Ann Croakman

Responds Quickly

Arcade NY

Howard Hanna WNY Inc.

139 Closed Sales

$24.6M Total Value

$38.5K - $980K Price Range

$176.8K Average Price

Prior 5 years

About Ann

Selling or Purchasing a home is a huge decision to make and can be overwhelming. Finding a Realtor to ensure the process is solid and smooth is the best way to alleviate that unnecessary stress. Being proactive has been a huge part of my success to becoming a Top Sales Agent in the area. Having been a Realtor since 2003, I can assure you that you will have a great and memorable experience. With a flexible schedule, I can be readily available to meet your needs. If you would like to work with an experienced and trusting Realtor that will be in close contact with you throughout your process please do not hesitate to call me today.

Home Types: Manufactured, Lot/Land, House, MultiFamily, Commercial

Years of Experience: 23

Transaction History

1 Year
2 Year
5 Year

Seller Deals
Total Deals	16
Total Value	$3,253,600
Average Sale Price	$203,350
Price Range	$16K - $980K

Buyer Deals
Total Deals	15
Total Value	$2,987,900
Average Sale Price	$199,193
Price Range	$75K - $628K

1 Year View by Quarter

Seller Deals
Total Deals	31
Total Value	$5,568,850
Average Sale Price	$179,640
Price Range	$16K - $980K

Buyer Deals
Total Deals	24
Total Value	$4,833,300
Average Sale Price	$201,388
Price Range	$40K - $795K

2 Year View by Quarter

Seller Deals
Total Deals	80
Total Value	$13,453,050
Average Sale Price	$168,163
Price Range	$15K - $980K

Buyer Deals
Total Deals	59
Total Value	$11,124,800
Average Sale Price	$188,556
Price Range	$13K - $795K

5 Year View

Neighborhoods Ann is Experienced In

Arcade

34 Sales
Freedom

15 Sales
Yorkshire

9 Sales
Sardinia

8 Sales
Machias

5 Sales
Java

5 Sales

Ann's Recent Active Listings

$38,000
- Land
- 7 Acres
- $5,672 per Acre
0 Dunham Rd

Unit B1685016

Orangeville, NY
This 6.67-acre wooded parcel offers a great opportunity for a hunting retreat, recreational getaway, or land investment. Surrounded by nature, the property provides privacy and plenty of outdoor enjoyment. No road frontage - the parcel is 339 ft. x 844 ft. Per the deed, there is a 25-foot permanent right-of-way for vehicular and pedestrian access. Conveniently located in beautiful Wyoming County,

Ann Croakman Howard Hanna WNY Inc.

$80,000
- Land
- 9 Acres
- $9,412 per Acre
6320 Vl Stinson Rd

Arcade, NY
A wonderful opportunity to build your dream home or create your own private recreational getaway. The approximate 8.5-acre parcel will offer 200 feet of road frontage and extend approximately 1,867 feet deep to the rear property line. The lot will be subdivided from a larger parcel, offering a beautiful setting with plenty of room to enjoy country living, outdoor activities, or future development

Ann Croakman Howard Hanna WNY Inc.

$90,000
- 3 Beds
- 2 Baths
- 1,568 Sq Ft
7930 New York 16

Franklinville, NY
Move-in ready and well maintained, this spacious 1,568 sq. ft. doublewide (28x56) offers a bright, open floor plan with 3 bedrooms and 2 full baths. The eat-in kitchen features an island with a step-up bar, abundant cabinetry and counter space, and includes a gas stove, refrigerator, and dishwasher. Enjoy both a breakfast area and a separate dining space situated on both sides of the kitchen,

Ann Croakman Howard Hanna WNY Inc.

$350,000
- Land
- 43 Acres
- $8,098 per Acre
6320 Stinson Rd

Arcade, NY
Versatile vacant land offering 43+ acres with a 23x30 two-story barn, ideal for building, recreation, or hunting. The property features a blend of open fields and wooded areas, providing both usability and privacy. A gravel driveway leads to the barn, which includes an overhead door, side entry door, and 200-amp electric service with underground utilities already in place. A great opportunity to

Ann Croakman Howard Hanna WNY Inc.

$85,000
- Land
- 5 Acres
- $17,000 per Acre
5338 Bryant Hill Rd

Ellicottville, NY
Are you looking for a 5-acre building lot just minutes from the Village of Ellicottville? This newly created parcel is being split from a larger tract, with additional acreage available if desired. The lot will offer approximately 250 feet of road frontage, and the seller is open to negotiating a deeper lot for buyers seeking more space. Taxes to be determined after closing. A great opportunity

Ann Croakman Howard Hanna WNY Inc.

$118,000
- Land
- 20 Acres
- $5,960 per Acre
0 VL Stinson Rd

Arcade, NY
Great opportunity to own 19.8 country acres with road frontage on both Stinson Road and Reed Road. This property offers a wonderful potential building site and plenty of space to enjoy nature, recreation, or future development. The land would benefit from some brush clearing, while existing mowed paths provide easy access throughout the property. Whether you are looking to build your dream home,

Ann Croakman Howard Hanna WNY Inc.

