$309,476Average Value$208Average Price per Sq Ft12Homes For Sale
A Buffalo suburb with indoor and outdoor attractions and fast highway access
West Seneca technically falls within the “Southtowns” of Western New York, part of the area’s snowbelt and ski country. Though the nearest place to ski is in Colden, to the south, the average annual snowfall in West Seneca is more than 84 inches, with more than 23 inches typically falling in January. “The town has a lot of snow equipment. For the most part, it’s not a daily concern,” says Mark Komosinski, associate broker at Howard Hanna Real Estate Services. “We can get 12 to 18 inches overnight, and that would generally be cleared out and ready for the morning commute.” West Seneca's suburban atmosphere, massive community parks and indoor recreation complexes - and proximity to Buffalo - make it a popular place to live outside of the hustle and bustle of the city. “West Seneca is a great community with excellent public services, like its library system, youth sports and community education,” Komosinski says. “The town also has its own police force and a volunteer fire service."
West Seneca's downtown area offers some retail amenities and access to major highways.
The West Seneca Ice Rink has group classes and league games.
West Seneca is a blend of residential housing, with access to modern and natural amenities.
The average annual snowfall in West Seneca is 84 inches.
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Centennial Park's innovative amenities and the new West Seneca Community Center
The West Seneca Public Library is just one part of the $13 million community center that opened in 2018, which also hosts a children’s center, youth center, gymnasium, fitness room and even meeting rooms and town offices. Its modern design and thoughtful layout unite the community in one place. "There’s even a SPoT Coffee in the library. SPoT Coffee is our version of Starbucks,” Kominski says. Next to the center is Centennial Park, also known as Veteran’s Park, which has a splash pad, a large pool and an inclusive playground. The park is also home to the West Seneca Ice Rink. “Hockey is huge in Buffalo, and the ice rink has been a long-standing staple in West Seneca for open skates, tournaments and things like that,” Komosinski says. West Seneca Soccer Complex and Wimbledon Bowling Lanes help round out local recreation, though folks can always head south to the ski slopes in Ellicottville and Colden.
Dog owners will enjoy the miles of walking paths through nature preserves in West Seneca.
The West Seneca Community Center and Library is a great resource for the town.
The West Seneca Library is located within the community centre.
Centennial Park in West Seneca is a modern playground next to the public pool.
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Slightly more affordable housing in a quiet suburban atmosphere
Housing options in West Seneca are vast and varied depending on size and price. “It’s a very diverse suburb,” Komosinski says. “You can find some pretty high-end homes but also very reasonably priced homes. There are newer-developed neighborhoods and older homes as well.” The median single-family home price in West Seneca is around $275,000, which is lower than in nearby Orchard Park and Aurora, and the area's amenities make everyday living simple. "Garbage collection is run by the town, and literally anything you put out on the curb – you could put the entire contents of your home out there – will be gone by the next morning,” Komosinski says. There are several fixer-uppers for less than $100,000, though most homes cost between $200,000 and $400,000. These modest-sized ranch-style and Cape Cod homes were often built between the 1920s and 1970s. Newer homes on wide lots with large floorplans, two-car garages and modern Craftsman aesthetics can cost between $450,000 and $750,000. A small selection of attached townhouses, apartment-style condos and a few duplexes can cost between $150,000 and $400,000.
Newer homes with multicar garages sit on tidy lawns in West Seneca.
One-story homes are popular in West Seneca.
Homes in West Seneca are a lot more affordable than in most of the United States.
West Seneca's home styles include colonial revival homes, with accented doorways.
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Contemporary breweries, classic German food and top-rated donuts
Seneca Street is home to several locally owned restaurants like Ebenezer Ale House and Pasquale’s Italian Restaurant. Along the way, drivers will find familiar stores like Aldi, Wegman’s and Dollar General. Southgate Plaza on Union Road has a few fast-food spots, a Goodwill and Paula’s Donuts, known for its breakfast sandwiches and delicious donut fillings. Rusty Nickel Brewing Co. was the town’s first brewery and has a classic bier garden patio that is pet friendly. Schwabl’s, a local landmark, is the most well-known dining stop. The German restaurant, which traces its history back to 1837 and has been in its current location since 1942, is known for its beef on weck.
Paula's Donuts serves fresh donuts and pastries in Southgate Plaza.
Ebenezer Ale House is a locally owned restaurant in West Seneca.
Schwabl's in West Seneca is a german restaurant and the most well known dining spot.
Paula's Donuts is a women owned business with the best donuts in West Seneca.
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Queen of Heaven Carnival and the local farmer's market
The Queen of Heaven Carnival, held each July for more than 40 years at the catholic school of the same name, is a premier annual event. The three-day festivities feature an opening night car show and include amusement rides, carnival food and live music. Queen of Heaven is one of more than 20 churches in West Seneca, comprising several Christian denominations. The West Seneca Farmers Market, also known as “Thursdays at the Town,” features dozens of vendors and recently added animals to pet and purchase as part of its efforts to win the Buffalo News’ Best of 716 Award.
