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$324,900
3 Beds ⋅ 2 Baths ⋅ B1695490 MLS
Welcome to this charming and beautifully maintained home in the Town of Amherst, perfectly situated within the Clarence Central School District. Offering 1,834 square feet of inviting living space, this residence features 3 spacious bedrooms, 1.5 bathrooms, and classic hardwood floors that add warmth and character throughout much of the home. The functional floor plan provides comfortable spaces for both everyday living and entertaining, with generously sized rooms filled with natural light. The kitchen flows seamlessly into the main dining area, creating an ideal setting for gathering with family and friends. A convenient 1-car attached garage and shed adds practicality and additional storage options. Step outside to enjoy the stamped concrete patio, a wonderful extension of the home’s living space and the perfect place for summer barbecues, morning coffee, or relaxing evenings. The partially fenced backyard offers a balance of privacy and open green space for recreation, pets, or gardening enthusiasts. Ideally located near shopping, restaurants, parks, and major conveniences, this home combines the tranquility of suburban living with easy access to everything Amherst has to offer. With its timeless hardwood floors and inviting outdoor spaces, this property presents a wonderful opportunity to make your next move into a place you’ll be proud to call home.

83 Berkley Road, Amherst
$1,375,000
5 Beds ⋅ 5 Baths ⋅ B1712997 MLS
21 Mayfair Lane is an architectural masterpiece created by world renowned architect E.B Green as his sons personal residence. Also known as "the Castle at Mayfair Lane", Green designed the home as a 17th Century Gothic Revival Castle to include a copper capped turret, drawbridge, and medieval arched entrance. The castle sits hidden behind Mayfair Lane, also designed by Green, to depict an Olde English Village, and includes its own gated entrance, attached heated 3 car garage, and salt water pool with very private grounds, nestled secretly in the heart of the Allentown Historic Preservation District. Built with Ashlar Stone and brick including a slate roof and copper accents while lion motifs, quatrefoil windows and mature landscaping further accent the structures majestic exterior presence. The spectacular two-story Great Room is the architectural centerpiece, anchored by a massive stone fireplace and surrounded by intricate woodwork, soaring windows and carved Gothic trusses reclaimed from a 17th-century abbey. A musician’s loft designed for a quartet overlooks the room, while a built-in koi pond and remarkable birdcages add layers of history and character. Beyond the 2nd floor Great Room, the first floor was designed to be lived in and includes an eat-in kitchen w/ pantry, half bath, laundry room, formal dining & family room w/ fireplace and garden access creating intimate spaces within the grandeur of the architecture. Four bedrooms and 2.5 baths occupy the second level, while the 3rd floor offers an additional guest bedroom and full bath. A finished basement provides even more usable space, even potential for an in-law suite. In total, the residence offers five bedrooms, three full and two half baths. All new boiler system, hot water tank, and plumbing. The rear patio and pool area includes all new concrete, awning, and hot tub. The property driveway is accessed through the Mayfair Lane covered garage completely insulated and not visible from the street. The Castle at Mayfair Lane is an extraordinary residence where architecture, craftsmanship and history have been assembled into a residence of truly unmatched distinction.

21 Mayfair Lane, Buffalo
$169,900
1 Beds ⋅ 1 Baths ⋅ B1712835 MLS
Incredible convenience in the heart of the Elmwood Village. This updated condo offers an easy, low-maintenance lifestyle within walking distance of shops, restaurants, everyday amenities, and the Buffalo Niagara Medical Campus. The surprisingly spacious living area is lined with windows, filling the space with natural light and offering great views overlooking Delaware Avenue. A connected modern kitchen features granite countertops, stainless steel appliances, and excellent functionality. Thoughtful storage throughout makes the most of the space, while additional conveniences include on-floor laundry, basement bike storage, and a fully enclosed garage, a welcome amenity during Buffalo winters. Head upstairs to the newly renovated rooftop patio, where residents can enjoy impressive city views, grilling, and outdoor entertaining. The rooftop space can also be reserved for private social events. HOA includes heat and electric, adding to the simplicity of condo living. Recent updates include newer flooring, custom bay window seating with table, garbage disposal, and HVAC units. Also available for rent on a one-year lease at $1,575/month with all utilities included. Showings begin at the Open House Saturday, September 12 from 11am–1pm. Some listing photos have been virtually staged. Let’s move.

