Buffalo Common Council Approves Homestead Plan
Buffalo, N.Y. - The Buffalo Common Council approved the 2025 Homestead Plan to sell vacant, city-owned lots in residential zones at a flat rate of a minimum of $1,000 to neighboring homeowners, developers, and non-profits under certain conditions.
The City of Buffalo owns about 6,000 vacant lots in residential zones - primarily concentrated on the East Side - and has had a Homestead Plan since 1974 in order to encourage new uses for these empty spaces. Vacant properties can have blighting impacts on neighborhoods by attracting pests and rodents, acting as dumping grounds for trash, and fueling crime and vagrancy, all of which contribute to a sense of neglect and harm the quality of life for neighboring residents.
Additionally, vacant lots depress neighboring property values, weaken the city’s tax base, and expend city resources for maintenance and other costs.
There are four components that categorize the eligibility of vacant lots for sale under the Homestead Plan:
New Construction: Prospective homeowners and builders will be eligible to homestead vacant lots for new construction if they construct 1-to-3 unit residences for homeownership purposes, complete construction within 24 months, and the homeowner of the completed structure owns the home for at least five years, among other conditions.
Side-yard Acquisition: Homeowners will be eligible for the homestead program to augment their side-yards (not rear or front), increase the value of owner-occupied properties, and decrease public expenditures on maintaining vacant lots, among other conditions. Prospective purchasers must show proof of ownership and occupancy of the adjoining residence.
Renovation: Prospective homeowners and non-profits are eligible to homestead abandoned structures (nonprofits must agree to sell the property to a qualified homebuyer upon completion of renovations). City-owned properties that are in deteriorated condition or have potential for causing blight in the neighborhood are considered eligible under this program.
Stewardship: Vacant lots are eligible for the homestead program if the purchaser intends to develop a community asset, such as a community garden or urban farm. The purchaser must demonstrate successful stewardship of a vacant City owned site for at least five years and must maintain the property as a stewardship land use.
The identification of lots to be included in the Homestead Program will be guided by community planning and engagement efforts conducted by the Mayor’s Office of Strategic Planning. All decisions regarding properties proposed to be homesteaded will be made on a case-by-case basis depending on the proposal submitted and the highest-and-best use for the property.
Where applicable, purchasers must be current on all property taxes, water, sewer, and user fees, and have no public liens or code violations on any properties.
“It’s time our vacant lots become assets for the neighborhoods they’re located in, and there are a number of ways to achieve that goal with this Homestead Plan,” said Bryan Bollman, Buffalo Common Council President Pro Tempore. “I am excited to see vacant parcels potentially sold to adjacent neighbors who have dealt with the blight throughout the years. Right now, the lack of maintenance on many of these lots puts an unnecessary strain on our City departments and holds our neighborhoods back. By moving these properties into productive uses, especially for affordable housing and future development, we can strengthen the community, reduce burdens on City resources, and improve the overall quality of life for our residents.”
“Ellicott District is home to the largest share of the vacant, city-owned lots in Buffalo – and our community has suffered far too much from the blight and depressed property values caused by these empty spaces,” Leah M. Halton-Pope, Buffalo Common Council Majority Leader. “The new Homestead Plan approved today is an opportunity to turn this vacancy into vibrancy.
By selling vacant lots to homeowners, nonprofits, and developers who are in good standing at below fair market value, we are incentivizing the revitalization of our neighborhoods and reducing the burden on our city resources. I will continue to work to ensure this plan is implemented fairly and effectively to strengthen our community and improve quality of life for our residents.”
“Vacant properties have depressed neighborhoods, depleted city resources, and harmed quality of life across East Side communities for too long,” said Zeneta Everhart, Masten District Council Member. “By adopting this new Homestead Plan, we are incentivizing and encouraging new uses for these blighted properties – be it for new development, side yard acquisition, renovation or creation of stewardship assets like community gardens. I look forward to implementing this plan and continuing our work to revitalize and strengthen communities across our city.