$45,000
- Land
- 3.12 Acres
- $14,423 per Acre
2574 Clark Rd

Arcade, NY
Tucked away in a scenic setting, this 3.12-acre property offers a great mix of relaxation and outdoor opportunity. The existing garage is equipped with electric service and a propane heater, making it a comfortable base for weekend stays or seasonal use. A patio area provides space to unwind, while a small brook adds to the charm—perfect for cooling off or enjoying nature. With both 30-amp and

Ann Croakman Howard Hanna WNY Inc.

$330,000
- 3 Beds
- 2 Baths
- 1,600 Sq Ft
8983 Center St

Holland, NY
Spacious ranch home set on 5 acres, tucked back from the road for added privacy. The open kitchen and dining area features a custom-built, movable island with ample cabinetry for extra storage. Included appliances are the gas range, dishwasher. The formal dining room was formerly the original living room, offering flexible use of space. The primary bedroom includes a full bath with a stand-up

Ann Croakman Howard Hanna WNY Inc.

$449,000
- 2 Beds
- 2 Baths
- 1,500 Sq Ft
6451 Java Lake Rd

Arcade, NY
Modern Country Retreat on 7.71 acres built in 2025! Discover paradise in this pristine, single-story home, constructed in 2025 and nestled on nearly 8 acres of serene, wooded land in Arcade. With 1,500 sq ft of thoughtfully designed living space, this efficient yet spacious home offers the perfect blend of modern comfort and rural charm. Step onto the expansive wrap-around porch—covered for

Ann Croakman Howard Hanna WNY Inc.

Recently Sold

$70,000

Sold May 25, 2026
- 3 Beds
- 2 Baths
- 1,216 Sq Ft
57 Southview Dr

Arcade, NY
- 17% Above List
- $58/SF
- 10 Days On Market
Ann Croakman Howard Hanna WNY Inc.

$184,000

Sold May 11, 2026
- 3 Beds
- 1 Bath
- 912 Sq Ft
4 Glenwood Dr

Arcade, NY
- 5% Above List
- $202/SF
- 9 Days On Market
- Current Est. Value $175K
Ann Croakman Howard Hanna WNY Inc.

$70,000

Sold May 1, 2026
- 2 Beds
- 1 Bath
- 1,332 Sq Ft
9703 Findlay Rd

Farmersville Station, NY
- 44% Below List
- $53/SF
- 93 Days On Market
- Current Est. Value $101K
Ann Croakman Howard Hanna WNY Inc.

$315,000

Sold May 1, 2026
- 4 Beds
- 2 Baths
- 2,960 Sq Ft
10473 Handcock Rd

Fillmore, NY
- 6% Below List
- $106/SF
- 158 Days On Market
- Current Est. Value $316K
Ann Croakman Howard Hanna WNY Inc.

$65,000

Sold Mar 18, 2026
- 3 Beds
- 1.5 Baths
- 1,400 Sq Ft
4598 E Becker Rd

Collins, NY
- 48% Below List
- $46/SF
- 138 Days On Market
Ann Croakman Howard Hanna WNY Inc.

$225,000

Sold Feb 17, 2026
- 2 Beds
- 1 Bath
- 660 Sq Ft
1291 Bullis Rd

Elma, NY
- 18% Below List
- $341/SF
- 37 Days On Market
- Current Est. Value $225K
Ann Croakman Howard Hanna WNY Inc.

$980,000

Sold Feb 5, 2026
- 3 Beds
- 3.5 Baths
- 3,895 Sq Ft
893 Minkel Rd

Strykersville, NY
- $252/SF
- 20 Days On Market
- Current Est. Value $947K
Ann Croakman Howard Hanna WNY Inc.

$512,500

Sold Dec 4, 2025
- 7 Beds
- 2 Baths
- 2,160 Sq Ft
8467 Ballard Rd

Fillmore, NY
- 11% Below List
- $237/SF
- 33 Days On Market
- Current Est. Value $477K
Ann Croakman Howard Hanna WNY Inc.

$22,000

Sold Dec 4, 2025
- Land
- 1.01 Acre Lot
0 VL Blooming Hill Drive Lot 7 31

Freedom, NY
- 12% Below List
- 84 Days On Market
Ann Croakman Howard Hanna WNY Inc.

Awards and Designations

NAR - National Association of Realtors
GRI - Graduate REALTOR Institute

Other Experience

Distressed Properties, First Time Home Buyers, Investments, Luxury Homes, Military Families, Senior Communities, Veteran Programs

Agent License: New York 30CR0979393

Ann Croakman

(716) 403-3244

Responds Quickly

(716) 403-3244

Homes for Sale by City

Ann Croakman

About Ann

Transaction History

Seller Deals

Buyer Deals

Production Over Time

1 Year View by Quarter

Seller Deals

Buyer Deals

Production Over Time

2 Year View by Quarter

Seller Deals

Buyer Deals

Production Over Time

5 Year View

Neighborhoods Ann is Experienced In

Ann's Listings and Deals

Ann's Recent Active Listings

Recently Sold

Awards and Designations

Other Experience