Beautiful approved building lot with water, electric, and gas available. 3.10 acres awaits your new home. Scenic views of Boston Valley. Town of Boston + Orchard Park Schools.
Vacant landProperty Type
3.1 acresLot Size
$113,601Price/Acres
Listing by Carol Czerwiec• HUNT Real Estate ERA
•716-662-9701 (broker)
•susan.ballard@huntrealestate.com (broker)
Bought with Katherine Schutt• Howard Hanna WNY Inc.
Listing by WNY Metro Roberts Realty, (716) 662-0449
See all
Provided by Redfin
Sale history for 8554 Cole Rd
Date
Event
Price
WNYREIS #B1198979
Nov 6, 2019
Sold
$74,000
Sep 6, 2019
Pending
—
Aug 21, 2019
Pending
—
Jul 2, 2019
Price Changed
$79,000
Jun 4, 2019
Listed
$87,500
WNYREIS #B1078568
Oct 19, 2018
Sold
$76,500
Jul 27, 2018
Pending
—
Oct 3, 2017
Listed
$80,000
Approved building lot with water, electric, & gas. Town of Boston, Orchard Park schools. Scenic views of Boston Valley from this 3+ acre site perched atop Cole Road.
WNYREIS #B1033523
Sep 24, 2017
Listing Removed
—
Mar 27, 2017
Listed
$80,000
Public Records
Nov 4, 1996
Sold
$35,000
Year
Property tax
Land + Additions
Assessment*
2026
$10,144
$57,700 + $221,000
$278,700
2025
$10,144 (+57.0%)
$57,700 + $221,000
$278,700
2024
$6,461 (+9.7%)
$57,700 + $221,000
$278,700
2023
$5,890 (−38.4%)
$57,700 + $221,000
$278,700
2022
$9,558 (+155.1%)
$57,700 + $221,000
$278,700
2021
$3,746 (+156.2%)
$57,700 + $39,200
$96,900
2020
$1,462 (−1.2%)
$41,900
2019
$1,480 (+4.4%)
$41,900
2018
$1,418 (+1.7%)
$41,900
2017
$1,394 (+3.5%)
$41,900
2016
$1,346 (−0.9%)
$41,900
2015
$1,359 (+4.6%)
$41,900
2014
$1,299
$41,900
Tax history for 8554 Cole Rd
Year
Property tax
Land + Additions
Assessment*
2026
$10,144
$57,700 + $221,000
$278,700
2025
$10,144 (+57.0%)
$57,700 + $221,000
$278,700
2024
$6,461 (+9.7%)
$57,700 + $221,000
$278,700
2023
$5,890 (−38.4%)
$57,700 + $221,000
$278,700
2022
$9,558 (+155.1%)
$57,700 + $221,000
$278,700
2021
$3,746 (+156.2%)
$57,700 + $39,200
$96,900
2020
$1,462 (−1.2%)
$41,900
2019
$1,480 (+4.4%)
$41,900
2018
$1,418 (+1.7%)
$41,900
2017
$1,394 (+3.5%)
$41,900
2016
$1,346 (−0.9%)
$41,900
2015
$1,359 (+4.6%)
$41,900
2014
$1,299
$41,900
*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.
Public record
Beds
3
Baths
2
Stories
1
Lot width
317 ft.
Lot depth
—
Lot size
3.1 Acres
Year renovated
—
Sq. Ft.
1,674
Year built
2021
Style
Single Family Residential
County
Erie County
APN
142600A2420000002001000
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Sep 14, 2026.
Property details
Parking
Parking
Features: No Driveway
Exterior
Lot Information
Lot Size Area: 3.1
Lot Size Acres: 3.1
Lot Size Dimensions: 317X400
Lot Features: Residential Lot, Gentle Sloping
Road Frontage Type: County Road
Property Information
Yes
Development Status: Finished Lot(s), Raw Land
Financial
Assessments and Fees
Assessed Value: $41,900
Tax Information
Annual Tax Amount: $1,422
Utilities
Utility Information
Utilities: Cable Available, Electricity Available, Natural Gas Available, High Speed Internet Available, Phone Available, Water Available
Sewer: Septic Needed
Public facts
Beds: 3
Baths: 2.0
Sq. Ft.: 1,674
Stories: 1.0
Lot Size: 3.1 acres
Style: Single Family Residential
Year Built: 2021
Year Renovated: —
County: Erie County
APN: 142600A2420000002001000
Home facts updated by county records on Sep 14, 2026
Around this home
Schools
Ellicott Road Elementary School
Public PreK-5 • Assigned • 6.5mi
6/10
Orchard Park Middle School
Public 6-8 • Assigned • 8.1mi
6/10
Orchard Park High School
Public 9-12 • Assigned • 8.5mi
10/10
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
1/10 Heat Factor
5 days above 89° expected this year, 12 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
Colden, NY • 14033
Average low and high temperatures (°F)
26
15
31
17
48
29
58
39
62
46
75
58
80
63
75
57
73
56
60
43
46
34
34
21
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
In this area, properties receive around 9.2 hours in
June and 2.1 hours in December, placing it below the
U.S. average for solar exposure.
9.2 hrs
2.1 hrs
JuneDecember
Provided by Shadowmap
Estimated sale price
$335,000 – $405,000
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