Off market aug 2024 for $699K

$836,077

Est. refi paymentEst. refi $4,525/mo

•

2,000

sq ft

396 Roat Dr, Angola, NY 14006

About this home

Welcome to your 4-bed, 2-bath beachfront dream! Enjoy jaw-dropping views & stunning sunsets in this move-in ready oasis. Inside you'll find a bright airy space w open floor plan. Updated kitchen, quarts countertops w breakfast bar, flows into living/dining areas. Large windows & sliding glass doors flood the space w light, offering stunning water views. Soak up sun on the beach in summer & get cozy w fireplace in cooler months. LVP laminate floor throughout for cohesive feel. 1st fl features a bathrm & a large laundry rm. Upstairs discover sprawling primary bedrm w spectacular views from your private balcony-Trex decking. Primary has direct access to full bath & walk-in closet. 3 more bedrms w ceiling fans & lighted closets complete 2nd fl. Outside: new driveway & 2+ car garage offer ample parking & storage. Enjoy immediate access to a boat/jet-ski launch. The patio, surrounded by grass is steps from the beach. Recent updates 2023: new sewer line/kitchen island/driveway/porch. New 20'-metal roof/siding/HWT, plumbing/electric. 2,000 sq ft of living space, 50' of beach frontage, this home is perfect for year-round fun. Showings start 6/16/24. Open House 6/19 5-7pm

Single-familyProperty Type

1940Year Built

8,200 sq ftLot Size

$418Est. Price/Sq.Ft.

2 car garageParking

Listing by Kunji Maya Rey • Towne Housing Real Estate

•716-264-4135 (broker)

•jballsmith@townehousing.com (broker)

Contact: 716-316-9738

Bought with Kunji Maya Rey • Towne Housing Real Estate

•716-264-4135 (broker)

•jballsmith@townehousing.com (broker)

Redfin checked: 2 minutes ago

•Source:WNYREIS #B1545775

Redfin Estimate

$836,077

$136K since sold in August 2024$15K since October

Recently sold homes
Estimate history
Homes for sale

This home's estimate is 180.6% higher than the average sale price ($298K) of 6 comparable homes.

SOLD DEC 12, 2025
$425,000
A
4 beds2 baths1,988 sq ft
471 Lakeside Rd, Angola, NY 14006
Listing by WNY Metro Roberts Realty
SOLD JUL 15, 2026
$250,000
B
4 beds2 baths1,728 sq ft
17 Oatman Ave, Angola, NY 14006
Listing by Realty ONE Group Empower
SOLD OCT 14, 2026
$353,000
C
3 beds1.5 baths1,624 sq ft
343 Roat Dr, Angola, NY 14006
Listing by WNY Metro Roberts Realty
SOLD OCT 2, 2026
$224,500
D
3 beds2 baths1,131 sq ft
443 Lakeside Rd, Angola, NY 14006
Listing by Howard Hanna WNY Inc.
SOLD JUN 21, 2026
$220,000
E
3 beds1.5 baths1,614 sq ft
24 Lorain St, Angola, NY 14006
Listing by MLS Nation Realty LLC
SOLD JUL 23, 2026
$315,000
F
3 beds2 baths1,708 sq ft
8586 Lake Shore Rd, Angola, NY 14006
Listing by WNY Metro Roberts Realty

