BACK ON THE MARKET. Opportunity is knocking in sought-after Williamsville! This two-bedroom (could be three) home offers a solid foundation and flexible layout for those ready to bring their vision to life.
Inside, you’ll find a spacious family room with a gas fireplace, a separate living room, and a bonus room that can easily adapt to your needs—home office, hobby space, or future expansion. The galley kitchen provides a practical footprint, ready for your personal updates and design ideas.
Key mechanical improvements have already been started, including a furnace that is just one year old and updated electrical service within the past four years. The basement features glass block windows, adding durability and security.
Set on a very large lot, the outdoor space offers endless potential for expansion, recreation, or landscaping. A shed provides additional storage for tools and equipment.
Whether you’re an investor, flipper, or buyer looking to build equity, this property presents a strong opportunity in a desirable location close to shopping, dining, and conveniences. Bring your ideas and make it your own!
Seller reserves the right to set a deadline for offers.
Inside, you’ll find a spacious family room with a gas fireplace, a separate living room, and a bonus room that can easily adapt to your needs—home office, hobby space, or future expansion. The galley kitchen provides a practical footprint, ready for your personal updates and design ideas.
Key mechanical improvements have already been started, including a furnace that is just one year old and updated electrical service within the past four years. The basement features glass block windows, adding durability and security.
Set on a very large lot, the outdoor space offers endless potential for expansion, recreation, or landscaping. A shed provides additional storage for tools and equipment.
Whether you’re an investor, flipper, or buyer looking to build equity, this property presents a strong opportunity in a desirable location close to shopping, dining, and conveniences. Bring your ideas and make it your own!
Seller reserves the right to set a deadline for offers.
Property Details
Price:
$179,800
MLS #:
B1674142
Status:
Pending
Beds:
2
Baths:
1
Type:
Single Family
Subtype:
SingleFamilyResidence
Neighborhood:
amherst142289
Listed Date:
Apr 27, 2026
Finished Sq Ft:
1,207
Total Sq Ft:
1,207
Lot Size:
16,757 sqft / 0.38 acres (approx)
Year Built:
1947
See this Listing
Schools
School District:
Williamsville
Elementary School:
Maple East Elementary
Middle School:
Transit Middle
High School:
Williamsville East High
Interior
Appliances
Dryer, Dishwasher, Gas Oven, Gas Range, Gas Water Heater, Microwave, Refrigerator, Washer
Bathrooms
1 Full Bathroom
Cooling
Central Air
Fireplaces Total
2
Flooring
Hardwood, Varies, Vinyl
Heating
Gas, Forced Air
Interior Features
Ceiling Fans, Cathedral Ceilings, Separate Formal Living Room, Galley Kitchen, Skylights, Bedroom On Main Level
Laundry Features
In Basement
Main Level Bathrooms
1
Main Level Bedrooms
1
Exterior
Architectural Style
Cape Cod
Construction Materials
Vinyl Siding
Exterior Features
Blacktop Driveway, Deck, Patio
Lot Features
Near Public Transit, Rectangular, Rectangular Lot
Other Structures
Sheds, Storage
Parking Features
No Garage
Patio And Porch Features
Covered, Deck, Patio, Porch
Roof
Asphalt
Window Features
Skylights
Financial
Taxes
$4,833
Map
Community
- Address535 Ayer Road Amherst NY
- CityAmherst
- CountyErie
- Zip Code14221
Subdivisions in Amherst
- 6622-6636 Main Street Off
- Apollo Drive Pt 01
- Asher Crossing
- Asher Xing Twnhms Condo
- Audubon Heights
- Audubon Robin Rdg Pt I
- Audubon Terrace
- Audubon Terrace South
- Audubon Village
- AUTUMN CREEK APARTMENTS
- Banty Green 02 Condo
- Boardwalk Condos
- Brook Run Estate Pt 03
- Brook Run Estates
- Buffalo Crk Reservation
- Burroughs Association Ltd
- Castlebrooke Condo A
- Charlesgate Village
- Charlesgate Village Ph II
- Charter Oaks Condo
- Chestnut Rdg Village Cond
- Cloister Square Condo
- Coachlight/Amherst Condo
- Colonial Pines Condo
- Dana Heights Sub Pt 2
- Deer Run Estates
- Fairways Sub
- Forest Condo
- Forest Edge Ph 02 Pt 03
- Forest Stream Field
- Foxberry Village
- Foxberry Village Condo
- Foxberry Village Condo 2
- Foxberry Vlg Condo
- French Oaks Condo
- Georgian Lane-7
- Gesel Woods Sub
- Glen Oaks Condo
- Golden Gate Ph 04 Pt 01
- Golden Gate Sub Ph I
- Greythorne/Marrano Condo
- Hampton Hill Villas
- Hickory Hill Estates Cond
- Holland Land Co
- Holland Land Company Surv
- Holland Land Company’s S
- Holland Land Company’s Su
- Holland Land Companys
- Holland Land Companys Sur
- Holland Land Cos Surv
- Holland Land Surv
- Inverness Circle
- Kingsgate Village 5
- Kingsgate Village Pt 04
- Kingsmill Estates Pt 1
- Lake Tree Village Condo
- Lamplighter Condo
- Land Situate
- Lehn Spg Estates
- Longmeadow Village Pt I
- Miller’s Crossing
- Millers Crossing
- North Bailey Mdws
- Nottingham Village Condo
- Oakbrook
- Oakbrook Condominium
- Office Pk/Williamsville
- Park Edge Cottages
- Park Place Condo
- Park Place Condos
- Parks Edge Cottages
- Patio at Miller’s Crossin
- Patio at Millers Crossing
- Patio’s Miller’s Crossing
- Patios Miller’s Crossing
- Preserve/Muir Woods
- Quail Run Sub
- Ranch Trail Farms Sub
- Ransom Oaks
- Ransom Oaks Pt 01
- Regency Commons Condomini
- RENAISSANCE
- Sherwood Forest Ph 02
- Southwood Estates Condos
- STONEGATE
- Stonham Place Townhomes
- Sunset Estates Pt I
- The Village Green
- Thornwood Estates
- Town/Amherst
- University Ter
- Village Walk Apts
- Wellington North Ph 02
- West Amherst Office Park
- Westgate
- Williamsville Towers Cond
- Willows North Pt 07
- WINDSONG PLACE
- Windstone Condo Buiding 2
- Woodgate Village
- Woodpointe Run Condo
- Woodstream Farms Pt 1
Market Summary
Current real estate data for Single Family in Amherst as of Sep 02, 2026
438
Single Family Listed
54
Avg DOM
228
Avg $ / SqFt
$475,392
Avg List Price
Property Summary
- 535 Ayer Road Amherst NY is a Single Family for sale in Amherst, NY, 14221. It is listed for $179,800 and features 2 beds, 1 baths, and has approximately 1,207 square feet of living space, and was originally constructed in 1947. The current price per square foot is $149. The average price per square foot for Single Family listings in Amherst is $228. The average listing price for Single Family in Amherst is $475,392.
Similar Listings Nearby
Courtesy of WNY Metro Roberts Realty. Disclaimer: All data relating to real estate for sale on this page comes from the Broker Reciprocity (BR) of the New York State Alliance of MLSs. Detailed information about real estate listings held by brokerage firms other than Michael Paduano include the name of the listing broker. Neither the listing company nor Michael Paduano shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless. The Broker providing this data believes it to be correct, but advises interested parties to confirm any item before relying on it in a purchase decision. Copyright 2026. New York State Alliance of MLSs. All rights reserved. 535 Ayer Road
Amherst, NY