Two showings happened in Getzville the same week this August. One was a first-floor one-bedroom at Foxberry Village, built in 1975, listed at $154,900 with a monthly association fee under $200. The other was a four-bedroom on Londonderry Lane, newer construction, asking $525,000. Both listings say Getzville, NY 14068. Both would show up under the same search filter on any portal. And neither one tells you anything useful about the other.
That's the problem with treating Getzville as a single market. The median price you see quoted for the hamlet, $449,000 as of July 2026 according to portal data, is a blended number sitting on top of two products that don't compete for the same buyer, don't carry the same costs, and don't move at the same speed.
One Zip Code, Two Products
Foxberry Village is a 248-unit condo complex built in two phases, the first covering buildings 1 through 17 and the second covering buildings 18 through 31, according to the association's own site. Units built in 1975 and 1988 still show up on the market today, and pricing reflects it. An 810-square-foot one-bedroom on the first floor listed this August at $154,900, or $191 per square foot, with an updated furnace and a covered patio as its main selling points.
A few streets over, the subdivisions tell a different story. A three-bedroom on Montbleu Drive sold in April 2026 for $350,000 after 38 days on market, right at its $349,900 asking price. A four-bedroom on Markley Drive, 2,286 square feet, asked $499,900 and moved in 36 days. A five-bedroom on Hopkins Road came in at $380,000 on a 0.63-acre lot. A four-bedroom on Londonderry Lane asked $525,000. These are new-construction or newer single-family homes, most with attached garages, most on quarter-acre lots.
Average those two groups together and you get something close to $449,000, the median list price Getzville carried in July 2026. But nobody is choosing between a $154,900 condo and a $525,000 subdivision home. They're choosing one or the other, and the median describes neither.
What a Flat Median Is Actually Hiding
Here's where it gets more interesting. That $449K median was reported flat year over year, and price per square foot held at $205, also flat. If you stopped there, you'd assume the Getzville market was standing still. But the same data showed days on market dropping to a median of 10 days in July 2026, a 9 percent decrease from the year before.
Price flat, speed up. That combination only makes sense if you separate the two products again. The subdivision homes are the ones moving fast, the Montbleu Drive sale closing at full list price in barely five weeks, the Markley Drive listing gone in 36 days. Meanwhile the Foxberry Village units, with their wider spread of interior condition and age, likely sit longer and anchor the lower end of the range. Blend a market that's accelerating with one that's holding steady, and the aggregate number looks calm even though the two halves are behaving nothing alike.
| Foxberry Village (condo) | Subdivision single-family | |
|---|---|---|
| Built | 1975 and 1988, two phases | Recent construction, ongoing |
| Recent entry price | $154,900 (810 sq ft, 1 bed, Aug 2026) | Low $300Ks and up |
| Recent range seen | Into the mid-to-high $400Ks depending on renovation | $350K to $525K+ |
| Extra monthly cost | HOA fee under $200/month | None, but owner covers all exterior maintenance |
| What varies most | Interior condition, unit to unit | Lot size and pace of sale |
The HOA Line Buyers Skip Past
Foxberry Village isn't governed by a single board. Each phase, Foxberry I and Foxberry II, has its own five-member volunteer Board of Managers overseeing maintenance and rules for its buildings, and both boards also sit on a joint Foxberry Communities Association board that handles the shared grounds, roads, parking, and the inground pool. That structure matters more than it sounds like it should, because it means the fee you're quoted and the reserve fund backing it can differ depending on which phase a unit sits in.
One listing for a 1988-built two-bedroom noted an association fee just under $200 a month, one of the lower figures in Amherst, alongside an annual property tax bill of $2,303 and Williamsville as the school district. That's a real number worth comparing against a subdivision home's tax bill, which runs on its own separate line with no HOA offset at all.
The condition spread inside the complex is just as wide as the price spread. One buyer review described touring units with original 1970s finishes, popcorn ceilings and all. A separate listing for a different unit in the same complex described a full 2023 kitchen renovation, fresh paint, an updated bathroom, and a cathedral ceiling. Same building style, same HOA structure, two completely different products. A Foxberry Village listing is not something you can price off the complex average. Every unit needs to be judged on its own renovation history.
The Retail Corridor on Getzville's Doorstep
There's a second piece of this that has nothing to do with median prices and everything to do with timing. Western New York's first-ever Costco has been under construction for years at 4230 Ridge Lea Road, on the site of a former Tony Roma's near North Bailey Avenue, a short distance from Getzville's residential streets. It was announced in 2022, and the opening date has slipped more than once since.
The store was originally slated for spring 2026. A stretch of frigid winter weather pushed that to early August, according to a Buffalo News report from March 2026 that pegged the delay squarely on construction conditions. By July, the timeline had moved again, with a Costco spokesperson confirming the store would open in the fall, and a WIVB report from mid-July 2026 pinning it more specifically to the last week of October. Next door, Dick's House of Sport didn't wait around. It opened in March 2026, already drawing traffic to the Ridge Lea corridor while Costco's warehouse was still going up next to it.
The town has been preparing the roads for this regardless of when the doors open. A $3 million New York State Department of Transportation grant is funding a realignment of Romney Road at North Bailey Avenue and new traffic signals at several intersections, including the driveway into the neighboring Best Buy lot. Some of that work is already visible before the store itself is finished.
For a buyer weighing a home closer to that corridor against one on a quieter interior street like Foxberry Drive or Dodge Road, the practical takeaway isn't that Costco will or won't move the needle on values. Nobody has that data yet, and it would be irresponsible to promise it. The takeaway is that a construction and traffic-adjustment period has been running in that stretch of Amherst since at least last winter and will keep running past the store's opening, whenever that turns out to be. Given how many times this specific timeline has already slipped, treating any announced date as firm for the purposes of a near-term home purchase would be a mistake.
Reading a Getzville Listing Like You Mean It
A few habits make the difference between comparing apples to apples in this market and getting surprised at the closing table.
- Confirm whether you're looking at a Foxberry Village condo or a subdivision single-family home before you compare price per square foot. They're not the same asset class.
- Ask for the actual HOA fee and the reserve fund status in writing, not the number quoted in the listing description.
- Verify the build year regardless of how updated the photos look. A 1975 unit with new countertops is still a 1975 unit structurally.
- Pull the current tax bill directly rather than relying on a portal's estimate, especially for condo units where the school district and assessment can catch buyers off guard.
- If proximity to Ridge Lea Road matters to your daily routine, factor in an active construction period that has already run longer than originally planned.
FAQ
Is Getzville its own town, or part of Amherst? Getzville is an unincorporated hamlet inside the Town of Amherst. It doesn't have a separate municipal government or its own tax structure apart from Amherst and Erie County.
Will the new Costco affect home values in Getzville? There's no data yet that answers that directly, and any claim to the contrary would be speculation. What's confirmed is that the corridor has seen an extended construction and road-improvement period since last winter, with the store's opening pushed multiple times, most recently to late October 2026.
What's the real cost difference between a Foxberry Village condo and a subdivision home? A Foxberry Village unit carries a monthly association fee, reported under $200 a month on at least one recent listing, that covers exterior maintenance, grounds, and the community pool. A subdivision home has no HOA fee, but the owner is responsible for all exterior upkeep directly, and property tax bills should be checked individually rather than assumed from a median.
If you're trying to figure out which side of Getzville actually fits your budget and your timeline, that's the kind of comparison worth walking through with someone who tracks these streets closely. Benjamin Domagala can pull the current listings in both corners of the hamlet and talk through what each one actually costs to own. Get your free home valuation or reach out to start the conversation.