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Earn from this home

Sell

$248,001

Est. take-home

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Refinance

Est. cash available

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Rent

$2,942/mo

Redfin rental estimate

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Market trends in 14006, NY

Last updated October 2026

Buyer's Market

Seller's Market

Seller's market

Sale-to-list price

106.8%

+0.6% MoM

Median sale price

$265K

$15K MoM

Avg. days on market

12d

1 days MoM

Recently sold homes

2 MoM

New listings for sale

NEW 9 HRS AGO
$399,900
4 beds3 baths4,104 sq ft
94 Orchard Ave, Angola, NY 14006
Listing by WNY Metro Roberts Realty, (716) 646-6400
$129,900
2 beds1.5 baths1,535 sq ft
38 School St, Angola, NY 14006
Listing by HUNT Real Estate ERA, (716) 648-2300
OPEN SAT, 11AM TO 1PM
$220,000
2 beds1 bath824 sq ft
9393 Versailles Rd, Angola, NY 14006
Listing by WNY Metro Roberts Realty, (716) 646-6400
3D WALKTHROUGH
$249,900
2 beds1 bath1,344 sq ft
272 Taft Ave, Angola, NY 14006
Listing by WNY Metro Roberts Realty, (716) 662-0449
See all

Provided by Redfin

Sale history for 396 Roat Dr

Date

Event

Price

WNYREIS #B1545775

Aug 23, 2024

Sold

$699,900

$350/sq ft

Jul 9, 2024

Price Changed

$699,900

$350/sq ft

Jun 15, 2024

Listed

$725,000

$363/sq ft

WNYREIS #B1424264

Nov 9, 2022

Sold

$550,000

$275/sq ft

Aug 23, 2022

Pending

—

Aug 18, 2022

Listing Removed

—

Jul 29, 2022

Listed

$489,000

$245/sq ft

Lake Life! Wow. .. Take in This View! Beautiful, newly renovated home on fabulous lake lot ideally positioned to capture the most amazing sunsets over the Lake. Spacious open floor plan w/ large brand new kitchen with breakfast bar and open to the living room to enjoy the view from all the living spaces. Durable Laminate flooring throughout. Take in the sunshine and beach in the summer months or enjoy the view cozied up by the inviting gas fireplace in the winter months. Full bathroom and separate laundry room on first floor. 2nd flr has huge master bedroom w/ spectacular views of the Lake that can be enjoyed from the bedroom or from the large balcony accessed from the master. Large walk in closet. Access the full bathroom on the 2nd flr from the master bdrm or from the main hallway. 3 additional generous sized bedrooms with nice lighted closets. 2+ car garage for your vehicles or your beach toys. Patio on ground level surrounded by grass area and just steps down to the beach. Roof & siding 2 yrs old. New furnace & HW tank. All new plumbing & electric. The perfect Beach House! (home is 2k sq ft after additions). Showings start at Open Sun 7/31 @1PM. Offers to be reviewed Mon 8/15@5PM.

Year

Property tax

Land + Additions

Assessment*

2026

$13,026

$93,000 + $197,000

$290,000

2025

$13,026 (+2.8%)

$93,000 + $197,000

$290,000

2024

$12,677 (+3.0%)

$93,000 + $197,000

$290,000

2023

$12,311 (+51.1%)

$93,000 + $197,000

$290,000

2022

$8,147 (+6.8%)

$93,000 + $94,000

$187,000

2021

$7,629 (−16.3%)

$93,000 + $85,800

$178,800

2020

$9,119 (+0.4%)

$93,000 + $127,000

$220,000

2019

$9,087 (+1.4%)

$93,000 + $127,000

$220,000

2018

$8,959 (−0.2%)

$93,000 + $127,000

$220,000

2017

$8,975 (+2.8%)

$93,000 + $127,000

$220,000

2016

$8,727 (+3.3%)

$93,000 + $127,000

$220,000

2015

$8,450 (+5.5%)

$93,000 + $127,000

$220,000

2014

$8,012

$93,000 + $127,000

$220,000

Tax history for 396 Roat Dr

Year

Property tax

Land + Additions

Assessment*

2026

$13,026

$93,000 + $197,000

$290,000

2025

$13,026 (+2.8%)

$93,000 + $197,000

$290,000

2024

$12,677 (+3.0%)

$93,000 + $197,000

$290,000

2023

$12,311 (+51.1%)

$93,000 + $197,000

$290,000

2022

$8,147 (+6.8%)

$93,000 + $94,000

$187,000

2021

$7,629 (−16.3%)

