- 3
- beds
- 2
- baths
- 1,628
- sqft
- 1958
- year built
- Status:
- Pending
- MLS #:
- B1714499
- Neighborhood:
- Holland Land Company's Su
- County:
- Erie
- Listed By:
- Timothy M Domanski - HUNT Real Estate ERA
- Agent Phone:
- (716) 440-9378
- Agent Email:
- Timothy.Domanski@huntrealestate.com
Sponsoring Broker: Derek Eisenberg, Continental Real Estate Group, Inc
OPEN HOUSE CANCELLED!!! Nestled in the rolling hills of Eden, peace, privacy and nature surround this reimagined sprawling ranch, set back from the road on a wooded 3-acre lot. Mature trees create a natural buffer, giving you the country setting you’ve been looking for while remaining convenient to the Village of Eden, Hamburg, Boston and the surrounding Southtowns, with easy access to routes leading toward Buffalo and the greater WNY area. Completely remodeled over the past few years, the home blends modern updates with a warm, cabin-inspired feel that perfectly complements its wooded surroundings. At the heart of the home is an open-concept great room featuring a wood-burning fireplace, now equipped with a gas line and ready for a gas insert if desired. The thoughtfully designed split-bedroom floor plan provides a private primary suite with a beautifully remodeled en-suite bath on one side, while two generous bedrooms and the second full bathroom are located on the opposite side. Step outside onto the expansive rear deck, an ideal place to relax, entertain, watch local wildlife and enjoy the peaceful setting. Car enthusiasts, hobbyists and outdoor adventurers will appreciate the impressive 33' x 24' detached shop/garage, providing room for multiple vehicles, equipment and recreational toys, plus a lean-to for additional covered storage. One of the property's most unique features is just beyond your backyard—the property borders the approximately 631-acre Franklin Gulf County Park! Largely undeveloped, the park features more than 10 miles of marked hiking trails, giving you an incredible recreational resource practically outside your door. Major improvements within the past year include a completely replaced roof with new plywood and gutters, new electrical service, several new light fixtures, remodeled primary bathroom and gas line to the fireplace. The HVAC system was also inspected and found to be in good working order. Privacy, acreage, extensive updates, a large shop and hundreds of acres of county parkland at your doorstep make 9852 Larkin Road a truly unique opportunity!
-
- Bedrooms
- 3
-
- Bathrooms
- 2
-
- Year Built
- 1958
-
- Stories
- 1.0
-
- Architectural Style
- Ranch
-
- Construction Materials
- Vinyl Siding, Log, Cedar, Stone
-
- Foundation
- Block
-
- Garage Spaces
- 3.0
-
- Parking Features
- Gravel, Driveway, Other, Garage Door Opener, Garage, Detached, Circular Driveway
-
- Living Area
- 1628.0
-
- Interior Features
- High Speed Internet, Ceiling Fan(s), Cathedral Ceiling(s), Pantry, Kitchen Island, Master Downstairs, Entrance Foyer
-
- Appliances
- Dryer, Dishwasher, Refrigerator, Washer, Oven, Water Softener Owned, Water Heater, Water Purifier Owned, Free-Standing Range
-
- Flooring
- Vinyl, Ceramic Tile, Varies
-
- Exterior Features
- Private Yard
-
- Patio And Porch
- Covered, Deck, Porch
-
- Cooling
- Ceiling Fan(s), Central Air
-
- Heating
- Forced Air, Propane
-
- Basement
- Crawl Space, Sump Pump
-
- Acres
- 3.2
-
- Lot Features
- Wooded, Secluded, Rectangular Lot, Agricultural
-
- Utilities
- Cable Available, Electricity Connected
-
- Water
- Private, Well
-
- Area
- Eden-144000
-
- County
- Erie
-
- City
- Eden
-
- Neighborhood
- Holland Land Company's Su
-
- Zip Code
- 14057
-
- High School
- Eden Junior-Senior High
-
- Elementary School
- G L Priess Primary
-
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Estimated Value
$477,901
Estimated Sales Price Range:
$396,657 - $559,144
Source: Constellation Data Labs
Price History
| 09/14/2026 | Listed | $500,000 |
| Source: Western New York Real Estate Information Services (WNYREIS) #B1714499 | ||
| 10/15/2025 | Sold | $470,000 |
| Source: Western New York Real Estate Information Services (WNYREIS) #B1631954 | ||
| 08/20/2025 | Listed | $415,000 |
| Source: Western New York Real Estate Information Services (WNYREIS) #B1631954 | ||
| 12/01/2015 | Sold | $200,000 |
| Source: Western New York Real Estate Information Services (WNYREIS) #B473910 | ||
| 06/11/2015 | Price Changed | $229,900 |
| Source: Western New York Real Estate Information Services (WNYREIS) #B473910 | ||
| 05/03/2015 | Listed | $249,900 |
