Welcome to 9496 W Hill Road—your own private retreat on 3.6 wooded acres in the Eden School District. Tucked back off the road, this TimberBilt Colonial offers the perfect mix of space, comfort, and convenience—just a quick 2-minute drive to the 219 for an easy commute. Start your mornings or unwind in the evenings on the full-length covered front porch, overlooking peaceful, tree-lined surroundings. Inside, the home showcases the signature TimberBilt style, with warm wood finishes, exposed beams, and a cozy, lodge-like feel that makes the space feel both inviting and unique. You’ll love the bright, open layout with vaulted ceilings throughout—including all bedrooms and the impressive 18’ x 28’ living room—creating an airy, expansive feel while still maintaining that rustic charm. The kitchen offers newer appliances along with plenty of cabinet space, making it both functional and great for everyday living or entertaining. The first floor features a dedicated home office with built-in shelving, perfect for working from home. The spacious primary suite offers plenty of room to relax, along with a huge walk-in closet. Basement with 8 ft ceilings offers wide array of uses. Additional highlights include a 2.5-car garage and major updates already taken care of: roof (2021), furnace (2021), central air (2024), and skylights (2025). Sellers will begin reviewing offers on Tuesday April 28th at 12PM.
Pending
$465,000
9496 W Hill Rd, Boston, NY 14025
3beds
2,412sqft
Single Family Residence
Built in 1998
3.6 Acres Lot
$-- Zestimate®
$193/sqft
$-- HOA
What's special
Full-length covered front porchBright open layoutHuge walk-in closetSpacious primary suiteExposed beamsPlenty of cabinet spaceVaulted ceilings throughout
- 45 days |
- 164 |
- 6 |
Zillow last checked:
Listing updated:
Listed by:
WNY Metro Roberts Realty 716-646-6400,
Michael P Kearns 716-646-6400
Source: NYSAMLSs,MLS#: B1674914
Originating MLS: Buffalo
Originating MLS: BuffaloFacts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 3
- Bathrooms: 3
- Full bathrooms: 2
- 1/2 bathrooms: 1
- Main level bathrooms: 1
Bedroom 1
- Level: Second
- Dimensions: 18.00 x 14.00
Bedroom 2
- Level: Second
- Dimensions: 10.00 x 10.00
Bedroom 3
- Level: Second
- Dimensions: 10.00 x 10.00
Den
- Level: First
- Dimensions: 14.00 x 11.00
Dining room
- Level: First
- Dimensions: 14.00 x 15.00
Kitchen
- Level: First
- Dimensions: 14.00 x 15.00
Living room
- Level: First
- Dimensions: 18.00 x 28.00
Heating
- Gas, Forced Air
Cooling
- Central Air
Appliances
- Included: Dishwasher, Exhaust Fan, Gas Oven, Gas Range, Gas Water Heater, Refrigerator, Range Hood, Water Softener Owned
- Laundry: In Basement
Features
- Breakfast Bar, Ceiling Fan(s), Cathedral Ceiling(s), Central Vacuum, Den, Entrance Foyer, Separate/Formal Living Room, Home Office, Country Kitchen, Library, Other, See Remarks, Sliding Glass Door(s), Natural Woodwork, Bath in Primary Bedroom
- Flooring: Ceramic Tile, Hardwood, Laminate, Tile, Varies, Vinyl
- Doors: Sliding Doors
- Basement: Full
- Has fireplace: No
Interior area
- Total structure area: 2,412
- Total interior livable area: 2,412 sqft
Property
Parking
- Total spaces: 2
- Parking features: Attached, Electricity, Garage, Storage, Workshop in Garage, Water Available
- Attached garage spaces: 2
Features
- Levels: Two
- Stories: 2
- Exterior features: Gravel Driveway
Lot
- Size: 3.6 Acres
- Dimensions: 300 x 559
- Features: Agricultural, Rectangular, Rectangular Lot, Wooded
Details
- Parcel number: 1426002570000002033000
- Special conditions: Standard
Construction
Type & style
- Home type: SingleFamily
- Architectural style: Colonial,Two Story
- Property subtype: Single Family Residence
Materials
- Cedar, Frame, Vinyl Siding, Copper Plumbing
- Foundation: Poured
- Roof: Asphalt
Condition
- Resale
- Year built: 1998
Details
- Builder model: Timberbilt
Utilities & green energy
- Electric: Circuit Breakers
- Sewer: Septic Tank
- Water: Well
- Utilities for property: Electricity Connected, High Speed Internet Available
Community & HOA
Location
- Region: Boston
Financial & listing details
- Price per square foot: $193/sqft
- Tax assessed value: $207,000
- Annual tax amount: $7,405
- Date on market: 4/21/2026
- Cumulative days on market: 45 days
- Listing terms: Cash,Conventional,FHA,USDA Loan,VA Loan
Estimated market value
Not available
Estimated sales range
Not available
Not available
Price history
| Date | Event | Price |
|---|---|---|
| 4/28/2026 | Pending sale | $465,000$193/sqft |
Source:  NYSAMLSs #B1674914 Report a problem | ||
| 4/21/2026 | Listed for sale | $465,000+44.2%$193/sqft |
Source: NYSAMLSs #B1674914 Report a problem | ||
| 10/7/2020 | Sold | $322,500+11.4%$134/sqft |
Source: NYSAMLSs #B1279322 Report a problem | ||
| 7/23/2020 | Pending sale | $289,500$120/sqft |
Source: Howard Hanna - East Aurora #B1279322 Report a problem | ||
| 7/16/2020 | Listed for sale | $289,500+1013.5%$120/sqft |
Source: Howard Hanna #B1279322 Report a problem | ||
| 11/2/1995 | Sold | $26,000$11/sqft |
Source: Public Record Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | -- | $207,000 |
| 2024 | -- | $207,000 |
| 2023 | -- | $207,000 |
| 2022 | -- | $207,000 |
| 2021 | -- | $207,000 |
| 2020 | -- | $207,000 |
| 2019 | -- | $207,000 |
| 2018 | -- | $207,000 |
| 2017 | $5,714 +186% | $207,000 |
| 2016 | $1,998 | $207,000 |
| 2015 | -- | $207,000 |
| 2014 | -- | $207,000 |
| 2013 | -- | $207,000 |
| 2012 | -- | $207,000 |
| 2011 | -- | $207,000 |
| 2010 | -- | $207,000 |
| 2009 | -- | $207,000 |
| 2008 | -- | $207,000 |
| 2007 | -- | $207,000 |
| 2006 | -- | $207,000 -7.8% |
| 2005 | -- | $224,500 +71.6% |
| 2004 | -- | $130,800 |
| 2003 | -- | $130,800 |
| 2002 | -- | $130,800 |
| 2001 | -- | $130,800 |
| 2000 | -- | $130,800 |
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: 14025
Nearby schools
GreatSchools rating
- NAG L Priess Primary SchoolGrades: PK-2Distance: 6.8 mi
- 7/10Eden Junior Senior High SchoolGrades: 6-12Distance: 6.4 mi
- 5/10Eden Elementary SchoolGrades: 3-5Distance: 7.1 mi
Schools provided by the listing agent
- High: Eden Junior-Senior High
- District: Eden
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
- Boston
- 14025
- 9496 W Hill Rd
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