Find the Right Home, With Confidence
Straightforward advice on neighborhoods, school districts, inspections and offers, from first showing to closing.
Last updated · By Michael McGreevy, Licensed Realtor
The Buyer's GuideHow Michael Helps You Buy
Osman Shire, a first-time buyer, put it this way: “As a first time home buyer, he made the process feel seamless and comfortable.” (via mcgreevyrealestate.com). Here's the process, step by step.
Plan your budget
Meet with a lender for pre-approval and talk through monthly costs, including both the town/county and the school tax bills.
Define must-haves
School district, commute, lot size, style and age of home. Michael helps separate the must-haves from the nice-to-haves.
Search & tour
Get matching homes the moment they list, then tour with someone who can spot water in a basement or an aging roof from the driveway.
Write a smart offer
Price and terms backed by recent comparable sales. Offers in WNY are typically subject to attorney approval.
Inspect
Michael's 20+ years in construction help you read the inspection report and negotiate repairs sensibly.
Appraisal, title & attorneys
Your lender orders the appraisal, and your attorney handles the contract review, title and closing documents.
Close & move in
Final walkthrough, closing and keys, plus local recommendations for trades, trails and dinner on Main Street.
Know Before You Buy in Western New York
- ZIP code isn't school district. Mailing ZIPs (14031, 14032, 14051) don't line up with school-district or town lines. Verify every address with the district.
- Attorneys are part of the process. Each side typically has a real estate attorney for contract review and closing.
- Two tax bills. Town/county and school taxes are billed separately, and both vary by address.
- Older homes, smart questions. Some Clarence homes date to the 1800s. Ask about foundations, wiring, septic or sewer, and wells. Michael knows what to look for.
- HOA communities. Some neighborhoods, like Ransom Oaks in East Amherst, have HOA dues that fund amenities such as pools and courts. Review the HOA documents.
Where Should You Look?
| Area | Feel | Typical school district* |
|---|---|---|
| Clarence Hollow / Main St | Historic homes, walk to Town Park & trail | Clarence Central |
| Clarence Center (14032) | Hamlet core, Peanut Line access | Clarence Central |
| Waterford / Spaulding Green | Planned neighborhoods, trails, newer homes | Clarence Central |
| East Amherst (14051) / Ransom Oaks | Amenity-rich suburban neighborhoods | Williamsville Central (much of 14051) |
*General guidance only. Always confirm the district for a specific address.
Buyer FAQ
Does a 14031 or 14051 ZIP mean a specific school district?
No. ZIP codes, town lines and school-district boundaries don't line up in this area. Always confirm a specific address with the district (Clarence Central or Williamsville Central, among others).
Do I need to be pre-approved before looking?
It's strongly recommended. A pre-approval tells you your real budget and makes your offer credible to sellers.
Who handles the contract in New York?
In Western New York, the agents typically prepare a purchase offer that is subject to attorney approval, and each side's attorney handles the contract review and the closing.
Should I get a home inspection?
Yes. Michael's construction background helps you understand the inspection report and decide what's a deal-breaker and what's routine maintenance.
How do property taxes work here?
You'll pay town/county taxes and school taxes on separate bills, and amounts vary by address. Check the actual tax bills for any home you're considering.
Can you help me buy an investment property or short-term rental?
Yes. Michael has 18+ years as a real estate investor and 10+ years as an Airbnb host. Always check local zoning and short-term rental rules for the specific property.
Michael is such an amazing human being. As a first time home buyer, he made the process feel seamless and comfortable. Anyone who is lucky enough to have him in their corner will understand. Highly recommend you contact him.
OSOsman ShireFirst-time buyer · via mcgreevyrealestate.com
Mike was super easy to work with and very patient too. He really cares about helping you find the right home!
KGKatie GemmerBuyer · via mcgreevyrealestate.com
I hired Mike McGreevy to take the lead on a rather large vacant land site in an industrial zone for me. I was extremely impressed with his professionalism from the start of negotiations to the closing. His line of communication was strong and he advocated tenaciously for our "must haves" on the deal. 6 stars if I could. You won't be disappointed.
JTJeff TomaroLand sale · via mcgreevyrealestate.com
Let's Talk About Your Next Move
Your home is important. Work with someone you trust. Call or text Michael at (716) 713-2957, or send a note below.
