Welcome to 23 Meadowbrook Rd in the sought out Williamsville School District. This tri-level home has so much character with 4 bedrooms and 2.5 baths is truly move-in ready. Gorgeous hardwood floors throughout. You are welcomed into your large living room with woodburning fireplace that opens into your formal dining room for all your entertaining. A separate family room with vaulted pine wood ceiling has new sliding doors leading to your private back yard with new trex deck and concrete patio and hot tub. Kitchen has quartz countertop and breakfast nook with 2 sinks and oak cabinets. Appliances will stay! Bonus room has been made into laundry/mudroom right off the attached garage. All 4 bedrooms are large in size with 2 generous closets in each room, and all have hardwood floors. Plenty of closet space!!!!
This 4 bed 2.5 bath split level in #1 rated Williamsville school district has everything you need to make this property home. Living rm with wood burning fireplace opens to formal dining rm, perfect for entertaining with family rm addition adjoining. Updated kitchen has ample storage space, dual sinks, & quartz counter tops leads to versatile bonus rm, currently being used as a storage space. Original hardwoods throughout. Updated master suite, as well as 3 more well sized bedrms and updated bathrm on 2nd floor. Updated electric, plumbing, & new hot water tank. Attached 1.5 car garage with additional storage space. Private & deep wooded lot with all of the conveniences that Williamsville has to offer moments away.
Year
Property tax
Land + Additions
Assessment*
2025
$7,147 (+2.6%)
$49,500 + $289,500
$339,000
2024
$6,966 (−6.9%)
$49,500 + $289,500
$339,000
2023
$7,486 (+6.2%)
$42,300 + $182,700
$225,000
2022
$7,049 (+3.9%)
$42,300 + $182,700
$225,000
2021
$6,781 (−4.4%)
$42,300 + $182,700
$225,000
2020
$7,091 (+22.9%)
$42,300 + $182,700
$225,000
2019
$5,768 (+4.1%)
$42,300 + $182,700
$225,000
2018
$5,542 (+2.7%)
$42,300 + $182,700
$225,000
2017
$5,394 (+26.2%)
$42,300 + $182,700
$225,000
2016
$4,275 (+4.5%)
$42,300 + $182,700
$225,000
2015
$4,092 (−6.2%)
$21,800 + $157,700
$179,500
2014
$4,361
$21,800 + $157,700
$179,500
Tax history for 23 Meadowbrook Rd
Year
Property tax
Land + Additions
Assessment*
2025
$7,147 (+2.6%)
$49,500 + $289,500
$339,000
2024
$6,966 (−6.9%)
$49,500 + $289,500
$339,000
2023
$7,486 (+6.2%)
$42,300 + $182,700
$225,000
2022
$7,049 (+3.9%)
$42,300 + $182,700
$225,000
2021
$6,781 (−4.4%)
$42,300 + $182,700
$225,000
2020
$7,091 (+22.9%)
$42,300 + $182,700
$225,000
2019
$5,768 (+4.1%)
$42,300 + $182,700
$225,000
2018
$5,542 (+2.7%)
$42,300 + $182,700
$225,000
2017
$5,394 (+26.2%)
$42,300 + $182,700
$225,000
2016
$4,275 (+4.5%)
$42,300 + $182,700
$225,000
2015
$4,092 (−6.2%)
$21,800 + $157,700
$179,500
2014
$4,361
$21,800 + $157,700
$179,500
*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.
Public record
Public record
Zoning
Beds
4
Baths
2.5
Stories
1.7
Lot width
60 ft.
Lot depth
167 ft.
Lot size
10,033 Sq. Ft.
Year renovated
—
Sq. Ft.
2,223
Year built
1946
Style
Single Family Residential
County
Erie County
APN
142289A0681500008014000
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Aug 12, 2026.
R-3
Residential District Three
To provide areas within the Town for low-density single-family detached residential development where each dwelling unit shall be located on an individual lot of at least 8,450 sq ft.
Permitted uses
Include but are not limited to:
Religious facility
Housing-Single unit
Infrastructure
Recreation
Park & open space
Property details
Parking
Garage/Carport Information
Yes
Yes
Parking
Features: Attached, Garage, Heated Garage, Storage, Garage Door Opener
Interior
Bathroom Information
# of Full Bathrooms: 2
# of Half Bathrooms: 1
# of Main Level Bathrooms: 1
Room Information
# of Rooms (Total): 8
Basement Information: Crawl Space
Room 1 Information
Other
Room 2 Information
Living Room
Room 3 Information
Kitchen
Room 4 Information
Family Room
Room 5 Information
Dining Room
Room 6 Information
Bedroom 4
Level: Third
Room 7 Information
Bedroom 3
Level: Third
Room 8 Information
Bedroom 2
Level: Second
Room 9 Information
Bedroom 1
Level: Second
Laundry Information
Features: Main Level
Fireplace Information
Yes
# of Fireplaces: 1
Equipment
Appliances: Dishwasher, Gas Oven, Gas Range, Gas Water Heater, Refrigerator
Other Features: Breakfast Bar, Separate/Formal Dining Room, Entrance Foyer, Separate/Formal Living Room, Hot Tub/Spa, Quartz Counters, Sliding Glass Door(s)
Exterior
Building Information
Stories: 3
Stories (Total): 3
Year Built Details: Existing
Roof Details: Asphalt
Construction Details: Stone, Vinyl Siding
Exterior Features
Exterior Features: Blacktop Driveway, Deck, Fully Fenced, Hot Tub/Spa
Patio And Porch Features: Deck
Fencing: Full
Pool and Spa Information
Yes
Spa Features: Hot Tub
Lot Information
Lot Size Area: 0.23
Lot Size Acres: 0.23
Lot Size Dimensions: 60X167
Lot Features: Rectangular, Rectangular Lot, Residential Lot
Road Frontage Type: City Street
Property Information
Resale
Financial
Assessments and Fees
Assessed Value: $339,000
Tax Information
Annual Tax Amount: $6,966
Utilities
Utility Information
Utilities: Cable Available, High Speed Internet Available, Sewer Connected, Water Connected
Electric: Circuit Breakers
Sewer: Connected
Water Source: Connected, Public
Heating & Cooling
Yes
Cooling: Central Air
Yes
Heating: Gas, Forced Air
Public facts
Beds: 4
Baths: 2.5
Sq. Ft.: 2,223
Stories: 1.7
Lot Size: 10,033 square feet
Style: Single Family Residential
Year Built: 1946
Year Renovated: —
County: Erie County
APN: 142289A0681500008014000
Home facts updated by county records on Aug 12, 2026
Around this home
Schools
Forest Elementary School
Public PreK-4 • Assigned • 0.4mi
5/10
Mill Middle School
Public 5-8 • Assigned • 1.1mi
7/10
Williamsville South High School
Public 9-12 • Assigned • 1.6mi
8/10
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
7 days above 92° expected this year, 14 days in 30 years
1/10 Wind Factor
Minimal risk of severe winds over next 30 years
3/10 Air Factor
2 unhealthy days expected this year, 3 days in 30 years
Provided by First Street
Historical weather
Buffalo, NY • 14221
Average low and high temperatures (°F)
29
18
31
18
49
30
59
40
65
47
79
60
85
65
80
59
77
55
63
43
49
35
37
24
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
In this area, properties receive around 9.4 hours in
June and 2.2 hours in December, placing it below the
U.S. average for solar exposure.
9.4 hrs
2.2 hrs
JuneDecember
Provided by Shadowmap
Estimated sale price
$452,000 – $547,000
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