Last Sold Price
3 beds2,400 sqft$260/sqft
6453 Watson Rd, Mansfield, NY 14731

Description

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...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.
LISTING CLOSED: 12/15/2025 12:00 AM

  1. Listed by Joshua James • Keller Williams Realty WNY
    P: (716) 832-3300 C: (716) 697-3280 joshjamesrealtor@gmail.com

Property Details for 6453 Watson Road

Status
MLS #
B1641906
Days on Market
34
Taxes
$8,456 / year
HOA Fees
$1,000 / year
Condo/Co-op Fees
-
Property Type
MLS Type
Residential / Single Family Residence
Year Built
2018
Lot Size
5.17 AC / 225,205 SF
Styles Of Residence
Cabin, Contemporary, Two Story
On Waterfront
No
Parking Description
Detached, Electricity, Garage, Heated Garage, Storage, Workshop In Garage, Driveway, Other
Nearest Cross Street
Watson Hill Road

Recent comparable sales

Median sold price

$625,000

Avg days on market

44

Sale-to-list ratio

97.7%

Mansfield, NY

9 comparable properties found

$700,000 | 6470 Woodard Road, Mansfield, NY 14731
1/2
1

$700,000

Sold 10/18/24

4
Bedrooms
2,688
Square Feet
4.8
Acres
$460,000 | 6448 Plum Creek Road, Mansfield, NY 14731
1/2
2

$460,000

Sold 07/02/26

3
Bedrooms
1,440
Square Feet
1.3
Acres
$391,000 | 7278 Windsor Road, Mansfield, NY 14731
1/2
3

$391,000

Sold 09/18/24

3
Bedrooms
1,356
Square Feet
0.27
Acres
$382,000 | 7349 Watson Road, Mansfield, NY 14731
1/2
4

$382,000

Sold 10/20/25

3
Bedrooms
1,292
Square Feet
5.15
Acres
$685,000 | 62 Old Farm Road, Mansfield, MA 02048
1/27
5

$685,000

Sold 11/18/24

3
Bedrooms
2,172
Square Feet
0.34
Acres
a kitchen with cabinets appliances a sink and a window
1/38
6

$625,000

Sold 07/24/25

3
Bedrooms
2,163
Square Feet
0.69
Acres
$680,000 | 1360 East Street, Mansfield, MA 02048
1/31
7

$680,000

Sold 12/02/25

3
Bedrooms
2,226
Square Feet
0.71
Acres
a front view of a house with a yard and trees
8

$599,000

Sold 06/23/26

3
Bedrooms
2,214
Square Feet
0.26
Acres
$691,500 | 170 Stearns Avenue, Mansfield, MA 02048
1/42
9

$691,500

Sold 05/01/25

3
Bedrooms
2,174
Square Feet
0.69
Acres

Location

Listing Courtesy of Keller Williams Realty WNY

Sold By HUNT Real Estate Corporation

Add your commute

Building Information for 6453 Watson Road

Stories2Year Built2018Building Size-Lot Size5.17 AC / 225,205 SF

Payment Calculator

$3,954 per month

30 year fixed, 6.55% Interest

Principal and Interest

$3,166

Property Taxes

$705

HOA Dues

$83

The Payment Calculator is for illustrative purposes only.

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Property Information for 6453 Watson Road

