Lake View, NY · standard
ZIP Code 14085
Erie County, New York - Census ACS demographics, housing tenure, and business patterns, benchmarked against every US ZIP.
- 7,353
- 408/sq mi High-density area
- $129,563
- Median income Above-median income area
- $292,900
- Median home value Near-median home value
- 49.5%
- Bachelor's or higher Above-average bachelor's attainment
National ZIP placement
Lake View pairs a top-decile household income with above-median home values, in a low-density, homeowner-dominated area.
- Top 7%
- household income, US ZIPs
- Top 35%
- home value, US ZIPs
- 408
- people per sq mi
- 98%
- owner-occupied homes
Source: U.S. Census Bureau ACS 5-Year Estimates (2019–2023). Percentiles rank ZIP 14085 against every reporting US ZIP.
FHFA HPI release change
What changed in the latest House Price Index year
- FHFA House Price Index values in ZIP 14085 (Lake View, NY) rose +5.8% from 2023 to 2024. The all-transactions index moved from 237.9 in 2023 to 251.8 in 2024 (2000 = 100).
ZIP code 14085 is a mid-sized community (a standard USPS delivery area) in Lake View, Erie County, New York, home to 7,353 residents across 18.0 square miles, a density of 408 people per square mile, in the New York time zone.
ZIP 14085 skews affluent, with a median household income of $129,563 (40% above the average New York ZIP), while per-capita income is $49,503. Both reported hardship measures are comparatively low in absolute terms: poverty is 4.4% and unemployment is 2.7%. Home values sit below the statewide ZIP benchmark: the median is $292,900 (23% below the average New York ZIP); owner occupancy is 98.2%.
A solid share of residents have a four-year degree: 49.5% of adults hold a bachelor's degree or higher, the median age is 42.4, and the average commute is 26 minutes. The page also surfaces 10 ZIP codes within roughly 10 miles and 6 more in Erie County, so 14085 can be compared with both its immediate and county-level context.
Every figure on this page is sourced from the U.S. Census Bureau American Community Survey 5-Year Estimates (including median rent) and the FHFA House Price Index, no estimates, no proprietary scoring. Verify with Census →
Top industries in ZIP 14085
Top 5 sectors by establishment count in Lake View, NY
Which industries have the most business establishments in ZIP 14085.
- Construction
Construction
19 establishments
- Health care and social assistance
Health care and social assistance
9 establishments
- Retail trade
Retail trade
8 establishments
- Professional, scientific, and technical services
Professional, scientific, and technical services
8 establishments
- Other services (except public administration) 7
Other services (except public administration)
7 establishments
What this shows Establishment counts come from the Census ZIP Code Business Patterns program, which counts physical business locations rather than employees or revenue.
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates + ZIP Code Business Patterns + FHFA HPI ACS demographics and median rent, ZBP business establishments, FHFA HPI for ZIP 14085, Lake View, NY · 2023 Census ACS 5-Year Estimates use a rolling 60-month sample for stable small-geography estimates; ZBP updated annually; FHFA HPI updated quarterly/annually.
Quick Facts
7,353
Population
18.0
Area (sq mi)
408
People / sq mi
New York
Time Zone
standard
ZIP Type
Who lives in ZIP 14085?
42.4
Median Age
48.8%
Male
51.2%
Female
1.8%
Foreign-Born
Hispanic or Latino is an ethnicity category from the Census Bureau and may overlap with other categories above.
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
How much do residents earn?
$129,563
Median Household Income
+40% vs state ZIP avg
$49,503
Per Capita Income
4.4%
Poverty Rate
2.7%
Unemployment Rate
25.6 min
Mean Commute Time
How ZIP 14085 ranks among New York ZIPs
Lake View, NY household income vs. every New York ZIP code
Median household income among 1,626 reporting New York ZIPs (this ZIP's population is too small for a reliable national-corpus placement)
$129,563 Top 15% higher than 85% of 1,626 New York ZIPs
Each bar is a $20K-wide band; taller bars hold more New York ZIPs. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau, ACS 5-Year Estimates · 2019–2023
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
What is the education profile here?
