2204 N Forest Rd

Amherst, NY 14221

$267,900
Price
3
Beds
1,188 Sq. Ft.
$226 / Sq. Ft.
1,188
Sq. Ft.
$226
per Sq. Ft.
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Pending
Pending

Description

Set on just over an acre backing to Ellicott Creek, this 3-bedroom Ranch offers easy, single-level living w/a serene backyard setting surrounded by lush green space and mature trees. The main living space is inviting and open, featuring a living room/dining combination that flows into the eat-in kitchen w/granite countertops, tile backsplash and a full suite of appliances included. A small front foyer and closet create a defined entry before stepping into the main living area. Hardwood flooring extends...Set on just over an acre backing to Ellicott Creek, this 3-bedroom Ranch offers easy, single-level living w/a serene backyard setting surrounded by lush green space and mature trees. The main living space is inviting and open, featuring a living room/dining combination that flows into the eat-in kitchen w/granite countertops, tile backsplash and a full suite of appliances included. A small front foyer and closet create a defined entry before stepping into the main living area. Hardwood flooring extends through all three bedrooms. The smallest bedroom is currently being used as first-floor laundry and could easily be converted back, if desired. Additional features include a full basement w/poured walls and glass block windows, and an attached 2-car garage w/automatic opener offering storage space and access to an open patio overlooking the expansive yard. The driveway provides ample parking plus an additional concrete parking pad. Notable updates, within the last 10 years or less, include a complete tear-off architectural roof, gutters and downspouts, mini-split (A/C) unit in the living room, updated 100-amp electrical service, boiler, garage door and front step railings along w/vinyl replacement windows throughout. A solid Ranch offering comfortable living space in a natural setting w/easy access to everyday conveniences! Williamsville School District. Showings begin Friday, 5/15 @ 10am. Offers are due by Wednesday, 5/20 @ 10am.
  1. Listed by Laura J Nightingale • MJ Peterson Real Estate Inc.
    P: (716)-689-7800 C: (716)-310-9445 laura@olear.com

Property Details for 2204 North Forest Road

Styles Of Residence
Ranch
Waterfront Description
Other, River Access, See Remarks, Stream
On Waterfront
No
Parking Description
Attached, Garage, Storage, Garage Door Opener
Nearest Cross Street
Stahl Rd
LISTING UPDATED: 05/21/2026 12:05 PM

Property Details for 2204 North Forest Road

StatusPending
MLS #B1675720
Days on Market8
Taxes$2,682 / year
HOA Fees-
Condo/Co-op Fees-
Property TypeSingle Family
MLS TypeResidential / Single Family Residence
Year Built1964
Lot Size1.08 AC / 47,235 SF
CountyErie County
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Location

Listing Courtesy of MJ Peterson Real Estate Inc.
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Building Information for 2204 North Forest Road

Stories1Year Built1964Building Size-Lot Size1.08 AC / 47,235 SF

Payment Calculator

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$1,558 per month

30 year fixed, 6.36% Interest

Principal and Interest

$1,335

Property Taxes

$224

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

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Property Information for 2204 North Forest Road

