Population 4,517 · Census ACS 2020–24
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Population and households in Lakeview
Household size in Lakeview
| Period | Lakeview | Buffalo area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 2.45 | 2.41 | 2.68 | 2.68 |
| 2010–14 | 2.37 | 2.39 | 2.72 | 2.73 |
| 2015–19 | 2.40 | 2.33 | 2.69 | 2.71 |
| 2020–24 | 2.14 | 2.33 | 2.65 | 2.65 |
| Change | −0.31 | −0.08 | −0.03 | −0.03 |
Households in Lakeview are small: just 2.14 people on average, compared with 2.65 nationally. That is typical of places where many people live alone or as couples, and fewer have children at home. Since 2006–10, household size has dropped from 2.45, but in a place this small, much of that may be survey noise rather than real change.
Household size: the average number of people living in each occupied home. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25010).
Median age in Lakeview
| Period | Lakeview | Buffalo area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 27.7 | 40.4 | 38.3 | 37.7 |
| 2010–14 | 30.0 | 41.2 | 39.0 | 38.6 |
| 2015–19 | 28.5 | 41.9 | 40.2 | 39.6 |
| 2020–24 | 35.4 | 42.0 | 40.8 | 40.1 |
| Change | +7.7 | +1.6 | +2.5 | +2.3 |
With a median age of just 35.4, Lakeview is far younger than the country as a whole (40.1), a population that tilts toward young adults, many of them living alone or as couples.
Median age: the age that splits residents into two equal halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B01002).
Single-parent households in Lakeview
| Period | Lakeview | Buffalo area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 36.8% | 11.7% | 13.1% | 12.3% |
| 2010–14 | 31.3% | 12.1% | 12.7% | 12.3% |
| 2015–19 | 26.5% | 11.2% | 11.6% | 11.6% |
| 2020–24 | 20.9% | 11.5% | 11.6% | 11.6% |
| Change | −15.9 pts | −0.2 pts | −1.5 pts | −0.6 pts |
Single parents head just over one in five households in Lakeview (20.9%), well above the national share of 11.6%. Lakeview has a higher share of single-parent households than most Buffalo neighborhoods.
Single-parent households: households where one adult with no spouse present lives with children under 18. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B11003).
Housing in Lakeview
Renters in Lakeview
| Period | Lakeview | Buffalo area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 81.6% | 32.9% | 44.8% | 33.3% |
| 2010–14 | 80.5% | 33.8% | 46.2% | 35.6% |
| 2015–19 | 84.9% | 34.3% | 46.2% | 36.0% |
| 2020–24 | 87.8% | 33.2% | 45.7% | 34.8% |
| Change | +6.2 pts | +0.3 pts | +0.9 pts | +1.5 pts |
Most households in Lakeview rent: 87.8% of occupied homes are rented, far above the national share of 34.8%. Expect more apartments, and more turnover, than in owner-heavy areas. About three-quarters of owners (75.8%) have paid off their mortgages, well above the national share of 39.8%. Only one other Buffalo neighborhood has a higher share of renters.
Renters: occupied homes that are rented rather than owned. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25003).
Vacant homes in Lakeview
| Period | Lakeview | Buffalo area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 23.4% | 10.6% | 10.3% | 11.4% |
| 2010–14 | 12.9% | 10.3% | 10.4% | 11.4% |
| 2015–19 | 13.8% | 10.0% | 11.0% | 11.1% |
| 2020–24 | 8.4% | 8.4% | 9.7% | 9.6% |
| Change | −15.0 pts | −2.2 pts | −0.6 pts | −1.8 pts |
About as many homes sit empty in Lakeview as nationally: 8.4%, against 9.6%. Compared with other Buffalo neighborhoods, Lakeview has a lower vacancy rate than most.
Vacant homes: homes with no one living in them, including vacation homes and homes for sale or rent. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25002).
Age of homes in Lakeview
| Period | Lakeview | Buffalo area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 1961 | 1957 | 1956 | 1974 |
| 2010–14 | 1952 | 1958 | 1957 | 1975 |
| 2015–19 | 1957 | 1958 | 1958 | 1977 |
| 2020–24 | 1946 | 1960 | 1961 | 1980 |
| Change | −15 | +3 | +5 | +6 |
Lakeview is a place of older homes: half were built before 1946, while the national median is 1980. That means established neighborhoods, and more houses that may need updating. Compared with other Buffalo neighborhoods, though, Lakeview has newer homes than most.
Age of homes: the year that splits the housing stock into older and newer halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25035).
Rent in Lakeview
| Period | Lakeview | Buffalo area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | $447 | $728 | $1,095 | $965 |
| 2010–14 | $538 | $783 | $1,201 | $1,040 |
| 2015–19 | $538 | $873 | $1,426 | $1,213 |
| 2020–24 | $1,140 | $1,126 | $1,794 | $1,571 |
| Change | +$693 | +$398 | +$698 | +$606 |
A typical rental in Lakeview costs $1,140 a month with utilities, well below the national median of $1,571. The picture is much the same across the Buffalo area. Rent takes 34.9% of the typical renter's income, well over the 30% mark often used to define affordable rent, so many renters here are stretched.
Rent: monthly rent plus the utilities renters pay themselves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25064).
