Erie County, New York
ClarenceHomes For Sale
The oldest township in Erie County, established in 1808 — ten parks over 516 acres, eighteen miles of asphalt trail, and Clarence Hollow's antique shops.
32,950
Population
2020 US Census
1808
Established
Oldest town in Erie County
53.6 sq mi
Town area
US Census Bureau
516 acres
Parkland
Across 10+ town parks
Where it is
The town line, and what it is near.
The outline is the real administrative boundary from OpenStreetMap, not a circle drawn around a pin.
Driving from the centre of Clarence
- Buffalo Niagara International Airport22min9.8 mi
- University at Buffalo, North Campus25min11.1 mi
- Walden Galleria26min13.2 mi
- Downtown Buffalo36min20.2 mi
- Highmark Stadium, Orchard Park50min28.1 mi
- Niagara Falls50min31.3 mi
Free-flow driving times and distances from the Mapbox Directions API, measured September 2026 from the town-centre point shown on the map. Expect longer at peak, and longer again in winter.
Listings
On the market in Clarence.Live from the MLS.
Loading live Clarence listings from the MLS…
This IDX information is provided 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. Data relating to real estate on this website comes in part from the Internet Data Exchange (IDX) Program of NYSAMLS’s. All information deemed reliable but not guaranteed and should be independently verified. All properties are subject to prior sale, change, or withdrawal.
A local’s perspective
Clarence, in the team’s own words.
The Town of Clarence was formally established in 1808 and is the oldest township in Erie County, New York. Known for its wide-open spaces and historical character, Clarence boasts over 10 parks encompassing 516 acres. The parks provide several activities for all ages — soccer, baseball, football, pickleball, and ice skating.
If you like to get out and explore, Clarence has developed an integrated network of bike trails. The West Shore and Peanut Line Trails boast 18 miles of asphalt trail that winds through wooded landscapes, rolling countryside, town parks as well as historic destinations such as the Landow Log Cabin.
Along the West Shore Trail, make a brief stop at the Clarence Hollow Farmer's Market to sample the local produce and homemade baked goods.
Clarence's seasonal celebrations include Hollowfest and the Great Pumpkin Farm, providing activities for all ages throughout the year. Spend a leisurely day exploring Clarence Hollow's historic buildings, antique shops, and restaurants.
At a glance
- County
- Erie County, NY
- Incorporated villages
- None
- Hamlets
- Clarence Hollow, Clarence Center, Harris Hill
- ZIP codes searched
- 14031 · 14032
- School districts
- Clarence Central, Williamsville Central
- Trail network
- 18 miles, West Shore and Peanut Line
Thinking about Clarence?
Disclosures, past sale history, and the dates and prices of homes sold nearby are not on the public portals. They are one call away.
Call (716) 309-5489Highlights
Why people choose Clarence.
The county's oldest town
Formally established in 1808, before Erie County itself existed. Clarence Hollow's historic buildings, antique shops and restaurants are the part of that record you can still walk through.
Eighteen miles of asphalt trail
The West Shore and Peanut Line Trails run through wooded landscape, rolling countryside and town parks, past historic stops like the Landow Log Cabin.
516 acres of parkland
More than ten town parks, with soccer, baseball, football, pickleball and ice skating between them — a lot of open ground for a town of this population.
Two school districts, not one
Clarence Central covers most of the town and Williamsville Central draws from the western side. The line runs inside the town, so the district is a fact about the address.
Land, and lots on it
At 53.6 square miles with roughly 33,000 people, Clarence has about a quarter of Amherst's density on the same land area. Acreage parcels and larger lots are an ordinary part of this market rather than an exception.
A calendar of its own
Hollowfest, the Great Pumpkin Farm and the Clarence Hollow Farmer's Market run through the year rather than clustering into one summer week.
Neighborhoods
One town, 6 places with their own name.
A mailing address and a municipality are not the same thing in Clarence. This is which is which.
Hamlet
Clarence Hollow
The town's historic centre along Main Street, with the antique shops, the farmer's market and the oldest surviving buildings in the town.
Hamlet
Clarence Center
North-central Clarence at the Clarence Center and Goodrich crossroads, with its own small commercial corner.
