Things to do in East Amherst and Clarence (Buffalo, Orchard Park: for sale, real estate)

[Sccrown]

My husband, son and I are re-locating to Buffalo from PA and were up there 2weeks ago to check-out areas to move. We've pretty much decided on the north towns due to snow (we're originally from NC and are anxious about so much snow). We are between Snyder area, Williamsville village, East Amherst and Clarence. House price range is $350k. All have good schools, but our son has some learning issues so I'm curious about special needs programs in these schools and especially reputations for bullying. Our other dilemma: my husband thinks E Amherst and Clarence looks boring (heavily residential with few unique restaurants, bars, shopping etc...). He likes the character and charm of Snyder and Village of Williamsville. I totally get where he is coming from but am concerned that there are only so many homes in those 2 areas available that don't require major updating (we're not big into fixing up or rennovation). Are there any areas of EA or Clarence that have some local flair that I can show him? Also, what do people think of Snyder neighborhood? Is it considered friendly? Thanks so much! Susan

[BigD_JT_14221]

Originally Posted by Sccrown

My husband, son and I are re-locating to Buffalo from PA and were up there 2weeks ago to check-out areas to move. We've pretty much decided on the north towns due to snow (we're originally from NC and are anxious about so much snow). We are between Snyder area, Williamsville village, East Amherst and Clarence. House price range is $350k. All have good schools, but our son has some learning issues so I'm curious about special needs programs in these schools and especially reputations for bullying. Our other dilemma: my husband thinks E Amherst and Clarence looks boring (heavily residential with few unique restaurants, bars, shopping etc...). He likes the character and charm of Snyder and Village of Williamsville. I totally get where he is coming from but am concerned that there are only so many homes in those 2 areas available that don't require major updating (we're not big into fixing up or rennovation). Are there any areas of EA or Clarence that have some local flair that I can show him? Also, what do people think of Snyder neighborhood? Is it considered friendly? Thanks so much! Susan

Susan,
Something like this in Williamsville (village) might work? 8 Columbia Dr - Listing # B412635 - Kim Addelman
Doesn't look like much updating is needed. From that house its a quick walk to the village, 3 parks, the high school, etc. and it comes in under your budget. Keep an eye on taxes though. $9k annual total tax on it! OUCH!
Snyder is a really nice area as well. Not quite as many restaurants/bars on Main St and Snyder doesn't have the historic village charm that Williamsville has (just my opinion)
Here a house in Snyder on Lebrun (a very desirable street) http://www.realtor.com/realestateand...028?source=web

East Aurora is southtowns, might get a bit more snow there. I always liked East Aurora, but I haven't visited that particular area in a number of years.
Clarence has many areas where it's not all "cookie-cutter" homes in subdivisions, but not really walkable areas that I can think of.
Hope this helps you. I move back to WNY next week!

[jenny S]

Originally Posted by BigD_JT_14221

Susan,
Something like this in Williamsville (village) might work? 8 Columbia Dr - Listing # B412635 - Kim Addelman
Doesn't look like much updating is needed. From that house its a quick walk to the village, 3 parks, the high school, etc. and it comes in under your budget. Keep an eye on taxes though. $9k annual total tax on it! OUCH!
Snyder is a really nice area as well. Not quite as many restaurants/bars on Main St and Snyder doesn't have the historic village charm that Williamsville has (just my opinion)
Here a house in Snyder on Lebrun (a very desirable street) http://www.realtor.com/realestateand...028?source=web

East Aurora is southtowns, might get a bit more snow there. I always liked East Aurora, but I haven't visited that particular area in a number of years.
Clarence has many areas where it's not all "cookie-cutter" homes in subdivisions, but not really walkable areas that I can think of.
Hope this helps you. I move back to WNY next week!

I live in Snyder and love it. I also love Williamsville and they are so close to each other you can't go wrong in either place. I know many people who live in East Amherst and Clarence. I don't want to knock other areas because everyone has different tastes and there is nothing wrong with these areas at all, but in my opinion they don't have much charm and they tend to be more sterile and "suburban" (developments/mid-century to newer housing, and lots of strip malls and plazas). They are also more remote in terms of having easy access to the highways, other parts of the city, etc. Most people I know who live in those areas tend not to venture outside of their suburban borders much. That would not appeal to me since it is very important for me to be centrally located and have easy access to highways/culture/other areas of town. In no way am I saying East Amherst or Clarence are not nice. I spend a fair amount of time in both of them, but I personally would agree with your husband's assessment.

