88 Middlebury Rd

Orchard Park, NY 14127

$899,900
Price
5
Beds
4,016 Sq. Ft.
$224 / Sq. Ft.
4,016
Sq. Ft.
$224
per Sq. Ft.
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Description

Welcome to 88 Middlebury Road. This expansive and beautifully appointed Eagle Heights Contemporary Colonial offers the perfect blend of privacy, luxury and modern convenience. Exquisite curb appeal meets architectural distinction in this expertly designed residence. The dramatic two-story foyer transitions into a wealth of main-level living spaces. An inviting, great room boasts soaring ceilings with updated skylights (2019), hardwood floors and a custom stone gas fireplace with built-ins. Entertain...Welcome to 88 Middlebury Road. This expansive and beautifully appointed Eagle Heights Contemporary Colonial offers the perfect blend of privacy, luxury and modern convenience. Exquisite curb appeal meets architectural distinction in this expertly designed residence. The dramatic two-story foyer transitions into a wealth of main-level living spaces. An inviting, great room boasts soaring ceilings with updated skylights (2019), hardwood floors and a custom stone gas fireplace with built-ins. Entertain with ease in the gourmet kitchen with an abundance of granite counters and solid wood cabinetry, a large island with a 6-burner Wolf cooktop, built-in double ovens and a wet bar. Updated sliding doors (including a custom 12-foot door) and four new rear windows (2020) provide bountiful natural light. The formal dining room features more beautiful hardwood and flows seamlessly into a living room with a second gas fireplace. A home office further enhances the functional floor plan. A first-floor bedroom with an en-suite full bath provides the perfect space for guests or in-law setup. The laundry room with creative storage options and remodeled half bath complete the main floor. The second level offers a primary bedroom retreat with generous closet storage and a spa-like bath with a walk-in shower and soaker clawfoot tub in addition to three large bedrooms and a third full bath. The walk-out basement with a multi-purpose living area and home gym provides over 1,500 additional square feet of finished living space. Experience nature on the large multi-level deck and relax in the Wellis hot tub (2023) overlooking the backyard with a new privacy fence (2025). Capital improvements including a permanent gas generator, an architectural roof, new hybrid heat pump furnace for the lower level and a 50-gallon hot water tank (2025) provide immediate peace of mind. A three-car attached garage with an epoxy floor in the two-car section (2019), central air and a rebuilt chimney add to the property enhancements. Located in Top Rated Orchard Park Schools (Ellicott Elementary) and minutes to the villages of Orchard Park and East Aurora. A rare opportunity to own a truly exceptional home.
  1. Listed by Ryan Daley • Keller Williams Realty Lancaster
    P: (716)-324-2300 C: (716)-949-5189 ryandaley@kw.com

Property Details for 88 Middlebury Road

Subdivision Comm Complex
Eagle Heights
Styles Of Residence
Contemporary, Colonial, Two Story
On Waterfront
No
Parking Description
Attached, Garage, Storage, Water Available, Garage Door Opener
Nearest Cross Street
Trillium Place
LISTING UPDATED: 04/30/2026 06:12 PM

Property Details for 88 Middlebury Road

StatusActive
MLS #B1677417
Days on Market5
Taxes$16,269 / year
HOA Fees-
Condo/Co-op Fees-
Property TypeSingle Family
MLS TypeResidential / Single Family Residence
Year Built1982
Lot Size0.80 AC / 34,669 SF
CountyErie County
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Location

Listing Courtesy of Keller Williams Realty Lancaster
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Building Information for 88 Middlebury Road

Stories2Year Built1982Building Size-Lot Size0.80 AC / 34,669 SF

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$5,887 per month

30 year fixed, 6.46% Interest

Principal and Interest

$4,531

Property Taxes

$1,356

HOA Dues

$0

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Property Information for 88 Middlebury Road

