Off market dec 2025 for $622K

$632,133

Est. refi paymentEst. refi $4,034/mo

•

2,400

sq ft

6453 Watson Rd, Ellicottville, NY 14731

About this home

Welcome to 6453 Watson Road; a luxury, timber frame home built in 2018 with board & batten exterior nestled on 5.18 acres in the prestigious Watson Hill private community with only 10 parcels, minutes from the ski slopes of Ellicottville. Step through the front entryway into the spectacular two-story great room complete with expansive windows for an abundance of natural light, soaring 18’+ ceilings & a flawless fieldstone wood-burning fireplace opening to the gorgeous, high-end kitchen; hardwood cabinetry, polished concrete countertops, stone backsplash with attractive breakfast bar. Stunning floors with radiant heating throughout accented by extravagant architectural character and incredible attention to detail. Featuring two spacious first floor bedroom suites; each with lavish tile shower surrounds and impeccable finishes. The open rise staircase with wrought iron spindles lead to the generous loft upstairs providing ample room for additional bedrooms or entertaining and step out back for sipping wine while staring at the stars during those cool autumn evenings. The newly sided, 3 car detached garage built in 2021 with heat/cooling is ideal for storage and enjoy ease of living on this exquisite property with features including 1st floor laundry, black metal roof, Lochinvar water heater & radiant floor heating system, 200 amp electrical w/ circular driveway. Beautifully appointed & meticulously manicured home set more than 235’+ back from the street with breathtaking views of the peaceful & serene landscape. Showings begin Wednesday, 10/8/2025.

Single-familyProperty Type

2018Year Built

5.17 acresLot Size

$263Est. Price/Sq.Ft.

3 car garageParking

Listing by Joshua James • Keller Williams Realty WNY

•716-832-3300 (broker)

•Klrw438@kw.com (broker)

Contact: 716-697-3280

Bought with William Abels • HUNT Real Estate ERA

•716-883-2200 (broker)

•amber.wesser@huntrealestate.com (broker)

Redfin checked: 2 minutes ago

•Source:WNYREIS #B1641906

Redfin Estimate

$632,133

$9,313 since sold in December 2025$14K since September

Recently sold homes
Estimate history
Homes for sale

This home's estimate is 37.1% higher than the average sale price ($461K) of 5 comparable homes.

SOLD OCT 5, 2026
$745,000
A
3 beds2 baths2,340 sq ft
6850 Springs Rd, Ellicottville, NY 14731
Listing by Keller Williams Realty Lancaster
SOLD AUG 12, 2026
$420,000
B
3 beds2 baths1,980 sq ft
6179 Hart Rd, Little Valley, NY 14755
Listing by ERA Team VP Real Estate
SOLD JUL 24, 2026
$609,000
C
3 beds3 baths2,440 sq ft
7061 Mill Valley Rd #19, East Otto, NY 14729
Listing by HUNT Real Estate ERA
SOLD OCT 14, 2026
$295,000
D
3 beds2 baths1,658 sq ft
7396 Barse Rd, Little Valley, NY 14755
Listing by ERA Team VP Real Estate
SOLD JUN 8, 2026
$235,900
E
3 beds2 baths1,680 sq ft
8845 Liebler Hill Rd, Little Valley, NY 14755
Listing by Property Sisters of Chautauqua, Inc.

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Earn from this home

Refinance

Est. cash available

Get cash now or lower your monthly rate

Rent

$3,127/mo

Redfin rental estimate

List your home for rent

Market trends in 14731, NY

Last updated September 2026

Buyer's Market

Seller's Market

Buyer's market

Sale-to-list price

95.9%

+1.4% MoM

Median sale price

$420K

$123 MoM

Avg. days on market

55d

12 days MoM

Recently sold homes

0 MoM

New listings for sale

$1,299,000
4 beds3 baths2,500 sq ft
25 Holimont Dr, Ellicottville, NY 14731
Listing by ERA Team VP Real Estate, (716) 699-4800
$169,000
1 bed1 bath480 sq ft
47 Wildflower, Ellicottville, NY 14731
Listing by ERA Team VP Real Estate, (716) 699-4800
$299,000
2 beds1.5 baths768 sq ft
44 Wildflower #44, Ellicottville, NY 14731
Listing by Saperston Real Estate Corp, (716) 847-1100
$695,000
3 beds3 baths2,040 sq ft
6464 Sommerville Valley Rd, Ellicottville, NY 14731
Listing by Keller Williams Realty Lancaster, (716) 324-2300
$330,000
4 beds1.5 baths1,248 sq ft
3 Aspen Dr, Ellicottville, NY 14731
Listing by Howard Hanna WNY Inc., (716) 655-1655
$465,000
4 beds2.5 baths2,198 sq ft
6178 Route 242 E, Ellicottville, NY 14731
Listing by Iconic Real Estate, (716) 236-7644
$269,900
1 bed1.5 baths640 sq ft
81 Wildflower, Ellicottville, NY 14731
Listing by Keller Williams Realty Lancaster, (716) 324-2300
See all

