orleans County Homes under $400,000

orleans County Homes under $400,000

Welcome to Orleans County, New York—a hidden gem nestled in the heart of the Finger Lakes region, where natural beauty meets small-town charm. This picturesque county is known for its stunning landscapes, vibrant communities, and an abundance of recreational opportunities. With its rolling hills, serene lakes, and lush vineyards, Orleans County offers a peaceful retreat for those seeking a slower pace of life while still being within reach of urban amenities.

For homebuyers looking for affordability without sacrificing quality of life, Orleans County has a delightful selection of homes available for under $400,000. Whether you’re a first-time buyer, a growing family, or looking to downsize, this area boasts a variety of options to fit your needs. From cozy bungalows and charming cottages to spacious family homes, there’s something for everyone here.

Imagine waking up to the gentle sounds of nature, sipping your morning coffee on a sunlit porch, and spending weekends exploring local parks or hiking trails. The community spirit in Orleans County is palpable, with friendly neighbors and local events that bring residents together. Plus, with easy access to nearby attractions such as wineries, farmers markets, and historic sites, you’ll never run out of things to do.

Investing in a home in Orleans County is not just about finding a place to live; it’s about embracing a lifestyle rich in culture, community, and connection to nature. Discover your dream home today and start your journey in this enchanting corner of New York!

Newest orleans County Homes under $400,000

37 Delton Street, Tonawanda
$189,900
2 Beds ⋅ 3 Baths ⋅ B1725596 MLS
37 Delton St. is a 2 bedroom home situated on a 70 x 125 lot [8,762 sq. ft. or approximately 0.2 acres]. This home offers a blend of classic character as well as cozy comfort, featuring a gas fireplace for those cold winter nights. Enjoy your summers on the covered patio. Garage has a loft for storage; basement has glass block windows and a sump pump. The close proximity to the Youngman Expressway [290] makes this an incredibly convenient location, close to schools, parks, dining, shopping, and the scenic Niagara River. Don't miss out on this opportunity to plant your roots in this community! See all the potential this home has to offer!

37 Delton Street, Tonawanda
434 Grover Cleveland Highway, Amherst
$199,900
3 Beds ⋅ 1 Baths ⋅ B1725623 MLS
Welcome to 434 Grover Cleveland Highway! Charming curb appeal welcomes you to this three-bedroom home situated on a spacious lot. Two first-floor bedrooms and a full bathroom offer a convenient layout, while the large upstairs bedroom features hardwood floors, built-in storage, and additional storage tucked into two crawl spaces. The large living room is attached to a foyer with hall closet. The bathroom was renovated approximately 10 years ago, including plumbing and electrical updates. The basement offers a workroom, laundry hookups, and a root cellar, providing space for projects and storage. A one-car garage adds everyday convenience, and the generous yard offers room to garden, entertain, or relax outdoors. This home is ready for its new owner to make it their own!

434 Grover Cleveland Highway, Amherst
53 Union Street, Westfield
$99,900
3 Beds ⋅ 1 Baths ⋅ R1725054 MLS
Charming 3-bedroom, 1-bath two-story home offering 1,220 sq ft of comfortable living space. Set back from the road on a shared driveway, this property provides a sense of privacy while remaining close to village conveniences. Exterior features include vinyl siding and a back deck perfect for outdoor relaxation. Inside, the home offers a nice, well-appointed kitchen that opens to a combined dining and living room area, creating a spacious and inviting layout. A laundry hookup is conveniently located off the kitchen, adding everyday practicality. This property is an excellent opportunity for a first-time homebuyer or an investor looking to add a solid rental to their portfolio. With its functional layout and desirable location, 53 Union Street is ready for its next owner.

53 Union Street, Westfield
275 Choate Ave, Buffalo
$219,900
4 Beds ⋅ 2 Baths ⋅ B1725301 MLS
Welcome to 275 Choate – A Charming early-20th-century home offering timeless character with 4 Bedrooms and 1 ½ Baths . This inviting home features a cozy enclosed front porch that welcomes you into the spacious Living Room w/lots of beautiful, natural woodwork, lead glass windows and an artificial fireplace. The large Dining Room features an oversized windowseat with lots of space for entertaining. Kitchen has walk-in pantry, Stainless Steel Refrigerator, Gas Stove and Dishwasher all in 2021 are included. Convenient 1st floor Bedroom could also be a Playroom or Office. Three good sized Bedrooms on the 2nd floor. The Primary has a Cedar Closet. The Children's Bedrooms are adorably decorated all with deep closets. Updated ½ bathroom on the 2nd floor. An Updated Rear Entryway has lots of room for a shoe and coat area. Full Basement has glass block windows w/front loading washer & dryer included. Fully fenced yard w/ garage & Playset that can be included. Electric Updated 2026, HWT 2023, Roof 2018, most windows new in 2026 & 2018. Four window A/C's can be included or you can add central A/C. The three TV's are also included. This is a rare opportunity to own a home that combines classic character with everyday comfort! Low Taxes! Showings start immediately with negotiations starting 11/5

