Pending

$329,900

Est. $2,087/mo —

•

1,734

sq ft

23 Shenandoah Rd, Buffalo, NY 14220

About this home

Single-familyProperty Type

1925Year Built

5,600 sq ftLot Size

$190Price/Sq.Ft.

2 car garageParking

Listing by Jean-Michel Reed • Reed Realty of WNY LLC

•716-815-4828 (broker)

•jeanmichelreed@me.com (broker)

Listing updated: Dec 3, 2024 at 10:57am

Redfin checked: a minute ago

•Source:WNYREIS #B1569065

Payment calculator

$2,087 per month

Principal and interest$1,800

Property taxes

$234

HOA dues

Home insurance

$52

Utilities

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Affordability tools

Open houses

No upcoming open houses.

Nearby open houses (10)

OPEN SAT, 11AM TO 1PM
$295,000
2 beds1.5 baths1,268 sq ft
37 Hanover St, Lancaster, NY 14086
$317 HOA • Garage • Community pool
Listing by Howard Hanna WNY Inc., (716) 656-8999
OPEN SAT, 11AM TO 1PM
$299,900
4 beds2.5 baths3,303 sq ft
1456 Delaware Ave, Buffalo, NY 14209
2,222 sq ft lot • Built 1900
Listing by Keller Williams Realty WNY, (716) 832-3300
OPEN SAT, 11AM TO 1PM
$249,900
2 beds1 bath1,048 sq ft
6479 Trillium Ct Ct, Lake View, NY 14085
7,840 sq ft lot • 2 garage spots • Built 1983
Listing by Howard Hanna WNY Inc., (716) 662-2000
OPEN SAT, 11AM TO 1PM
$324,900
2 beds1.5 baths1,208 sq ft
1608 Orchard Park Rd, Buffalo, NY 14224
2.15 acre lot • 2 garage spots • Built 1961
Listing by HUNT Real Estate ERA, (716) 675-4868
OPEN SUN, 11AM TO 1PM
$225,900
2 beds2 baths1,080 sq ft
33 Olde Stone Ln, Lancaster, NY 14086
$334 HOA • Garage • Built 1993
Listing by Mootry Murphy & Burgin Realty Group LLC, (716) 534-8495
OPEN SUN, 11AM TO 1PM
$189,900
3 beds1 bath1,514 sq ft
154 Ladner Ave, Buffalo, NY 14220
3,390 sq ft lot • 2 garage spots • Built 1940
Listing by WNY Metro Roberts Realty, (716) 662-0449
OPEN NOV 2, 4PM TO 6PM
$189,900
3 beds1.5 baths1,365 sq ft
57 Hoffman, Buffalo, NY 14207
2,099 sq ft lot • Built 2025
Listing by City of Buffalo, (716) 851-5280
OPEN NOV 2, 4PM TO 6PM
$189,900
3 beds1.5 baths1,365 sq ft
153 Thompson St, Buffalo, NY 14207
3,000 sq ft lot • Built 2025
Listing by City of Buffalo, (716) 851-5280
OPEN NOV 4, 5:30PM TO 7PM
$119,000
5 beds2 baths1,777 sq ft
108 Stanley St, Buffalo, NY 14206
3,750 sq ft lot • 2 garage spots • Built 1910
Listing by eXp Realty, (888) 276-0630
OPEN NOV 7, 11AM TO 1PM
$239,900
4 beds2 baths2,702 sq ft
189 Willowlawn Pkwy, Buffalo, NY 14206
2 garage spots • Built 1930
Listing by HUNT Real Estate ERA, (716) 694-0400

Around this home

Schools

K - 12
Preschool & daycare

Discovery School

Public PreK-8 • Assigned • 0.1mi

3/10

South Park High School

Public 9-12 • Assigned • 1.3mi

2/10

Provided by GreatSchools

About South

Abbott

South Abbott, located between Abbott Road and South Park Avenue, is a residential and waterfront Buffalo neighborhood with tree-lined blocks and river-edge views. The neighborhood’s character concentrates around Abbott Road near Cazenovia Park, where corner taverns, longtime pizzerias, and small service storefronts set a steady, local rhythm. Housing leans toward early-20th-century doubles and compact single-family homes with deep porches and tidy front gardens. Cazenovia Park’s lagoons and paths shape daily routines, while the Buffalo River adds an industrial-maritime backdrop. Community pillars include Gene McCarthy’s Old First Ward Brewing Company, the Buffalo and Erie County Botanical Gardens, and the Steel Plant Museum.

