44 French Oaks Lane, Amherst, NY 14051

• 2 beds |
• 3 baths |
• 1,332 sqft

Property Description

This property is located in the French Oaks patio home community, built by Marrano, with a backyard facing a pond and fountain. The patio home has an open floor plan with vaulted ceilings. The foyer features hardwood floors that extend to the kitchen, which includes a bay window eating area, granite counters, numerous cabinets, hardwood floors, and recessed lighting. The dining room and living room are combined and include a gas fireplace with mantel . Arched windows and doors open to a stamped concrete patio with a Kohler awning and landscaped gardens. The primary bedroom includes a full bath and walk-in closet. The second bedroom is adjacent to a full bath. There is a first-floor laundry area. The finished basement has 8-foot ceilings, an egress window, a large living space, a kitchen, and a full bathroom with closet, along with additional storage space. Features include a whole house generator, smart thermostat, and alarm system. Pets are permitted (up to two dogs under 30 pounds at maturity or two cats). Condo taxes apply. All appliances are included and sold “as is.” The HOA fee is $280 per month and covers common area maintenance, lawn care, snow removal, trash, and water. Showings begin Wednesday, July 16th at 1pm. On the directions of the Sellers all offers are Due on Sunday July 20th at 11am. No escalation clauses, or love letters. Highest and best. Thank you.

Listing Status:

Pending

Date Added:

July 14, 2025 at 05:00AM

Listing Office:

Howard Hanna WNY Inc. : 716-634-4200

Listing Agent:

Colette E Sikorski : 716-480-6004

MLS ID:

B1622454

Interior

• General: Ceiling Fan(s)Cathedral Ceiling(s)Separate/Formal Dining RoomEntrance FoyerEat-in KitchenSeparate/Formal Living RoomGuest AccommodationsGranite CountersLiving/Dining RoomStorageBedroom on Main LevelMain Level PrimaryPrimary Suite
• Appliances: DryerDishwasherElectric CooktopFree-Standing RangeDisposalGas Water HeaterMicrowaveOvenRefrigeratorWasher
• Laundry: Main Level
• Basement: FullFinishedSump Pump
• Flooring: CarpetHardwoodVariesVinyl
• A/C: Central Air
• Heating: GasForced Air
• Fireplace: FireplaceFireplaces: 1

Exterior

• General: Awning(s)Blacktop DrivewayPatio
• Style: Patio HomeRanch
• Parking: AttachedGarageGarage Door Opener

Construction

• Roofing: Asphalt
• General: OtherVinyl Siding1Poured

Location

• Road/Access: City Street
• HOA Amenities: 280.0Monthly
• Originating MLS: NYS
• School District: Williamsville
• County: Erie

Lot

• Zoning: 142289-028-160-0001-001-000-4

Utilities

• Utilities: Sewer ConnectedWater ConnectedCircuit Breakers
• Water: ConnectedPublic
• Sewer: Connected

Financial

• Source: NYS

This listing courtesy of Colette E Sikorski, Howard Hanna WNY Inc.