Hamlet
Harris Hill
The town's south-west corner along Main Street, bordering Amherst — the closest part of Clarence to Williamsville.
Hamlet
Swormville
The north-west corner, straddling the Clarence and Amherst town line north of Transit Road.
Hamlets
Millersport and Wolcottsburg
Smaller crossroads settlements in the north and east of the town, out in the open countryside.
Postal overlap
East Amherst addresses
Parts of western Clarence carry an East Amherst mailing address and a 14051 or 14221 ZIP. The mailing address is not the municipality — we confirm which town a property is actually in.
Lifestyle
What is actually in Clarence.
West Shore and Peanut Line Trails
Eighteen miles of asphalt trail through woods, countryside and town parks, with the Landow Log Cabin along the way.
Clarence Hollow Farmer's Market
Local produce and homemade baked goods, a brief stop off the West Shore Trail.
The Great Pumpkin Farm
One of the town's seasonal fixtures, running activities through the autumn.
Hollowfest
Clarence Hollow's own festival, part of a calendar that runs across the year rather than one week of it.
Antique shops on Main Street
Clarence Hollow's historic buildings house the antique trade the town is known for, alongside its restaurants.
Ten-plus town parks
516 acres carrying soccer, baseball, football, pickleball and ice skating.
Schools
Which district serves Clarence.
Public districts
Clarence Central School District
Covers most of the town, including Clarence Hollow and Clarence Center.
Williamsville Central School District
Draws from the western side of the town, which it shares with Amherst.
Nearby higher education
University at Buffalo, North Campus
About 25 minutes.
Erie Community College, North Campus
Daemen University
Before you write an offer
Two districts draw from inside the town
Which one applies is a fact about the address, not about Clarence. We confirm the assigned district and school for the exact property, in writing, on everything we show.
District and school assignments are set by the districts and can change. Nothing here is a rating or a recommendation of any school. Verify the assignment for a specific address with the district before you rely on it — or ask us and we will confirm it in writing. See the New York State Fair Housing Notice.
Before you sign
The parts that are not the house.
HOAs and associations
Whether Clarence comes with dues.
Clarence has more unassociated land than most of the Buffalo metro — much of the town is single-family property on its own parcel with no association at all. Where one does apply it is usually a platted subdivision or a condominium or townhome association.
- We pull the association documents, the current dues and any special assessment on file before you commit — not after the inspection period has already started.
- Subdivision associations here more often cover common areas, stormwater basins and covenants on exterior changes than day-to-day services.
- On acreage parcels, the questions that matter are usually not dues at all: septic, well, easements and road maintenance agreements. We read those with the same attention.
- Dues and coverage vary by association and change year to year, so we quote them from the current documents for that specific property rather than from a figure on a web page.
New construction
Building new in Clarence.
Clarence has more land left to plat than the inner-ring towns, so new subdivisions are an ordinary part of this market rather than an occasional infill. Custom builds on purchased acreage are common here too.
- A builder’s on-site agent represents the builder. Bring your own representation to the first visit; on most builder contracts you cannot add it afterwards.
- We review the contract, the allowance schedule and the change-order terms with you before deposit, and we hold the builder to the punch list at walkthrough.
- On a build-on-your-own-lot, percolation, septic approval and utility run distances decide the real budget long before finishes do.
Nearby
Also worth a look beside Clarence.
Amherst / WilliamsvilleHome base for the team. Top-rated schools and tree-lined suburban streets.Explore
LancasterA classic Western New York village with strong value and easy commutes.Explore
Cheektowaga / DepewConvenient, connected, and consistently one of the region's best values.Explore
ElmaWide-open rural charm with room to breathe, still close to everything.Explore
Market trends
What the Clarence market is doing.
Live, not last quarter
The grid above is the market.
There is no median price or days-on-market figure printed on this page on purpose. Those move week to week, and a number typed into a web page last quarter is a number that will be wrong when you need it. What is on this page is the live MLS feed for Clarence, updated as listings change.
The rest of the picture — what has actually been selling, what it sold for, how long it sat, and the disclosures and sale history that public portals do not publish — comes from the MLS, and we will walk you through it for the streets you are looking at.
