundary are not the same line, so tax rate, school district, and fire-protection charges can change from one side of a street to the other inside the same ZIP.
Why the Median Price Figures Disagree
| Source | Stated median | What it actually measures | Date |
|---|---|---|---|
| U.S. Census Bureau, American Community Survey 5-Year Estimates | $186,100 | Owner-occupied home value, self-reported, 2019–2023 average | Released 2025 |
| Realtytrac market trends | $250,248 | Closed sales price, trailing 12 months, 524 transactions | Pulled July 2026 |
| Movoto listings data | $259,000 | Current median asking price, active listings | July 2026 |
Figures per zip-codes.com’s Census summary, Realtytrac’s ZIP 14094 market trends, and Movoto above. A buyer using only the Census figure to budget a purchase in 14094 today would be working from a number that undercounts the current market by roughly $70,000.
Why do median home price figures for Lockport vary so much online? Because “median price” gets measured three different ways, on three different time lags, by sources with no obligation to reconcile with each other: survey-estimated value, closed-sale price, and current asking price. Checking which one a source is quoting matters more than the number itself.
City vs. Town: What Actually Changes
The single biggest cost variable inside 14094 is not price. It’s jurisdiction. A City of Lockport parcel and a Town of Lockport parcel at the identical assessed value carry meaningfully different total tax loads, and the difference is a matter of public record.
| Item | City of Lockport | Town of Lockport |
|---|---|---|
| County tax rate (per $1,000 assessed) | $5.02 | $4.83 |
| Municipal tax rate (per $1,000) | $10.19 (city tax) | $0 general town tax; special districts (garbage, fire, water/sewer) billed separately, rates vary by district |
| School district option | Lockport City SD, $15.76/$1,000, plus library rate | Lockport City SD ($15.80/$1,000) or Starpoint Central SD ($12.55/$1,000), depending on the parcel |
| Typical build era | Older core mixed with mid-century infill | Predominantly 1960s and 1980s construction |
Rates per Niagara County’s 2026 county and town tax rate schedule, the 2026 city and village rate schedule, the Town of Lockport’s own Receiver of Taxes page, and the 2025–26 school tax rate schedule. On a $200,000 assessed home, the municipal-rate gap alone works out to roughly $2,000 a year the City parcel pays and the Town parcel does not, before either one’s school tax is added. A Town parcel zoned into Starpoint over Lockport City SD saves another roughly $650 a year in school tax at that same assessed value.
Which school district will serve a specific 14094 address? It depends on the parcel, not the ZIP. Both Lockport City School District and Starpoint Central School District have buildings with 14094 mailing addresses, and Starpoint’s four buildings share a single Mapleton Road campus. Confirming which district applies to one address requires the district’s own boundary lookup or the county assessment roll for that parcel.
Housing Stock and What Its Age Tells You
Census data on 14094 shows homes built predominantly in the 1960s and the 1980s, with an older core concentrated near the historic canal district. This stock is less likely to hide 1900-era knob-and-tube wiring and more likely to be reaching the end of its original systems’ service life all at once.
| Build era | System likely at or past typical service life | Why it matters | What to check |
|---|---|---|---|
| Pre-1940 (scattered, mostly historic core) | Original electrical service, cast-iron drain stacks | Rare across this ZIP’s overall stock, but insurers and lenders can flag knob-and-tube wiring specifically | Full panel and knob-and-tube inspection, sewer camera scope |
| 1960s (largest single build-era share) | Original roofing, cast-iron or early plastic plumbing, single-pane windows | A 1960s roof, plumbing run, and furnace are all now well past a typical 20 to 25-year replacement window | Roof-age disclosure, plumbing material ID, furnace service history |
| 1980s (second-largest share) | Original HVAC compressors, aluminum-branch electrical devices in some subdivisions | 1980s HVAC equipment already exceeds the 15 to 20-year typical compressor lifespan | HVAC service records, outlet and breaker inspection |
Two active or recent 14094 listings show what that price spread looks like: a 4-bedroom, 3,052-square-foot house on Harding Avenue, inside the historic City core, listed at $385,000, against a 3-bedroom, 1,155-square-foot condo unit on Evergreen Drive at $110,000, per Zillow’s active listings for Lockport. Same ZIP code, more than a $270,000 gap.
Is a home inspection more important on older Lockport homes? Age matters less than which systems are original. A 1960s or 1980s home that never had its roof, furnace, or plumbing replaced carries more inspection risk today than a renovated older home in the historic core, because those original systems are now at or beyond typical replacement age regardless of the house’s birth year.
Running the Numbers as a Rental
Using the ACS-reported median home value of $186,100 for 14094 against the ACS-reported median gross rent of $869 a month gives a rough gross yield: $869 times 12 is $10,428 a year, divided by $186,100, works out to about 5.6%. That is a gross figure before taxes, insurance, vacancy, and maintenance. Running the same rent against the roughly $250,000-plus current market price drops the gross yield closer to 4.2%. The home-value figure and the rent figure come from the same Census survey vintage; the current-market comparator price does not, so the 4.2% version reflects today’s purchase cost against a rent figure that may already be a year or two out of date.
Is ZIP 14094 a reasonable market for a rental investment? The math depends heavily on which price figure is used: roughly 5.6% gross against the Census-estimated value, closer to 4.2% against the current sales-based median. Either way, City parcels carry a materially higher fixed tax load than Town parcels at the same value, which changes net yield more than the purchase price does.
Timing a Purchase Through a Western New York Winter
Western New York’s snow season runs roughly November through March, and it affects showings and inspection scheduling more than it affects price. Sellers listing in that window should expect fewer showings, not necessarily a lower one.
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