Welcome to 88 Middlebury Road. This expansive and beautifully appointed Eagle Heights Contemporary Colonial offers the perfect blend of privacy, luxury and modern convenience. Exquisite curb appeal meets architectural distinction in this expertly designed residence. The dramatic two-story foyer transitions into a wealth of main-level living spaces. An inviting, great room boasts soaring ceilings with updated skylights (2019), hardwood floors and a custom stone gas fireplace with built-ins. Entertain with ease in the gourmet kitchen with an abundance of granite counters and solid wood cabinetry, a large island with a 6-burner Wolf cooktop, built-in double ovens and a wet bar. Updated sliding doors (including a custom 12-foot door) and four new rear windows (2020) provide bountiful natural light. The formal dining room features more beautiful hardwood and flows seamlessly into a living room with a second gas fireplace. A home office further enhances the functional floor plan. A first-floor bedroom with an en-suite full bath provides the perfect space for guests or in-law setup. The laundry room with creative storage options and remodeled half bath complete the main floor. The second level offers a primary bedroom retreat with generous closet storage and a spa-like bath with a walk-in shower and soaker clawfoot tub in addition to three large bedrooms and a third full bath. The walk-out basement with a multi-purpose living area and home gym provides over 1,500 additional square feet of finished living space. Experience nature on the large multi-level deck and relax in the Wellis hot tub (2023) overlooking the backyard with a new privacy fence (2025). Capital improvements including a permanent gas generator, an architectural roof, new hybrid heat pump furnace for the lower level and a 50-gallon hot water tank (2025) provide immediate peace of mind. A three-car attached garage with an epoxy floor in the two-car section (2019), central air and a rebuilt chimney add to the property enhancements. Located in Top Rated Orchard Park Schools (Ellicott Elementary) and minutes to the villages of Orchard Park and East Aurora. A rare opportunity to own a truly exceptional home.
Pending
$899,900
88 Middlebury Rd, Orchard Park, NY 14127
5beds
4,016sqft
Single Family Residence
Built in 1982
0.79 Acres Lot
$954,200 Zestimate®
$224/sqft
$-- HOA
What's special
Home officeBountiful natural lightArchitectural distinctionLarge multi-level deckSoaring ceilingsArchitectural roofWet bar
- 58 days |
- 140 |
- 8 |
Zillow last checked:
Listing updated:
Listed by:
Keller Williams Realty Lancaster 716-324-2300,
Ryan Daley 716-949-5189
Source: NYSAMLSs,MLS#: B1677417
Originating MLS: Buffalo
Originating MLS: BuffaloFacts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 5
- Bathrooms: 4
- Full bathrooms: 3
- 1/2 bathrooms: 1
- Main level bathrooms: 2
- Main level bedrooms: 1
Bedroom 1
- Level: First
- Dimensions: 14.00 x 12.00
Bedroom 2
- Level: Second
- Dimensions: 21.00 x 14.00
Bedroom 3
- Level: Second
- Dimensions: 14.00 x 12.00
Bedroom 4
- Level: Second
- Dimensions: 16.00 x 11.00
Bedroom 5
- Level: Second
- Dimensions: 13.00 x 12.00
Basement
- Level: Basement
- Dimensions: 45.00 x 22.00
Den
- Level: First
- Dimensions: 14.00 x 12.00
Dining room
- Level: First
- Dimensions: 17.00 x 14.00
Foyer
- Level: First
- Dimensions: 11.00 x 11.00
Great room
- Level: First
- Dimensions: 26.00 x 15.00
Gym
- Level: Basement
- Dimensions: 29.00 x 20.00
Kitchen
- Level: First
- Dimensions: 22.00 x 22.00
Laundry
- Level: First
- Dimensions: 12.00 x 11.00
Living room
- Level: First
- Dimensions: 20.00 x 15.00
Heating
- Gas, Forced Air, Multiple Heating Units
Cooling
- Central Air
Appliances
- Included: Built-In Range, Built-In Oven, Double Oven, Dryer, Dishwasher, Gas Cooktop, Disposal, Gas Water Heater, Microwave, Refrigerator, Washer
- Laundry: Main Level
Features
- Cedar Closet(s), Ceiling Fan(s), Cathedral Ceiling(s), Den, Separate/Formal Dining Room, Entrance Foyer, Eat-in Kitchen, Separate/Formal Living Room, Granite Counters, Great Room, Home Office, Kitchen Island, Pantry, Sliding Glass Door(s), Storage, Skylights, Natural Woodwork, Bedroom on Main Level, Convertible Bedroom, In-Law Floorplan, Bath in Primary Bedroom
- Flooring: Carpet, Ceramic Tile, Hardwood, Tile, Varies
- Doors: Sliding Doors
- Windows: Skylight(s), Thermal Windows
- Basement: Full,Finished,Walk-Out Access,Sump Pump
- Number of fireplaces: 2
Interior area
- Total structure area: 4,016
- Total interior livable area: 4,016 sqft
Property
Parking
- Total spaces: 3
- Parking features: Attached, Garage, Storage, Water Available, Garage Door Opener
- Attached garage spaces: 3
Features
- Levels: Two
- Stories: 2
