10/20/2026
📊 BUFFALO MARKET UPDATE | OCTOBER 12
Buffalo’s latest numbers point to a market that is becoming increasingly selective, price-conscious, and opportunity-driven.
Here’s the current Johnson County snapshot:
🏡 50 Active Residential Listings
🏢 26 Active Commercial Listings
⏱️ 140 Average Days on Market
📈 4.73-Month Absorption Rate
Pricing Snapshot:
Highest List Price: $1,990,000
Average List Price: $543,016
Lowest List Price: $150,000
Highest Sold Price: $1,400,000
Average Sold Price: $454,463
Lowest Sold Price: $17,000
Year-to-Date:
💰 $44,991,903 in total volume
🏠 99 total units sold
What does this tell us?
With a 4.73-month absorption rate, Buffalo is sitting closer to a balanced market than the tighter conditions we often see in Wyoming. Buyers have options, but inventory is still limited enough that well-positioned properties can stand out.
The 140-day average market time is especially important for sellers. Homes may take longer to find the right buyer, which makes pricing, presentation, and marketing strategy critical from the beginning.
At the same time, the gap between the $543,016 average asking price and $454,463 average sold price shows that buyers are paying close attention to value.
For sellers, that means the strongest strategy isn’t simply asking more—it’s understanding what your specific property offers that buyers can’t easily recreate: acreage, views, privacy, location, usable land, updates, or access.
For buyers, longer market times can create opportunities to slow down, compare properties, and negotiate thoughtfully.
📍 The takeaway: Buffalo isn’t one market at one price point. Performance can vary dramatically based on location, property type, acreage, condition, and how well a property is positioned.
Thinking about buying or selling in Johnson County?
✉️ Message Coldwell Banker The Legacy Group for a market analysis tailored to your property and goals.
