$257,939Average Value$225Average Price per Sq Ft0Homes For Sale
A rural town bordering Lakewood
Situated along the New York State and Pennsylvania border, the Town of Busti offers rural living near the shores of Chautauqua Lake. Country roads pass by acres of farmland and woodlands, while a small-town center with a handful of local businesses near the local firehouse and library. The waterfront village of Lakewood is also a part of town yet offers a different lifestyle than the rest of Busti. Some areas in town offer a rural-suburban lifestyle with spacious lots, wooden plots and national retailers a short drive away, while others are surrounded by acres of farmland. "There's something to look forward to every season," says Jerod Zahn, a real estate salesperson with ERA Real Estate, who has lived in the region for over 50 years. "There's great hunting, camping and hiking trails."
While outdoor recreation is a significant draw to the region, home prices are another motivating factor. "Affordability is the main reason people move to the county," Zahn says. "We have some of the most affordable housing in the nation, even after the pandemic. Remote work has helped, and I've had buyers from all over the country."
Busti offers rural living near Jamestown with expansive parcels of land and scenic countryside views.
Central Busti is a picturesque historic hamlet surrounded by rolling farmland and rural charm.
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Colonials, split-levels and ranch-style homes
Home prices in Busti vary based on location and size. Rural roads give way to ranch- and colonial-style homes priced from the mid $100,000s to the mid $200,000s. Split-levels and larger ranch-style properties range from the mid $200,000s to the low $300,000s. The small northern section of Busti that spans along the lake consists of modest homes priced from the mid $300,000s to the low $600,000s, while newer subdivisions on the border of Lakewood feature modern New Traditional homes that range from the $400,000s to the mid $700,000s. Most properties feature detached garages, while newer homes feature attached garages. Although some plots of land can range from $12,000 to over $100,000, homebuyers can opt for a fixer-upper between $80,000 and $100,000. Busti earns a CAP Index crime score of 2 out of 10, compared to the national average of 4.
Ranch-style homes in Busti remain a favorite for their open layouts and practical living spaces.
New homes in Busti feature grand proportions, modern layouts, and ample space for growing families.
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B-rated schools
Students are served by Southwestern Central School District, which scores a B rating and is named as one of the best districts in Chautauqua County. Kindergarteners through fifth graders may attend Southwestern Elementary School, which scores a B-minus. Sixth through eighth graders may attend the B-rated Southwestern Middle School, and Southwestern High School garners a B-plus. In recent years, the district has implemented the Little Buddies, Big Bonds program. Seniors in high school are matched with first- or kindergarten-aged students. These partnerships seek to develop deep ties and improve reading comprehension among the district's youngest students through visits during the academic year.
Southwestern Elementary School in Jamestown serves Busti families with strong academic programs for PK-5.
Southwestern Middle School supports grades 5-8 with a focus on community engagement and learning.
Southwestern Senior High School emphasizes safety and academic excellence for Busti-area students.
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Hiking, golfing and hunting
While most of Busti consists of acres of green farmland and swaths of woodlands, the town only has one public park. At Lawson Park, open green spaces and a baseball field await. Other amenities include a playground, a basketball court and a covered pavilion with picnic tables. Four miles from the heart of town, Bergman Park features multiple sports fields, paved bike paths that weave through the park and an 18-hole disc golf course. Lakewood is home to two lakefront parks about 6 miles away. Hartley Park has a playground, tennis courts, a basketball court and a small sandy beach area with a public pier. Lakewood Community Park also features a boat ramp and a dog park.
Busti's South Hills Country Club offers a different kind of green, where a public 18-hole course welcomes amateur and experienced players. Jamestown Rifle & Pistol Club is a private shooting range down the street. However, non-members are surrounded by thousands of acres and state forests open to the public for hunting and trapping. Other popular activities include snowmobiling, hiking and fishing. Although year-round outdoor recreation is one of the largest draws to town, Busti is also known as the home of the Stateline Speedway, a professional car-racing track.
South Hills Country Club gives Busti residents access to an 18-hole golf course in a serene setting.
Lawson Park in Busti provides green spaces, playgrounds, and disc golf for family-friendly recreation.
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A small town center
In the heart of town, Busti Tap House offers a rustic atmosphere with exposed interior wooden beams and dark accents. Its menu features classic American fare, with burgers, pot roast and a long drink list. Down the road, Peterson's Candies stands out with its bright red and white exterior and towering candy cane decor. This family-owned business has been selling homemade confections and chocolates since 1931.
