I will never forget the first time I walked a client through Parkside. We started at the corner of Jewett Parkway and Parkside Avenue, and within five minutes, we had passed a Frank Lloyd Wright masterpiece, watched families heading into the Buffalo Zoo, and walked past a row of century old homes that looked like they belonged in a magazine. My client turned to me and said, "Wait, this is still Buffalo?"

That is the thing about Parkside. It feels like a world of its own. Designed by Frederick Law Olmsted himself as Buffalo's first suburb, this neighborhood was built around Delaware Park and has been drawing people in for over a century. It is where you can walk past a National Historic Landmark on your morning coffee run, live in a home with more history than most cities, and still be minutes from everything Buffalo has to offer.

If you have been looking for a neighborhood that gives you the best of both worlds, old world charm with modern convenience, let me walk you through why Parkside might be exactly what you have been searching for.

Key Takeaways

• Parkside was designed by Frederick Law Olmsted in the 1870s as Buffalo's first suburb and is split into two National Historic Districts.
• The median home price is $469,900 with steady appreciation of 4.45% year over year.
• Inventory is limited, with only 13 homes active as of late 2025, which can create competition for buyers.
• The neighborhood is home to Frank Lloyd Wright's Darwin D. Martin House, one of his greatest Prairie style masterpieces.
• Delaware Park, a 350 acre Olmsted designed park, borders the neighborhood and offers golf, trails, a zoo, and an art museum.
• The Parkside Community Association is the oldest and most active neighborhood association in Buffalo, organizing events like Porchfest and the Tour of Homes.

What Makes Parkside Feel Like a Step Back in Time

Parkside is not just a neighborhood. It is a piece of Buffalo history. Frederick Law Olmsted, the legendary landscape architect who designed Central Park in New York City, created Buffalo's park system in the 1870s. And he did not stop at parks. He designed Parkside as Buffalo's first suburb, a neighborhood built around Delaware Park.

The area was originally known as Flint Hill and even served as an army encampment during the War of 1812. But by the late 1800s, it was becoming something special. Olmsted's 1876 Parks and Parkways Plan laid out the neighborhood's graceful streets and parkways, and it quickly drew wealthy professionals from the city. Over the next 40 years, Parkside was gradually and methodically built out.

Today, the neighborhood is split into two National Historic Districts, Parkside East and Parkside West, both recognized for their architectural and historical significance. Walking through Parkside feels like stepping into a different era, but with all the modern conveniences you actually want.

The Architecture: A Living Museum of American Design

If you are into historic homes, Parkside is your place. The neighborhood is packed with beautifully preserved homes from the turn of the 20th century. You will find Colonial Revivals, American Foursquares, Queen Anne inspired designs, and more. Each street feels like a gallery of architectural styles.

And then there is the crown jewel. Frank Lloyd Wright's Darwin D. Martin House. Designed between 1903 and 1905 for Buffalo business executive Darwin Martin, it is considered one of Wright's greatest works and a masterpiece of Prairie style architecture. The six building complex sits right in the heart of Parkside and is a National Historic Landmark. Tours run 75 minutes and are absolutely worth it. Even if you are not buying a home, you should go see it.

The Parkside Real Estate Market: What Buyers and Sellers Need to Know

Parkside's housing market is steady and appreciating. As of December 2025, the median home price is $469,900, with year over year growth of 4.45%. The price per square foot sits at $221.

Inventory is limited, just 13 homes active as of late 2025, which can create competition among buyers. Homes are taking a bit longer to sell, with average days on market at 78 days, up 13% year over year. That could give buyers a little more leverage than in some other Buffalo neighborhoods, but desirable properties still move quickly.

The rental market is stable with 30 properties available at a median rent of $1,595 per month. Rents have softened slightly year over year, down 0.31%, which is good news for renters.

Niche gives Parkside's housing a B+ grade. The neighborhood has a dense suburban feel, with 54% of residents owning their homes and 46% renting. Prices range from around $280,000 to over $600,000 depending on the property.

Schools in Parkside: Options for Families

Parkside is served by Buffalo Public Schools. Niche gives the neighborhood's public schools a C grade. Assigned schools in the area include Dr. George Blackman ECC for grades PK through 4, Dr. Lydia T. Wright School of Excellence, and Middle Early College High School.

Notably, PS 66 North Park Academy serves the Parkside area at 780 Parkside Avenue. For families seeking alternatives, there are also private and charter options nearby.

One thing worth noting is that the Parkside community is highly educated. Forty three percent of residents hold a master's degree or higher, compared to 14% nationally. That tells you something about the kind of people who choose to live here.

Delaware Park: The Backyard You Never Knew You Wanted

Parkside is inseparable from Delaware Park. And that is a very good thing.

Delaware Park is one of Olmsted's masterpieces and spans 350 acres. It is basically Buffalo's Central Park and it is completely free to enjoy. The park features Hoyt Lake with a Japanese garden, an 18 hole public golf course, tennis and basketball courts, the Buffalo Zoo, and the Buffalo AKG Art Museum. Shakespeare in Delaware Park is the second largest free Shakespeare festival in the country, only behind New York City.

