Williamsville Homes under $600,000

Williamsville Homes under $600,000

Welcome to the Williamsville School District, a premier educational hub nestled in the heart of Amherst, Erie County, New York. Known for its commitment to academic excellence and holistic development, Williamsville boasts a reputation as one of the top school districts in the state. Families moving to this vibrant community can take pride in knowing their children will receive a quality education, supported by dedicated teachers and a wealth of resources.

The Williamsville School District offers a diverse range of educational programs, from early childhood to high school, ensuring that every student can thrive and reach their full potential. With a strong emphasis on STEM, arts, and extracurricular activities, students are encouraged to explore their interests and develop critical skills for the future. The district also places a high value on community involvement, fostering a strong connection between parents, educators, and local organizations.

For families considering a move to this desirable area, there are numerous charming homes available for under $600,000. Whether you’re searching for a cozy single-family home or a modern townhouse, the Williamsville area offers a variety of options to suit your lifestyle. The neighborhoods are not only family-friendly but also conveniently located near parks, shopping centers, and dining options, making it easy to enjoy everything Amherst has to offer.

Choosing to live in the Williamsville School District means investing in your family’s future while enjoying the warm community spirit that defines this wonderful region. Come discover your dream home in Amherst and experience the exceptional education and quality of life that awaits you!

Newest Williamsville Homes under $600,000

16 Ranch, Amherst
$399,000
4 Beds ⋅ 3 Baths ⋅ B1723015 MLS
Welcome to this beautiful and spacious single-family home conveniently located just off Maple Road, close to shopping, restaurants, transportation, and everyday amenities! Step inside to discover gorgeous hardwood floors, soaring cathedral ceilings, and an inviting layout offering plenty of room to relax and entertain. The home features a beautiful kitchen, a spacious living room, and a separate family room with double doors leading to a covered patio overlooking the beautiful backyard. The finished basement provides even more living and entertaining space, complete with a full bathroom and bar area, perfect for hosting gatherings, relaxing, or creating your own entertainment space. Additional highlights include an attached two-car garage, generous living spaces, and a wonderful backyard with plenty of room to enjoy the outdoors. Offers, if any, will be reviewed Tuesday, October 27th at 12:00 PM.

16 Ranch, Amherst
99B Foxberry Drive, Amherst
$219,900
2 Beds ⋅ 1 Baths ⋅ B1723053 MLS
Enjoy luxury living without the luxury price tag or upkeep! This beautifully maintained, move-in-ready condo offers the perfect blend of comfort, style, and convenience in the highly desirable Williamsville School District. Thoughtful upgrades include elegant granite countertops, modern appliances, and high-end finishes throughout. Relax and unwind on your private balcony, accessed through sliding glass doors overlooking peaceful natural surroundings. Conveniently located near I-990, this home offers easy access to shopping, dining, and surrounding ammenities. With the convenience of in-unit laundry and professionally maintained landscaping, you can spend less time on upkeep and more time enjoying the easy, low-maintenance lifestyle this home has to offer.

99B Foxberry Drive, Amherst
147 Londonderry Lane, Amherst
$540,000
4 Beds ⋅ 3 Baths ⋅ B1722560 MLS
A FANTASTIC HOME IN A HIGH DEMAND NEIGHBORHOOD. IT HAS AN INVITING COMBINATION OF SPACE, COMFORT, AND FUNCTIONALITY: A GENEROUS LIVING ROOM AND DINING ROOM WITH AN OPEN FLOW INTO THE UPDATED KITCHEN, COMPLETE WITH CRISP WHITE CABINETRY, GRANITE COUNTERTOPS, A CENTER PREP ISLAND, STAINLESS STEEL APPLIANCES, AND ABUNDANT STORAGE. AN EXPANSIVE FAMILY ROOM FEATURES HIGH CEILINGS AND A FIREPLACE, ALONG WITH A SPACIOUS OFFICE/DEN, UPDATED HALF BATH, AND A PRACTICAL LAUNDRY/MUD ROOM. UPSTAIRS ARE FOUR GENEROUSLY SIZED BEDROOMS AND TWO FULL BATHROOMS. THE PRIMARY SUITE PROVIDES AN IMPRESSIVE AMOUNT OF SPACE AND INCLUDES ITS OWN PRIVATE EN-SUITE BATH. THE FINISHED BASEMENT CAN EASILY ADAPT TO YOUR LIFESTYLE — WHETHER YOU NEED RECREATION SPACE, A HOME GYM, PLAYROOM, HOBBY AREA, OR ADDITIONAL LIVING SPACE. THE FULLY FENCED YARD FEATURES AN INGROUND GUNITE POOL, HOT TUB, TWO DECKS, AND A KOHLER AWNING. RECENT IMPROVEMENTS INCLUDE A 2017 ROOF, 2024 HOT WATER TANK, 2024 SAND FILTER, 2026 MICROWAVE, 2023 REFRIGERATOR, FURNACE AND CENTRAL AIR CONDITIONING APPROXIMATELY FOUR YEARS OLD, SUMP PUMP (EQUIPPED WITH WATER BACKUP SYSTEM) AND HEATER APPROXIMATELY FOUR YEARS OLD, AND A KOHLER AWNING APPROXIMATELY THREE YEARS OLD. Showings commence at 11:00a on 10/18/26.

