Commercial Real Estate Market in Buffalo, IL
Updated monthly: sale, lease, property records, location trend, and more… · Last update: August 31
1 active listing and 50 off-market properties in Buffalo, IL.
Market Trends
Buffalo, IL spans 57.4 square miles in Sangamon County, Illinois. Figures below refresh monthly; last updated 31 August 2026.
Office
Office vacancy in Buffalo, IL runs 21.3% across the Midwest region in 2025, up from 13.7% in 2019.
Vacancy Rate % in Midwest region
Retail
Retail vacancy in Buffalo, IL runs 6.3% across the Midwest region in 2025, down from 8% in 2020.
Vacancy Rate % in Midwest region
Industrial
Industrial vacancy in Buffalo, IL runs 4.9% across the Midwest region in 2025, up from 4.4% in 2019. Nearly 1.6x the 2022 low of 3.1%.
Vacancy Rate % in Midwest region
Multifamily
Multifamily vacancy in Buffalo, IL runs 8% across the Midwest region in 2025, up from 6.5% in 2022.
Vacancy Rate % in Midwest region
Zoning & Land Use
Land Use Mix share of zoned land by category
- Residential 69.6%
- Industrial 1.7%
Largest Zones share of zoned land by district
Single Family Residential District
Public Use District
No Zoning
Trailer Park District
Agricultural District
Buffalo, IL zones 224 acres across 9 districts. The largest single district is Single Family Residential District at 62.5%. For commercial buyers the practical constraint is that only 1.7% of land carries a commercial or industrial designation.
Single Family Residential District (R-1)
The R-1 Single Family Residence District is designed for the lowest density residential development, with large lots preserving a country atmosphere as much as possible.
Market overview
Demographics & Economy
Buffalo, IL has 909 residents in 455 households. Density runs 16 people per square mile. Median household income here is $96,250 and median gross rent $575 a month.
909
Population
455
Households
2
Avg Household Size
43
Median Age
38%
College-Educated
95%
High-School Grad
57.4 sq mi
ZIP Area
16
Density / Sq Mi
$96,250
Median Household Income
$50,250
Median Earnings
$575
Median Rent
$153,600
Median Home Value
Tools
Nearby Markets
| Market | Average Sale Price, $/SF | Average Lease Price, $/SF/Yr |
|---|---|---|
| Dawson | — | — |
| Mechanicsburg | — | — |
| Lanesville | — | — |
| Buffalo Hart | — | — |
Frequently Asked Questions
What zoning applies to commercial property in Buffalo?
Buffalo, IL zones 224 acres across 9 districts, of which 0% is commercial and 1.7% industrial. The largest single district is Single Family Residential District at 62.5% of zoned land. The R-1 Single Family Residence District is designed for the lowest density residential development, with large lots preserving a country atmosphere as much as possible. Residential zoning covers 69.6% and open space 0%.
Where does Realmo's Buffalo market data come from?
Realmo compiles Buffalo, IL figures from 2 recent recorded sales, 1 active sale listings, 50 tracked off-market properties, the current Buffalo zoning release. Sale and lease figures refresh monthly; vacancy annually. Last updated 31 August 2026.
Methodology & data sources
- Asking prices and averages
- Computed from 1 active for-sale and 0 active for-lease listings in Buffalo, IL. These are ASKING figures from live listings, not closed-transaction prices, and a segment carried by a handful of listings reads as indicative rather than an average.
- Vacancy rates
- Published per-sector market series, taken at the metro level where one exists and otherwise at the Census-region level — a chart reading "in <region> region" is a regional number, not this city's.
- Zoning and land use
- The current municipal zoning release: 224 zoned acres across 9 districts. Shares are of zoned land, so parcels the release leaves unclassified are excluded from the mix.
- Refresh
- The monthly aggregates close at the end of the previous month, so 31 August 2026 — not today — is the honest last update.
- Known limitations
- office vacancy is reported at Midwest region level, retail vacancy is reported at Midwest region level and industrial vacancy is reported at Midwest region level.
- Coverage
- Metrics below the 10-observation threshold fall back one geographic level. The geography used is named on each figure.
Compiled by the Realmo Data team · reviewed 31 August 2026 · report a data issue