849 Delaware Avenue Unit 305, Buffalo
$329,900
3 Beds ⋅ 2 Baths ⋅ B1713264 MLS
Welcome home to this newly renovated 3-bedroom, 2-full-bath home located on a private, wooded lot offering a peaceful setting and plenty of privacy. Inside, you'll find new flooring throughout and a beautifully updated oak staircase and railing that adds character to the home. The main living area features a wood-burning fireplace, creating a cozy gathering space, while the basement offers a wood-burning stove for additional warmth and comfort. Updated kitchen and bathrooms. Numerous important updates have already been completed, giving buyers peace of mind for years to come. Improvements include a 150-amp electrical service upgrade, a newer metal roof, and a new submersible well pump, waterline, and expansion tank backed by a transferable 5-year warranty. The home also features a new iron reduction system, along with new oil tank lines and filter for the boiler. With its combination of modern updates, functional living space, wood-burning features, and a private wooded setting, this home is ready for its next owner. Move-in ready and full of updates—come see all it has to offer!

9247 N Protection Road, Holland
$109,000
B1713164 MLS
Build your dream home on this beautiful 1.67-acre residential building lot at 7410 Milestrip Road in Orchard Park! Offering approximately 240 feet of road frontage and 335 feet of depth, this spacious, level parcel provides plenty of room to bring your vision to life. The property features a partially wooded setting, offering a great combination of privacy and open space, with public utilities available at the street including water, sanitary sewer, gas, electric, cable, and high-speed internet. Conveniently located near Route 219 for an easy commute throughout Western New York, while just minutes from the Village of Orchard Park, Chestnut Ridge Park, shopping, restaurants, Quaker Crossing, and Highmark Stadium. Located in the Orchard Park School District, this is a great opportunity to secure a sizable piece of land and build the home you’ve been waiting for.

7410 Milestrip Road, Orchard Park
$724,900
4 Beds ⋅ 3 Baths ⋅ B1712951 MLS
Welcome to 43 Bidwell Parkway, a beautifully updated 1902 Colonial Revival set along historic Bidwell Parkway in the heart of Buffalo’s Elmwood Village. Part of Buffalo’s renowned Olmsted Parkway system, this tree-lined setting provides an exceptional backdrop for a home rich in original character and thoughtful modern updates. Inside, gorgeous natural woodwork, original architectural details and three fireplaces—two gas and one wood-burning—bring warmth and character to the home’s gracious living spaces. The renovated kitchen offers modern function while complementing the home’s historic charm, and the bathrooms have also been beautifully updated. Upstairs, the primary bedroom opens to its own private balcony, while two additional bedrooms share a second balcony. The third floor offers exceptional flexibility with a fourth bedroom, full bathroom and bonus room- ideal for guests, a home office, playroom or private retreat. Outside, enjoy a fully fenced backyard complete with a hot tub. Modern improvements include mini-split cooling, a new three-zone boiler system, front yard sprinkler system and roof (2018) adding comfort and efficiency while preserving the character of this historic home. The location is truly part of what makes this home special. Step outside onto beautiful Bidwell Parkway and enjoy the Elmwood-Bidwell Farmers Market, neighborhood festivals and community events right along the Parkway. Walk or bike to Delaware Park and enjoy easy access to the Richardson Olmsted Campus, while Elmwood Avenue’s restaurants, cafés, locally owned shops and everyday conveniences are just around the corner. From summer mornings at the farmers market to walks beneath the Parkway’s tree canopy, this is an opportunity to experience the Elmwood Village lifestyle right outside your front door. Historic character, extensive updates and an extraordinary setting come together at 43 Bidwell Parkway. Delayed Negotations- Thursday 9.17 **ACCORDING TO THREE SIXTY VIEWS 2D FLOOR PLAN HOUSE MEASURES 3410 SQ FT.**

