Off Market Dec 2016 for $225K

$460,691

•

2,096

sq ft

85 Union Rd N, Buffalo, NY 14221

About this home

Sprawling custom built 1950s ranch sits on a stunning lot with views of a tranquil creek and natural sulfur well and is walking distance from the Village of Williamsville. This 3 bedroom and 2 full bath home has a recently updated master and guest bath. Spacious open living room that leads to an attached den/sunroom. Stunning original hardwood floors throughout entry way and living room. New carpeting in bedrooms. Updated electrical and plumbing. Don't miss the charm and convenience of this lovely Williamsville property.

Single-familyProperty Type

1956Year Built

0.35 acresLot Size

$220Est. Price/Sq.Ft.

2 car garageParking

Listing by Stephanie Giardina • HUNT Real Estate ERA

•716-633-0300 (broker)

•peter.scarcello@huntrealestate.com (broker)

Bought with Anne Kader • Robitaille Real Estate

•716-633-3226 (broker)

•isabel@robrealestate.com (broker)

Redfin checked: 2 minutes ago

•Source:WNYREIS #B1004552

Redfin Estimate

$460,691

$236K since sold in December 2016$8,000 since August

Recently sold homes
Estimate history
Homes for sale

This home's estimate is 1.4% higher than the average sale price ($454K) of 6 comparable homes.

SOLD JUL 29, 2026
$402,500
A
4 beds2 baths1,767 sq ft
235 N Union Rd, Buffalo, NY 14221
Listing by Keller Williams Realty WNY
SOLD MAY 8, 2026
$430,000
B
3 beds2.5 baths2,368 sq ft
155 N Union Rd, Buffalo, NY 14221
Listing by Keller Williams Realty WNY
SOLD JUL 15, 2026
$419,000
C
4 beds2 baths2,158 sq ft
20 Evanshire Ln, Buffalo, NY 14221
Listing by HUNT Real Estate ERA
SOLD AUG 7, 2026
$495,000
D
4 beds2 baths2,089 sq ft
235 N Long St, Buffalo, NY 14221
Listing by WNY Metro Roberts Realty
SOLD MAY 7, 2026
$460,000
E
3 beds2 baths1,767 sq ft
207 N Harvest St, Buffalo, NY 14221
Listing by Howard Hanna WNY Inc.
SOLD JUN 1, 2026
$520,000
F
3 beds2 baths1,648 sq ft
100 N Cayuga Rd, Buffalo, NY 14221
Listing by Rocky Point WNY LLC

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Earn from this home

Sell

$289,163

Est. take-home

List your home with Redfin and save $4,607

Rent

$1,172/mo

Redfin rental estimate

List your home for rent

Market trends in 14221, NY

Last updated August 2026

Buyer's Market

Seller's Market

Seller's market

Sale-to-List Price

108.2%

+1.3% MoM

Median sale price

$462K

$7K MoM

Avg. days on market

1 days MoM

Recently sold homes

158

31 MoM

New listings for sale

OPEN SAT, 1PM TO 3PM
$285,000
3 beds1.5 baths919 sq ft
159 California Dr Dr, Buffalo, NY 14221
Listing by HUNT Real Estate ERA, (716) 633-5350
NEW 4 HRS AGO
$729,000
5 beds3.5 baths3,066 sq ft
2 Millrace St N, Buffalo, NY 14221
Listing by REMAX North, (716) 633-1111
NEW 7 HRS AGO
$399,900
2 beds3 baths1,583 sq ft
29 Abt St, Buffalo, NY 14221
Listing by HUNT Real Estate ERA, (716) 633-5350
NEW 9 HRS AGO
$269,900
3 beds2 baths1,477 sq ft
71 Homer Ln Unit D, Buffalo, NY 14221
Listing by WNY Metro Roberts Realty, (716) 559-9972
NEW 28 HRS AGO
$375,000
4 beds2.5 baths2,403 sq ft
4620 Boncrest Dr E, Buffalo, NY 14221
Listing by Red Door Real Estate WNY LLC, (716) 768-1177
NEW 29 HRS AGO
$334,900
4 beds2.5 baths1,214 sq ft
191 Clearfield Dr, Buffalo, NY 14221
Listing by WNY Metro Roberts Realty, (716) 875-2211
NEW 35 HRS AGO
$275,000
2 beds2 baths1,084 sq ft
1679 Maple Rd Unit D, Buffalo, NY 14221
Listing by HUNT Real Estate ERA, (716) 834-5400
OPEN THU, 5PM TO 7PM
$489,900
4 beds2.5 baths1,950 sq ft
4690 Boncrest Dr W, Buffalo, NY 14221
Listing by Howard Hanna WNY Inc., (716) 634-4200
$369,900
3 beds2 baths1,579 sq ft
243 Seabrook Dr, Buffalo, NY 14221
Listing by MJ Peterson Real Estate Inc., (716) 819-4200
$649,900
2 beds3 baths2,235 sq ft
102 California Dr Unit B, Buffalo, NY 14221
Listing by HUNT Real Estate ERA, (716) 633-5350
See all

