15 Opal Ct East Amherst, NY 14051
East Amherst NeighborhoodEstimated payment $3,267/month
Highlights
- Colonial Architecture
- Recreation Room
- Wood Flooring
- Dodge Elementary School Rated A
- Cathedral Ceiling
- 1 Fireplace
About This Home
OFFERS DUE THURSDAY 10/16! Lovely 4-bedroom, 2.5-bath home in Ransom Oaks. A welcoming covered front porch leads to the foyer, which opens to the first-floor office featuring built-ins and beautiful windows, as well as a spacious living room that provides additional space for entertaining. The formal dining room, located adjacent to the living room, features hardwood floors and crown moldings. 1st floor flows from room to room with an open floor plan. A wonderful and spacious updated kitchen features Cherry cabinets, Quartz countertops, a center island, under-cabinet lighting, stainless steel appliances, lovely tile, and a large eating area. Family room featuring a cathedral ceiling, skylights, custom-built-in cabinets, and a wood-burning fireplace. A wonderful 3-season room off the kitchen features a cathedral ceiling and is surrounded by sliding windows, allowing for beautiful natural light or fresh air. The first-floor updated half bath features Quartz. As you ascend to the second floor, you will find an en-suite with a cathedral ceiling and a lovely, updated full bathroom featuring cherry cabinets and granite countertops. Three additional nicely sized bedrooms and a full, updated bath with cherry cabinets and granite are off the hallway. Additionally, there is wonderful closet space and solid six-panel doors throughout. The lower level is partially finished, providing added recreational space and a workshop area with task lights. The 1st-floor laundry/mudroom is located off the 2.5-car garage. Enhancements and updates include new landscaping, an updated kitchen and bathrooms. In 2019, most windows were replaced. A sliding door leading to the three-season room was installed in 2021. Dishwasher-2023. A whole-house generator installed in November 2024, and a water backup sump pump was also installed. The desirable Ransom Oaks community features three pools, tennis and pickleball courts, and basketball courts, all for a low yearly HOA fee. Home is located in the highly rated Williamsville School District. Delayed negotiations. Offers due THURSDAY, OCTOBER 16TH, 2025, at 11:00 AM. Some photos are virtually staged
Listing Agent
Listing by Howard Hanna WNY Inc Brokerage Phone: 716-864-0478 License #10401215181 Listed on: 10/09/2025
Home Details
Home Type
- Single Family
Est. Annual Taxes
- $8,915
Year Built
- Built in 1986
Lot Details
- 10,500 Sq Ft Lot
- Lot Dimensions are 75x140
- Cul-De-Sac
- Rectangular Lot
HOA Fees
- $38 Monthly HOA Fees
Parking
- 2.5 Car Attached Garage
- Garage Door Opener
- Driveway
Home Design
- Colonial Architecture
- Brick Exterior Construction
- Poured Concrete
- Vinyl Siding
- Copper Plumbing
Interior Spaces
- 2,396 Sq Ft Home
- 2-Story Property
- Woodwork
- Crown Molding
- Cathedral Ceiling
- Ceiling Fan
- Skylights
- 1 Fireplace
- Sliding Doors
- Entrance Foyer
- Family Room
- Formal Dining Room
- Den
- Recreation Room
- Workshop
Kitchen
- Open to Family Room
- Eat-In Kitchen
- Electric Oven
- Electric Range
- Free-Standing Range
- Microwave
- Dishwasher
- Kitchen Island
- Quartz Countertops
- Disposal
Flooring
- Wood
- Carpet
- Ceramic Tile
Bedrooms and Bathrooms
- 4 Bedrooms
- En-Suite Primary Bedroom
Laundry
- Laundry Room
- Laundry on main level
- Dryer
- Washer
Partially Finished Basement
- Basement Fills Entire Space Under The House
- Sump Pump
Schools
- Dodge Elementary School
- Casey Middle School
- Williamsville North High School
Utilities
- Forced Air Heating and Cooling System
- Heating System Uses Gas
- Gas Water Heater
Community Details
- Ransom Oaks Subdivision
Listing and Financial Details
- Tax Lot 23
- Assessor Parcel Number 142289-028-080-0002-023-000
Map
Home Values in the Area
Average Home Value in this Area
Tax History
| Year | Tax Paid | Tax Assessment Tax Assessment Total Assessment is a certain percentage of the fair market value that is determined by local assessors to be the total taxable value of land and additions on the property. | Land | Improvement |
|---|---|---|---|---|
| 2024 | $8,765 | $417,000 | $58,000 | $359,000 |
| 2023 | $8,479 | $247,000 | $55,000 | $192,000 |
| 2022 | $7,941 | $247,000 | $55,000 | $192,000 |
| 2021 | $7,788 | $247,000 | $55,000 | $192,000 |
| 2020 | $7,108 | $247,000 | $55,000 | $192,000 |
| 2019 | $6,959 | $247,000 | $55,000 | $192,000 |
| 2018 | $6,828 | $247,000 | $55,000 | $192,000 |
| 2017 | $3,042 | $247,000 | $55,000 | $192,000 |
| 2016 | $6,610 | $214,800 | $36,400 | $178,400 |
| 2015 | -- | $214,800 | $36,400 | $178,400 |
| 2014 | -- | $214,800 | $36,400 | $178,400 |
Property History
| Date | Event | Price | List to Sale | Price per Sq Ft |
|---|---|---|---|---|
| 10/17/2025 10/17/25 | Pending | -- | -- | -- |
| 10/09/2025 10/09/25 | For Sale | $474,900 | -- | $198 / Sq Ft |
Purchase History
| Date | Type | Sale Price | Title Company |
|---|---|---|---|
| Deed | $168,000 | -- |
Source: Western New York Real Estate Information Services (WNYREIS)
MLS Number: B1641055
APN: 142289-028-080-0002-023-000
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