44 French Oaks Lane
Amherst, NY 14051
Map
- 2 beds
- 3 baths
- 1,332 sqft
- 7,226 sqft lot
- $315 per sqft
- 2004 build
- – on site
This property is located in the French Oaks patio home community, built by Marrano, with a backyard facing a pond and fountain. The patio home has an open floor plan with vaulted ceilings. The foyer features hardwood floors that extend to the kitchen, which includes a bay window eating area, granite counters, numerous cabinets, hardwood floors, and recessed lighting. The dining room and living room are combined and include a gas fireplace with mantel . Arched windows and doors open to a stamped concrete patio with a Kohler awning and landscaped gardens. The primary bedroom includes a full bath and walk-in closet. The second bedroom is adjacent to a full bath. There is a first-floor laundry area. The finished basement has 8-foot ceilings, an egress window, a large living space, a kitchen, and a full bathroom with closet, along with additional storage space. Features include a whole house generator, smart thermostat, and alarm system. Pets are permitted (up to two dogs under 30 pounds at maturity or two cats). Condo taxes apply. All appliances are included and sold “as is.” The HOA fee is $280 per month and covers common area maintenance, lawn care, snow removal, trash, and water. Showings begin Wednesday, July 16th at 1pm. Offers will be reviewed as received, and the seller may establish a negotiation deadline at their discretion.
Last checked:
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Last updated Jul 15, 2025
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MLS# B1622454 —
This home is listed in more than one place. See it here.
The Building
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Year Built:2004
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Year Built Details:Existing
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Construction Materials:Other,VinylSiding
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Architectural Style:PatioHome,Ranch
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Roof:Asphalt
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Basement:Full,Finished,SumpPump
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Basement:true
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Foundation Details:Poured
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Exterior Features:Awnings,BlacktopDriveway,Patio
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Patio And Porch Features:Covered,Patio,Porch
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Security Features:SecuritySystemOwned
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Levels:One
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Building Area Total:1332.0
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Building Area Source:Builder
Interior
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Rooms Total:5
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Interior Features:CeilingFans,CathedralCeilings,SeparateFormalDiningRoom,EntranceFoyer,EatInKitchen,SeparateFormalLivingRoom,GuestAccommodations,GraniteCounters,LivingDiningRoom,Storage,BedroomOnMainLevel,MainLevelPrimary,PrimarySuite
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Flooring:Carpet,Hardwood,Varies,Vinyl
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Fireplace:true
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Fireplaces Total:1
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Laundry Features:MainLevel
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Stories:1
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Stories Total:1
Room Dimensions
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Living Area:1,332 Sqft
Location
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Directions:North French Road to French Oaks Lane
The Property
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Property Type:Residential
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Property Subtype:SingleFamilyResidence
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Property Condition:Resale
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Parcel Number:142289-028-160-0001-001-000-4
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Lot Features:CulDeSac,IrregularLot,NearPublicTransit,ResidentialLot
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Lot Size Acres:0.1659
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Lot Size SqFt:7226.0
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Lot Size Area:0.1659
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Lot Size Units:Acres
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Waterfront:false
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Road Frontage Type:CityStreet
Listing Agent
- Contact info:
- Agent phone:
- (716) 480-6004
- Office phone:
- (716) 634-4200
Taxes
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Tax Lot:1
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Tax Annual Amount:5239.0
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Tax Assessed Value:240500
Beds
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Bedrooms Total:2
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Main Level Bedrooms:2
Baths
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Total Baths:3
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Full Baths:3
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Main Level Baths:2
Heating & Cooling
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Heating:Gas,ForcedAir
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Heating:true
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Cooling:CentralAir
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Cooling:true
Utilities
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Utilities:SewerConnected,WaterConnected
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Electric:CircuitBreakers
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Sewer:Connected
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Water Source:Connected,Public
Appliances
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Appliances:Dryer,Dishwasher,ElectricCooktop,FreeStandingRange,Disposal,GasWaterHeater,Microwave,Oven,Refrigerator,Washer
Schools
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Elementary School District:Williamsville
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Middle Or Junior School District:Williamsville
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High School District:Williamsville
The Community
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Subdivision Name:French Oaks Condo
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Senior Community:false
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Association Fee:280.0
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Association Fee Frequency:Monthly
Parking
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Garage:true
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Garage Spaces:2.5
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Attached Garage:true
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Parking Features:Attached,Garage,GarageDoorOpener
Monthly cost estimate
Asking price
$420,000
| Expense | Monthly cost |
|---|---|
|
Mortgage
This calculator is intended for planning and education purposes only. It relies on assumptions and information provided by you regarding your goals, expectations and financial situation, and should not be used as your sole source of information. The output of the tool is not a loan offer or solicitation, nor is it financial or legal advice. |
$2,248
|
| Taxes | $436 |
| Insurance | $115 |
| HOA fees | $280 |
| Utilities | $129 See report |
| Total | $3,208/mo.* |
| *This is an estimate |
Walk Score®
Provided by WalkScore® Inc.
Walk Score is the most well-known measure of walkability for any address. It is based on the distance to a variety of nearby services and pedestrian friendliness. Walk Scores range from 0 (Car-Dependent) to 100 (Walker’s Paradise).
Bike Score®
Provided by WalkScore® Inc.
Bike Score evaluates a location's bikeability. It is calculated by measuring bike infrastructure, hills, destinations and road connectivity, and the number of bike commuters. Bike Scores range from 0 (Somewhat Bikeable) to 100 (Biker’s Paradise).
Soundscore™
Provided by HowLoud
Soundscore is an overall score that accounts for traffic, airport activity, and local sources. A Soundscore rating is a number between 50 (very loud) and 100 (very quiet).
Air Pollution Index
Provided by ClearlyEnergy
The air pollution index is calculated by county or urban area using the past three years data. The index ranks the county or urban area on a scale of 0 (best) - 100 (worst) across the United Sates.
Sale history
| Date | Event | Source | Price | % Change |
|---|---|---|---|---|
|
7/14/25
Jul 14, 2025
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Listed / Active | NYSAMLS | $420,000 | 109.9% (8.8% / YR) |
|
2/8/13
Feb 8, 2013
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NYSAMLS | $200,100 |
73% of nearby similar homes sold for over asking price
Similar homes that sold in bidding wars went $36k above asking price on average, but some went as high as $203k over asking price.
