IF YOU HAVE BEEN LOOKING FOR A RANCH IN THE WOODS ON 1 ACRE THEN BE PREPARED TO FALL IN LOVE where the owner is willing to consider offers between $150,000-$180,000. Private, Wooded, Updated & Private sits this 3BD Ranch on a cul-de-sac road. Possible Master Bedroom Bath or Master Closet/1st Flr Laundry can easily be added w/ the additional room. HEATED 2 Car Garage (more photos coming soon) & sizeable storage shed along w/ large basement so that storage will NOT be an issue. New Roof, New Septic, maintained natural gas mechanics & well so you can just MOVE-IN. HUGE FRONT DECK in a private setting so you can entertain & grill/lounge at your convenience. This is country living so come see & fall in love. Showings begin at Open House Wednesday 8/14 from 5-7pm. Any/All Offers due 8/19 @ 6pm.
Single-familyProperty Type
1964Year Built
1 acresLot Size
$222Est. Price/Sq.Ft.
2 car garageParking
Listing by Tomasz Racult• eXp Realty
•888-276-0630 (broker)
•ny.broker@exprealty.net (broker)
Bought with John Spaschak• Keller Williams Realty Lancaster
Listing by WNY Metro Roberts Realty, (716) 646-6400
See all
Provided by Redfin
Sale history for 13403 Ward Rd
Date
Event
Price
Public Records
Oct 28, 2019
Sold
$165,000
$120/sq ft
WNYREIS #B1216677
Oct 29, 2019
Sold
$160,000
$117/sq ft
Aug 20, 2019
Pending
—
Aug 9, 2019
Listed
$150,000
$109/sq ft
WNYREIS #B1015188
Feb 27, 2017
Sold
$90,000
$66/sq ft
Dec 12, 2016
Pending
—
Nov 28, 2016
Listed
$79,900
$58/sq ft
Chalet Style Ranch with 20x30 front deck. Ideal for entertaining and outdoor enjoyment. detached 2 car garage setup with propane heat and electric (220)for auto junkie. House can use some cosmetics such as painting. All utilities are on and in great condition. Hardwood floors and wooded ceiling beams in living room give this 3 bedroom home a rustic feeling. Priced under Market Value! Assessment is $139,200. A great deal. Easy to show.
Year
Property tax
Land + Additions
Assessment*
2025
$4,489 (+1.7%)
$15,000 + $107,500
$122,500
2024
$4,416 (+7.2%)
$15,000 + $107,500
$122,500
2023
$4,119 (−0.6%)
$15,000 + $107,500
$122,500
2022
$4,142 (+1.9%)
$15,000 + $107,500
$122,500
2021
$4,064 (+3.1%)
$15,000 + $107,500
$122,500
2020
$3,941 (+2.9%)
$15,000 + $107,500
$122,500
2019
$3,830 (+3.5%)
$15,000 + $107,500
$122,500
2018
$3,700 (+0.3%)
$15,000 + $107,500
$122,500
2017
$3,688 (+1.5%)
$15,000 + $107,500
$122,500
2016
$3,634 (+0.7%)
$15,000 + $107,500
$122,500
2015
$3,607 (+4.8%)
$15,000 + $107,500
$122,500
2014
$3,441
$15,000 + $107,500
$122,500
Tax history for 13403 Ward Rd
Year
Property tax
Land + Additions
Assessment*
2025
$4,489 (+1.7%)
$15,000 + $107,500
$122,500
2024
$4,416 (+7.2%)
$15,000 + $107,500
$122,500
2023
$4,119 (−0.6%)
$15,000 + $107,500
$122,500
2022
$4,142 (+1.9%)
$15,000 + $107,500
$122,500
2021
$4,064 (+3.1%)
$15,000 + $107,500
$122,500
2020
$3,941 (+2.9%)
$15,000 + $107,500
$122,500
2019
$3,830 (+3.5%)
$15,000 + $107,500
$122,500
2018
$3,700 (+0.3%)
$15,000 + $107,500
$122,500
2017
$3,688 (+1.5%)
$15,000 + $107,500
$122,500
2016
$3,634 (+0.7%)
$15,000 + $107,500
$122,500
2015
$3,607 (+4.8%)
$15,000 + $107,500
$122,500
2014
$3,441
$15,000 + $107,500
$122,500
*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
1
Stories
1
Lot width
270 ft.
Lot depth
291 ft.
Lot size
1 Acre
Year renovated
—
Sq. Ft.
1,372
Year built
1964
Style
Single Family Residential
County
Erie County
APN
145000A2790800002002000
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Aug 12, 2026.
Property details
Parking
Garage/Carport Information
Has Garage
# of Garage Spaces: 2.5
Parking
Features: Detached, Garage, Garage Door Opener
Interior
Bedroom Information
# of Main Level Bedrooms: 3
Bathroom Information
# of Full Bathrooms: 1
# of Main Level Bathrooms: 1
Room Information
# of Rooms (Total): 6
Room Types: Bedroom, Bathroom Rough In, Laundry, Living Room
Has Basement
Basement Information: Crawl Space, Full, Partial
Laundry Information
Features: In Basement
Equipment
Appliances: Appliances Negotiable, Gas Water Heater
Interior Features
Flooring: Carpet, Hardwood, Varies
Other Features: Bathroom Rough In, Eat-in Kitchen, Separate/Formal Living Room, Country Kitchen, Bedroom on Main Level
Exterior
Building Information
Stories: 1
Stories (Total): 1
Year Built Details: Existing
Construction Details: Cedar, Wood Siding
Exterior Features
Exterior Features: Blacktop Driveway, Deck, Private Yard, See Remarks
Patio And Porch Features: Deck, Open, Porch
Other Structures: Shed(s), Storage
Lot Information
Lot Size Area: 1
Lot Size Acres: 1
Lot Size Dimensions: 270X291
Lot Features: Wooded
Property Information
Foundation Details: Block
Resale
Financial
Assessments and Fees
Assessed Value: $122,500
Tax Information
Annual Tax Amount: $3,748
Utilities
Utility Information
Sewer: Septic Tank
Water Source: Well
Heating & Cooling
Has Heating
Heating: Gas, Forced Air
Public facts
Beds: 3
Baths: 1.0
Sq. Ft.: 1,372
Stories: 1.0
Lot Size: 1 acres
Style: Single Family Residential
Year Built: 1964
Year Renovated: —
County: Erie County
APN: 145000A2790800002002000
Home facts updated by county records on Aug 12, 2026
Around this home
Schools
Harold O Brumsted Elementary School
Public PreK-4 • Assigned • 3.8mi
3/10
Holland Middle School
Public 5-8 • Assigned • 4.5mi
6/10
Holland High School
Public 9-12 • Assigned • 3.7mi
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
1/10 Heat Factor
7 days above 90° expected this year, 16 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
Holland, NY • 14080
Average low and high temperatures (°F)
25
15
30
17
48
29
57
38
62
46
75
59
80
62
75
56
72
54
60
42
46
34
34
21
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
In this area, properties receive around 9.3 hours in
June and 2.2 hours in December, placing it below the
U.S. average for solar exposure.
9.3 hrs
2.2 hrs
JuneDecember
Provided by Shadowmap
Estimated sale price
$290,000 – $351,000
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