This beautiful well built home is located 600 feet from the private Roat Acres Beach is this fantastic beach- not on a cliff like so many others, between Bennett Beach and Wendt Park. Completely open first floor plan, 26' high living room ceiling and double french doors to stamped concrete patio. Huge kitchen with pantry, breakfast bar, newer solid surface countertops, sink & faucet 2025. Half bath downstairs. Primary bedroom with cathedral ceiling, large closet and stair case to 3rd floor finished attic for additional living space has view of the lake above all the other homes. Master bath has double shower, corner tub with small waterfall and TV! Two large bedrooms have large closets and EACH has their own private 1/2 bath and shared bathing area! Upstairs laundry, newer high quality carpet upstairs. Two car 16'x39' garage with storage and built in workbench. 8' tall basement. Second level carpet installed 2025. Double concrete with added parking area 2023, electrical service installed 2023 & 30 amp mechanical interlock circuit installed for gas powered generator, garage door opener 2023 This is a quality built home! Enjoy water sports, private sunsets, 4th of July, labor day parade, and so much more in this beach neighborhood. Shed excluded. Actual Sq Ft is 1825 includes additional living space in finished attic.
Active
$399,900
455 Roat Dr, Angola, NY 14006
3beds
1,825sqft
Single Family Residence
Built in 2002
6,250.86 Square Feet Lot
$392,900 Zestimate®
$219/sqft
$-- HOA
What's special
Upstairs laundryLarge closetBreakfast barHuge kitchen with pantry
- 1 day |
- 257 |
- 5 |
Zillow last checked:
Listing updated:
Listing by:
WNY Metro Roberts Realty 716-947-5555,
Kimberly Hulburd 716-947-5555
Source: NYSAMLSs,MLS#: B1682288
Originating MLS: Buffalo
Originating MLS: BuffaloTour with a local agent
Facts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 3
- Bathrooms: 4
- Full bathrooms: 1
- 1/2 bathrooms: 3
- Main level bathrooms: 1
Bedroom 1
- Level: Second
- Dimensions: 22.00 x 9.00
Bedroom 2
- Level: Second
- Dimensions: 14.00 x 11.00
Bedroom 3
- Level: Second
- Dimensions: 11.00 x 10.00
Den
- Level: Third
- Dimensions: 17.00 x 14.00
Kitchen
- Level: First
- Dimensions: 14.00 x 12.00
Living room
- Level: First
- Dimensions: 20.00 x 19.00
Heating
- Gas, Forced Air
Appliances
- Included: Dryer, Dishwasher, Electric Oven, Electric Range, Gas Water Heater, Microwave, Refrigerator, Washer
- Laundry: Upper Level
Features
- Breakfast Bar, Ceiling Fan(s), Cathedral Ceiling(s), Den, Separate/Formal Living Room, Living/Dining Room, Pantry, Storage, Solid Surface Counters, Natural Woodwork, Bath in Primary Bedroom
- Flooring: Carpet, Ceramic Tile, Varies
- Basement: Full,Partially Finished,Sump Pump
- Has fireplace: No
Interior area
- Total structure area: 1,825
- Total interior livable area: 1,825 sqft
Property
Parking
- Total spaces: 2
- Parking features: Attached, Garage, Driveway, Garage Door Opener
- Attached garage spaces: 2
Features
- Levels: Two
- Stories: 2
- Patio & porch: Covered, Open, Patio, Porch
- Exterior features: Concrete Driveway, Patio
- Waterfront features: Lake
- Body of water: Lake Erie
Lot
- Size: 6,250.86 Square Feet
- Dimensions: 50 x 125
- Features: Rectangular, Rectangular Lot, Residential Lot
Details