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
What does housing look like?
Housing stock: occupied vs vacant
3,121housing units
3,121
Total Housing Units
3,044
Occupied Units
77
Vacant Units
2.78
Avg Household Size
Occupancy Type
$292,900
Median Home Value
-23% vs state ZIP avg
1988
Median Year Built
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
How have home values changed over time?
FHFA House Price Index, annual appreciation data based on repeat sales and appraisals
+5.8%
YoY Change (2024)
252
HPI Index (2000 = 100)
+152%
Total Change Since 2000
Home values in ZIP 14085 have increased 5.8% over the past year (2024). Since 2000, this ZIP has seen +152% cumulative appreciation.
| Year | Annual Change | HPI Index |
|---|---|---|
| 2020 | +5.2% | 175 |
| 2021 | +13.9% | 200 |
| 2022 | +11.0% | 222 |
| 2023 | +7.3% | 238 |
| 2024 | +5.8% | 252 |
Source: Federal Housing Finance Agency (FHFA) House Price Index, All-Transactions, Five-Digit ZIP Codes (Developmental Index). Index base = 100 in year 2000. Data through 2024. ZIP codes with few transactions may show missing values.
What businesses operate in this ZIP?
Census Bureau data shows 76 business establishments in ZIP 14085, employing approximately 327 people with a combined annual payroll of $14,047,000.
76
Businesses
327
Employees
$14.0M
Annual Payroll
9
Industry Sectors
| Industry | Establishments | % of Total |
|---|---|---|
| Construction | 19 | 25.0% |
| Health care and social assistance | 9 | 11.8% |
| Retail trade | 8 | 10.5% |
| Professional, scientific, and technical services | 8 | 10.5% |
| Other services (except public administration) | 7 | 9.2% |
| Administrative and support and waste management and remediation services | 6 | 7.9% |
| Manufacturing | 3 | 4.0% |
| Transportation and warehousing | 3 | 4.0% |
| Accommodation and food services | 3 | 4.0% |
Source: U.S. Census Bureau, ZIP Code Business Patterns (ZBP), 2023. Employment figures may include noise for disclosure avoidance.
Nearby ZIP Codes
Want a side-by-side? Compare 14085 vs 14112 →
ZIP 14085 vs its nearest neighbors, by population
Resident population of this ZIP and the closest reporting ZIP codes within ~10 miles.
- 14075
Hamburg (14075)
41,937 residents
- 14220
Buffalo (14220)
24,227 residents
- 14218
Buffalo (14218)
19,039 residents
- 14219 11,536
Buffalo (14219)
11,536 residents
- 14006 9,858
Angola (14006)
9,858 residents
- 14057 8,116
Eden (14057)
8,116 residents
- 14085 7,353
Lake View (14085)
7,353 residents
- 14047 6,440
Derby (14047)
6,440 residents
- 14111 3,352
North Collins (14111)
3,352 residents
What this shows Among its immediate neighbors, ZIP 14085 ranks #7 by population - useful context the national average alone can't give.
ZIP 14085 vs its nearest neighbors, by median income
Median household income of this ZIP and the closest reporting ZIP codes within ~10 miles.
- 14085
Lake View (14085)
$129,563 median income
- 14057
Eden (14057)
$92,410 median income
- 14111
North Collins (14111)
$90,700 median income
- 14075
Hamburg (14075)
$83,383 median income
- 14047
Derby (14047)
$78,816 median income
- 14219
Buffalo (14219)
$78,569 median income
- 14220
Buffalo (14220)
$70,963 median income
- 14006
Angola (14006)
$65,972 median income
- 14203
Buffalo (14203)
$56,141 median income
What this shows By household income, ZIP 14085 ranks the highest of 9 neighboring ZIPs, local affluence varies block to block, not just metro to metro.