$93,000 + $85,800

$178,800

2020

$9,119 (+0.4%)

$93,000 + $127,000

$220,000

2019

$9,087 (+1.4%)

$93,000 + $127,000

$220,000

2018

$8,959 (−0.2%)

$93,000 + $127,000

$220,000

2017

$8,975 (+2.8%)

$93,000 + $127,000

$220,000

2016

$8,727 (+3.3%)

$93,000 + $127,000

$220,000

2015

$8,450 (+5.5%)

$93,000 + $127,000

$220,000

2014

$8,012

$93,000 + $127,000

$220,000

*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.

Public record

Beds

Baths

Stories

Lot width

50 ft.

Lot depth

164 ft.

Lot size

8,200 Sq. Ft.

Year renovated

2022

Sq. Ft.

2,000

Year built

1940

Style

Single Family Residential

County

Erie County

APN

144489A2200900001015000

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Sep 25, 2026.

Property details

Parking

Garage/Carport Information
Has Garage
# of Garage Spaces: 2

Parking
Features: Detached, Electricity, Garage

Interior

Bathroom Information
# of Full Bathrooms: 2
# of Main Level Bathrooms: 1

Room Information
# of Rooms (Total): 8
Room Types: Laundry, Sitting Room, Sunroom, Den

Laundry Information
Features: Accessible Utilities Or Laundry, Main Level

Equipment
Appliances: Dryer, Dishwasher, Gas Oven, Gas Range, Gas Water Heater, Microwave, Refrigerator, Washer

Interior Features
Door Features: Sliding Doors
Flooring: Luxury Vinyl, Tile, Varies
Other Features: Breakfast Bar, Ceiling Fan(s), Den, Kitchen Island, Living/Dining Room, Quartz Counters, Sliding Glass Door(s), Solid Surface Counters, Programmable Thermostat

Exterior

Building Information
Stories: 2
Stories (Total): 2
Year Built Details: Existing
Roof Details: Metal
Construction Details: Vinyl Siding, Copper Plumbing

Exterior Features
Exterior Features: Blacktop Driveway, Balcony, Patio, Private Yard, See Remarks
Patio And Porch Features: Balcony, Open, Patio, Porch

Lot Information
Lot Size Area: 0.1882
Lot Size Acres: 0.1882
Lot Size Dimensions: 50X164
Road Frontage Type: Main Thoroughfare
Is Waterfront
Water Body Name: Lake Erie
Waterfront Features: Beach Access, Lake
Frontage Length: 50
Frontage Length Remarks: 50

Property Information
Has View
Foundation Details: Slab
Resale

Financial

Assessments and Fees
Assessed Value: $290,000

Tax Information
Annual Tax Amount: $12,311

Utilities

Utility Information
Utilities: High Speed Internet Available, Sewer Connected, Water Connected
Electric: Circuit Breakers
Sewer: Connected
Water Source: Connected, Public

Heating & Cooling
Has Heating
Heating: Gas, Forced Air, Wall Furnace

Location

HOA Information
Association Fee: $40
Annually
Association Amenities: Clubhouse

Public facts

Beds: 4
Baths: 2.0
Sq. Ft.: 2,000
Stories: 2.0
Lot Size: 8,200 square feet
Style: Single Family Residential
Year Built: 1940
Year Renovated: 2022
County: Erie County
APN: 144489A2200900001015000

Home facts updated by county records on Sep 25, 2026

Around this home

Schools

K - 12
Preschool & daycare

Highland Elementary School

Public K-5 • Assigned • 4.7mi

5/10

William G Houston Middle School

Public 6-8 • Assigned • 2.1mi

3/10

Lake Shore Senior High School

Public 9-12 • Assigned • 1.9mi

6/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

Climate risks

1/10 Flood Factor

Minimal risk of a flood reaching the building in the next 30 years

1/10 Fire Factor

Unlikely to be in a wildfire in next 30 years

2/10 Heat Factor

8 days above 93° expected this year, 18 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

4/10 Air Factor

5 unhealthy days expected this year, 5 days in 30 years

Provided by First Street

Historical weather

Angola, NY • 14006

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

In this area, properties receive around 9.1 hours in June and 2.1 hours in December, placing it below the U.S. average for solar exposure.