As for the house on LeBrun, I live in that neighborhood, but on the other side of Eggert Road, and know the house referenced in the previous post. It is a very charming looking house, but it has the misfortune of being right on top of the VA hospital (about 5 houses away) and the smokestacks from the VA essentially hover over the backyard. This house has been on and off the market for the past couple years. There is also another beautiful house (that looks almost exactly the same, but is much larger) that has been for sale at least 18 months. It is 2 or 3 houses closer to the VA, and that home has the same problem. The VA smokestacks are in even more foreboding over that house, and it is also directly next door to a group home. That area of LeBrun tends to have more through-traffic as well. Neither of these two homes have been able to sell for these reasons. I am not suggesting that they are unsellable, I would be very hesitant since I don't think they would be easy to resell if there was ever a need.

Good Luck with your move!

[Checkered24]

Clarence and E Amherst are beautiful, but as you mention, a little sterile as typical suburbs. There is a lot more charm in an area like Williamsville. I also would not dismiss or Snyder it because the houses are older, and may need some work. Some of them are fixed up beautifully, and some of those older houses have beautiful woodwork and charm that is just absent in the newer builds.

The schools in those areas are all top rated. I doubt you will have many complaints about them. I cannot speak to the bullying situation.

(Also, I would not limit yourself to just there because of snow concerns. Orchard Park gets some more snow than Amherst, but it's not like AMherst is snow free while OP is the blizzard capital of the world. All communities get their fair share in the region.

[jblake78728]

I agree, definitely don't write off Orchard Park or East Aurora because of the snow fear mongers. Both are very nice, small & safe communities with excellent schools, walkable downtown areas & nowhere near the traffic you'll find in the Northtowns. I can count on 1 hand the amount of times snow has caused me serious commuting issues. Southtowns road crews are on top of storms & usually keep the roads in good condition.

[Sccrown]

Thanks to all for the input. I think you're right about not ruling out the south towns either!

[genoobie]

I live in the city and love it. If I were to live in a suburb it would most likely be in the southtowns. Less traffic and more snow (I love snow). Clarence and EA seem like a bit of a snooze...

[12buttons]

buffalo isn't exactly rip snorting exciting either .....deader than a doornail on a Saturday afternoon in most places....Clarence and Amherst everyone lives at the mall, Wegmans, and/or sitting in traffic on Transit..now THAT"S EXCITING!!!!!

[12buttons]

Originally Posted by jenny S

I live in Snyder and love it. I also love Williamsville and they are so close to each other you can't go wrong in either place. I know many people who live in East Amherst and Clarence. I don't want to knock other areas because everyone has different tastes and there is nothing wrong with these areas at all, but in my opinion they don't have much charm and they tend to be more sterile and "suburban" (developments/mid-century to newer housing, and lots of strip malls and plazas). They are also more remote in terms of having easy access to the highways, other parts of the city, etc. Most people I know who live in those areas tend not to venture outside of their suburban borders much. That would not appeal to me since it is very important for me to be centrally located and have easy access to highways/culture/other areas of town. In no way am I saying East Amherst or Clarence are not nice. I spend a fair amount of time in both of them, but I personally would agree with your husband's assessment.

As for the house on LeBrun, I live in that neighborhood, but on the other side of Eggert Road, and know the house referenced in the previous post. It is a very charming looking house, but it has the misfortune of being right on top of the VA hospital (about 5 houses away) and the smokestacks from the VA essentially hover over the backyard. This house has been on and off the market for the past couple years. There is also another beautiful house (that looks almost exactly the same, but is much larger) that has been for sale at least 18 months. It is 2 or 3 houses closer to the VA, and that home has the same problem. The VA smokestacks are in even more foreboding over that house, and it is also directly next door to a group home. That area of LeBrun tends to have more through-traffic as well. Neither of these two homes have been able to sell for these reasons. I am not suggesting that they are unsellable, I would be very hesitant since I don't think they would be easy to resell if there was ever a need.

Good Luck with your move!

houses that age are also money pits..be prepared to spend regularly on their ongoing issues..deep pockets for sure....

[jenny S]

Originally Posted by 12buttons

houses that age are also money pits..be prepared to spend regularly on their ongoing issues..deep pockets for sure....

From my experience I wouldn't necessarily agree. We have lived in every age of home -- a home we had built brand new, a cool mid-century home, and two homes built in the 1920s and 30s -- and I can honestly say they each have their own costs to maintain. Overall, I don't think the cost to maintain them was less than another -- just different in what the costs were. In my experience, newer homes aren't built as solidly or well as most older homes (and the home we built was built by a high-end custom home builder). They have plenty of maintenance issues -- new doesn't mean perfect, better or maintenance-free. In my experience, new homes start to show plenty of wear and issues begin popping up after the first 3-5 years, and I can't even tell you how much money a new house costs even after it's considered finished. Our old homes have had their share of issues as well, but once they're fixed/replaced etc. it's as new as the stuff in the "new houses."

I will say that finding the right old home takes more time than finding a new home. Every one is different and it takes longer to find the one that works best for you. I think the main issue is having the ability to find the home that fits within your comfort zone -- price, age, style, ability to see beyond a paint color or ugly carpet. The best thing to remember is the one rule of real estate is location, location, location.