147 Londonderry Lane, Amherst
1301 Charlesgate Circle, Amherst
$229,900
4 Beds ⋅ 2 Baths ⋅ B1722499 MLS
MUST SEE!!! SPACIOUS & beautifully appointed luxury condo in East Amherst; MOVE-IN READY with highly rated Williamsville schools and attractive finishes throughout. This desirable end-unit, townhome style home rests in a peaceful development steps from fantastic amenities including tennis & racquetball courts, golf course, three pools, a community building, walking paths, Ransom Creek and more! Featuring a charming kitchen with wood cabinetry, distinctive Corian counters, undermount sink & tile floors flowing through the dining area w/sliding glass door to step out onto the rear concrete patio, perfect for sipping your morning coffee. Enjoy the generous living room w/engineered hardwood and an abundance of natural light with three bright & roomy bedrooms upstairs and a potential 4th bedroom in the basement with egress window. Impeccably kept w/choice finishes and an assigned parking place directly out front with a partially finished basement for entertaining, in-unit laundry for EASE OF LIVING, and ample closets providing optimal storage. This picturesque home has many updates including a brand-new Lennox furnace & A/C 2025, sump pump 2023, kitchen 2019, Anderson windows 2018, and HWT 2013! Low taxes, great schools and close to so many conveniences! Showings begin Wednesday, 10/21/2026.

1301 Charlesgate Circle, Amherst
223 Columbia Drive, Amherst
$250,000
3 Beds ⋅ 2 Baths ⋅ B1722326 MLS
Village of Williamsville ranch that lives larger than its 1,304 sq ft, priced to let you make it your own! Standout kitchen and a huge living room with a statement fireplace and large, bright windows. Freshly painted interior and exterior, with new flooring throughout. The main living spaces are done, so you can enjoy them while you take on remaining updates at your own pace. 3 large bedrooms, including one with an en suite half bath. Full basement with multiple rooms for storage or extra living space, attached 1 car garage with workshop space, and a private, fully fenced backyard with an enclosed patio ready for your touch. Williamsville School District, near Garrison and Wehrle, just two blocks from Garrison Park and Main St. Offers reviewed starting Wednesday, Oct 21 at 3pm. Open house Monday, Oct 19 5pm-7pm

223 Columbia Drive, Amherst
145 Eagle Street, Amherst
$544,900
3 Beds ⋅ 3 Baths ⋅ B1720988 MLS
Step into the perfect blend of 19th-century character and modern luxury. Nestled just off Main Street in the highly sought-after Village of Williamsville, this classic 1877 Colonial offers over 1,800 square feet of beautifully updated living space on a large, fully fenced lot. Welcome guests on the oversized front porch before stepping into a two-story foyer, complete with a slate floor, intricate woodwork, and Harry Potter style closet. The foyer flows into a spacious living room framed by classic crown moulding and oversized baseboards. Entertaining is easy in the dining room, which boasts original hardwood floors and twin built-in corner display cabinets flanking a large picture window. The updated kitchen features quartz countertops, shaker-style cabinetry, and under-cabinet lighting. At the back of the home, the family room is anchored by a wood-burning fireplace, coffered ceilings, wainscotting, and custom bookshelves; the room is flooded with natural light from a large bay window. This overlooks a covered back deck and a 100+ foot deep backyard. The outdoor space includes a dedicated concrete pad, perfect for a fire pit or future hot tub, and a basketball court area behind a 670 sq ft two-story, pass-through garage. Upstairs, a wide landing leads to the second-floor laundry and three spacious bedrooms; all feature ceiling fans and large lighted walk-in closets. The primary bedroom is highlighted by a cathedral ceiling and a cozy reading nook tucked into a bay window. The full bathroom, renovated in 2026, feels like a private spa with its vaulted skylit ceiling, double quartz vanity, and luxurious Jacuzzi tub with separate glass-door shower. A partially finished basement with a gas fireplace provides excellent 320 sq ft bonus space. With top-rated Williamsville Schools and major recent updates, including a new furnace, central A/C, paved driveway, fresh paint, and new family room carpeting, this turn-key village gem is ready to be called home. Seller reserves the right to postpone the review and/or acceptance of offers.