275 Choate Ave, Buffalo
66 Evergreen Drive, Tonawanda
$249,900
3 Beds ⋅ 1 Baths ⋅ B1725793 MLS
Classic mid-century character and beautiful modern updates come together in this inviting Green Acres ranch in the Town of Tonawanda! From its expansive front windows to its thoughtfully refreshed interior, this home offers bright, comfortable spaces and an easy-flowing layout. Natural light pours into the spacious living and dining room combination, highlighting beautiful hardwood floors and creating a welcoming setting for gatherings, holiday dinners, or quiet evenings at home. At the heart of the home, the brand-new kitchen showcases crisp white shaker cabinetry and new stainless steel appliances, offering a timeless look that complements the home’s original charm. The open-concept living and dining area keeps everyone connected while providing flexibility for furniture placement and entertaining. Three generously sized bedrooms feature ample closet space and room to accommodate a home office or guest room. A freshly painted basement adds valuable space for storage, hobbies, and organization. Step outside to a beautifully manicured, fully fenced backyard with plenty of space for gardening, outdoor activities, or simply enjoying the fresh air. The covered rear patio extends your living space outdoors—perfect for sipping morning coffee, hosting a summer meal, or unwinding at the end of the day. Set in an established neighborhood with convenient access to shopping, dining, parks, and everyday amenities, this beautifully refreshed ranch combines mid-century appeal with the comfort of single-level living!

66 Evergreen Drive, Tonawanda
1011 19th Street, Niagara Falls
$80,000
3 Beds ⋅ 2 Baths ⋅ B1724640 MLS
Beautifully and tastefully updated 3-bedroom, 2-bath single-family home in the heart of Niagara Falls! The current owners have taken care of the big-ticket items, including a solid boiler and upgraded lines, so you can move in. Inside, vinyl and luxury vinyl tile run throughout for easy, low-maintenance living. Character shines with a striking built-in ornate bookshelf, a charming detail you won't find in most homes at this price. The layout offers a comfortable living room, a separate dining room, and an eat-in kitchen, plus room to grow, expand, and make the home your own. Step out to the outdoor sunroom to relax and enjoy the seasons. An on-site garage adds storage and convenience. Very affordably priced, this home may cost you less each month than renting. Opportunities made for you ! Equal Housing Opportunity!

1011 19th Street, Niagara Falls
5 Candy Lane, Orchard Park
$240,000
4 Beds ⋅ 2 Baths ⋅ B1725627 MLS
Discover the potential of this solid Cape Cod-style home on a quiet street in the beautiful town of Orchard Park. Offering the flexibility to live comfortably as a ranch, the home features thoughtful updates; roof, furnace, hwt, and a generator while providing an opportunity to add your own style through needed cosmetic improvements. Enjoy a convenient location close to shopping, the Village of Orchard Park, skiing, and Buffalo Bills football, all within a highly regarded school district. House is sold as is, seller is in no position to do any repairs should one arise. Don't miss the opportunity to make this home your own. Home is sold "as is" as the seller is in no position to make any repairs should it be needed. Offers will be reviewed as they come in and seller reserves the right to set and offer due date if needed. Open house Sat Oct 31st 11-1pm

5 Candy Lane, Orchard Park
18 Bickford Avenue, Buffalo
$129,900
4 Beds ⋅ 1 Baths ⋅ B1722761 MLS
Welcome to 18 Bickford Ave! A fantastic opportunity for first-time homebuyers, owner-occupants, or investors looking to expand their portfolio! This spacious 4-bedroom, 1-bath single-family home offers a functional layout with plenty of potential. Step inside to find a comfortable living room and dining room combination, providing a welcoming space for everyday living and entertaining. The second floor features four generously sized bedrooms with newly installed carpeting, adding a fresh touch throughout. Additional highlights include solid mechanical systems, a full basement offering ample storage space, and a maintenance-friendly vinyl exterior. Step outside to enjoy a small rear deck, perfect for relaxing, along with a backyard shed providing additional storage for tools and outdoor equipment. Conveniently located near public transportation, shopping, dining, schools, and other neighborhood amenities. Whether you’re searching for the perfect starter home to make your own or an investment property with rental income potential, 18 Bickford Ave offers versatility and opportunity. Bring your vision and make this property yours!

