Welcome to 6453 Watson Road; a luxury, timber frame home built in 2018 with board & batten exterior nestled on 5.18 acres in the prestigious Watson Hill private community with only 10 parcels, minutes from the ski slopes of Ellicottville. Step through the front entryway into the spectacular two-story great room complete with expansive windows for an abundance of natural light, soaring 18’+ ceilings & a flawless fieldstone wood-burning fireplace opening to the gorgeous, high-end kitchen; hardwood cabinetry, polished concrete countertops, stone backsplash with attractive breakfast bar. Stunning floors with radiant heating throughout accented by extravagant architectural character and incredible attention to detail. Featuring two spacious first floor bedroom suites; each with lavish tile shower surrounds and impeccable finishes. The open rise staircase with wrought iron spindles lead to the generous loft upstairs providing ample room for additional bedrooms or entertaining and step out back for sipping wine while staring at the stars during those cool autumn evenings. The newly sided, 3 car detached garage built in 2021 with heat/cooling is ideal for storage and enjoy ease of living on this exquisite property with features including 1st floor laundry, black metal roof, Lochinvar water heater & radiant floor heating system, 200 amp electrical w/circular driveway. Beautifully appointed & meticulously manicured home set more than 235’+ back from the street with breathtaking views of the peaceful & serene landscape. Showings begin Wednesday, 10/8/2025.
Closed
$622,820
6453 Watson Rd, Ellicottville, NY 14731
3beds
2,400sqft
Single Family Residence
Built in 2018
5.17 Acres Lot
$618,800 Zestimate®
$260/sqft
$3,411 Estimated rent
Home value
$618,800
Estimated sales range
Not available
$3,411/mo
Zestimate® history
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Zillow last checked: 7 hours ago
Listing updated: December 15, 2025 at 12:13pm
Listed by:
Joshua James 716-697-3280,
Keller Williams Realty WNY
Bought with:
William Abels, 10301219347
HUNT Real Estate Corporation
Source: NYSAMLSs,MLS#: B1641906
Originating MLS: Buffalo
Originating MLS: BuffaloFacts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 3
- Bathrooms: 2
- Full bathrooms: 2
- Main level bathrooms: 2
- Main level bedrooms: 2
Heating
- Ductless, Propane, Radiant
Cooling
- Ductless, Window Unit(s)
Appliances
- Included: Dryer, Dishwasher, Exhaust Fan, Gas Oven, Gas Range, Microwave, Propane Water Heater, Refrigerator, Range Hood, Wine Cooler, Washer, Water Purifier Owned
- Laundry: Main Level
Features
- Breakfast Bar, Cathedral Ceiling(s), Entrance Foyer, Separate/Formal Living Room, Great Room, Kitchen/Family Room Combo, Living/Dining Room, Other, See Remarks, Natural Woodwork, Bedroom on Main Level, Convertible Bedroom, Loft, Bath in Primary Bedroom, Main Level Primary, Primary Suite
- Flooring: Other, See Remarks
- Number of fireplaces: 1
Interior area
- Total structure area: 2,400
- Total interior livable area: 2,400 sqft
Property
Parking
- Total spaces: 3
- Parking features: Detached, Electricity, Garage, Heated Garage, Storage, Workshop in Garage, Driveway, Other
- Garage spaces: 3
Features
- Levels: Two
- Stories: 2
- Exterior features: Gravel Driveway
Lot
- Size: 5.17 Acres
- Dimensions: 528 x 319
- Features: Irregular Lot, Secluded, Wooded
Details
- Parcel number: 04600005500100010040190000
- Special conditions: Standard
Construction
Type & style
- Home type: SingleFamily
- Architectural style: Cabin,Contemporary,Two Story
- Property subtype: Single Family Residence
Materials
- Wood Siding, PEX Plumbing
- Foundation: Poured, Slab
- Roof: Metal
Condition
- Resale
- Year built: 2018
Utilities & green energy
- Electric: Circuit Breakers
- Sewer: Septic Tank
- Water: Well
- Utilities for property: Electricity Connected
Community & neighborhood
Location
- Region: Ellicottville
HOA & financial
HOA
- HOA fee: $1,000 annually
Other
Other facts
- Listing terms: Cash,Conventional,FHA,USDA Loan,VA Loan
Price history
| Date | Event | Price |
|---|---|---|
| 12/15/2025 | Sold | $622,820-4.2%$260/sqft |
Source:  NYSAMLSs #B1641906 Report a problem | ||
| 12/1/2025 | Pending sale | $649,900$271/sqft |
Source: NYSAMLSs #B1641906 Report a problem | ||
| 10/4/2025 | Listed for sale | $649,900+1.7%$271/sqft |
Source: NYSAMLSs #B1641906 Report a problem | ||
| 7/9/2025 | Listing removed | $639,000$266/sqft |
Source: NYSAMLSs #B1579346 Report a problem | ||
| 3/25/2025 | Price change | $639,000-4.5%$266/sqft |
Source: NYSAMLSs #B1579346 Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2024 | -- | $367,700 |
| 2023 | -- | $367,700 |
| 2022 | -- | $367,700 +15% |
Find assessor info on the county website
Neighborhood: 14731
Nearby schools
GreatSchools rating
- 7/10Ellicottville Elementary SchoolGrades: PK-5Distance: 2.9 mi
- 7/10Ellicottville Middle School High SchoolGrades: 6-12Distance: 2.9 mi
Schools provided by the listing agent
- High: Ellicottville Middle High
- District: Ellicottville
Source: NYSAMLSs. This data may not be complete. We recommend contacting the local school district to confirm school assignments for this home.
- New York
- Cattaraugus County
- Ellicottville
- 14731
- 6453 Watson Rd