- Parcel number: 1444892200900005011000
- Special conditions: Standard
Construction
Type & style
- Home type: SingleFamily
- Architectural style: Other,Two Story,See Remarks
- Property subtype: Single Family Residence
Materials
- Vinyl Siding
- Foundation: Poured
- Roof: Asphalt
Condition
- Resale
- Year built: 2002
Utilities & green energy
- Electric: Circuit Breakers
- Sewer: Connected
- Water: Connected, Public
- Utilities for property: Cable Available, Sewer Connected, Water Connected
Community & HOA
Community
- Features: Trails/Paths
Location
- Region: Angola
Financial & listing details
- Price per square foot: $219/sqft
- Tax assessed value: $140,400
- Annual tax amount: $6,635
- Date on market: 5/16/2026
- Listing terms: Conventional,FHA,USDA Loan
Estimated market value
$392,900
$373,000 - $413,000
$3,170/mo
Price history
| Date | Event | Price |
|---|---|---|
| 5/16/2026 | Listed for sale | $399,900+8.4%$219/sqft |
Source:  NYSAMLSs #B1682288 Report a problem | ||
| 11/16/2025 | Listing removed | $369,000$202/sqft |
Source: NYSAMLSs #B1631826 Report a problem | ||
| 9/9/2025 | Price change | $369,000-7.5%$202/sqft |
Source: NYSAMLSs #B1631826 Report a problem | ||
| 8/19/2025 | Price change | $399,000+2.3%$219/sqft |
Source: NYSAMLSs #B1631826 Report a problem | ||
| 7/9/2025 | Price change | $389,950-1.9%$214/sqft |
Source: NYSAMLSs #R1618342 Report a problem | ||
| 6/26/2025 | Price change | $397,500-0.4%$218/sqft |
Source: NYSAMLSs #R1618342 Report a problem | ||
| 6/13/2025 | Price change | $398,900-0.3%$219/sqft |
Source: Owner Report a problem | ||
| 5/19/2025 | Price change | $399,950-4.5%$219/sqft |
Source: NYSAMLSs #R1602140 Report a problem | ||
| 4/25/2025 | Listed for sale | $419,000+1097.1%$230/sqft |
Source: NYSAMLSs #R1602140 Report a problem | ||
| 11/9/2005 | Sold | $35,000+250%$19/sqft |
Source: Agent Provided Report a problem | ||
| 9/5/2002 | Sold | $10,000$5/sqft |
Source: Agent Provided Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | -- | $140,400 |
| 2024 | -- | $140,400 |
| 2023 | -- | $140,400 |
| 2022 | -- | $140,400 |
| 2021 | -- | $140,400 |
| 2020 | -- | $140,400 +1.7% |
| 2019 | -- | $138,000 |
| 2018 | -- | $138,000 |
| 2017 | $4,986 +63.9% | $138,000 |
| 2016 | $3,042 | $138,000 |
| 2015 | -- | $138,000 |
| 2014 | -- | $138,000 |
| 2013 | -- | $138,000 |
| 2012 | -- | $138,000 |
| 2011 | -- | $138,000 +2.2% |
| 2010 | -- | $135,000 |
| 2009 | -- | $135,000 |
| 2008 | -- | $135,000 +57% |
| 2007 | -- | $86,000 |
| 2006 | -- | $86,000 |
| 2005 | -- | $86,000 |
| 2004 | -- | $86,000 +138.9% |
| 2003 | -- | $36,000 |
| 2002 | -- | $36,000 |
| 2001 | -- | $36,000 |
| 2000 | -- | $36,000 |
Find assessor info on the county website
Monthly payment
Estimated monthly payment
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: Angola on the Lake
Nearby schools
GreatSchools rating
- 6/10Highland Elementary SchoolGrades: K-5Distance: 4.6 mi
- 5/10William G Houston Middle SchoolGrades: 6-8Distance: 2.1 mi
- 5/10Lake Shore Senior High SchoolGrades: 9-12Distance: 1.9 mi
Schools provided by the listing agent
- Middle: Lake Shore Central Middle
- 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.
A local agent can set up tours, give advice and negotiate with sellers.
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