lancaster area for real estate (Buffalo, Amherst: for sale by owner, foreclosure, home sales)

[minusach]

Hello,
I have been researching the housing market as I am planning to buy a house late next year. My preference was williamsville, because of the good schools, but it seems to be a slow area..with no signs of development. Also I checked the census for house sales..they have been very low this year.
Comparatively Lancaster and Orchard Park had 80% more house sales. I have never been to these areas. Would this be a good area to buy a house and also see an increase in home value (as I am not planning to live in Buffalo for long- 5yrs max)? What are the school systems like and do people see construction or development in these areas? I am planning to of course visit myself, once I get back to Buffalo from out of town.
I just want to make sure..I dont buy a house in a dead area.
thanks,
MP

[minusach]

Also I had one more question, I tried looking for builders who build custom homes, but could only find forbes, mordeno and essex. Is this not common here..to buy a house in a gated community kind of area before its built?
any comments welcome,
thnks,
MP

[ocean2026]

Looking for a house as an investment in an area that have lots of house sales makes no sense. House sales are not an indication of investment value especially if you don't know how many of them are short sales or foreclosure related sales.

What you need is a knowledgeable real estate agent. If you're buying you don't pay the commission directly - the seller pays for it.

CAugust on this site is both helpful and knowledgeable - contact her by Message.

[CAugust]

thanks Ocean for your kind words...

as far as schools, the williamsville school system will be your best bet for resale - hands down, clarence next. I think that home sales are slower in Williamsville, b/c the people dont move out that quickly, when they do, if the home is priced accordingly, it will sell. there was just a piece in the Buffalo News this past week about a family paying 700k for a new build executive home they had built, in east amherst, which is the williamsville school district. It was a good read for me, as I had met the woman at a school function a few times. Now let me say that building a new home will take longer usually than the builder says it will take - thats just the way it is.

The southtowns have more room for new builds - hence more new homes. I grew up in the southtowns, nice area - more snow, not unmanageable - just more is all.

gated communitites - nope, not here - just isnt the thing in western new york. However, I do know of a few communities that are extrememly selective and secluded, dm me if you want.

Be sure even if you buy a new build, you get a Realtor to represent you, in another forum on this site, a buyer didn't use a Realtor and is in deep trouble right now as the builder is pulling all sorts of crap with them in forcing them into finalizing a contract that a good Realtor could have explained prior, buyers dont know you can and should use a Realtor for a new build sometimes.

Ocean is correct - a good Realtor costs you absolutely nothing - unless you buy a for sale by owner - the seller or builder will pay the costs associated with your representation.

After you talk to a few Realtors and you feel comfortable with them, you can then enter into a contract with them so that they are working for you...

If you have any other questions, leave a post or dm me

best of luck!!!!!!!!!!!!!!!!!!!!!!! buying doesnt have to be a pain in the butt, it can be fun!!!

[LucyMQ]

As a native who moved away for 15 years and returned 6 years ago top school district is Clarence. Orchard Park is lovely also. Best resale would still be Clarence. Buy in the 300's and you should be fine. Best tax base also if you can believe it. If you go into mid to high 400's you may not be able to move your house quickly as Buffalo is not booming. Clarence will continue to be the hot spot for the next 10 years. Lovely area and safe. everyone would like to live here but can't because a little pricey. Pretty reputable builders in Clarence also. Only a couple of gated communities but some subdivisions are pretty close to gated communities. I have a home in the high 400's but only on a private enclave of 5 homes-not gated. Go to Spaulding Lake subdivision...look at those and also the builders-they are quality builders. Most in Spaulding however are 650's and up except for existing. Good Luck.

[CAugust]

Originally Posted by LucyMQ

Go to Spaulding Lake subdivision...look at those and also the builders-they are quality builders. Most in Spaulding however are 650's and up except for existing. Good Luck.

That's exactly the subdivision I was thinking of in my prior posts. I hear very good things about them - pricey?? yes, but if it's what you want and can afford, then it's worth it.

Clarence homes are definately in demand and I will agree that it's 300k and up for what op wanted originally. The homes in Clarence will cost you more than a home in Williamsville, but the taxes in Clarence are less, which is appealing to buyers obviously. I'm always curious as to if that is ever going to catch up to Williamsville/Amherst ??? Time will tell, but so far, so good.

As far as schools, I still think Clarence and Williamsville are both right on track. In Williamsville, you have a few more to chose from - but from Business First, both communitites are right up there - they are in competition for number one and go back and forth........... I seriously don't think you could lose with either purchase.

[ocean2026]

I understand what everyone is saying . 300K for a nice perhaps 2000sq ft home. I just can't help but think for less than HALF of that one can buy a 4200sg ft house that has beautiful architecture and a 15,000 sq ft church all thrown in - in a lessor neighborhood. Of course there are two ways you may get robbed in this situation 1. By a neighbor in need of drugs 2. By the Property and Taxation dept that likes to get away with assessing old churches at closer to replacement cost than market value.

[minusach]

"However, I do know of a few communities that are extrememly selective and secluded, dm me if you want."
Sure CAugust, it would be great if you could send me some information. By the way what does "dm" mean?

[minusach]

Thanks everyone for the replied. I will surely check out Clarence. I think I thought it snowed a lot in Clarence compared to Williamsville/Amherst....thats why I did not check it out
MP

[CAugust]

Originally Posted by minusach

"However, I do know of a few communities that are extrememly selective and secluded, dm me if you want."
Sure CAugust, it would be great if you could send me some information. By the way what does "dm" mean?

dm just means direct message - some message boards utilize pm or private message, these messages are usually questions a poster wants to ask privately, that are not public on boards - that's all.