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Single Family ResidenceResidential
$417,709$137 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 57How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026
Last sold for $80,000 on Apr 6, 2017

9560 BENT GRASS RUN

CLARENCE CENTER, NY 14032
4
Beds
2.5
Baths
3,047 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.43 ac
Lot SizeThe size of the land the home sits on, from county records.
2017
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
3
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$418K
$238K low$598K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$80,000 · Apr 6, 2017

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$11,432 (2026)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$721,000 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$135,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$586,000
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$721,000
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$721,000

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Colonial
CountyERIE
Lot (acres)The size of the land the home sits on, from county records.0.43
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Attached
PoolWhether the property has a pool, and what kind, such as in-ground.No
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Porch · 138 ft²

Transaction History(2)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Ledgeview Elementary SchoolA
Elementary · Grades KG–5 · 1.3 mi
M
Clarence Middle SchoolA+
Middle · Grades 6–8 · 1.4 mi
H
Clarence Senior High SchoolA
High · Grades 9–12 · 2.1 mi

District: Clarence Central School District

Neighborhood · ZIP 14032These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.20
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.81
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.84

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.97%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.26%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.3.5%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.2%
PopulationHow many people live in this area.9,205
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.403 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$134,651
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$178,848
Average tempThe average temperature here across a full year.48°F
Annual precipHow much rain and melted snow falls here in a typical year.38 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.48%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

9560 Bent Grass Run measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 78% of homes in Erie County
  • Among the lowest price per square foot in Clarence Center 14032
  • Bigger than 95% of homes in Erie County
  • Has a bigger lot than 78% of homes in Erie County
  • Newer than 98% of homes in Erie County

What homes are worth in Clarence Center 14032

Each bar is how many homes fall in that price range. The marker is this home.

This home
$245K$1.3M

This home is worth more than 24% of homes in Clarence Center 14032.

How it measures up in Clarence Center 14032

The dot is this home. The mark in the middle is the typical home in Clarence Center 14032.

Estimated value$417,709
CheaperTypical $613,981Pricier

Pricier than 24% of homes nearby

Price per ft²$137
CheaperTypical $262Pricier

Cheaper than almost all homes nearby

Living area3,047 ft²
SmallerTypical 2,352 ft²Bigger

Bigger than 80% of homes nearby

Lot size0.43 ac
SmallerTypical 0.58 acBigger

Bigger than 36% of homes nearby

Year built2017
OlderTypical 1998Newer

Newer than 94% of homes nearby

How 9560 Bent Grass Run ranks against every home in each area.
MeasureThis homeClarence Center 14032Erie County
Estimated valuepricier than$417,70924% of homes78% of homes
Price per ft²pricier than$137almost no homes17% of homes
Living areabigger than3,047 ft²80% of homes95% of homes
Lot sizebigger than0.43 ac36% of homes78% of homes
Year builtnewer than201794% of homes98% of homes

About 9560 Bent Grass Run

How much is 9560 Bent Grass Run, Clarence Center, NY worth?

The TopHap Estimate for 9560 Bent Grass Run, Clarence Center, NY is $417,709 as of Sep 24, 2026. The likely range is $237,843 to $597,575. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 9560 Bent Grass Run, Clarence Center, NY last sell?

9560 Bent Grass Run, Clarence Center, NY last sold on Apr 6, 2017 for $80,000, according to the county's recorded deed.

How big is 9560 Bent Grass Run, Clarence Center, NY?

9560 Bent Grass Run, Clarence Center, NY has 4 bedrooms, 2.5 bathrooms, 3,047 square feet of living space and a 0.43-acre lot.

When was 9560 Bent Grass Run, Clarence Center, NY built?

9560 Bent Grass Run, Clarence Center, NY was built in 2017, making it 9 years old. It is a colonial home. The building has 2 stories.

What schools serve 9560 Bent Grass Run, Clarence Center, NY?

9560 Bent Grass Run, Clarence Center, NY is assigned to Ledgeview Elementary School (elementary), rated A; Clarence Middle School (middle), rated A+; Clarence Senior High School (high), rated A. All sit in Clarence Central School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 9560 Bent Grass Run, Clarence Center, NY compare to other homes in Clarence Center 14032?

Among the 3,228 homes in Clarence Center 14032, it is worth more than 24% of them ($417,709 against a typical $613,981), its price per square foot is higher than almost none of them ($137 against a typical $262), it is bigger than 80% of them (3,047 ft² against a typical 2,352 ft²), its lot is bigger than 36% of them (0.43 ac against a typical 0.58 ac) and it is newer than 94% of them (2017 against a typical 1998). Measured against all of Erie County, it is worth more than 78% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 9560 Bent Grass Run, Clarence Center, NY?

The 2026 property tax bill for 9560 Bent Grass Run, Clarence Center, NY was $11,432. The county assessed it at $721,000.

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