West Seneca Central School District programs and academic achievements
West Seneca Central School District is rated an overall B-plus on Niche, with nine schools falling within its system. Approximately 6,000 students attend its nine schools, all of which are graded between B-plus and B-minus. West Senior High School includes academy programs in business and finance, engineering, IT/digital media, life science and visual arts. Orchard Park Central School District, graded an A-minus, serves a small portion of the southeast part of town. Cheektowaga-Sloan School Union Free School District is rated a C-plus and serves a few streets in the far northwestern corner.
West Elementary School is a well rated public school in West Seneca.
West Middle School is a public school in West Seneca with about 800 students enrolled.
Erie 1 Boces offers different workforce programs.
West Seneca Senior High has programs in business, enginerering, IT and visual arts.
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Commuter access to downtown Buffalo and the international airport
NFTA-Metro, Western New York’s Transportation Authority, runs several buses in West Seneca. Commuters can ride the 15-Seneca line from Southgate Plaza to the downtown stop of Lower Terrace and Adams Mark. They can also pick up the 42-Lackawanna Line from the plaza and ride it to the Lackawanna neighborhood. Drivers have fast access to Interstate 90, which bisects the west side of town, and the Aurora Expressway, which cuts through most of West Seneca’s north side. It takes about 10 minutes to get to downtown Buffalo, which is about 10 miles away, via Interstate 190. The Buffalo Niagra International Airport is 11 miles north via Interstate 90.
Crime in West Seneca
According to the FBI Crime Data Explorer, violent crime in West Seneca was slightly higher than the national average in 2023, while property crime was slightly lower than the national average.
Written By
Shelby Sullivan
Photography Contributed By
Stefan Ludwig
Video By
Anne Sheridan
Interested in learning more about homes in this area?
Reach out to
Shannon Sherman,
an experienced agent in this area.
GreatSchools:
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On average, homes in West Seneca, NY sell after 34 days on the market compared to the national average of 53 days. The median sale price for homes in West Seneca, NY over the last 12 months is $322,500, up 6% from the median home sale price over the previous 12 months.
Last chance to own a brand-new Marrano townhome in Carriage Lane! This Cambridge design offers modern comfort and low-maintenance living on a desirable wooded lot with no rear neighbors. The open-concept first floor features a spacious Kitchen with quartz counters, white maple cabinetry and abundant counter space, a cozy gas fireplace in the Living Room, convenient first-floor laundry, and a half
Still open to showings for non-contingent buyers. To settle estate, bring in offers. Beautiful brick 2 family dwelling with separate utilities. Perfect for owner occupant multi generational living or investment. Mostly maintenance free, separate utilities, newer mechanical systems, full basement, two car garage with second floor with stairs, for storage or workshop. Can generate $2,800 per month
Baby it’s cold outside - but this hot little gem will help melt away any post-holiday winter blues you may be feeling. Resting on nearly a quarter acre on a dead end street in an incredible West Seneca neighborhood, this completely remodeled, 3 Bed/1.5 Bath, move-in ready, all-brick-beauty leaves nothing to be desired. You are welcomed through the front door into the foyer w/ a perfect view of
Welcome to 86 Milton Ave—an attractive 0.36-acre parcel located in a quiet residential neighborhood in West Seneca. This spacious vacant lot offers a rare opportunity for future development or long-term investment in a well-established area. Whether you’re exploring a future home site, seeking additional yard space, or adding land to your portfolio, this promising lot offers potential in a
Beautiful 7-Acre Country Parcel Between Windham & HunterDiscover the perfect setting for your mountain retreat on this stunning 7-acre parcel, ideally located in a quiet, well-planned subdivision between Windham and Hunter Mountain. Gently nestled in a serene country setting with nice country views, this property is ready for your dream home.A valid septic design for a 4-bedroom home,
Last chance to own a brand-new Marrano townhome in Carriage Lane! This Cambridge design offers modern comfort and low-maintenance living on a desirable wooded lot with no rear neighbors. The open-concept first floor features a spacious Kitchen with quartz counters, white maple cabinetry and abundant counter space, a cozy gas fireplace in the Living Room, convenient first-floor laundry, and a half
Still open to showings for non-contingent buyers. To settle estate, bring in offers. Beautiful brick 2 family dwelling with separate utilities. Perfect for owner occupant multi generational living or investment. Mostly maintenance free, separate utilities, newer mechanical systems, full basement, two car garage with second floor with stairs, for storage or workshop. Can generate $2,800 per month
Welcome to 36 Flohr! This truly unique property is full of potential and waiting for the right buyer to make it their own. Officially listed as a single-family home, this spacious residence offers 10 rooms, providing plenty of flexibility for bedrooms, home office, hobby spaces, or extended family living. With multiple bathrooms and an abundance of space, this property can accommodate a variety
This charming home features new vinyl siding, new windows, and a new water heater, plus a roof that is approximately 5-6 years old. With a solid foundation and structure, this house is ready for your personal touches. The kitchen and bathroom offer a great canvas to create your dream space.