Summary
Location and General Information
  • Elementary School Name: Heim Elementary
  • Elementary School District: Williamsville
  • High School Name: Williamsville North High
  • High School District: Williamsville
  • Middle School Name: Heim Middle
  • Middle Or Junior School District: Williamsville
  • Village: Not Applicable
  • Human YN: Yes
Parking
  • Attached Garage YN: Yes
  • Garage Spaces per Apt: 2.00
  • Garage YN: Yes
Taxes and HOA Information
  • Area NYSWIS Code: Amherst-142289
  • Tax Annual Amount: $2,682.00
Property
Lot Information
  • Building Area Source: Public Records
  • Building Area Total: 1188.0
  • Land Features: Rectangular, Rectangular Lot
  • Num Of Acres: 1.0844
  • Lot Size Area: 1.0844
  • Lot Size Square Feet: 47235.0
  • Lot Size Units: Acres
  • Parcel Number: 142289-055-010-0001-018-000
  • Lot Number: 18
Property and Assessments
  • Property Condition: Resale
  • Senior Community YN: No
  • Assessed Value: $214,000
  • Year Built: 1964
  • Year Built Description: Existing
Utilities
  • Electric Service: Circuit Breakers
  • Sewer Description: Connected
  • Utilities Available: Electricity Available, Electricity Connected, Sewer Connected, Water Connected
  • Water Supply: Connected, Public
Interior and Exterior Features
Exterior Features
  • Construction Materials: Brick, Composite Siding, Copper Plumbing
  • Exterior Features: Concrete Driveway, Patio
  • Foundation Description: Poured
  • Patio And Porch Features: Patio
  • Roof Description: Architectural, Shingle
  • Waterfront Name: Ellicott Creek
Interior Features
  • Appliances: Dryer, Dishwasher, Exhaust Fan, Electric Oven, Electric Range, Gas Water Heater, Microwave, Refrigerator, Range Hood, Washer
  • Basement Description: Full, Sump Pump
  • Basement YN: Yes
  • Num Of Possible Bedrooms: 3
  • HVAC Type: Ductless
  • Cooling YN: Yes
  • Num Fireplaces Total Calculated: 0
  • Fireplace YN: No
  • Floor Description: Carpet, Ceramic Tile, Hardwood, Laminate, Varies
  • Heating: Ductless, Gas, Baseboard
  • Heating YN: Yes
  • Interior Features: Ceiling Fans, Entrance Foyer, Eat In Kitchen, Granite Counters, Living Dining Room, Storage, Natural Woodwork, Bedroom On Main Level, Programmable Thermostat
  • Laundry Features: Main Level
  • Levels: One
  • Sq Ft Total: 1188.0
  • Main Level Bathrooms: 1
  • Num Bedrooms 1 St Floor: 3
  • Num Of Rooms: 6
Room 1
  • Room Dimensions: 27.00 x 25.00
  • Room Length: 27.0
  • Room Level: Basement
  • Room Type: Laundry
  • Room Width: 25.0
Room 2
  • Room Dimensions: 13.00 x 9.00
  • Room Length: 13.0
  • Room Level: Basement
  • Room Type: Basement
  • Room Width: 9.0
Room 3
  • Room Dimensions: 25.00 x 19.00
  • Room Length: 25.0
  • Room Level: Basement
  • Room Type: Basement
  • Room Width: 19.0
Room 4
  • Room Dimensions: 18.00 x 14.00
  • Room Length: 18.0
  • Room Level: Basement
  • Room Type: Storage Room
  • Room Width: 14.0
Room 5
  • Room Dimensions: 11.00 x 10.00
  • Room Length: 11.0
  • Room Level: First
  • Room Type: Bedroom3
  • Room Width: 10.0
Multi Family
Multi-Family Information
  • Number Of Units Total: 0
  • Stories: 1
  • Stories Total: 1

Property History for 2204 North Forest Road

DateEvent & SourcePriceAppreciation
May 20, 2026

Pending

WNYREIS #B1675720

—
May 12, 2026

Listed (Active)

WNYREIS #B1675720

$267,900—
DateEvent & SourcePrice
05/20/2026

Pending

WNYREIS #B1675720

—
05/12/2026

Listed (Active)

WNYREIS #B1675720

$267,900

For completeness, we often displays two records for one sale: the MLS record and the public record.

Public Records for 2204 North Forest Road

Taxable ValueLand$63,500Additions$150,500Total$214,000
Tax Record2025$7,507 ($626 / month)
Home Facts
Beds3Baths1Total Finished SqFt1,188 SqFtAbove Grade Finished SqFt1,188 SqFtStories1Lot Size47,480 SqFtStyleSingle Family ResidenceYear Built1964CountyERIEAPN142289 55.01-1-18

Schools near 2204 North Forest Road

This home is within Williamsville Central School District.
Rating
School
Type
Grades
Distance
Heim Elementary School
Public - K to 4
Heim Middle School
Public - 5 to 8
Williamsville North High School
Public - 9 to 12
Jewish Heritage Day School
Private - PK to 8
Rating
School
Distance
Heim Elementary School
PublicK to 4

Heim Middle School
Public5 to 8

Williamsville North High School
Public9 to 12

Jewish Heritage Day School
PrivatePK to 8

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of descriptions or measurements (including square footage measurements and property condition), such should be independently verified, and Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties expressly disclaims any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the discretion of the seller. No financial or legal advice provided. Equal Housing Opportunity. Subject to change at any time. Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties make no guarantee, warranty or representation regarding the accuracy of any waterfront feature, water view or waterfront view.

Listing Courtesy of MJ Peterson Real Estate Inc.

Based on information from one of the following Multiple Listing Services: WNYREIS and Greater Binghamton Association of REALTORS. Information being provided is for the visitor's personal, noncommercial use and may not be used for any purpose other than to identify prospective properties visitor may be interested in purchasing. The data contained herein is copyrighted by WNYREIS and Greater Binghamton Association of REALTORS is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited. Property information referenced on this web site comes from the Internet Data Exchange (IDX) program of the MLS. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site. For the avoidance of doubt, the accuracy of all information, regardless of source, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.