Provided by Walk Score and Local Logic

Market insights

23 Shenandoah Rd · $329,900

DAYS ON MARKET

The average home goes pending in 11 days.

SALE-TO-LIST

Most homes are selling 6% above list price.

LIST PRICE

Median sale price in this area is $337,303. (2% higher than this home)

PRICE DROP

19% of homes in this area have had a price drop in the past month.

Property details

Parking

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

Parking
Features: Detached, Garage

Interior

Virtual Tour

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

Room Information
# of Rooms (Total): 6
Room Types: Living Room, Entry Foyer
Has Basement
Basement Information: Full

Room 1 Information
Bedroom 1
Level: Second
Dimensions: 12.00 x 12.00
Length: 12.0
Width: 12.0

Room 2 Information
Living Room
Level: First
Dimensions: 13.00 x 14.00
Length: 13.0
Width: 14.0

Room 3 Information
Kitchen
Level: First
Dimensions: 11.00 x 19.00
Length: 11.0
Width: 19.0

Room 4 Information
Dining Room
Level: First
Dimensions: 12.00 x 14.00
Length: 12.0
Width: 14.0

Room 5 Information
Bedroom 3
Level: Second
Dimensions: 14.00 x 9.00
Length: 14.0
Width: 9.0

Room 6 Information
Bedroom 2
Level: Second
Dimensions: 10.00 x 13.00
Length: 10.0
Width: 13.0

Equipment
Appliances: Gas Water Heater

Interior Features
Flooring: Hardwood, Tile, Varies
Other Features: Attic, Entrance Foyer, Separate/Formal Living Room, Kitchen Island, Natural Woodwork

Exterior

Building Information
Stories: 2
Stories (Total): 2
Year Built Details: Existing
Roof Details: Asphalt
Construction Details: Composite Siding, Copper Plumbing, PEX Plumbing

Exterior Features
Exterior Features: Concrete Driveway, Fence
Patio And Porch Features: Open, Porch
Fencing: Partial

Lot Information
Lot Size Area: 0.1286
Lot Size Acres: 0.1286
Lot Size Dimensions: 40X140
Lot Features: Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Road Frontage Type: City Street

Property Information
Foundation Details: Stone
Resale

Financial

Assessments and Fees
Assessed Value: $154,000

Tax Information
Annual Tax Amount: $2,811

Utilities

Utility Information
Utilities: Sewer Connected, Water Connected
Electric: Circuit Breakers
Sewer: Connected
Water Source: Connected, Public

Heating & Cooling
Has Cooling
Cooling: Central Air
Has Heating
Heating: Gas, Forced Air

Electricity and solar

View estimated energy costs and solar savings for this home

Internet

View available providers

Public facts

Beds: 3
Baths: 2.0
Finished Sq. Ft.: 1,734
Unfinished Sq. Ft.: —
Total Sq. Ft.: 1,734
Stories: 2.0
Lot Size: 5,600 square feet
Style: Single Family Residential
Year Built: 1925
Year Renovated: —
County: Erie County
APN: 140200A1336600004002000

Home facts updated by county records on Sep 25, 2026

Sale and tax history for 23 Shenandoah Rd

Sale History
Tax History

Date

Event

Price

Public Records

Jan 24, 2025

Sold

$321,600

$185/sq ft

WNYREIS #B1569065

Dec 3, 2024

Pending

—

Nov 13, 2024

Price Changed

$329,900

$190/sq ft

Sep 30, 2024

Listed

$349,900

$202/sq ft

Public Records

Sep 22, 2022

Sold

$157,000

$91/sq ft

WNYREIS #B1178722

May 24, 2019

Sold

$130,000

$75/sq ft

Apr 10, 2019

Pending

—

Mar 27, 2019

Pending

—

Mar 18, 2019

Listed

$147,500

$85/sq ft

Location, location, location! Your ideal fixer-upper awaits in South Buffalo! Enjoy 1700+ square feet of living space. Charming features like French doors, pocket doors, stained glass windows, and a claw foot tub make this diamond in the rough sparkle. Your vision will make it shine! Showings begin immediately and an open house is scheduled Sunday 3/24/19 from 1-3. Negotiations (at the seller's request) will begin Tuesday 3/26/19 at 4 pm. Welcome home to 23 Shenandoah Road!

