Living in Lancaster, NY: Village, Schools & Neighborhoods

Last updated October 21, 2026 · By Michael McGreevy, Licensed Realtor

The short answer: Lancaster is a town of about 45,000 people (45,106 in the 2020 Census) in Erie County, about 11 miles east of downtown Buffalo and directly south of Clarence. Inside it sits the historic Village of Lancaster (10,027 people on 2.7 square miles), centered on Broadway and Central Avenue. Most of the town uses the 14086 ZIP code and is served by the Lancaster Central School District, but village, ZIP and school lines differ, so check every address.

Lancaster at a Glance

The Village vs. the Town

Lancaster grew from a mill hamlet on Cayuga Creek. When the state carved the Town of Lancaster out of Clarence in 1833, the hamlet took the town's name, and in 1849 its residents incorporated the Village of Lancaster.

The village is the walkable core: a grid of older streets around Broadway and Central Avenue, with shops, churches and the Town Hall. The Town says 11 of its 12 National Register of Historic Places listings stand along Broadway in the Village of Lancaster Historic District. Village homeowners pay a village tax (due July 1) in addition to town, county and school taxes, and the village runs its own public works and fire departments.

Outside the village, the parts of town closest to Buffalo are suburban and the outlying areas are more rural, according to the school district. The Village of Depew straddles Transit Road, so the part east of Transit Road is in the Town of Lancaster. Per the Census Bureau's 2020-2024 American Community Survey, 79.1% of homes in the town are owner-occupied (73.7% in the village), and owners estimated a median home value of $277,600 in the town and $202,200 in the village. Those are survey estimates, not sale prices; ask Michael about recent sales on the streets you like.

Lancaster Central Schools

The Lancaster Central School District covers about 42 square miles: most of the Town of Lancaster, the Village of Lancaster, part of the Village of Depew and portions of Cheektowaga and Elma. It had 5,321 K-12 students in 2024-25 (NYSED).

• Grades K-3: Como Park, Court Street, Hillview and John A. Sciole elementary schools
• Grades 4-6: William Street School (5201 William St)
• Grades 7-8: Lancaster Middle School (148 Aurora St)
• Grades 9-12: Lancaster High School (1 Forton Dr), with 1,682 students in 2024-25 (NCES)

Because the district doesn't cover the whole town, confirm the district with Lancaster Central before you make an offer.

Parks, Trails & Things to Do

• Como Lake Park: a 534-acre Erie County park along Cayuga Creek, first developed by the village in 1923, with a lake and lighthouse, courts, ball fields, winter skating, a sledding hill and nature trails.
• Westwood Park: 175 acres on Pavement Road with a walking and bike path, cross-country skiing, ball diamonds and a memorial garden by a 3-acre pond.
• Heritage Trail: a 4-mile bike and walking trail from Walter Winter Drive to Town Line Road (closed during hunting season).
• Walden Pond and Keysa parks: Walden Pond's 56 acres hold eight softball diamonds; Keysa Town Park has the town pool.
• Lancaster Opera House: an 1897 theater inside the Town Hall at 21 Central Ave, one of the few town hall opera houses left in the country, now restored for plays, musicals and concerts.
• Hull House: at 5976 Genesee St, built around 1810 and believed to be the oldest stone dwelling in Erie County.

Lancaster or Clarence?

Many buyers compare the two. Lancaster offers a traditional village downtown and Lancaster Central schools. Clarence has no villages (so no village tax), Clarence Central schools and about 13.5 miles of town trails. Michael can tour both with you; start with the Neighborhood Guide or Clarence homes for sale.

Tips for Buying or Selling in Lancaster

1. Confirm village or town. The tax bill or Erie County parcel record shows whether a home is inside the Village of Lancaster.
2. Verify the school district for the exact address. Don't rely on the ZIP code.
3. Read every tax bill: village (if applicable), town and county, and school.
4. Selling in the village? The Village Clerk's office says a village tax search certificate for a sale requires a smoke detector affidavit and a compliant sewer inspection, which you schedule with Public Works, so start early.
5. Test the commute. Town residents average a 20.4-minute trip to work (ACS 2020-2024), but your route matters.

Living in Lancaster FAQ

Thinking about Lancaster? Get a free home value, read the buyer's guide or the relocation guide, or contact Michael. Michael McGreevy · 8685 Sheridan Dr., Williamsville, NY 14221 · (716) 713-2957 · Michael@mcgreevyrealestate.com. More local guides are on the blog, including Williamsville homes & living.