The Town FilesBuffalo, Pennsylvania
Township in Washington County · population 1,991 (2020 Census)
- Median home
- $267,500
- Household income
- $93,649
- Jan low / Jul high
- 20° / 83°
- Snow a year
- 32 in
- Tornadoes ≤10 mi since 1950
- 10
- Median age
- 41.0
Buffalo is a township of 1,991 people in Washington County, Pennsylvania. The median home is worth $267,500, above the typical Pennsylvania town ($214,250). It ranks better for families than 81% of Pennsylvania towns, quieter than 78% of Pennsylvania towns.
How Buffalo ranks
Percentile among Pennsylvania towns with at least 500 people on The Town Files lifestyle rankings. 50 is typical for the state; 90 means better than 90% of Pennsylvania towns.
Homes and cost of living
The median home in Buffalo is worth $267,500, above the typical Pennsylvania town ($214,250). Homes cost about 2.9 times the median household income of $93,649, which is more affordable than 48% of Pennsylvania towns. Median rent is $1,402 a month. 88.0% of households own their home.
| Housing | Buffalo | Typical Pennsylvania town |
|---|---|---|
| Median home value | $267,500 | $214,250 |
| Median rent | $1,402 | $996 |
| Median household income | $93,649 | $75,278 |
| Home value ÷ income | 2.9× | 2.8× |
| Homeownership | 88.0% | 81.5% |
| Median year built | 1973 | 1971 |
| Seasonal / vacation homes | 0.0% | — |
Who lives in Buffalo
| People | Buffalo | Typical Pennsylvania town |
|---|---|---|
| Median age | 41.0 | 44.2 |
| Age 65 and over | 18.7% | 21.1% |
| Under 18 | 23.5% | — |
| Bachelor's degree or higher | 34.4% | 23.8% |
| Below the poverty line | 5.9% | 8.5% |
| Veterans | 5.7% | — |
| Born outside the U.S. | 0.2% | — |
| Work from home | 12.0% | 10.6% |
| Average commute | 24.6 min | 25.9 min |
| Homes with broadband | 92.5% | 89.0% |
Weather in Buffalo
July highs average 83.4°F and January lows 20.0°F. About 41.3 inches of rain and melted snow fall a year, with 31.9 inches of snow (typical Pennsylvania town: 31.8 in). Expect about 7 days a year at 90°F or hotter and 122 nights at or below freezing.
Tornadoes, storms and disasters
10 tornadoes have passed within 10 miles of Buffalo since 1950, compared with 10 for the typical Pennsylvania town. 1 rated (E)F2 or stronger. The strongest, an EF2, struck on October 21, 2021 about 6.4 miles from the town center. The most recent was on May 21, 2025.
Hail of 1 inch or larger has been reported within 10 miles 28 times; the largest was 3.00 inches on August 12, 2023.
Severe weather in Washington County since 1996
Washington County has been included in 14 federal disaster or emergency declarations since 1953, most often for flood, hurricane, snowstorm.
| Declared | Incident | Declaration |
|---|---|---|
| March 30, 2020 | Biological | DR-4506: Covid-19 Pandemic |
| March 13, 2020 | Biological | EM-3441: Covid-19 |
| October 29, 2012 | Hurricane | EM-3356: Hurricane Sandy |
| September 10, 2005 | Hurricane | EM-3235: Hurricane Katrina |
| September 19, 2004 | Severe Storm | DR-1555: Severe Storms And Flooding Associated With Tropical Depression Frances |
Jobs and pay in Washington County
Washington County had 87,434 jobs in 2024, paying an average of $72,319 a year. Unemployment was 3.4% in 2023; in Buffalo itself the ACS puts it at 2.8%.
Towns near Buffalo
- Blaine, PA3.2 mi · 617 people · home $225,000
- Claysville, PA3.8 mi · 733 people · home $138,900
- Wolfdale, PA4.3 mi · 3,055 people · home $170,200
- Canton, PA4.4 mi · 8,209 people · home $147,900
- South Franklin, PA5.1 mi · 2,868 people · home $251,100
- North Franklin, PA5.1 mi · 4,825 people · home $217,600
- Washington, PA5.8 mi · 13,176 people · home $128,200
- Donegal, PA5.8 mi · 2,395 people · home $202,400
Buffalo questions
Is Buffalo, Pennsylvania a good place to retire?
On The Town Files lifestyle rankings, Buffalo scores better for retirees than 67% of Pennsylvania towns and quieter than 78%. 18.7% of residents are 65 or older (median age 41.0).
How much does a house cost in Buffalo?
The median owner-occupied home in Buffalo is valued at $267,500 (Census ACS 2020–2024), against a median household income of $93,649, so homes cost about 2.9 times income. Median rent is $1,402 a month.
What is the weather like in Buffalo?
July highs average 83.4°F and January lows 20.0°F (NOAA 1991–2020 normals). It gets about 41.3 inches of precipitation a year and 31.9 inches of snow.
Does Buffalo get tornadoes?
10 tornadoes have passed within 10 miles of Buffalo since 1950 (NOAA Storm Events); the strongest was an EF2 on October 21, 2021. The typical Pennsylvania town has had 10.
- U.S. Census Bureau, American Community Survey 5-year estimates (2020–2024)
- U.S. Census Bureau, 2020 Census and 2025 Gazetteer (2020 / 2025)
- NOAA NCEI U.S. Climate Normals (1991–2020)
- NOAA NCEI Storm Events Database (1950–2026)
- FEMA OpenFEMA Disaster Declarations (this product uses the FEMA OpenFEMA API but is not endorsed by FEMA) (1953–2026)
- NCES Common Core of Data (2023–24)
- BLS Quarterly Census of Employment and Wages; USDA ERS county unemployment (BLS LAUS) (2000–2024)
- The Town Files lifestyle rankings, built from federal demographic, school, crime and housing data (2025)