Year

Property tax

Land + Additions

Assessment*

2026

$905

$37,000 + $237,000

$274,000

2025

$905 (+4.8%)

$37,000 + $237,000

$274,000

2024

$863 (+10.6%)

$19,400 + $134,600

$154,000

2023

$780 (−2.5%)

$19,400 + $134,600

$154,000

2022

$800 (+3.4%)

$19,400 + $134,600

$154,000

2021

$774 (−0.2%)

$19,400 + $134,600

$154,000

2020

$776 (−67.2%)

$19,400 + $134,600

$154,000

2019

$2,364 (−8.4%)

$8,000 + $92,000

$100,000

2018

$2,582 (+3.2%)

$8,000 + $92,000

$100,000

2017

$2,502 (+43.4%)

$8,000 + $92,000

$100,000

2016

$1,746 (+7.6%)

$8,000 + $92,000

$100,000

2015

$1,623 (+197.8%)

$8,000 + $92,000

$100,000

2014

$545

$8,000 + $92,000

$100,000

Public record

Public record
Zoning

Beds

Baths

Stories

Lot width

40 ft.

Lot depth

140 ft.

Lot size

5,600 Sq. Ft.

Year renovated

—

Finished Sq. Ft.

1,734

Unfinished Sq. Ft.

—

Total Sq. Ft.

1,734

Year built

1925

Style

Single Family Residential

County

Erie County

APN

140200A1336600004002000

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Sep 25, 2026.

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

3/10 Heat Factor

7 days above 92° expected this year, 16 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

4/10 Air Factor

3 unhealthy days expected this year, 8 days in 30 years

Provided by First Street

Historical weather

Buffalo, NY • 14220

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

77/ 100

Good sunlight

Sunscore

There appears to be minimal shading by surrounding buildings, terrain, and vegetation.

7.8 hrs

4.7 hrs

JuneDecember

Provided by Shadowmap

Redfin Estimate for 23 Shenandoah Rd

We cannot show automated home-value estimates for this home.

Nearby homes have recently sold between $237,100 and $350,000.

Nearby comparable homes

The Redfin Estimate uses 6 recent nearby sales, priced between $237K to $350K.

SOLD MAY 14, 2026
$350,000 Last sold price
3 beds2 baths2,066 sq ft
218 Potters Rd, Buffalo, NY 14220
Listing by MJ Peterson Real Estate Inc.
$21/sq ft
larger lot
6 years older
SOLD OCT 8, 2026
$255,000 Last sold price
3 beds2 baths2,227 sq ft
11 S Shore Blvd, Buffalo, NY 14218
Listing by HUNT Real Estate ERA
$75/sq ft
larger lot
26 years newer
SOLD SEP 7, 2026
$325,000 Last sold price
5 beds1.5 baths1,681 sq ft
1169 Mckinley Pkwy, Buffalo, NY 14218
Listing by Howard Hanna WNY Inc.
$3/sq ft
larger lot
6 years older
SOLD AUG 31, 2026
$237,100 Last sold price
4 beds2 baths1,640 sq ft
199 Potters Rd, Buffalo, NY 14220
Listing by MJ Peterson Real Estate Inc.
$45/sq ft
smaller lot
5 years older
SOLD FEB 3, 2026
$273,000 Last sold price
3 beds1.5 baths1,387 sq ft
45 Tuscarora Rd, Buffalo, NY 14220
Listing by Century 21 North East
$7/sq ft
smaller lot
5 years older
SOLD AUG 13, 2026
$317,000 Last sold price
4 beds2.5 baths2,117 sq ft
160 Kirkwood Dr, Buffalo, NY 14224
Listing by HUNT Real Estate ERA
$40/sq ft
larger lot
25 years newer

This home is pending

The seller has accepted an offer, and this property is now .

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About this home

Payment calculator

Affordability tools

Open houses

Nearby open houses (10)

Around this home

Schools

Market insights

Property details

Sale and tax history for 23 Shenandoah Rd

Public record

Climate risks

Historical weather

Sun exposure

Redfin Estimate for 23 Shenandoah Rd

This home is pending

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