Pending

$599,900

Est. $3,806/mo —

•

3,033

sq ft

9230 Valley Stream Rd, Clarence, NY 14031

About this home

Welcome to this beautifully maintained oversized ranch in the highly sought-after Clarence School District, offering an incredible amount of living space both on the main level and in the finished basement. Thoughtfully updated and filled with natural light, this home is perfect for everyday living and entertaining. The heart of the home is the stunning open-concept kitchen, completely renovated in 2023, which flows seamlessly into the impressive family room. Soaring cathedral ceilings, a floor-to-ceiling stone fireplace, and a dramatic wall of windows provide a nearly 180-degree view of the backyard while filling the space with abundant natural light. The inviting living room offers even more space to gather, featuring beautiful hardwood floors, a second fireplace, and custom built-ins that add warmth and character. The spacious primary suite includes a beautifully remodeled en-suite bathroom completed in 2023. Additional updates include new bedroom carpeting (2021), a professionally finished basement (2022) that significantly expands the home's usable living space, and replacement basement windows (2024). Step outside to enjoy the oversized backyard, offering plenty of room for recreation, gardening, or entertaining. Cool off during the summer in the above-ground pool while enjoying the privacy and space this exceptional lot provides. Square footage is 3033 based on appraisal completed on 9/25/2024. Sale also includes vacant lot at 5057 Thompson Road, 143200-071-060-0001-001-000. Open House Saturday 7/18/26 1-3PM. Offers, if any, due Monday 7/20/26 by 5PM.

Single-familyProperty Type

1962Year Built

0.5 acresLot Size

$198Price/Sq.Ft.

2 car garageParking

Listing by Anish Patel • Buffalo Residential LLC.

•716-253-1316 (broker)

•thepatelteam@gmail.com (broker)

Listing by Danielle Smith • Buffalo Residential LLC.

•716-253-1316 (broker)

•thepatelteam@gmail.com (broker)

Contact: 716-253-1316

Listing updated: Jul 30, 2026 at 05:13pm

Redfin checked: a minute ago

•Source:WNYREIS #B1698442

Payment calculator

$3,806 per month

Principal and interest$3,113

Property taxes

$583

HOA dues

Home insurance

$110

Utilities

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Mortgage resources

Open houses

No upcoming open houses.

Nearby open houses (10)

OPEN SAT, 11AM TO 1PM
$535,000
4 beds2.5 baths2,367 sq ft
15 Bywater Dr, Getzville, NY 14068
Listing by WNYbyOwner.com, (716) 523-8508
OPEN SAT, 11AM TO 1PM3D WALKTHROUGH
$249,999
3 beds1 bath1,049 sq ft
132 Glenhurst Rd, Tonawanda, NY 14150
Listing by Howard Hanna WNY Inc., (716) 634-4200
OPEN SAT, 11AM TO 1PM
$425,000
3 beds2.5 baths1,668 sq ft
82 Bragg Ct, Buffalo, NY 14221
Listing by Howard Hanna WNY Inc., (716) 634-4200
OPEN SAT, 11AM TO 1PM
$379,900
4 beds1.5 baths1,697 sq ft
90 Park Forest Dr, Buffalo, NY 14221
Listing by Howard Hanna WNY Inc., (716) 662-2000
OPEN SAT, 11AM TO 1PM
$375,000
3 beds1 bath1,972 sq ft
2783 Clinton St, Buffalo, NY 14224
Listing by HUNT Real Estate ERA, (716) 675-4868
OPEN SAT, 11AM TO 1PM
$269,900
3 beds3 baths1,230 sq ft
37 Strathmore Ave, Buffalo, NY 14220
Listing by Keller Williams Realty WNY, (716) 832-3300
OPEN SAT, 11AM TO 1PM
$229,900
3 beds1 bath1,097 sq ft
296 E Stockbridge Ave, Buffalo, NY 14215
Listing by Mootry Murphy & Burgin Realty Group LLC, (716) 534-8495
OPEN SAT, 1PM TO 3PM
$289,900
5 beds2 baths1,862 sq ft
99 W Grand Blvd, Buffalo, NY 14225
Listing by HUNT Real Estate ERA, (716) 832-4838
OPEN SUN, 1AM TO 3PM
$539,999
4 beds2.5 baths2,705 sq ft
11 Homewood Ct, Buffalo, NY 14221
Listing by MJ Peterson Real Estate Inc., (716) 689-7800
OPEN SUN, 11AM TO 3PM
$969,999
4 beds2.5 baths3,405 sq ft
8817 Stonebriar Dr, Clarence Center, NY 14032
Listing by Howard Hanna WNY Inc., (716) 634-4200