145 Eagle Street, Amherst
85 Oakbrook Drive Unit L, Amherst
$314,900
3 Beds ⋅ 3 Baths ⋅ B1722308 MLS
Welcome to easy living in the highly desirable Oakbrook community. This 3-bedroom, 2.5-bathroom condo located in the Williamsville Central School District is an end-unit that includes a Garage. Step inside to find gleaming hardwood floors and new carpeting throughout. The main level features a welcoming living area with an updated Kitchen that includes all appliances. The Living Room features a bay window and wood-burning fireplace. The spacious Formal Dining Room provides access to a private, fully fenced Patio. Upstairs, you’ll find 3 comfortable Bedrooms,an updated main Bathroom and new wall-to-wall carpeting. The freshly painted primary Bedroom has an ensuite Bath. A full Basement provides plenty of room for storage. The Garage is conveniently located across from the unit. Close proximity to the community Pool, Clubhouse & Tennis courts. Enjoy maintenance-free living with all the perks of a prime location — just minutes from top-rated schools, shopping, restaurants and parks; everything you need is right at your​​‌​​​​‌​‌​​​​‌‌​​‌‌​‌‌​​‌​​​‌​‌ doorstep.

85 Oakbrook Drive Unit L, Amherst
161 Little Robin Road, Amherst
$469,500
3 Beds ⋅ 3 Baths ⋅ B1722232 MLS
Welcome home to this beautifully updated, move-in-ready home that perfectly blends modern style with everyday comfort! Thoughtfully updated throughout, this inviting property offers a versatile layout, stylish finishes, and wonderful spaces to relax and entertain. The first-floor bedroom provides added flexibility for guests, a home office, or convenient first floor living. The modern kitchen features a sink overlooking a picturesque, park-like setting, bringing a peaceful view to your everyday routine. Step outside to enjoy the screened-in porch and deck, perfect for morning coffee, outdoor dining, or unwinding at the end of the day. Inside, luxury vinyl flooring and tile offers both contemporary style and easy maintenance, while the spacious living room and family room provide plenty of room to gather and spread out. The gorgeous primary ensuite bathroom adds a touch of luxury to your daily routine. A partially finished, dry basement offers additional space for hobbies, recreation, storage, or a home gym. Located in the highly desirable Williamsville School District, this home is nestled in the beautiful Audubon community, where an exceptional lifestyle awaits. Enjoy miles of scenic walking trails winding through the neighborhood and leading to a pond and lake, along with numerous playgrounds, a rentable community center, community swimming pool, tennis courts, and pickleball courts. With its extensive updates, inviting indoor and outdoor spaces, and desirable community amenities, this home offers the perfect combination of comfort, convenience, and lifestyle. All of this, with a low quarterly HOA fee, just move in, and enjoy! Washer and Dryer included. Showings start October 23rd. Open house November 1st from 4-6pm. Negotiations begin November 2nd at 11am.

161 Little Robin Road, Amherst
771 Robin Road, Amherst
$324,900
3 Beds ⋅ 2 Baths ⋅ B1722257 MLS
Welcome to 771 Robin Road, where comfortable one-level living meets modern updates and inviting spaces! This beautifully maintained 3-bedroom, 2-full-bath ranch offers a versatile layout with the convenience of single-story living. The updated kitchen features crisp white cabinetry and a center island, while the spacious family room impresses with a cathedral ceiling and sliding glass doors leading to the deck and fully fenced backyard, complete with a hot tub that's included in the sale! The partially finished basement provides additional living and entertaining space with a cozy gas fireplace, generous storage, and a dedicated laundry area. Both full bathrooms have been updated, and a newer driveway, just two years old, along with a 2.5-car attached garage, adds to the home's appeal. Enjoy the added benefits of the Audubon community, offering residents access to a seasonal swimming pool, tennis and basketball courts, playgrounds, scenic walking and biking trails, and beautiful green spaces. Located in the highly sought-after Williamsville School District, this home offers convenient access to I-990 and I-290, making travel throughout Western New York a breeze. Shopping, dining, and everyday amenities are just minutes away! Whether you're purchasing your first home, looking to downsize, or simply appreciate the ease of ranch-style living, this home offers comfort, convenience, and flexibility. **Showings begin at the open house on Saturday, October 17th, from 11 AM to 1 PM, with a second open house Sunday, October 18th, from 11 AM to 1 PM. All offers are due Wednesday, October 21st, by 5 PM and will be reviewed at that time.**