About 2 miles north, Busti Cider Mill & Farm Market sells fresh apples, cider and a mix of seasonal produce during the warmer months. Eight miles from the heart of Busti, residents are greeted with big-box stores in the village of Lakewood. National grocers like Wegmans and retailers like Target line New York State Route 394, where shoppers will find even more local restaurants and chains. Upscale eateries and steakhouses like Landmark Restaurant await about 5 miles west of Lakewood in Downtown Jamestown.
The bar at Busti Tap House offers a warm setting for enjoying drinks and hearty meals with friends.
Peterson’s Candies stands out with its iconic candy cane décor and reputation for handcrafted sweets.
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Fall and apple festivals
The arrival of fall is also the arrival of festival season. About 30 miles away, Peek'n Peak Resort is a popular ski and golf destination that hosts an annual Fall Fest. "The Fall festival is amazing," says Heather Chase, a real estate salesperson with ERA Real Estate, who grew up in the area and has nearly ten years of experience in the industry. "It's probably the largest festival in the region." Over 100 vendors sell farm-fresh produce and homemade goods surrounded by brilliant fall foliage. Entertainment options include live music, pony rides, kids' activities and a pumpkin cannon.
Closer to home, the town hosts its own Busti Apple Festival. Every September, fresh produce and craft vendors line the streets at the Busti Historical Society. 19th-century demonstrations include weaving, quilting and candle making, while large cannons take center stage during Civil War reenactments. Residents are also a mere 20 miles from the Chautauqua Institution. Every summer for nine consecutive weeks, visitors flock to the institute to participate in a range of programs, seminars, courses and more that aim to promote a community of thought.
The Busti Apple Festival celebrates autumn with fresh produce, crafts, and historic demonstrations each September.
Peek’n Peak Resort near Clymer offers scenic ski trails, snow-covered slopes, and winter recreation in the heart of western New York’s countryside.
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Rural country roads
Residents on the north side can utilize bus routes provided by the Chautauqua Area Regional Transit System, or CARTS, in neighboring Lakewood. However, the majority of Busti is primarily a car-dependent area. Southwestern Drive runs north-to-south and intersects with Busti-Sugar Road in the heart of town. Jamestown's UPMC Chautauqua is the closest hospital, about 5 miles north. Erie International Airport is about 63 miles away via Interstate 86, while Buffalo Niagara International Airport is about 80 miles away.
Public transit along Fairmount Avenue connects northern Busti to nearby Lakewood and Jamestown destinations.
Buffalo Niagara International Airport sits just north of central Cheektowaga, providing convenient regional and national air travel access for western New York residents.
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Written By
Lillie Duston
Photography Contributed By
Jonathan Coon
Video By
Chris Freeman
Interested in learning more about homes in this area?
Reach out to
Lisa Nielsen,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in Busti, NY sell after 74 days on the market compared to the national average of 54 days. The median sale price for homes in Busti, NY over the last 12 months is $274,750, up 1% from the median home sale price over the previous 12 months.
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Carolyn LawsonProperty Sisters of Chautauqua, Inc.
Nestled on 5 picturesque acres in the desirable Southwestern School District, this spacious 5-bedroom, 3-bathroom home offers the perfect blend of modern comfort and country charm. Step inside to a beautifully updated kitchen featuring white cabinetry, sleek stainless-steel appliances, and breathtaking views overlooking the rolling countryside and peaceful pond. Upstairs, discover 5 bedrooms
Hidden gem on a peaceful canal with access to Chautauqua Lake! Loved by the same owner since the 1960s, this home offers timeless charm and endless potential. Features include three spacious bedrooms, a large eat-in kitchen, and a living room with serene canal views. Enjoy sneak peeks of the lake and a prime location near parks, pickleball courts, mini golf, and local ice cream shops. With a
Unique Opportunity Near Bergman Park!Discover this one-of-a-kind parcel perfectly situated close to schools, shopping, and everyday conveniences—yet tucked away with a serene, natural backdrop. Backing directly to Bergman Park, this location offers privacy, greenspace, and the peaceful sound of a stream running along the wooded edge. An ideal setting for your dream single-family home
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This is a weekly lakefront rental. Maple Bay Get-A-Way's location is perfect - right in the heart of the Chautauqua-Allegheny Region. It is about 90 minutes from Buffalo, 2 hours from Cleveland and 2 1/2 hours from Pittsburgh. The Chautauqua region offers so much for you and your family to do!The waterfront house offers you the finest in private home accommodations right in the heart of the
Walk Score® measures the walkability of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
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