About this home

OPEN HOUSE CANCELLED!!! Nestled in the rolling hills of Eden, peace, privacy and nature surround this reimagined sprawling ranch, set back from the road on a wooded 3-acre lot. Mature trees create a natural buffer, giving you the country setting you've been looking for while remaining convenient to the Village of Eden, Hamburg, Boston and the surrounding Southtowns, with easy access to routes leading toward Buffalo and the greater WNY area. Completely remodeled over the past few years, the home blends modern updates with a warm, cabin-inspired feel that perfectly complements its wooded surroundings. At the heart of the home is an open-concept great room featuring a wood-burning fireplace, now equipped with a gas line and ready for a gas insert if desired. The thoughtfully designed split-bedroom floor plan provides a private primary suite with a beautifully remodeled en-suite bath on one side, while two generous bedrooms and the second full bathroom are located on the opposite side. Step outside onto the expansive rear deck, an ideal place to relax, entertain, watch local wildlife and enjoy the peaceful setting. Car enthusiasts, hobbyists and outdoor adventurers will appreciate the impressive 33' x 24' detached shop/garage, providing room for multiple vehicles, equipment and recreational toys, plus a lean-to for additional covered storage. One of the property's most unique features is just beyond your backyard-the property borders the approximately 631-acre Franklin Gulf County Park! Largely undeveloped, the park features more than 10 miles of marked hiking trails, giving you an incredible recreational resource practically outside your door. Major improvements within the past year include a completely replaced roof with new plywood and gutters, new electrical service, several new light fixtures, remodeled primary bathroom and gas line to the fireplace. The HVAC system was also inspected and found to be in good working order. Privacy, acreage, extensive updates, a large shop and hundreds of acres of county parkland at your doorstep make 9852 Larkin Road a truly unique opportunity!

Facts and features

Schools

• Eden Elementary School

  elementary · 3-5 · 3.2 mi

  4

• Eden Junior Senior High School

  middle · 6-12 · 3.5 mi

  7

• Regionalized School of the Imm

  elementary · K-6 · 2.2 mi

• G L Priess Primary School

  elementary · K-2 · 3.3 mi

Price history

• Sep 14, 2026 · Listed$500,000
• Oct 15, 2025 · Sold$470,000
• Apr 29, 2024 · Sold$350,000
• Dec 1, 2015 · Sold$200,000
• Jun 12, 2015 · Price Changed$229,900
• May 4, 2015 · Listed$249,900

Tax history

• 2026$5,230 tax · $96,700 assessed
• 2025$5,166 tax · $96,700 assessed
• 2024$5,049 tax · $96,700 assessed
• 2023$5,019 tax · $96,700 assessed
• 2022$4,455 tax · $96,700 assessed
• 2021$4,392 tax · $96,700 assessed
• 2020$4,366 tax · $96,700 assessed
• 2018$4,108 tax · $96,700 assessed

Home value

$495,000

• Collateral Analytics$495,000
• Cotality$477,500
• Quantarium$498,700

Where it is