| ZIP Code | City | Population | Distance |
|---|---|---|---|
| 14112 | North Evans, NY | 85 | 1.2 mi |
| 14047 | Derby, NY | 6,440 | 3.8 mi |
| 14075 | Hamburg, NY | 41,937 | 4.9 mi |
| 14057 | Eden, NY | 8,116 | 5.4 mi |
| 14111 | North Collins, NY | 3,352 | 9.2 mi |
| 14006 | Angola, NY | 9,858 | 7.3 mi |
| 14219 | Buffalo, NY | 11,536 | 7.3 mi |
| 14218 | Buffalo, NY | 19,039 | 8.9 mi |
| 14203 | Buffalo, NY | 1,618 | 10.8 mi |
| 14220 | Buffalo, NY | 24,227 | 10.6 mi |
Nationwide ZIPs with similar ACS profiles
Two Census-derived peer sets for ZIP 14085, both outside NY so the neighborhoods are not geographic containment (Nearby and same-county blocks stay local).
Similar population
Nearest cross-state ZIPs by resident population (7,353 here; floor ≥1,000).
Similar median household income
Nearest cross-state ZIPs by ACS median household income.
More ZIP Codes in Erie County
Related Areas
Frequently Asked Questions
What county is ZIP code 14085 in?
ZIP code 14085 (Lake View) is located in Erie County, New York. Erie County contains multiple ZIP codes, see the full list at /counties/erie-ny.
What is the population of ZIP code 14085?
ZIP code 14085 in Lake View, NY has a population of 7,353 according to the Census Bureau ACS 2023 estimates.
What is the median household income in ZIP 14085?
The median household income in ZIP 14085 is $129,563, which is 70% above the national average of $76,288.
What is the average home value in ZIP 14085?
The median home value in ZIP 14085 is $292,900, which is 5% above the national average of $278,155.
What is the demographic makeup of ZIP 14085?
The largest racial group in ZIP 14085 is White at 92.4%. Hispanic or Latino residents make up 2.6% of the population.
How many businesses are in ZIP code 14085?
ZIP code 14085 has 76 business establishments employing approximately 327 people, according to Census Bureau ZIP Code Business Patterns (ZBP) 2023 data.
What are the main industries in ZIP code 14085?
The top industries by establishment count in ZIP 14085 are: Construction (19), Health care and social assistance (9), Retail trade (8). There are 9 industry sectors represented in total.
How have home values changed in ZIP code 14085?
According to the FHFA House Price Index, home values in ZIP 14085 increased by 5.8% in 2024. Since 2000, home values in this ZIP have appreciated by approximately 152%. This is a developmental index based on repeat sales and appraisal data from Fannie Mae and Freddie Mac.
What is the education level in ZIP code 14085?
In ZIP code 14085, 68.4% of residents aged 25+ have a high school diploma or higher, and 49.5% hold a bachelor's degree or higher. These figures come from the Census Bureau ACS 5-Year Estimates (2023).
What is the average commute time in ZIP 14085?
The mean commute time for workers in ZIP code 14085 is 25.6 minutes according to Census ACS data. The national average is roughly 26 minutes, so commuters here spend less time traveling to work than typical.
What percentage of residents own vs. rent in ZIP 14085?
In ZIP code 14085, approximately 98.2% of occupied housing units are owner-occupied and 1.8% are renter-occupied, based on Census ACS 2023 data.
What is the poverty rate in ZIP code 14085?
The poverty rate in ZIP code 14085 is 4.4% according to Census Bureau ACS 2023 estimates. This measures the percentage of the population living below the federal poverty threshold.
Related
Take this with you
What to do with ZIP 14085's numbers, next.
- See how ZIP 14085 compares to a neighboring ZIP code on the same Census fields Compare this ZIP
- Check where Lake View, NY ranks among every U.S. ZIP code on income, education, or homeownership View national rankings
- Save this ZIP to your shortlist to track alongside others you're considering View your shortlist
ZIP Code Tabulation Areas (ZCTAs) are Census Bureau approximations of USPS ZIP codes; figures describe the ZCTA area, not any single address within it.