3-unit perfect for investors. West Seneca Schools. Upper and lower front house, single family rear house. Lower unit Has been remodeled with new flooring throughout new Kitchen cabinets sink and counter, fresh paint. Bathroom with new flooring, walls, vanity, new bathtub will be installed waiting for it to come in from Home Depot.Upper has new furnace new floors kitchen and dining room. Upper and
Great opportunity to secure a site to build your dream home in a coveted location on Union Road just two blocks South of Southgate Plaza. Subject to being subdivided from current larger parcel. Reasonably price due to proximity to the sloping land in the rear of the lot and to the North of the lot. Real Estate Taxes to be determined after subdividing.
Well-maintained 3/3 two family home located on a quiet street in West Seneca. Each unit offers 3 bedrooms and 1 full bath, providing spacious and functional layouts ideal for owner-occupants or investors. The property features a full basement and a full walk-up attic, offering ample storage and future potential. Separate laundry hookups in the basement. Additional highlights include a private
Welcome to this 4 bedroom, 1 1/2 bath home in a desirable West Seneca neighborhood. Located on a cul-de-sac, there is a LARGE, partly fenced backyard that offers plenty of room to relax or entertain, and an oversized shed for extra outside storage. The main level of the house features an open concept with a spacious living room, dining area off the newly remodeled kitchen and a cozy family room
Historic Charm Meets Untapped Potential in West SenecaStep into the possibilities with this spacious 5-bedroom, 2-bathroom home nestled in the heart of West Seneca. Built in 1880, this property offers a rare blend of original character and modern updates, waiting for the right owner to bring it to full glory.Inside, you'll find generous living spaces including a formal dining room
Discover elevated living at its finest in this beautifully designed 50-unit townhouse complex, where modern architecture meets timeless elegance. Each residence is thoughtfully crafted with high-end finishes, sleek lines, and contemporary features that redefine sophisticated urban living.Nestled in a dynamic and growing neighborhood, this community offers the perfect blend of tranquility
Stylish two-story townhouse offering a modern layout, quality finishes, and thoughtful design throughout. This well-appointed residence features 3 bedrooms, 2.5 bathrooms, an attached one-car garage, and a full, partially finished basement providing valuable additional living or flex space. The first floor showcases an open-concept design, seamlessly connecting the kitchen, dining, and living
Bridgeview Commons, nestled in the town of West Seneca, NY, presents an idyllic residential haven with its offering of 1 and 2 bedroom apartment homes. Each apartment features a private entrance, ensuring exclusivity and convenience for residents. The added luxury of in-unit washer and dryer hookups provides an unparalleled level of comfort and ease, eliminating the need for shared laundry
Check out this exceptional first-floor apartment with central air conditioning in West Seneca, NY. This spacious four-bedroom, one-bath home sits on a half-acre lot and includes full access to a two-car garage with an attached Florida room. The kitchen has been fully remodeled and features modern shaker-style cabinetry, stone countertops, a built-in microwave, and stainless steel refrigerator and
With the demand being so high for “Ranch Style Patio Homes” in West Seneca, Young Development decided it was time to give the residents of West Seneca exactly what they have been waiting and asking for.The office is located at Park Lane Villas at 810 Union Rd.
Discover this West Seneca apartment set on a spacious half-acre lot. This two-bedroom, one-bath unit features hardwood floors in a large family room, along with an updated kitchen boasting new luxury vinyl tile flooring, quartz countertops, and a brand-new sink and faucet. Updated windows enhance comfort and efficiency throughout the apartment. Driveway parking is available, and laundry hookups
Located in vibrant West Seneca, NY, Crystal Creek is truly luxury condo-style living at its finest. With fine dining, shopping and entertainment nearby, our new community is perfect for anyone who enjoys an elegant yet casual living experience. Take in this country-like setting on your private balcony! These luxury townhomes will include private entrances and an attached garage. The interior of
Fantastic Opportunity to lease a two story 3 Bedroom and 1.5 Bath Townhouse Style Apartment Home in Orchard Park Schools! Built in 2014, the right side unit of this spacious property features an eat-in kitchen with brand new stainless appliances, large living room and convenient half bath on the first floor. The second level boasts 3 generous bedrooms with ample closet space and a renovated full
The Fox Trace East community is luxury living combined with total convenience. Within walking distance, you will find shopping, fuel, restaurants and nightlife! A short drive away you will find the “five corners”, which is the corridor taking you to Orchard Park or West Seneca. Granite countertops, stainless steel appliances, vaulted ceilings and a 5-Star location makes the Fox Trace East
Beautiful 3 bedroom house with huge backyard. Deck in back of house. ALL utilities included. No pets allowed. 1 year lease preferred. There are two homes on this property and this rental is for the smaller house.
New price - $1050 a month. One bedroom unit for rent. kitchen appliances , couch, coffee table, dinner table and TV included. One off-street parking space included. Basement storage unit and laundry hookups. Close to the entrance of the thruway. There is a background check and credit score min of 660. $2100 upfront for rent and security deposit. There is no smoking and no pets. Acceptable gross
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