9.1 hrs

2.1 hrs

JuneDecember

Provided by Shadowmap

Estimated sale price

$795,000 – $962,000

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Nearby similar homes

$29,900

2 beds1 bath784 sq ft

1101 Michael Dr, Angola, NY 14006

Front eat in kitchen • Bow window • Overhead cabinets

Listing by Triton Real Estate, (716) 683-9100

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Vacant lot • 0.23 acre lot • Built 1940

Listing by WNY Metro Roberts Realty, (716) 646-6400

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9754 Southwestern Blvd, Angola, NY 14006

Nearly 5 acres • Brand new appliances • Updated utility room

Listing by WNY Metro Roberts Realty, (716) 646-6400

3D WALKTHROUGH

$979,900

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Soaring windows • Elegant millwork • Gas fireplace

Listing by WNY Metro Roberts Realty, (716) 646-6400

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Natural surroundings • 1.7 acre lot • Built 1965

Listing by WNY Metro Roberts Realty, (716) 559-9972

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Updated kitchen • Remodeled full bath • Rear patio

Listing by HUNT Real Estate ERA, (716) 648-2300

New listings for sale in 14006

NEW 9 HRS AGO3D WALKTHROUGH

$399,900

4 beds3 baths4,104 sq ft

94 Orchard Ave, Angola, NY 14006

Landscaped property • Over 6 acres • Front porch

Listing by WNY Metro Roberts Realty, (716) 646-6400

$129,900

2 beds1.5 baths1,535 sq ft

38 School St, Angola, NY 14006

Central vac • Gas oven • Insulated garage

Listing by HUNT Real Estate ERA, (716) 648-2300

OPEN SAT, 11AM TO 1PM3D WALKTHROUGH

$220,000

2 beds1 bath824 sq ft

9393 Versailles Rd, Angola, NY 14006

Eden school district • Farmhouse sink • Recessed lighting

Listing by WNY Metro Roberts Realty, (716) 646-6400

3D WALKTHROUGH

$249,900

2 beds1 bath1,344 sq ft

272 Taft Ave, Angola, NY 14006

Waterfront living • Water views • Huge deck

Listing by WNY Metro Roberts Realty, (716) 662-0449

Home values near 396 Roat Dr

Data from public records.

Address	Redfin Estimate
386 Roat Drive, Angola, NY 3 Beds \| 2.5 Baths \| 1712 Sq. Ft.	$864,657
377 Roat Drive, Angola, NY 2 Beds \| 2 Baths \| 1474 Sq. Ft.	$263,450

Address	Redfin Estimate
412 Roat Drive, Angola, NY 1 Beds \| 1 Baths \| 600 Sq. Ft.	$115,972
417 Roat Drive, Angola, NY 3 Beds \| 1 Baths \| 936 Sq. Ft.	$165,919

Address	Redfin Estimate
395 Roat Drive, Angola, NY 3 Beds \| 1 Baths \| 1068 Sq. Ft.	$203,084
418 Roat Drive, Angola, NY 2 Beds \| 1 Baths \| 1241 Sq. Ft.	$172,076

Property information provided by WNYREIS when last listed in 2024. This data may not match . Learn more.

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About this home

Redfin Estimate

Earn from this home

Market trends in 14006, NY

Sale history for 396 Roat Dr

Tax history for 396 Roat Dr

Public record

Property details

Around this home

Schools

Lifestyle

Climate risks

Historical weather

Sun exposure

Nearby similar homes

New listings for sale in 14006

Home values near 396 Roat Dr

More real estate resources