22 Franklin Drive, Evans, NY 14006

• 4 beds |
• 2 baths |
• 1,704 sqft

Property Description

Welcome to 22 Franklin Drive in Angola! This spacious 1,704 sq ft vinyl sided ranch offers 4 bedrooms, 1.5 bathrooms, and an incredible blend of comfort, functionality, and outdoor living. The heart of the home is the expansive kitchen, complete with a large center island featuring a built in gas cooktop, farmhouse sink, breakfast bar, two pantries, abundant cabinetry, and generous counter space. The oversized living room features a cozy gas fireplace and newer bay window, flowing seamlessly into the formal dining room, creating the perfect space for entertaining. Beautiful hardwood floors, central air, and ceiling fans throughout add to the home's charm. The partially finished basement provides exceptional bonus space with a recreation room, dedicated workshop featuring a workbench and pegboard wall, glass block windows, a backup battery sump pump (2018), newer hot water tank (2021), newer furnace (2024), and a laundry area. Step outside to enjoy everything this property has to offer. The attached two car garage features overhead loft storage, while the concrete driveway provides parking for up to six vehicles. A 12 x 16 saltbox shed with electricity and loft storage offers even more versatility. Relax year round in the enclosed 18 x 8 patio with shiplap walls, a tongue and groove vaulted ceiling, and two ceiling fans. Just beyond, the newly built pavilion houses a stunning 7 x 7 hot tub with waterfall and lighting, creating your own private backyard retreat. A large backyard, whole house water softener system, and a roof installed in 2020 complete this exceptional property. Don't miss your opportunity to own this move in ready ranch that offers space, storage, and outstanding indoor and outdoor amenities in the Village of Angola. Showings begin Friday, July 10th.

Listing Status:

Active

Date Added:

July 6, 2026

Data Last Updated:

July 7, 2026 at 3:17PM

Listing Office:

Keller Williams Realty WNY : 716-832-3300

Listing Agent:

Dalton Reynolds : 716-352-8679

MLS ID:

B1695983

Interior

• General: Ceiling Fan(s)Separate/Formal Dining RoomEntrance FoyerKitchen IslandWalk-In PantryMain Level Primary
• Appliances: DishwasherGas OvenGas RangeGas Water HeaterRefrigerator
• Laundry: In Basement
• Basement: FullPartially Finished
• Flooring: VariesVinyl
• A/C: Central Air
• Heating: Gas
• Fireplace: FireplaceFireplaces: 1

Exterior

• General: Concrete Driveway
• Style: Ranch
• Other Structures: PorchCovered
• Parking: AttachedGarage

Construction

• Roofing: Shingle
• General: Aluminum SidingVinyl Siding1Poured

Location

• Road/Access: City Street
• Originating MLS: NYS_B
• School District: Lake Shore (Evans-Brant)
• County: Erie

Lot

• Zoning: 144401-235-150-0001-026-000

Utilities

• Utilities: Sewer ConnectedWater ConnectedCircuit Breakers
• Water: ConnectedPublic
• Sewer: Connected

Financial

• Source: NYS_B