Is Buffalo back? (New York, Amherst, Orchard Park: 2009, condo, crime rates)

[ckhthankgod]

Originally Posted by Canerican

I know, but donbuy never said MSA, if he did I wouldn't have disagreed.

When considering that the forum is called the "Buffalo area" forum, I think he was talking about the area.

I bet if we looked at a metro and then the center city of any area, you would find a similar trend that you see with the Buffalo area.

[ckhthankgod]

Originally Posted by Canerican

Non biased?!? He's made up statistics to convince people to move here. Everyone has biases, it's just that his agrees with yours.

Yes, I am biased against Buffalo, but seriously, donbuy is far from a neutral observer.

What stats did he make up?

[jblake78728]

Originally Posted by ckhthankgod

What stats did he make up?

Whatever Canerican disagrees with

[donbuy]

Originally Posted by ckhthankgod

What stats did he make up?

I never make up stats and I rarely cite stats for the City of Buffalo proper as they are meaningless when comparing to other regions. They are meaningless because many Southern and Western cities can annex their suburbs thereby changing their boundaries while other cities such as Buffalo have the same boundaries as 100 years ago. Some cities such as Austin, Houston, and Phoenix have moved their boundaries outward into more prosperous areas, look up the land area for cities in 1950 and compare those same cities land area to today and you will quickly see how many of them were able to surpass Buffalo in land area and population. Would Phoenix have more people than Buffalo if you counted the number of people within their 1950 or 1960 boundaries?, Would it have more or less poverty? Don't know, don't care. But by comparing MSA's you are comparing like kind items. Also the smaller the political unit you analyze the less reliable the data due to sampling errors. Thus State data is more accurate than Metro area data which in turn is more accurate than city and town data.

[ckhthankgod]

Originally Posted by donbuy

I never make up stats and I rarely cite stats for the City of Buffalo proper as they are meaningless when comparing to other regions. They are meaningless because many Southern and Western cities can annex their suburbs thereby changing their boundaries while other cities such as Buffalo have the same boundaries as 100 years ago. Some cities such as Austin, Houston, and Phoenix have moved their boundaries outward into more prosperous areas, look up the land area for cities in 1950 and compare those same cities land area to today and you will quickly see how many of them were able to surpass Buffalo in land area and population. Would Phoenix have more people than Buffalo if you counted the number of people within their 1950 or 1960 boundaries?, Would it have more or less poverty? Don't know, don't care. But by comparing MSA's you are comparing like kind items. Also the smaller the political unit you analyze the less reliable the data due to sampling errors. Thus State data is more accurate than Metro area data which in turn is more accurate than city and town data.

Thank you for making another point that people seem to overlook when comparing Northeastern cities with cities in other regions(except for many MW cities), which generally have annexed neighboring communities in the recent past, unlike cities in the NE.

[ckhthankgod]

Originally Posted by jblake78728

Whatever Canerican disagrees with

Got ya'.

[Canerican]

Originally Posted by ckhthankgod

What stats did he make up?

When he said Buffalo has more than average <$75000 earners (he said roughly 25% when the truth is closer to 8%)

I just looked through another thread and saw this, which is made of stats he made up (you see, there is a serious trend of him citing statistics, and not backing them up, because they are false).

http://www.city-data.com/forum/11060655-post45.html

I swear the lies to post count ratio for this one has to be off the charts.

[Vex]

Originally Posted by ckhthankgod

Nice, concrete evidence showing how people need to look at all factors in terms of costs. On top of all of that, you can't be the location, there is enough to do and the school offerings are good as well. Even the crime in NY State is not as bad as many of these "perfect" places.

You're right, people - Donbuy included - don't take into account all the factors. Like the fact that a higher priced house with lower taxes will be building more equity. If it's outside of Buffalo, it's likely appreciating in value as well. This represents a cash flow of at least +$100,000. You'll also be paying some of the highest utility bills in the country in Buffalo. You could pay 60% less for electricity elsewhere...

If you want to boost Buffalo, there are many legitimate points to make. Financial or economic gain is not one of them. Stick to the decent quality of life, good people, natural beauty of WNY, etc.

[donbuy]

Originally Posted by Canerican

When he said Buffalo has more than average <$75000 earners (he said roughly 25% when the truth is closer to 8%).

You neglect to mention that my "made up" statistic included a link to the official US Census bureau which clearly showed that more than a quarter of the households in the Buffalo metro make in excess of $75 K per year. Furthermore that same link showed that for families headed by a married couple the percentage earning in excess of $75K was almost 50%. I also cited Sterling's "Places Ranked and Rated" as a second source backing up my information. You back up nothing.

Originally Posted by Canerican

I just looked through another thread and saw this, which is made of stats he made up (you see, there is a serious trend of him citing statistics, and not backing them up, because they are false).

http://www.city-data.com/forum/11060655-post45.html

I swear the lies to post count ratio for this one has to be off the charts
.

The stat in this post also has it's source cited. You seem to be in a tizzy because it appears that up until now you have not had to deal with facts supported by unbiased links such as the US Census Bureau. It pokes serious holes in your belief system which you seem to have difficullty accepting. .Also in a subsequent post I added a link to another article that also debunked the urban legend of the Buffalo Brain Drain. I will not bore others by reposting that link here. Anyone intersted can find it on the thread you connected to.

[donbuy]

Originally Posted by Vex

You're right, people - Donbuy included - don't take into account all the factors. Like the fact that a higher priced house with lower taxes will be building more equity. If it's outside of Buffalo, it's likely appreciating in value as well. ..
.

According to Money online at MSN, Buffalo had the 5th highest appreciation rate in the country of 376 metro areas over the past year at 3.29% and a 5 year appreciation rate of 22.19%. Nice steady increase in your equity. No bubble, no crash. Just a nice solid steady increase. Nationwide, as everyone is well aware, the average prices have fallen considerably over the past 2 years. Personally I don't put much stock into home appreciation, if your home goes up 50% in value and you sell, the next house you buy has also gone up 50% in value so are you really ahead? Nope, you don't win the home equity game unless you sell out to move into a nursing home or die. I feel a home should be considered a part of your lifestyle not just an investment. If my house goes up 10% or 200% makes no difference to me since I plan on staying put and enjoying it for many years.

Home prices by metro area - MSN Money