Summary
Location and General Information
  • Elementary School Name: Ellicott Road Elementary
  • Elementary School District: Orchard Park
  • High School Name: Orchard Park High
  • High School District: Orchard Park
  • Middle School Name: Orchard Park Middle
  • Middle Or Junior School District: Orchard Park
  • Village: Not Applicable
  • Human YN: Yes
Parking
  • Attached Garage YN: Yes
  • Garage Spaces per Apt: 3.00
  • Garage YN: Yes
Taxes and HOA Information
  • Area NYSWIS Code: Orchard Park-146089
  • Tax Annual Amount: $16,269.00
Property
Lot Information
  • Building Area Source: Public Records
  • Building Area Total: 4016.0
  • Land Features: Rectangular, Rectangular Lot, Residential Lot, Wooded
  • Num Of Acres: 0.79
  • Lot Size Area: 0.79
  • Lot Size Square Feet: 34669.0
  • Lot Size Units: Acres
  • Parcel Number: 146089-185-080-0003-026-000
  • Road Frontage: City Street
Property and Assessments
  • Property Condition: Resale
  • Senior Community YN: No
  • Assessed Value: $244,300
  • Year Built: 1982
  • Year Built Description: Existing
Utilities
  • Electric Service: Circuit Breakers
  • ENERGYSTAR: Appliances, Hvac, Lighting, Windows
  • Sewer Description: Connected
  • Utilities Available: Cable Available, Electricity Connected, High Speed Internet Available, Sewer Connected, Water Connected
  • Water Supply: Connected, Public
Interior and Exterior Features
Exterior Features
  • Construction Materials: Stone, Vinyl Siding, Wood Siding
  • Exterior Features: Blacktop Driveway, Deck, Fully Fenced, Hot Tub Spa, Play Structure
  • Fencing: Full
  • Foundation Description: Poured
  • Other Equipment: Generator
  • Other Structures: Second Garage
  • Patio And Porch Features: Covered, Deck, Porch
  • Roof Description: Asphalt, Architectural, Shingle
  • Security Features: Radon Mitigation System
Interior Features
  • Appliances: Built In Range, Built In Oven, Double Oven, Dryer, Dishwasher, Gas Cooktop, Disposal, Gas Water Heater, Microwave, Refrigerator, Washer
  • Basement Description: Full, Finished, Walk Out Access, Sump Pump
  • Basement YN: Yes
  • Num Of Possible Bedrooms: 5
  • HVAC Type: Central Air
  • Cooling YN: Yes
  • Door Features: Sliding Doors
  • Num Fireplaces Total Calculated: 2
  • Fireplace YN: Yes
  • Floor Description: Carpet, Ceramic Tile, Hardwood, Tile, Varies
  • Heating: Gas, Forced Air, Multiple Heating Units
  • Heating YN: Yes
  • Interior Features: Cedar Closets, Ceiling Fans, Cathedral Ceilings, Den, Separate Formal Dining Room, Entrance Foyer, Eat In Kitchen, Separate Formal Living Room, Granite Counters, Great Room, Home Office, Kitchen Island, Pantry, Sliding Glass Doors, Storage, Skylights, Natural Woodwork, Bedroom On Main Level, Convertible Bedroom, In Law Floorplan, Bath In Primary Bedroom
  • Laundry Features: Main Level
  • Levels: Two
  • Sq Ft Total: 4016.0
  • Main Level Bathrooms: 2
  • Num Bedrooms 1 St Floor: 1
  • Num Of Rooms: 15
  • Spa YN: Yes
  • Window Features: Skylights, Thermal Windows
Room 1
  • Room Dimensions: 29.00 x 20.00
  • Room Length: 29.0
  • Room Level: Basement
  • Room Type: Gym
  • Room Width: 20.0
Room 2
  • Room Dimensions: 45.00 x 22.00
  • Room Length: 45.0
  • Room Level: Basement
  • Room Type: Basement
  • Room Width: 22.0
Room 3
  • Room Dimensions: 13.00 x 12.00
  • Room Length: 13.0
  • Room Level: Second
  • Room Type: Bedroom5
  • Room Width: 12.0
Room 4
  • Room Dimensions: 16.00 x 11.00
  • Room Length: 16.0
  • Room Level: Second
  • Room Type: Bedroom4
  • Room Width: 11.0
Room 5
  • Room Dimensions: 14.00 x 12.00
  • Room Length: 14.0
  • Room Level: Second
  • Room Type: Bedroom3
  • Room Width: 12.0
Multi Family
Multi-Family Information
  • Number Of Units Total: 0
  • Stories: 2
  • Stories Total: 2

Property History for 88 Middlebury Road

DateEvent & SourcePriceAppreciation
Apr 29, 2026

Listed (Active)

WNYREIS #B1677417

$899,900—
Jul 12, 2017

Sold

WNYREIS #B1030893

$510,000—
Jun 26, 2017

Sold (Public Record)

Public Record #604512551

$515,000

+11.3% / yr

DateEvent & SourcePrice
04/29/2026

Listed (Active)

WNYREIS #B1677417

$899,900
07/12/2017

Sold

WNYREIS #B1030893

$510,000
06/26/2017

Sold (Public Record)

Public Record #604512551

$515,000

+11.3% / yr

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

Public Records for 88 Middlebury Road

Taxable ValueLand$36,400Additions$207,900Total$244,300
Tax Record2024$15,528 ($1,294 / month)
Home Facts
Beds5Baths3.5Total Finished SqFt4,016 SqFtAbove Grade Finished SqFt4,016 SqFtStories2Lot Size34,680 SqFtStyleSingle Family ResidenceYear Built1982ZoningR1CountyERIEAPN146089 185.08-3-26Fireplace TypeHas Fireplace

Schools near 88 Middlebury Road

This home is within Orchard Park Central School District.
Rating
School
Type
Grades
Distance
Ellicott Road Elementary School
Public - PK to 5
Orchard Park Middle School
Public - 6 to 8
Orchard Park High School
Public - 9 to 12
Rating
School
Distance
Ellicott Road Elementary School
PublicPK to 5

Orchard Park Middle School
Public6 to 8

Orchard Park High School
Public9 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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More information about 88 Middlebury Road, Orchard Park, NY 14127

88 Middlebury Road is a single family home for sale in Orchard Park, NY 14127. This property was listed for sale on April 29, 2026 by Keller Williams Realty Lancaster, it's currently listed at $899,900. It has been on the market for a total of 5 days and was last sold on July 12, 2017. This listing's school district is Orchard Park Central School District. Nearby schools include Ellicott Road Elementary School, Orchard Park Middle School and Orchard Park High School. 88 Middlebury Road is a 5-bed, 4-bath, 4,016 sqft single family home built in 1982.

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.

Listing Courtesy of Keller Williams Realty Lancaster

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.