Around this home

Schools

K - 12
Preschool & daycare

Ledgeview Elementary School

Public K-5 • Assigned • 0.2mi

9/10

Clarence Middle School

Public 6-8 • Assigned • 1.9mi

7/10

Clarence Senior High School

Public 9-12 • Assigned • 1.2mi

10/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

Market insights

9230 Valley Stream Rd · $599,900

DAYS ON MARKET

The average home goes pending in 9 days.

SALE-TO-LIST

Most homes are selling 8% above list price.

LIST PRICE

Median sale price in this area is $321,665. (46% lower than this home)

PRICE DROP

17% of homes in this area have had a price drop in the past month.

Property details

Interior
Exterior
Finance

Kitchen

Bathroom

Bedroom

Living

Interior features
Skylights
Sliding glass doors
Ceiling fans
Cathedral ceilings
Eat-in kitchen
Kitchen island
Pull-down attic stairs
Quartz countertops
Bedroom on main level
Main-level primary bedroom

Bedrooms
Five main-level bedrooms

Bathrooms
Two full bathrooms
Two half bathrooms
Three bathrooms located on the main level

Kitchen
Built-in range
Built-in oven
Gas cooktop
Microwave
Refrigerator
Dishwasher
Kitchen island
Eat-in kitchen
Quartz counters

Laundry & utility
Washer and dryer
Laundry located in the basement

Flooring
Carpet
Hardwood
Tile
Varied flooring

Heating & cooling
Gas forced-air heating
Central air conditioning

Sale and tax history for 9230 Valley Stream Rd

Sale History
Tax History

Date

Event

Price

WNYREIS #B1698442

Jul 21, 2026

Pending

—

Jul 14, 2026

Listed

$599,900

$198/sq ft

WNYREIS #B1280641

Oct 22, 2020

Sold

$367,000

$121/sq ft

Aug 25, 2020

Pending

—

Aug 17, 2020

Listing Removed

—

Aug 3, 2020

Price Changed

$399,900

$132/sq ft

Jul 21, 2020

Listed

$419,900

$138/sq ft

Classic All Brick Ranch now available. Natural sunlit throughout the house. Oversized living room with fireplace and lighted book shelves to enjoy. You'll love cooking in this gracious kitchen with Corian countertop, built in Sub Zero fridge and freezer, and plenty of room for any size table you desire. Master bedroom has double closets to hold all your seasonal clothing and a full bathroom. Three gracious bedrooms share another full bathroom. Stunning family room has a stone fireplace, cathedral ceiling, and 180 degree view of windows overlooking the yard and western exposures. If you don't need a formal dining room, this space can be an easy office conversion. Hardwood floors in foyer, living room, dining room, and bedrooms. Basement has 2 cedar closets and lots of room to be creative. Relax on the back patio while cooking on the grille. This home also includes 66x632 vacant lot from Thomson Road that sits along the back of the property. The back structure has electric and can be utilized as a shed, studio, work shop, or extra garage. Combined, the 2 lots are approximately 1.4 acres total. Come and visit today!

WNYREIS #B483110

Jun 6, 2016

Sold

$355,000

$117/sq ft

Feb 29, 2016

Contingent

—

Jan 22, 2016

Price Changed

$370,000

$122/sq ft

Oct 5, 2015

Price Changed

$380,000

$125/sq ft

Oct 5, 2015

Price Changed

$379,900

$125/sq ft

Aug 18, 2015

Listed

$390,000

$129/sq ft

Sprawling brick & stone Clarence Ranch, meticulously maintained. Included in this 1.5 acre package are two tax ID's (#1. 9230 Valley Stream 2. 5057 Thompson Rd. - surveys avl. ))Highlights: kitchen w/ subzero fridge, built-in double oven & Corian counters. 28x14 sunroom with cathedral ceiling, custom marble fireplace w/ gas logs & ceramic floor. Wine cellar & cedar closets in basement. Beautiful oversized garden shed to private lot nearly one acre behind home to school property. Manicured grounds & mature trees surround property. * Total taxes listed are 2 parcels together

