5255 Big Tree Rd, Orchard Park, NY, 14127
About This Home
Don’t miss this rare opportunity to own a premier property just steps from the new Bills stadium in Orchard Park. Situated on an expansive 2-acre revenue-generating lot, this property offers immediate income potential, with game day parking revenues estimated between $5,000 and $15,000 per game, and the possibility for even greater returns in the future. Located within the proposed Gateway Mixed-Use Stadium District, the property presents endless possibilities for investors, developers, or owner-occupants looking to capitalize on the continued growth and excitement surrounding the stadium area. The property also includes a partially remodeled 2-bedroom ranch, offering a great opportunity to finish, update, or reimagine the space to suit your needs. Whether you’re looking for a unique investment, development potential, or a front-row seat to all the game day action, this is a truly rare opportunity in one of Orchard Park’s most exciting growth corridors.
Getting Around
Car-Dependent
Very Limited Transit
Somewhat BikeableSchools
Construction
Condition
- Property condition: Resale
- Year built: 1968
Materials
- Foundation: Poured
- Construction materials: Aluminum Siding,Brick
Type & Style
- Home type: SingleFamily
- Architectural style: Other,Ranch,See Remarks
- Property subType: Single Family Residence
Interior
Appliances
- Appliances included: Gas Water Heater
Basement
- Has basement: Yes
- Basement: Full
Bedrooms & Bathrooms
- Bedrooms: 2
- Bathrooms: 1
- Full bathrooms: 1
- Main level bathrooms: 1
- Main level bedrooms: 2
Features
- Eat-in Kitchen,Other,See Remarks,Bedroom on Main Level
- Flooring: Other,See Remarks,Varies,Vinyl
Heating
- Heating features: Gas,Baseboard
Interior Area
- Total structure area: 1,014
- Total interior livable area: 1,014 sqft
Property
Details
- Parcel number: 1460891720500001004000
- Special condition: Standard
Features
- Levels: One
- Stories: 1
- Exterior features: Concrete Driveway
Lot
- Lot size: 2.06 Acres
- Features: Other,Pie Shaped Lot,See Remarks
- Lot size dimensions: 88 x 636
Parking
- Total spaces: 1
- Parking features: Attached,Garage
- Has garage: Yes
- Attached garage spaces: 1
- Covered spaces: 1
Climate Risk is Financial Risk
Every home has a financial story beyond the listing price. Below, you’ll see the climate risks that could affect this property — and in Bills & Affordability, how those risks may influence repairs, insurance, utilities, and long-term value.
Biggest Threats for This Home
- Cold Wave
- Winter Weather
- Inland Flooding
- Tornado
- Tsunami
How This Home’s Risks Compare
FEMA Declared Disasters in Erie County and New York
Understanding the Costs
Financial advisors generally recommend spending no more than 30% of your gross household income on housing costs. In practice, many households stretch to 35% or beyond — especially in high-cost markets.
Estimated Costs Today
| Monthly | Annual | |
|---|---|---|
| Mortgage | $3,792 | $45,504 |
| Home Insurance * | $195 | $2,340 |
| Property Taxes | $1,075 | $12,900 |
| Electricity | $246 | $2,954 |
| Total | $5,308 | $63,696 |
Income You'd Need if You Spent...
New York FAIR Plan Programs
How Costs Could Change Over Time
Climate risk is quickly impacting all of the major home ownership costs. Adjust the growth rates and percentage of income spent on housing below to see how your housing costs could change over the next 10 years — and what income you'd need to keep up.
Comparing Against the Market
Price Per Sq Ft
vs Other Active Listings
Avg $/sqft
vs Homes Sold Last Month
Median $/sqft
Current Market Trends
Median Price Per Square Foot
The median price per square foot of homes sold in this area each month. Compare this to this listing's price per square foot to gauge whether the home is priced in line with recent sales.
Historicals for This Listing
Zestimate History ($/sqft)
Price History
| Date | Event | Price |
|---|---|---|
| 2026-08-05 | Price change | $690,000 |
| 2026-06-06 | Price change | $750,000 |
| 2026-05-14 | Listed for sale | $700,000 |
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