The Buffalo Zoo, founded in 1875, is the seventh oldest zoo in the United States. It sits right at 300 Parkside Avenue, embedded in the neighborhood. For families, having the zoo right there is a game changer. You can walk over on a Saturday morning, spend a few hours, and walk home for lunch.

Other nearby parks include Dewey Playground and Robert Rich Senior All High Stadium.

Community Life: The Most Active Neighborhood Association in Buffalo

Parkside has an incredibly active community. The Parkside Community Association is the oldest, largest, and most active neighborhood association in Buffalo. They organize events throughout the year that bring people together and make this place feel like a real community.

The Parkside Tour of Homes is a beloved 24 year tradition where you can explore some of Buffalo's most architecturally significant homes. Tickets are $25 in advance and $30 day of. Parkside Porchfest is a neighborhood wide music festival where porches become stages. The Parkside Tour of Trees is a summer tree tour. There is free yoga on the lawn of the Martin House through PCA Yoga. And the Gardening and Beautification Committee meets monthly to keep the neighborhood gorgeous.

If you want to live somewhere that actually feels like a community, where people know each other and look out for each other, Parkside delivers.

Local Spots You Need to Know

Landmarks and Attractions
Frank Lloyd Wright's Martin House at 125 Jewett Parkway is a National Historic Landmark and one of Wright's greatest works. Tours are available and highly recommended. The Buffalo Zoo at 300 Parkside Avenue is the seventh oldest zoo in the US and a major community asset. And Delaware Park, the 350 acre Olmsted designed park, borders the entire neighborhood.

Coffee and Cafes
JAM Parkside at 301 Parkside Avenue is a beloved coffee shop right across from the zoo. They feature locally roasted Tipico Coffee and fresh pastries from Elm Street Bakery. It was founded by Amber Small and Monica Cichon as the coffee shop the neighborhood wanted. The Juicery is located near Delaware Park with a great view of the meadow.

Restaurants and Pubs
Parkside Meadow at 2 Russell Street is a cozy American tavern right next to the zoo. They serve Buffalo favorites like Beef on Weck, chicken wings, fish fry, and have lots of beer on tap. It is described as a "true neighbor pub" with a "cozy old Buffalo museum atmosphere." Parkside Pizzeria at 285 Parkside Avenue is a local pizza spot.

Sweets and Treats
Fairy Cakes Cupcakery and Bake Shop at 289 Parkside Avenue serves cupcakes and baked goods in the heart of Parkside. Parkside Candy is a historic candy shop and factory since 1927, known for sponge candy, handmade chocolates, old fashioned lollipops, taffy, and ice cream. They won Western New York's BEST Ice Cream Store in 2015 and 2016.

Streets to Know
Parkside Avenue is the neighborhood's main artery, running alongside the zoo. Jewett Parkway is Olmsted's curving parkway, one of the first streets laid out in the neighborhood. Crescent Avenue is a quiet residential street with beautiful historic homes. Summit Avenue is home to the Martin House.

Walkability and Getting Around

Parkside is very walkable. The zip code 14214 has a Walk Score of 75, meaning most errands can be accomplished on foot. The neighborhood's Walk Score is 69, ranking it 19th most walkable in Buffalo.

Transit options include several NFTA bus routes including the 104 South Central, 8 Main, 19 Bailey, 23 Fillmore Hertel, and 110 West North. Whether you are walking to the zoo, the park, or a coffee shop, you can get where you need to go without always reaching for your car keys.

FAQ

Q: What is the average home price in Parkside?
A: As of December 2025, the median home price is $469,900, with year over year appreciation of 4.45%. Prices range from around $280,000 to over $600,000 depending on the property.

Q: Is Parkside a historic neighborhood?
A: Absolutely. Parkside is split into two National Historic Districts, Parkside East and Parkside West. It was designed by Frederick Law Olmsted in the 1870s as Buffalo's first suburb.

Q: What is the Frank Lloyd Wright connection?
A: The Darwin D. Martin House, one of Wright's greatest Prairie style masterpieces, is located right in Parkside. It was designed between 1903 and 1905 and is now a National Historic Landmark.

Q: How walkable is Parkside?
A: Very walkable. The zip code has a Walk Score of 75, and the neighborhood ranks 19th in Buffalo for walkability. Most errands can be accomplished on foot.

Q: Is Parkside good for families?
A: Yes. Niche gives Parkside an A grade for families. The neighborhood has lots of parks, a zoo, great community events, and a very active neighborhood association. Residents describe it as "very very family friendly with lots of activities all the time."

Q: What is the community like?
A: Parkside has one of the most active community associations in Buffalo. They organize the Tour of Homes, Porchfest, yoga classes, and more. Residents tend to be educated professionals who are engaged in the neighborhood.

Q: How does Parkside compare to Elmwood Village or North Buffalo?
A: Parkside is more historic and residential than both. It has a quieter, more suburban feel than Elmwood Village but is still very walkable. Compared to North Buffalo, it is more architecturally significant and has more green space thanks to Delaware Park. It is also slightly more expensive than North Buffalo but comparable to Elmwood Village.

Q: What is the rental market like?
A: Median rent is $1,595 per month with 30 rental properties currently available. Rents have softened slightly year over year, down 0.31%.