Provided by Redfin

Sale history for 85 Union Rd N

Year

Property tax

Land + Additions

Assessment*

2025

$7,509 (+1.6%)

$60,500 + $321,500

$382,000

2024

$7,389 (+8.3%)

$60,500 + $321,500

$382,000

2023

$6,823 (+3.9%)

$52,500 + $167,500

$220,000

2022

$6,565 (+4.2%)

$52,500 + $167,500

$220,000

2021

$6,300 (+3.7%)

$52,500 + $167,500

$220,000

2020

$6,078 (+2.3%)

$52,500 + $167,500

$220,000

2019

$5,942 (+3.0%)

$52,500 + $167,500

$220,000

2018

$5,770 (+1.0%)

$52,500 + $167,500

$220,000

2017

$5,711 (+17.4%)

$52,500 + $167,500

$220,000

2016

$4,864 (−12.3%)

$52,500 + $167,500

$220,000

2015

$5,548 (+8.4%)

$28,800 + $123,200

$152,000

2014

$5,117

$28,800 + $123,200

$152,000

Tax history for 85 Union Rd N

Year

Property tax

Land + Additions

Assessment*

2025

$7,509 (+1.6%)

$60,500 + $321,500

$382,000

2024

$7,389 (+8.3%)

$60,500 + $321,500

$382,000

2023

$6,823 (+3.9%)

$52,500 + $167,500

$220,000

2022

$6,565 (+4.2%)

$52,500 + $167,500

$220,000

2021

$6,300 (+3.7%)

$52,500 + $167,500

$220,000

2020

$6,078 (+2.3%)

$52,500 + $167,500

$220,000

2019

$5,942 (+3.0%)

$52,500 + $167,500

$220,000

2018

$5,770 (+1.0%)

$52,500 + $167,500

$220,000

2017

$5,711 (+17.4%)

$52,500 + $167,500

$220,000

2016

$4,864 (−12.3%)

$52,500 + $167,500

$220,000

2015

$5,548 (+8.4%)

$28,800 + $123,200

$152,000

2014

$5,117

$28,800 + $123,200

$152,000

*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

Baths

Stories

Lot width

103 ft.

Lot depth

146 ft.

Lot size

0.35 Acres

Year renovated

—

Sq. Ft.

2,096

Year built

1956

Style

Single Family Residential

County

Erie County

APN

142289A0682000008033000

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Aug 12, 2026.

Property details

Parking

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

Parking
Features: Attached, Garage, Garage Door Opener

Interior

Bedroom Information
# of Main Level Bedrooms: 3

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

Room Information
# of Rooms (Total): 6
Room Types: Laundry, Den
Has Basement
Basement Information: Partial, Sump Pump

Room 1 Information
Bedroom 2
Level: First
Dimensions: 14.00 x 11.00
Length: 14.0
Width: 11.0

Room 2 Information
Bedroom 1
Level: First
Dimensions: 18.00 x 15.00
Length: 18.0
Width: 15.0

Room 3 Information
Bedroom 3
Level: First
Dimensions: 11.00 x 10.00
Length: 11.0
Width: 10.0

Room 4 Information
Living Room
Level: First
Dimensions: 35.00 x 15.00
Length: 35.0
Width: 15.0

Room 5 Information
Kitchen
Level: First
Dimensions: 24.00 x 12.00
Length: 24.0
Width: 12.0

Room 6 Information
Family Room
Level: First
Dimensions: 21.00 x 13.00
Length: 21.0
Width: 13.0

Laundry Information
Features: In Basement

Equipment
Appliances: Gas Water Heater, See Remarks, Water Purifier

Interior Features
Flooring: Carpet, Hardwood, Laminate, Tile, Varies
Other Features: Den, Other, See Remarks, Bath In Primary Bedroom, Main Level Primary, Primary Suite

Exterior

Building Information
Stories: 1
Stories (Total): 1
Year Built Details: Existing
Construction Details: Wood Siding

Exterior Features
Exterior Features: Blacktop Driveway, Patio
Patio And Porch Features: Patio

Green Features
Green Energy Efficient: HVAC

Lot Information
Lot Size Area: 0.3452
Lot Size Acres: 0.3452
Lot Size Dimensions: 103X146

Property Information
Foundation Details: Poured
Resale

Financial

Assessments and Fees
Assessed Value: $152,000

Tax Information
Annual Tax Amount: $5,561

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

Public facts

Beds: 3
Baths: 2.0
Sq. Ft.: 2,096
Stories: 1.0
Lot Size: 0.35 acres
Style: Single Family Residential
Year Built: 1956
Year Renovated: —
County: Erie County
APN: 142289A0682000008033000