771 Robin Road, Amherst
362 Cottonwood Drive, Amherst
$475,000
5 Beds ⋅ 3 Baths ⋅ B1721916 MLS
Welcome to 362 Cottonwood Dr, a beautifully updated 4+ bedroom, 2.5-bath Colonial offering 2,107 square feet of comfortable living in much the sought after Williamsville, NY area. Thoughtful improvements throughout make this home truly move-in ready. The inviting family room features a cozy gas fireplace, perfect for relaxing evenings or entertaining guests. The eat-in kitchen provides a convenient spot for casual meals, while the formal dining room is ready to host holiday gatherings and special occasions. Solid maple cabinets with quartzite countertops. Upstairs, four generously sized bedrooms offer plenty of space for everyone. The partially finished basement adds valuable flexibility, with a possible 5th bedroom and a large computer station room that is ideal for working from home or as a game room. Whether you need a productive workspace or a place to unwind, this level adapts to your lifestyle. Major systems have been updated for peace of mind, including a new tankless hot water heater for endless hot water and energy efficiency, and a central air conditioning unit just 3 years young. Outside, enjoy a double-wide concrete driveway with plenty of parking, plus a stamped concrete patio with gazebo, both only 3 years old. The fenced in yard gives privacy and safety for pets and loved ones. It's the perfect setting for summer barbecues or evening entertaining. The French Drains have been updated and extended to the street. With most everything in the home updated and improved, there is nothing left to do but unpack and enjoy. Showings begin immediately. OPEN HOUSE Saturday 10/17 from 11:00am - 1:00pm. Negotiations begin on Monday 10/19 at 5:00pm.

362 Cottonwood Drive, Amherst
63 Rue Madeleine, Amherst
$419,900
3 Beds ⋅ 3 Baths ⋅ B1721769 MLS
Welcome to 63 Rue Madeleine an updated 3-bedroom, 2.5 bath property located in the Williamsville school district! Featuring an open floor plan and eat in kitchen with white cabinets, granite countertops plus a tile backsplash! Also, the great room has a wood burning fireplace and there's a formal dining room. Enjoy the convenience of a first-floor laundry. Upstairs find generous size bedrooms and an updated main bath. Primary bedroom features 2 closets and volume ceiling. Spacious Primary bath has a double vanity and frameless shower. The backyard features a side patio great for entertaining. Some of the downstairs windows on the first floor and some additional windows upstairs were replaced and installed by Comfort Windows in 2019. All appliances are included and are "as is". Wood burning fireplace has never been used by this owner. Showings begin immediately. Offers are due on Monday October 19th at noon.

63 Rue Madeleine, Amherst
106 Greencastle Lane, Amherst
$549,900
4 Beds ⋅ 4 Baths ⋅ B1720612 MLS
Welcome to 106 Greencastle Lane, where space, comfort & flexibility come together in the heart of Amherst! Nestled on a tree-lined street in Williamsville Schools, this 4-bedroom, 3.5-bath home offers room to gather & accommodate multigenerational living! Featuring a 1st-floor bedroom w/private ensuite full bath, currently used as a home office; ideal for in-laws, guests or convenient 1st-floor living! Step inside to an inviting bay-windowed living room that flows into the formal dining room, perfect for entertaining. The remodeled eat-in kitchen is the heart of the home, featuring granite counters, large island, stainless appliances, hardwood flrs, & walk-in pantry/mudroom to keep everyday life organized. The family rm shines w/soaring vaulted ceilings, lg windows, gleaming hardwood flrs, & wood-burning fireplace (NRTC). A convenient 1/2 bath completes the 1st floor. Upstairs, retreat to the oversized primary suite featuring 2 generous closets & updated ensuite bath w/ceramic tile & built-in vanity. Two additional spacious bedrooms, including one w/a charming bay-window seat, share an updated full bath w/double vanity. The oversized 2nd-floor laundry room offers abundant storage & the option to convert back to an additional bedroom! The partially finished basement offers space for movie nights, games, or a home gym, plus a workshop area & plenty of storage. Outside, your private backyard retreat awaits! Enjoy BBQs & relaxing evenings in the fully fenced yard featuring an oversized deck & screened gazebo, perfect for outdoor dining or watching the game! Owned by just one family, this home boasts major updates: arch tear-off roof '25, basement drain tile '26, HE furnace & A/C '25, kitchen remodel '24, Navien tankless H2O heater '23, hall bath '22, primary bath '19, rear/side vinyl siding, 2-car attached garage, & more! All this within walking distance to schools, parks, & conveniences. Whether you need room to spread out or that hard-to-find in-law setup, this home checks all the boxes! Showings start immediately; offers due Monday, 10/19/26 at 3pm. Open Houses Wed 10/14, 5–7 PM & Sun 10/18, 1–3 PM. Stop scrolling, you've found your perfect MATCH!

106 Greencastle Lane, Amherst
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