WNYREIS #B481089

Jan 26, 2016

Listing Removed

—

Oct 5, 2015

Price Changed

$440,000

$145/sq ft

Oct 5, 2015

Price Changed

$439,900

$145/sq ft

Jul 23, 2015

Listed

$449,900

$148/sq ft

Year

Property tax

Land + Additions

Assessment*

2025

$6,889 (−0.9%)

$75,000 + $367,000

$442,000

2024

$6,950 (−6.5%)

$75,000 + $367,000

$442,000

2023

$7,433 (+2.1%)

$65,000 + $302,000

$367,000

2022

$7,279 (−0.2%)

$65,000 + $302,000

$367,000

2021

$7,294 (−6.1%)

$65,000 + $302,000

$367,000

2020

$7,769 (+1.3%)

$50,000 + $305,000

$355,000

2019

$7,666 (+0.4%)

$50,000 + $305,000

$355,000

2018

$7,634 (+9.1%)

$50,000 + $305,000

$355,000

2017

$6,998 (+22.5%)

$50,000 + $246,000

$296,000

2016

$5,713 (+1.0%)

$50,000 + $246,000

$296,000

2015

$5,659 (−0.6%)

$50,000 + $246,000

$296,000

2014

$5,696

$50,000 + $246,000

$296,000

Public record

Beds

Baths

2.5

Stories

Lot width

120 ft.

Lot depth

181 ft.

Lot size

0.5 Acres

Year renovated

—

Finished Sq. Ft.

2,898

Unfinished Sq. Ft.

—

Total Sq. Ft.

2,898

Year built

1962

Style

Single Family Residential

County

Erie County

APN

143200A0710600003002000

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Aug 12, 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

2/10 Heat Factor

7 days above 94° expected this year, 15 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

2/10 Air Factor

1 unhealthy days expected this year, 2 days in 30 years

Provided by First Street

Historical weather

Clarence, NY • 14031

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

92/ 100

Exceptional sunlight

Sunscore

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

11.2 hrs

6.6 hrs

JuneDecember

Provided by Shadowmap

Redfin Estimate for 9230 Valley Stream Rd

$624,363

$24K over list price of $600K

Nearby comparable homes

The Redfin Estimate uses 6 recent nearby sales, priced between $525K to $666K.

SOLD AUG 11, 2026
$600,000 Last sold price
4 beds3.5 baths3,042 sq ft
5241 Willowbrook Dr, Clarence, NY 14031
Listing by Gurney Becker & Bourne
$1/sq ft
larger lot
9 years newer
SOLD JUN 30, 2026
$665,934 Last sold price
4 beds2.5 baths2,789 sq ft
5934 Monaghan Ln, Clarence Center, NY 14032
Listing by Howard Hanna WNY Inc.
$41/sq ft
smaller lot
43 years newer
SOLD AUG 6, 2026
$525,000 Last sold price
3 beds3 baths2,080 sq ft
4280 Fairfield Dr, Buffalo, NY 14221
Listing by HUNT Real Estate ERA
$54/sq ft
smaller lot
3 years older
SOLD JUL 31, 2026
$545,400 Last sold price
2 beds2 baths1,896 sq ft
5527 Hemdale Dr, Buffalo, NY 14221
Listing by HUNT Real Estate ERA
$90/sq ft
smaller lot
39 years newer
SOLD JUL 30, 2026
$650,000 Last sold price
4 beds2.5 baths2,320 sq ft
5326 Willow Lake Dr, Clarence, NY 14031
Listing by HUNT Real Estate ERA
$82/sq ft
larger lot
SOLD JUL 16, 2026
$577,500 Last sold price
4 beds3 baths2,559 sq ft
5225 Brookfield Ln, Clarence, NY 14031
Listing by Keller Williams Realty WNY
$28/sq ft
larger lot
2 years newer

Rental earnings

Est. $2,628 per month, based on comparable rentals

This home is pending

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

Have questions?

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Redfin Licensed Real Estate Salesperson

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Details provided by WNYREIS and may not match the public record. Learn more.

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GreatSchools Ratings provided by GreatSchools.org.

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About this home

Payment calculator

Mortgage resources

Open houses

Nearby open houses (10)

Around this home

Schools

Lifestyle

Market insights

Property details

Sale and tax history for 9230 Valley Stream Rd

Public record

Climate risks

Historical weather

Sun exposure

Redfin Estimate for 9230 Valley Stream Rd

This home is pending

Have questions?

Nearby similar homes

New listings for sale in 14031

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