Summary
Location and General Information
  • Elementary School District: Ellicottville
  • High School Name: Ellicottville Middle High
  • High School District: Ellicottville
  • Middle Or Junior School District: Ellicottville
  • Village: Not Applicable
  • Human YN: No
Parking
  • Attached Garage YN: No
  • Garage Spaces per Apt: 3.00
  • Garage YN: Yes
Taxes and HOA Information
  • Association Fee: $1,000.00
  • Association Fee Frequency: Annually
  • Area NYSWIS Code: Mansfield-046000
  • Tax Annual Amount: $8,456.00
Property
Lot Information
  • Building Area Source: Public Records
  • Building Area Total: 2400.0
  • Land Features: Irregular Lot, Secluded, Wooded
  • Num Of Acres: 5.17
  • Lot Size Area: 5.17
  • Lot Size Square Feet: 225205.0
  • Lot Size Units: Acres
  • Parcel Number: 046000-055-001-0001-004-019-0000
  • Road Frontage: Private Road
  • Lot Number: 4
Property and Assessments
  • Property Condition: Resale
  • Senior Community YN: No
  • Assessed Value: $367,700
  • Year Built: 2018
  • Year Built Description: Existing
Utilities
  • Electric Service: Circuit Breakers
  • Sewer Description: Septic Tank
  • Utilities Available: Electricity Connected
  • Water Supply: Well
Interior and Exterior Features
Exterior Features
  • Construction Materials: Wood Siding, Pex Plumbing
  • Exterior Features: Gravel Driveway
  • Foundation Description: Poured, Slab
  • Roof Description: Metal
Interior Features
  • Appliances: Dryer, Dishwasher, Exhaust Fan, Gas Oven, Gas Range, Microwave, Propane Water Heater, Refrigerator, Range Hood, Wine Cooler, Washer, Water Purifier Owned
  • Num Of Possible Bedrooms: 3
  • HVAC Type: Ductless, Window Units
  • Cooling YN: Yes
  • Num Fireplaces Total Calculated: 1
  • Fireplace YN: Yes
  • Floor Description: Other, See Remarks
  • Heating: Ductless, Propane, Radiant
  • Heating YN: Yes
  • Interior Features: Breakfast Bar, Cathedral Ceilings, 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
  • Laundry Features: Main Level
  • Levels: Two
  • Sq Ft Total: 2400.0
  • Main Level Bathrooms: 2
  • Num Bedrooms 1 St Floor: 2
  • Num Of Rooms: 11
Multi Family
Multi-Family Information
  • Number Of Units Total: 0
  • Stories: 2
  • Stories Total: 2

Property History for 6453 Watson Road

DateEvent & SourcePriceAppreciation
Dec 15, 2025

Sold (Public Record)

Public Record #1926364236

$2,687

-99.2% / yr

Dec 15, 2025

Sold

WNYREIS #B1641906

$622,820
Dec 15, 2025

Sold

New York State Alliance of MLSs (Buffalo) #B1641906

$622,820
DateEvent & SourcePrice
12/15/2025

Sold (Public Record)

Public Record #1926364236

$2,687

-99.2% / yr

12/15/2025

Sold

WNYREIS #B1641906

$622,820
12/15/2025

Sold

New York State Alliance of MLSs (Buffalo) #B1641906

$622,820

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

Public Records for 6453 Watson Road

Taxable ValueLand$41,200Additions$326,500Total$367,700
Tax Record2025$11,330 ($944 / month)
Home Facts
Beds3Baths2Total Finished SqFt2,400 SqFtAbove Grade Finished SqFt2,400 SqFtStories2Lot Size225,205 SqFtStyleSingle Family ResidenceYear Built2018Year Renovated2018ZoningR-1CountyCATTARAUGUSAPN046000 55.001-1-4.19

Schools near 6453 Watson Road

This home is within Ellicottville Central School District.
Rating
School
Type
Grades
Distance
Public - PK to 5
Public - 6 to 12
Rating
School
Distance
Ellicottville Elementary School
PublicPK to 5

Ellicottville Middle School High School
Public6 to 12

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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Nearby home values

AddressSold priceBedsBathsSqftLot (Sqft)
This home: 6453 Watson Road, Mansfield, NY 14731
$622,820
3
2,400
225,205
$655,000
4
3,072
231,304
$525,000
5
4,050
$350,000
3
1,880
137,650
$389,900
3
3
2,660
251,341
$33,000
147,232

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of any information, descriptions or measurements (including square footage measurements and property condition), such should be independently verified through appropriate means, including, but not limited to, in person inspection and public records, and Compass International Holdings, its subsidiaries, affiliates and independently owned and operated franchisees, and their affiliated agents and associated third parties expressly disclaim 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 seller's discretion. No financial or legal advice provided. Equal Housing Opportunity.

Listing Courtesy of Keller Williams Realty WNY

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.