Among the last remaining land at The Bluffs. Perched above Eighteen Mile Creek where it meets Lake Erie, The Bluffs offers one of the most beautiful settings in Western New York. Residents enjoy a magnificent Manor House overlooking the lake, a pool, and a scenic path down to the creek and beach. Phase V is an undeveloped parcel of approximately 8 acres adjoining the community, with frontage on Lake Shore Road and Old Manor Drive, and potential development of up to 18 patio home sites. This is a rare opportunity for builders, developers, and future homeowners to become part of a distinguished lakeside community. Once this land is gone, there will be no more building opportunities at The Bluffs. The owner is open to flexible terms. A concept plan and aerial overlay are available.
Active
$394,200
6452 Lake Shore Rd, Angola, NY 14006
--beds
0baths
8.1Acres
Unimproved Land
Built in ----
8.1 Acres Lot
$-- Zestimate®
$--/sqft
$-- HOA
What's special
- 9 days
- 115
- 7
Zillow last checked:
Listing updated:
Listed by:
Century 21 North East 716-652-0232,
Jerrold R Thompson II 716-864-7863
Source: NYSAMLSs,MLS#: B1724879
Originating MLS: Buffalo
Originating MLS: BuffaloFacts & features
Interior
Bedrooms & bathrooms
- Bathrooms: 0
Features
- Has fireplace: No
Property
Parking
- Parking features: No Driveway
Features
- Has view: Yes
- View description: Scenic
- Waterfront features: Deeded Access, Lake, Lake Front, Water Access
- Body of water: Lake Erie
- Frontage length: 1000
Lot
- Size: 8.1 Acres
- Dimensions: 626 x 564
- Features: Irregular Lot, Other, Residential Lot, See Remarks, Wooded, Gentle Sloping, Lake Front
- Topography: Other,Sloping,SeeRemarks
- Residential vegetation: Partially Wooded
Details
- Additional structures: None
- Parcel number: 1444891930900001032000
- Zoning description: Residential Multi Use
- Special conditions: Standard
- Wooded area: 0
Utilities & green energy
- Sewer: Septic Tank, Storm Sewer
- Water: Other, See Remarks
- Utilities for property: Cable Available, Electricity Available, Natural Gas Available, High Speed Internet Available, Phone Available, Sewer Available, Water Available
Community & HOA
Community
- Subdivision: The Bluffs V
Location
- Region: Angola
Financial & listing details
- Tax assessed value: $44,800
- Annual tax amount: $2,166
- Date on market: 10/26/2026
- Listing terms: Cash,Conventional,Owner Will Carry
Estimated market value
Not available
Estimated sales range
Not available
Not available
Price history
| Date | Event | Price |
|---|---|---|
| 10/26/2026 | Listed for sale | $394,200 |
Source:  NYSAMLSs #B1724879 Report a problem | ||
Public tax history
Tax history is unavailable.
Monthly payment
Climate risks
Neighborhood: Highland-on-the-Lake
Nearby schools
Schools provided by the listing agent
- High: Lake Shore Senior High
- District: Lake Shore (Evans-Brant)
Source: NYSAMLSs. This data may not be complete. We recommend contacting the local school district to confirm school assignments for this home.
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