Provided by Redfin

Sale history for 6453 Watson Rd

Date

Event

Price

WNYREIS #B1641906

Dec 15, 2025

Sold

$622,820

$260/sq ft

Dec 1, 2025

Pending

—

Oct 4, 2025

Listed

$649,900

$271/sq ft

WNYREIS #B1561524

Nov 22, 2024

Sold

$615,000

$256/sq ft

Sep 17, 2024

Pending

—

Sep 4, 2024

Listed

$649,900

$271/sq ft

Discover the charm and history of this exceptional new listing in Ellicottville, NY. Nestled on 5 acres in the Allegany Mountains, this stunning timber frame home seamlessly blends its rich heritage with modern comforts. Every hand-hewn beam tells a story, while expansive windows flood the space with natural light, showcasing the oversized stone wood-burning fireplace and expansive living room. The main level features two primary bedrooms, two full bathrooms, a convenient first-floor laundry, and an open kitchen with custom concrete countertops and office space. Enjoy formal dining, a second-story loft with additional sleeping quarters for eight guests, and a cozy second living room overlooking the main living area. This property is a short drive from Holimont and Holiday Valley Resorts, perfect for ski enthusiasts. The low-maintenance landscaping includes a firepit for cool evenings. At the same time, the garage boosts a fully insulated garage/gym/shop equipped with heating and air conditioning, ideal for year-round use. Don’t miss this rare opportunity to own a remarkable ski lodge in Ellicottville!

Year

Property tax

Land + Additions

Assessment*

2026

$8,872

$41,200 + $326,500

$367,700

2025

$8,872 (+10.3%)

$41,200 + $326,500

$367,700

2024

$8,043 (−7.2%)

$41,200 + $326,500

$367,700

2023

$8,671 (+1.3%)

$41,200 + $326,500

$367,700

2022

$8,562 (+3.9%)

$41,200 + $326,500

$367,700

2021

$8,241 (−1.4%)

$38,500 + $281,200

$319,700

2020

$8,358 (+184.4%)

$38,500 + $281,200

$319,700

2019

$2,939 (+115.3%)

$36,700 + $40,000

$76,700

2018

$1,365 (+37.9%)

$36,700 + $40,000

$76,700

2017

$990 (+0.1%)

$36,700

2016

$989 (+0.7%)

$36,700

2015

$982 (−1.3%)

$36,700

2014

$995

$36,700

Tax history for 6453 Watson Rd

Year

Property tax

Land + Additions

Assessment*

2026

$8,872

$41,200 + $326,500

$367,700

2025

$8,872 (+10.3%)

$41,200 + $326,500

$367,700

2024

$8,043 (−7.2%)

$41,200 + $326,500

$367,700

2023

$8,671 (+1.3%)

$41,200 + $326,500

$367,700

2022

$8,562 (+3.9%)

$41,200 + $326,500

$367,700

2021

$8,241 (−1.4%)

$38,500 + $281,200

$319,700

2020

$8,358 (+184.4%)

$38,500 + $281,200

$319,700

2019

$2,939 (+115.3%)

$36,700 + $40,000

$76,700

2018

$1,365 (+37.9%)

$36,700 + $40,000

$76,700

2017

$990 (+0.1%)

$36,700

2016

$989 (+0.7%)

$36,700

2015

$982 (−1.3%)

$36,700

2014

$995

$36,700

*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.

Public record

Beds

Baths

Stories

Lot width

—

Lot depth

—

Lot size

5.17 Acres

Year renovated

—

Sq. Ft.

2,400

Year built

2018

Style

Single Family Residential

County

Cattaraugus County

APN

046000A05500100010040190000

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Sep 11, 2026.

Property details

Parking

Garage/Carport Information
Has Garage
# of Garage Spaces: 3

Parking
Features: Detached, Electricity, Garage, Heated Garage, Storage, Workshop in Garage, Driveway

Interior

Bedroom Information
# of Main Level Bedrooms: 2

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

Room Information
# of Rooms (Total): 11
Room Types: Bedroom, Great Room, Laundry, Loft, Living Room, Entry Foyer, Family Room

Laundry Information
Features: Main Level

Fireplace Information
Has Fireplace
# of Fireplaces: 1

Equipment
Appliances: Dryer, Dishwasher, Exhaust Fan, Gas Oven, Gas Range, Microwave, Propane Water Heater, Refrigerator, Range Hood, Wine Cooler, Washer, Water Purifier Owned

