$302,626Average Value$201Average Price per Sq Ft34Homes 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
John Ostrowski,
an experienced agent in this area.
On average, homes in West Seneca, NY sell after 40 days on the market compared to the national average of 52 days. The median sale price for homes in West Seneca, NY over the last 12 months is $302,000, down 3% from the median home sale price over the previous 12 months.
Welcome to this updated Cape Cod home that offers a first floor bedroom and full bathroom, making it a great fit for all lifestyles. Major recent updates in 2025 include white kitchen cabinets, counters and vinyl floor, full bathroom, eight Pella windows, furnace, hot water tank, sump pump and roof. The interior is freshly painted. Generous living room/dining room combination. The second level
Welcome to 1707 Orchard Park Road! This tastefully updated 2 bedroom, 1 1/2 bath end unit townhome offers comfort and convenience. Enjoy a spacious eat-in kitchen with full appliances and a bright, open living room perfect for entertaining. The partially finished basement provides additional living space or storage. Outside, you'll find a garage conveniently located directly behind the unit along
Welcome to this charming 3-bedroom home in the highly sought-after West Seneca SchoolDistrict! Conveniently located near shopping, dining, and major roadways, this property featuresrecessed lighting, a finished basement, and numerous updates throughout. Major mechanicalshave been recently upgraded, including a newer furnace (2018), central air (2020), and hotwater tank (2019). The
Nearly new end unit condo finished in the last year and move in ready! Quiet location in the rear of thesubdivision. Carefree living! Condo status means lower taxes and no exterior maintenance.Open kitchen, dining living space, first floor laundry and half bath on the first floor. Kitchen has quartz counter tops and granite in the bathrooms. Second floorincludes two good size bedrooms
Welcome to 20 East Ave, a versatile expanded Cape Cod home in the heart of West Seneca! This property offers endless possibilities for multi-generational living, rental income, or even limited business use thanks to its R65A zoning. Currently used as a single-family home with a 2nd floor in-law apartment, it provides a 3-bedroom layout on the main floor and a 2-bedroom unit upstairs. With a
Welcome to this updated Cape Cod home that offers a first floor bedroom and full bathroom, making it a great fit for all lifestyles. Major recent updates in 2025 include white kitchen cabinets, counters and vinyl floor, full bathroom, eight Pella windows, furnace, hot water tank, sump pump and roof. The interior is freshly painted. Generous living room/dining room combination. The second level
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
BEAUTIFUL ONE YEAR YOUNG, 3 BED, 2.5 BATHROOMS TOWNHOUSE IN A NEWER COMMUNITY. GRANITE COUNTERS, W/ BREAKFAST BAR, NEW APPLIANCES, WASHER DRYER INCLUDED ON 2ND FLOOR, 2 FULL BATHS UPSTAIRS, HALF BATH ON LOWER, CENTRAL AIR, TANKLESS ON DEMAND HOT WATER, FULL BASEMENT W/ EGRESS WINDOW, NEW HEATER=LOWER UTILITIES, VINYL PLANKING ON THE LOWER FLOORING. ALL FRESH AND NEW, BEAUTIFUL VIEW OUT THE BACK
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.
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