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 • 1.2mi

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, 15 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)

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

$438,000 – $530,000

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Nearby similar homes

OPEN SAT, 1PM TO 3PM

$285,000

3 beds1.5 baths919 sq ft

159 California Dr Dr, Buffalo, NY 14221

Listing by HUNT Real Estate ERA, (716) 633-5350

$474,900

6 beds3.5 baths2,755 sq ft

180 Royal Pkwy W, Buffalo, NY 14221

Listing by Iconic Real Estate, (716) 236-7644

$679,900

4 beds2.5 baths3,529 sq ft

127 Troy View Ln, Buffalo, NY 14221

Listing by HUNT Real Estate ERA, (716) 633-0300

$464,900

4 beds2 baths2,366 sq ft

515 N Forest Rd, Buffalo, NY 14221

Listing by Rhoades Real Estate, (716) 830-8085

$1,300,000

3 beds1.5 baths1,733 sq ft

20 & 16 Mill St, Buffalo, NY 14221

Listing by Howard Hanna WNY Inc., (716) 634-4200

$260,000

4 beds2 baths1,539 sq ft

289 S Union Rd, Buffalo, NY 14221

Listing by Realty Smith Inc., (716) 652-1776

New listings for sale in 14221

OPEN SAT, 1PM TO 3PM

$285,000

3 beds1.5 baths919 sq ft

159 California Dr Dr, Buffalo, NY 14221

Listing by HUNT Real Estate ERA, (716) 633-5350

NEW 4 HRS AGO3D WALKTHROUGH

$729,000

5 beds3.5 baths3,066 sq ft

2 Millrace St N, Buffalo, NY 14221

Listing by REMAX North, (716) 633-1111

NEW 7 HRS AGO

$399,900

2 beds3 baths1,583 sq ft

29 Abt St, Buffalo, NY 14221

Listing by HUNT Real Estate ERA, (716) 633-5350

NEW 9 HRS AGO

$269,900

3 beds2 baths1,477 sq ft

71 Homer Ln Unit D, Buffalo, NY 14221

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

NEW 28 HRS AGO3D WALKTHROUGH

$375,000

4 beds2.5 baths2,403 sq ft

4620 Boncrest Dr E, Buffalo, NY 14221

Listing by Red Door Real Estate WNY LLC, (716) 768-1177

NEW 29 HRS AGO

$334,900

4 beds2.5 baths1,214 sq ft

191 Clearfield Dr, Buffalo, NY 14221

Listing by WNY Metro Roberts Realty, (716) 875-2211

NEW 35 HRS AGO

$275,000

2 beds2 baths1,084 sq ft

1679 Maple Rd Unit D, Buffalo, NY 14221

Listing by HUNT Real Estate ERA, (716) 834-5400

OPEN THU, 5PM TO 7PM

$489,900

4 beds2.5 baths1,950 sq ft

4690 Boncrest Dr W, Buffalo, NY 14221

Listing by Howard Hanna WNY Inc., (716) 634-4200

$369,900

3 beds2 baths1,579 sq ft

243 Seabrook Dr, Buffalo, NY 14221

Listing by MJ Peterson Real Estate Inc., (716) 819-4200

Home values near 85 Union Rd N

Data from public records.

Address	Redfin Estimate
93 North Union Rd, Buffalo, NY 6 Beds \| 3 Baths \| 3535 Sq. Ft.	$514,897
115 North Union Rd, Buffalo, NY 5 Beds \| 2.5 Baths \| 2429 Sq. Ft.	$459,925

Address	Redfin Estimate
57 North Union Rd, Buffalo, NY 4 Beds \| 2 Baths \| 2232 Sq. Ft.	$413,058
94 North Union Rd, Buffalo, NY 5 Beds \| 2 Baths \| 2908 Sq. Ft.	$384,167

Address	Redfin Estimate
101 North Union Rd, Buffalo, NY 3 Beds \| 1.5 Baths \| 1926 Sq. Ft.	$344,943
86 North Union Rd, Buffalo, NY 6 Beds \| 2 Baths \| 2232 Sq. Ft.	$360,716

Property information provided by WNYREIS when last listed in 2016. This data may not match . Learn more.

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GreatSchools Ratings provided by GreatSchools.org.

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About this home

Redfin Estimate

Earn from this home

Market trends in 14221, NY

Sale history for 85 Union Rd N

Tax history for 85 Union Rd N

Public record

Property details

Around this home

Schools

Lifestyle

Climate risks

Historical weather

Sun exposure

Nearby similar homes

New listings for sale in 14221

Home values near 85 Union Rd N

More real estate resources