Education in Lakeview
Bachelor's degrees in Lakeview
| Period | Lakeview | Buffalo area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 12.1% | 27.6% | 31.9% | 28.4% |
| 2010–14 | 13.2% | 29.6% | 33.4% | 29.6% |
| 2015–19 | 13.1% | 32.3% | 36.2% | 32.1% |
| 2020–24 | 29.1% | 35.6% | 39.8% | 35.6% |
| Change | +17.0 pts | +8.0 pts | +8.0 pts | +7.2 pts |
About three in ten adults 25 and older in Lakeview (29.1%) have a bachelor's degree or higher, below the national share of 35.6%.
Bachelor's degrees: adults 25 and older with a bachelor's degree or higher. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
High school graduates in Lakeview
| Period | Lakeview | Buffalo area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 50.7% | 88.2% | 84.0% | 84.9% |
| 2010–14 | 71.1% | 89.8% | 84.9% | 86.1% |
| 2015–19 | 63.6% | 91.2% | 86.5% | 87.7% |
| 2020–24 | 85.1% | 91.9% | 87.3% | 89.3% |
| Change | +34.4 pts | +3.7 pts | +3.3 pts | +4.3 pts |
About one in seven adults in Lakeview never finished high school, more than nationally: 85.1% have a diploma or equivalent, against 89.3% across the U.S.
High school graduates: adults 25 and older with a high school diploma, GED or more. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
Jobs in Lakeview
| Period | Lakeview | Buffalo area | New York | U.S. |
|---|---|---|---|---|
| 2006–10 | 24.1% | 8.0% | 7.7% | 8.1% |
| 2010–14 | 18.5% | 8.5% | 9.2% | 9.4% |
| 2015–19 | 5.8% | 4.8% | 5.7% | 5.6% |
| 2020–24 | 10.7% | 5.4% | 6.6% | 5.4% |
| Change | −13.4 pts | −2.6 pts | −1.2 pts | −2.7 pts |
Finding work has been harder in Lakeview: 10.7% of the labor force was out of work and looking, well above the national rate of 5.4%. Lakeview has higher unemployment than at least four in five Buffalo neighborhoods. Each figure pools five years of surveys (2020–24), so it describes that whole stretch rather than today's job market.
Unemployment: people looking for work as a share of everyone working or looking. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B23025).
Lakeview compared with nearby neighborhoods
| Neighborhood | Household size | Median age | Single parents | Renters | Vacant homes | Median year built | Median rent | Bachelor's degree | High school diploma | Unemployment |
|---|---|---|---|---|---|---|---|---|---|---|
| Lakeview | 2.14 | 35.4 | 20.9% | 87.8% | 8.4% | 1946 | $1,140 | 29.1% | 85.1% | 10.7% |
| Allen | 1.69 | 36.3 | 7.6% | 67.0% | 11.8% | 1938 | $1,175 | 62.2% | 96.9% | 4.9% |
| Front Park | 2.40 | 32.6 | 18.0% | 63.0% | 17.4% | 1940 | $1,091 | 35.5% | 75.7% | 7.0% |
| Central Business District-Buffalo | 1.78 | 31.6 | 17.0% | 90.0% | 10.8% | 1951 | $1,292 | 44.7% | 85.2% | 4.0% |
| Bryant | 1.55 | 42.2 | 4.2% | 74.0% | 10.0% | 1938 | $1,072 | 51.6% | 93.6% | 9.9% |
| Willert Park | 1.87 | 44.5 | 18.1% | 75.5% | 22.9% | 1986 | $590 | 14.4% | 81.8% | 4.9% |
| Grant Ferry | 2.47 | 31.8 | 18.1% | 59.7% | 18.7% | 1940 | $1,272 | 37.1% | 86.1% | 5.5% |
| Delaware-West Ferry | 1.87 | 39.3 | 4.4% | 53.8% | 8.1% | 1939 | $1,135 | 66.0% | 97.6% | 6.5% |
| Larkinville | 2.02 | 40.9 | 14.3% | 68.9% | 17.1% | 1969 | $1,011 | 20.2% | 80.9% | 9.6% |
| Forest | 2.77 | 29.1 | 17.9% | 64.2% | 17.5% | 1940 | $1,188 | 39.8% | 85.8% | 5.2% |
| Kingsley | 2.88 | 31.8 | 20.8% | 61.4% | 29.9% | 1941 | $1,012 | 9.4% | 75.9% | 8.8% |
All figures 2020–24.
Neighborhoods with similar populations: Buechel, Louisville, KY · Castle Rouge, Detroit, MI · Golden Triangle, Denver, CO · Ypsilanti Historic District, Ypsilanti, MI · Wilmington Historic District, Wilmington, OH · Washington Park Historic District, North Plainfield, NJ · University Heights and Rosedale Hills, Indianapolis, IN · Merriwood, Oakland, CA · Madrona, Seattle, WA · Jardines del Caribe, Ponce, PR
About these numbers
Every figure on this page is a BestNeighborhood calculation from the Census Bureau's American Community Survey (ACS), built up from the Census block groups that make up Lakeview. Each ACS 5-year release pools five years of responses; this page shows the last 15 releases, 2006–10 through 2020–24. Neighboring releases share four of their five years, so they move gradually and small changes between them are within the survey's margin of error; in small places the lines can jump from one release to the next for the same reason. The maps show the same measures for each neighborhood, ranked against the whole country.
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