Ask for the Clarence numbersThinking of selling
What your Clarence home is worth today.
An instant estimate is a starting point, not a price. It does not know what you did to the kitchen, and it does not know what the house three streets over actually closed at. Start with the estimate, then we will price it against the real comparable sales.
Questions
Clarence, answered.
The questions buyers and sellers actually open with, answered straight rather than hedged.
What school district is Clarence in?
Two districts draw from inside the Town of Clarence: Clarence Central, which covers most of the town, and Williamsville Central, which serves the western side it shares with Amherst. Which applies depends on the address rather than the town, and we confirm the assigned district and school for a specific property before you make an offer.
Are there any villages in Clarence?
No. Clarence has no incorporated villages — the whole town is governed by the town. What people name are hamlets: Clarence Hollow, Clarence Center, Harris Hill, Swormville, Millersport and Wolcottsburg, none of which is separately incorporated.
Why do some Clarence homes have an East Amherst address?
Postal boundaries and municipal boundaries are different things. Parts of western Clarence carry an East Amherst mailing address with a 14051 or 14221 ZIP while sitting inside the Town of Clarence, which decides the taxes, the town services and often the school district. We confirm the municipality, not just the mailing address.
How far is Clarence from Buffalo and the airport?
Measured driving from the centre of the town: about 22 minutes to Buffalo Niagara International Airport, 25 to the University at Buffalo’s North Campus, and 36 to downtown Buffalo. Those are free-flow times taken from the Mapbox Directions API in September 2026 and will run longer at peak.
Can you buy land or an acreage parcel in Clarence?
Yes — the town is 53.6 square miles with roughly 33,000 people, about a quarter of Amherst's density, and the listings feed on this page includes land as well as houses. On acreage the questions that decide a budget are percolation and septic approval, well or water main distance, easements and road maintenance, and we work through those before you commit.
What is the Clarence market doing right now?
The grid on this page is the live MLS feed for Clarence, so it is the current market rather than a figure typed in last quarter. For what has actually been selling — disclosures, sale history, and the dates and prices of homes sold nearby that public portals do not publish — call James Hoffman at (716) 309-5489.
Guides
Reading on Clarence.
Moving to Lancaster: The Complete 2026 Relocation Guide
Lancaster, New York offers suburban convenience, strong schools, and Erie County tax rates that make it one of Western New York's most practical places to plant roots. This guide covers neighborhoods, home costs, schools, and what to expect when you move here in 2026.
What Must Home Sellers Disclose in New York? A Plain-English Guide
New York law requires sellers to disclose a specific list of property conditions before closing. Skipping or mishandling that disclosure can cost you money and delay your sale. Here is what every Western New York seller needs to know.
The Pros and Cons of Living in Elma, NY: An Honest Look
Elma offers large lots, low density, and Erie County tax rates that appeal to many buyers, but rural trade-offs come with the territory. Here is a straightforward look at what living in Elma actually costs you, and what you get in return.
The NY SMART I-Corridor Could Reshape Western New York's Economy — Here's What Homeowners and Investors Should Watch
The NY SMART I-Corridor connecting Buffalo, Rochester, and Syracuse is drawing federal investment and semiconductor manufacturing to Upstate New York. If projections hold, the housing and workforce ripple effects for Western New York communities could be substantial. Here is what buyers, homeowners, and investors should understand now.
Is It a Buyer's or Seller's Market in Lancaster? What Conditions Look Like Right Now
Lancaster real estate still favors sellers in most price ranges, but shifting inventory and mortgage rates are changing the math for buyers. Here is what current conditions mean if you are buying or selling in this part of Erie County.
Best Neighborhoods for Trick-or-Treating in Clarence, Ranked by a Local Parent
Not every street in Clarence delivers the same Halloween experience. This ranked breakdown covers the neighborhoods that actually hold up on October 31st, scored on sidewalks, lighting, house spacing, and participation — plus what homes cost in the top picks.
Next step
Buying or selling in Clarence?
James Hoffman and The House Hoffman Team has closed over 2,773 transactions and has ranked in HUNT’s top five for closed volume and transactions for more than a decade. The office is at 8780 Sheridan Drive in Williamsville, inside the town.