Interior Features
Other Features: Breakfast Bar, Cathedral Ceiling(s), Entrance Foyer, Separate/Formal Living Room, Great Room, Kitchen/Family Room Combo, Living/Dining Room, Other, See Remarks, Natural Woodwork, Bedroom on Main Level, Convertible Bedroom, Loft, Bath In Primary Bedroom, Main Level Primary, Primary Suite

Exterior

Building Information
Stories: 2
Stories (Total): 2
Year Built Details: Existing
Roof Details: Metal
Construction Details: Wood Siding, PEX Plumbing

Exterior Features
Exterior Features: Gravel Driveway

Lot Information
Lot Size Area: 5.17
Lot Size Acres: 5.17
Lot Size Dimensions: 528X319
Lot Features: Irregular Lot, Secluded, Wooded
Road Frontage Type: Private Road

Property Information
Foundation Details: Poured, Slab
Resale

Financial

Assessments and Fees
Assessed Value: $367,700

Tax Information
Annual Tax Amount: $8,456

Utilities

Utility Information
Utilities: Electricity Connected
Electric: Circuit Breakers
Sewer: Septic Tank
Water Source: Well

Heating & Cooling
Has Cooling
Cooling: Ductless, Window Unit(s)
Has Heating
Heating: Ductless, Propane, Radiant

Location

HOA Information
Association Fee: $1,000
Annually

Public facts

Beds: 3
Baths: 2.0
Sq. Ft.: 2,400
Stories: 2.0
Lot Size: 5.17 acres
Style: Single Family Residential
Year Built: 2018
Year Renovated: —
County: Cattaraugus County
APN: 046000A05500100010040190000

Home facts updated by county records on Sep 11, 2026

Around this home

Schools

Ellicottville Elementary School

Public PreK-5 • Assigned • 4.2mi

6/10

Ellicottville Middle School High School

Public 6-12 • Assigned • 4.2mi

7/10

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

6 days above 89° expected this year, 14 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

2/10 Air Factor

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

Provided by First Street

Historical weather

Ellicottville, NY • 14731

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 hours in June and 2.1 hours in December, placing it below the U.S. average for solar exposure.

9 hrs

2.1 hrs

JuneDecember

Provided by Shadowmap

Estimated sale price

$601,000 – $727,000

Sell confidently with a local market expert in Ellicottville. 3 minutes to get started.

Nearby similar homes

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New listings for sale in 14731

$1,299,000

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Listing by ERA Team VP Real Estate, (716) 699-4800

$169,000

1 bed1 bath480 sq ft

47 Wildflower, Ellicottville, NY 14731

Listing by ERA Team VP Real Estate, (716) 699-4800

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44 Wildflower #44, Ellicottville, NY 14731

Listing by Saperston Real Estate Corp, (716) 847-1100

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3 beds3 baths2,040 sq ft

6464 Sommerville Valley Rd, Ellicottville, NY 14731

Listing by Keller Williams Realty Lancaster, (716) 324-2300

$330,000

4 beds1.5 baths1,248 sq ft

3 Aspen Dr, Ellicottville, NY 14731

Listing by Howard Hanna WNY Inc., (716) 655-1655

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

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81 Wildflower, Ellicottville, NY 14731

Listing by Keller Williams Realty Lancaster, (716) 324-2300

Home values near 6453 Watson Rd

Data from public records.

Address	Redfin Estimate
6549 Watson Road Unit 1772, Ellicottville, NY 4 Beds \| 3 Baths \| 3072 Sq. Ft.	$705,015
6497 Watson Road, Ellicottville, NY 3 Beds \| 3 Baths \| 2449 Sq. Ft.	$680,530

Address	Redfin Estimate
6524 Watson Hill, Ellicottville, NY 4 Beds \| 4 Baths \| 3272 Sq. Ft.	$747,852
6518 Watson Hill, Ellicottville, NY 5 Beds \| 4 Baths \| 3024 Sq. Ft.	$715,252

Address	Redfin Estimate
7349 Watson Road, Ellicottville, NY 3 Beds \| 2 Baths \| 1292 Sq. Ft.	$474,156
7379 Watson Road, Ellicottville, NY 5 Beds \| 2.5 Baths \| 1720 Sq. Ft.	$596,205

Property information provided by WNYREIS when last listed in 2025. This data may not match . Learn more.

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About this home

Redfin Estimate

Earn from this home

Market trends in 14731, NY

Sale history for 6453 Watson Rd

Tax history for 6453 Watson Rd

Public record

Property details

Around this home

Schools

Lifestyle

Climate risks

Historical weather

Sun exposure

Nearby similar homes

New listings for sale in 14731

Home values near 6453 Watson Rd

More real estate resources