18 Bickford Avenue, Buffalo
4048 Schintzius Road, Eden
$389,900
4 Beds ⋅ 2 Baths ⋅ B1724718 MLS
Welcome to this wonderful home in Eden, set on a beautiful 1.3-acre lot with plenty of room to enjoy the outdoors! This property offers a great combination of comfort, convenience, and valuable updates. Relax and unwind in the inviting sunroom, enjoy the comfort of central air conditioning, and take advantage of the additional storage space provided by the outdoor shed. Also has a covered large front porch. Recent updates include a 2023 water heater, newer gutters, and a newer sump pump. The septic system was pumped in 2025, providing added peace of mind. All appliances are included, Stove, dishwasher, washing machine all 2025, and the refrigerator is 2011 making this home ready for its next owner to move in and make it their own. If you're looking for a home with space to spread out, a relaxing sunroom, and important updates already completed, this Eden property is a must-see!

4048 Schintzius Road, Eden
132 Madison Avenue, Lackawanna
$149,900
3 Beds ⋅ 1 Baths ⋅ B1725775 MLS
Welcome to 132 Madison Avenue in historic Bethlehem Park! This 3 bedroom, 1 bath home has good bones throughout and is ready for you to move right in - just bring your paint colors, not your contractor. The big-ticket items are already taken care of: the mechanicals are in great condition, and the sewer line was replaced in 2014, giving you peace of mind from day one. At this price point, it's a fantastic opportunity for first-time buyers, downsizers, or investors looking for a solid property in a convenient location. And location is where this one really shines. Stroll to The Mulberry Italian Ristorante, a beloved local favorite. About 6 minutes away you'll find Tifft Nature Preserve and the revitalized Buffalo Harbor State Park, with its splash pad, accessible playground, bike park, and Lake Erie shoreline, plus quick access to the new Outer Harbor concert venue. Cyclists can hop on the Outer Harbor bike path nearby and ride to the Queen City Bike Ferry for a quick crossing to Canalside. Commuting is a breeze, too. With Route 5 and Furman Boulevard right there, downtown Buffalo is about 10 minutes away, and you've got easy access south to Hamburg and the Southtowns. Whether it's waterfront summers, Canalside events, or a quick trip into the city, everything Buffalo has to offer is right at your doorstep. Don't miss this one!

132 Madison Avenue, Lackawanna
208 Northcrest Avenue, Cheektowaga
$149,900
2 Beds ⋅ 1 Baths ⋅ B1725746 MLS
Charming Cheektowaga Ranch in Maryvale School District — Exceptional Value & Move-In Ready! This delightful 2-bedroom ranch is situated in Cheektowaga within the highly desirable, Maryvale School District with same owner for 20 years! Exceptionally rare in today's market, this home offers incredible entry-level pricing paired with major peace of mind thanks to significant modern updates. Location!: Enjoy an ultimate, ultra-convenient spot just minutes to the Buffalo Niagara International Airport, Wegmans on Dick Road, and the Walden Galleria Mall. Plus, you have a quick, easy commute everywhere—whether heading to a coveted Buffalo downtown restaurant, hitting the lakefront, or taking a short drive to the historic and bustling East Aurora Village. Step inside to a functional, easy-living layout featuring a welcoming front coat closet, a convenient hall linen closet, and a bright living space. At the back of the home, a versatile 100 sq. ft. unfinished mudroom and dining combo which provides direct,effortless access out to the FULLY FENCED backyard—ideal for relaxing, entertaining, kids, or pets. The kitchen is equipped with a brand-new refrigerator and a handy pantry cabinet located in the unfinished back room is included. Stackable washer/dryer and stove/oven also included. Major big-ticket items have already been addressed for you: a complete refresh in 2016 includes the furnace, central AC, windows, and main entry door (with a brand-new front storm door just installed!). Plus, the entire home was completely repiped with PEX in 2019, a new toilet was added in 2022, and a fresh bathroom vanity was recently updated. While there is no basement, this home features a phenomenal stand-up attic (almost 6 ft @center) with pull-down stairs offering incredible storage space. Additional highlights include a 1.5-car detached garage and first-floor laundry. With only a handful of homes having sold in the Maryvale district for $160,000 or less over the past year, this gem priced at $149,900 represents an unmatched opportunity. Showings and offers entertained immediately. OPEN HOUSES Sat Oct 31st (on Halloween) @ 12-2pm and Tues Nov 3rd @4-6pm.

208 Northcrest Avenue, Cheektowaga
7453 Lincoln Avenue Extension, Lockport Town
$175,000
3 Beds ⋅ 1 Baths ⋅ B1725271 MLS
Check out this 3 bed 1 bath home located in Lockport NY. This property features large living room, first floor bedroom, 2 upstairs bedrooms and dining room that can also be used for additional living space. Outdoors find a 2-car garage and large double lot perfect for your outdoor needs.This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. Additional parcel Tax ID 292600-124-002-0001-031-000(7451 Lincoln). Directions:

7453 Lincoln Avenue Extension, Lockport Town
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