- Patio & porch: Covered, Deck, Porch
- Exterior features: Blacktop Driveway, Deck, Fully Fenced, Hot Tub/Spa, Play Structure
- Has spa: Yes
- Fencing: Full
Lot
- Size: 0.79 Acres
- Dimensions: 120 x 288
- Features: Rectangular, Rectangular Lot, Residential Lot, Wooded
Details
- Additional structures: Second Garage
- Parcel number: 1460891850800003026000
- Special conditions: Standard
- Other equipment: Generator
Construction
Type & style
- Home type: SingleFamily
- Architectural style: Contemporary,Colonial,Two Story
- Property subtype: Single Family Residence
Materials
- Stone, Vinyl Siding, Wood Siding
- Foundation: Poured
- Roof: Asphalt,Architectural,Shingle
Condition
- Resale
- Year built: 1982
Utilities & green energy
- Electric: Circuit Breakers
- Sewer: Connected
- Water: Connected, Public
- Utilities for property: Cable Available, Electricity Connected, High Speed Internet Available, Sewer Connected, Water Connected
Green energy
- Energy efficient items: Appliances, HVAC, Lighting, Windows
Community & HOA
Community
- Security: Radon Mitigation System
- Subdivision: Eagle Heights
Location
- Region: Orchard Park
Financial & listing details
- Price per square foot: $224/sqft
- Tax assessed value: $244,300
- Annual tax amount: $16,269
- Date on market: 4/29/2026
- Cumulative days on market: 58 days
- Listing terms: Cash,Conventional
Estimated market value
$954,200
$906,000 - $1.00M
$5,541/mo
Price history
| Date | Event | Price |
|---|---|---|
| 5/5/2026 | Pending sale | $899,900$224/sqft |
Source:  NYSAMLSs #B1677417 Report a problem | ||
| 4/30/2026 | Listed for sale | $899,900+76.5%$224/sqft |
Source: NYSAMLSs #B1677417 Report a problem | ||
| 7/12/2017 | Sold | $510,000-7.3%$127/sqft |
Source: NYSAMLSs #B1030893 Report a problem | ||
| 5/6/2017 | Pending sale | $549,900$137/sqft |
Source: Hunt Real Estate ERA #B1030893 Report a problem | ||
| 3/2/2017 | Price change | $549,900-4.4%$137/sqft |
Source: RealtyUSA #B1028694 Report a problem | ||
| 1/24/2017 | Listed for sale | $575,000+71.6%$143/sqft |
Source: Fuhrman Realty #B1022573 Report a problem | ||
| 7/1/2013 | Sold | $335,000-13%$83/sqft |
Source: NYSAMLSs #B408329 Report a problem | ||
| 8/1/2012 | Listing removed | $384,900$96/sqft |
Source: Realty USA #408329 Report a problem | ||
| 5/19/2012 | Listed for sale | $384,900-2.6%$96/sqft |
Source: Realty USA #408329 Report a problem | ||
| 9/11/1998 | Sold | $395,000-2.7%$98/sqft |
Source: Public Record Report a problem | ||
| 11/14/1994 | Sold | $406,000$101/sqft |
Source: Public Record Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | -- | $244,300 |
| 2024 | -- | $244,300 |
| 2023 | -- | $244,300 |
| 2022 | -- | $244,300 |
| 2021 | -- | $244,300 |
| 2020 | -- | $244,300 |
| 2019 | -- | $244,300 |
| 2018 | -- | $244,300 |
| 2017 | $11,071 +147.1% | $244,300 +15.8% |
| 2016 | $4,480 | $210,900 |
| 2015 | -- | $210,900 |
| 2014 | -- | $210,900 |
| 2013 | -- | $210,900 -24.3% |
| 2012 | -- | $278,600 |
| 2011 | -- | $278,600 |
| 2010 | -- | $278,600 |
| 2009 | -- | $278,600 |
| 2008 | -- | $278,600 |
| 2007 | -- | $278,600 |
| 2006 | -- | $278,600 |
| 2005 | -- | $278,600 |
| 2004 | -- | $278,600 |
| 2003 | -- | $278,600 |
| 2002 | -- | $278,600 |
| 2001 | -- | $278,600 |
| 2000 | -- | $278,600 |
Find assessor info on the county website
Monthly payment
Estimated monthly payment$1,822
All calculations are estimates and provided by Zillow, Inc. for informational purposes only. Actual amounts may vary.
HOA fees may include property taxes on listings classified as Co-Ops. Contact the listing agent and/or owner for fee details.
Mortgage interest rates are dependent on a number of factors, including credit score, down payment, and repayment length. Interest rate data provided by Zillow Group Marketplace, Inc. as of 1/1/1970 from various mortgage lenders with which we have lead or other similar arrangements; the Estimated Payment is an average of those rates.
See how much you could borrow to make a competitive offer.
Climate risks
Neighborhood: 14127
Nearby schools
GreatSchools rating
- 7/10Ellicott Road Elementary SchoolGrades: PK-5Distance: 1.6 mi
- 6/10Orchard Park Middle SchoolGrades: 6-8Distance: 2.4 mi
- 10/10Orchard Park High SchoolGrades: 9-12Distance: 2.4 mi
Schools provided by the listing agent
- Elementary: Ellicott Road Elementary
- Middle: Orchard Park Middle
- High: Orchard Park High
- District: Orchard Park
Source: NYSAMLSs. This data may not be complete. We recommend contacting the local school district to confirm school assignments for this home.
A local agent can set up tours, give advice and negotiate with sellers.
- New York
- Erie County
- Orchard Park
- 14127
- 88 Middlebury Rd
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