| Source: Western New York Real Estate Information Services (WNYREIS) #B473910 | ||
Source: MLS Data
Deed History
| 10/16/2025 | Deed | $470,000 |
| 04/29/2024 | Warranty Deed | $350,000 |
| 04/19/2024 | Intrafamily Transfer - Transaction is between related parties for any reason & no consideration. | $0 |
| 11/17/2015 | Warranty Deed | $190,000 |
| 09/15/2006 | Warranty Deed | $100,000 |
Source: Public records via Constellation Data Labs
Mortgage History
| 10/16/2025 | VA | $470,000 |
| 04/29/2024 | Conventional | $262,500 |
| 11/17/2015 | FHA | $186,558 |
| 04/28/2008 | FHA | $178,386 |
| 08/22/2007 | Stand Alone Second / Subordinate Position | $40,000 |
| 09/15/2006 | Unknown | $166,250 |
Source: Public records via Constellation Data Labs
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Similar Listings
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There are currently 18 properties available in Eden, with 0 under contract to close soon. Properties in the city have an average sale price of $2,188,750 and typically spend 105 days on the market before being sold.
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Source: ez Home Search, MLS Data
Frequently Asked Questions
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How do I get more information about 9852 Larkin Rd?
Click Ask a Question to talk with our team. You already know it is a 3 bed, 2 bath, listed for $500,000. We can talk through recent upgrades, potential seller motivation, how this single family residence compares to others in Eden, and can even get you in to see the property quickly.
How much is the monthly mortgage payment for 9852 Larkin Rd?
With a 20% down payment and a 30-year fixed loan at an illustrative 7.25% rate, the ez Mortgage Calculator estimates the monthly payment for 9852 Larkin Rd at around $3,281. This includes estimated property taxes and insurance.
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Can I negotiate the asking price for 9852 Larkin Rd?
In most cases, yes. Whether 9852 Larkin Rd is priced competitively or not, your best offer depends on your personal situation, the seller's timeline, and recent activity in Eden's market. Our preferred local partner will help you craft a strategy—factoring in comparable properties that have sold, timing, and deal structure—to make a smart, strong offer. Click here to ask about negotiation opportunities.
How do I make an offer on 9852 Larkin Rd?
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What is the price per square foot for this home?
This home is listed at $500,000 with 1,628 sqft of space—that comes out to approximately $307 per square foot.
How long has this property been on the market?
9852 Larkin Rd was listed on September 14, 2026, which means it's been on the market for 61 days.
Want to keep tabs on it? Click the ♥ to favorite this home and get notified of price drops or changes.
When was this house built?
This home was built in 1958, making it approximately 68 years old.
What is the lot size of this property?
9852 Larkin Rd sits on a 3.2-acre lot, which is 139,392 square feet.
What schools are assigned to this property?
Based on MLS info, this home is zoned for:
- Elementary: G L Priess Primary
- High: Eden Junior-Senior High
Want to see how these schools compare? Check out our Erie County School Guide to see ratings, reviews, and more for the schools in the area.
What are the property taxes for 9852 Larkin Rd?
The most recent public record shows annual property taxes for 9852 Larkin Rd were approximately $5,231. This may change with reassessment or exemptions. Our local partner can verify current tax amounts and help you estimate future costs based on your situation.
Is 9852 Larkin Rd still available for sale?
This home is pending sale, which means the seller has accepted an offer. You can favorite it to track status or ask our expert to help you find similar homes in this area. We'll also let you know if this property comes back on the market.
Source: ez Home Search, MLS Data
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Listing information provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information deemed reliable but not guaranteed by the MLS. The listing broker’s offer of compensation is made only to participants of the MLS where the listing is filed. Copyright 2026, Western New York Real Estate Information Services (WNYREIS). All rights reserved.
Last Updated: November 14, 2026 at 05:30AM | Source: Western New York Real Estate Information Services (WNYREIS) | MLS#: B1714499