43 Bidwell Parkway, Buffalo
$399,000
6 Beds ⋅ 2 Baths ⋅ B1712929 MLS
Two parcels together totaling about 8,140 sq. ft of combined lot area per Realist. 28 California St. includes a spacious 2-unit residence with 3 bedrooms and 1 full bath in each unit. Numerous improvements have been completed, including remodeled kitchens and bathrooms, new windows, drywall and paint, electrical wiring and fixtures, laminate flooring, and a metal roof. Additional updates include painted basement walls, sistered structural joist and support jacks, an updated second-floor pantry, attic improvements with new floorboards, and refreshed porch areas. Fully fenced yard with shed and above-ground pool. The adjoining 30 California St parcel provides additional outdoor space.

28 California Street, Buffalo
$232,500
3 Beds ⋅ 1 Baths ⋅ B1713149 MLS
Bright, well maintained and thoughtfully updated, this Cheektowaga split-level offers a comfortable layout within the Depew School District. Newer carpeting extends throughout much of the home, while the expansive eat-in kitchen is distinguished by herringbone-patterned laminate flooring, abundant oak cabinetry and an impressive multi-door folding pantry system beside the refrigerator, providing exceptional storage. The elevated main living level creates an open, airy atmosphere and leads to three well-proportioned bedrooms. The updated full bath features tile flooring and an easy-care one-piece fiberglass tub and shower surround. On the lower level, a private laundry room is complemented by additional storage within an approximately four-foot-high crawl space. An attached one-car garage provides sheltered access for everyday arrivals, loading and unloading. Outside, an open rear porch overlooks the fully fenced backyard, where established flowering plants add seasonal color and create an inviting setting for outdoor enjoyment. Additional improvements include vinyl replacement windows throughout, a newer architectural roof, updated electrical panel, forced-air heating and whole-house central air conditioning. Conveniently positioned near neighborhood sidewalks and within a short drive of the shopping, dining and everyday services available along Transit Road, this appealing home combines efficient living space, valuable storage and meaningful updates in one complete package. Showings commence on Sep 11 at 4pm.

35 Autumnwood Drive, Cheektowaga
$235,000
3 Beds ⋅ 1 Baths ⋅ B1712763 MLS
Welcome to 99 Meadow Lane, a beautifully updated ranch offering easy first-floor living and a bright, move-in-ready interior. The spacious living and dining rooms are filled with natural light from oversized floor-to-ceiling windows and feature beautifully refinished hardwood floors, a decorative fireplace, built-in shelving, and a wall of mirrors that adds to the open feel of the space. There is plenty of room for comfortable everyday living along with a full dining area. The updated eat-in kitchen has a crisp, fresh look with bright white cabinetry, subway tile backsplash, luxury vinyl flooring, updated lighting, and plenty of cabinet space. A casual dining area provides another spot for morning coffee or everyday meals. Refinished hardwood floors continue into all bedrooms. The full bath retains some of the home's original mid-century character with its 1950s vanity and geometric tile. A versatile bonus room provides additional living space and could serve as a home office, sitting room, playroom, mudroom, or potential third bedroom. The bonus room leads to a rebuilt deck with a permanent awning overlooking the spacious, partially fenced yard with easy-care landscaping. The interior has been freshly painted throughout, and the updated light fixtures and door hardware give the home a clean, cohesive feel. The basement includes glass block windows, a separate room with a tiled floor, and plenty of additional storage space. Showings begin Friday 9/11 at 10am.

99 Meadow Lane, Tonawanda
$429,000
6 Beds ⋅ 2 Baths ⋅ B1713212 MLS
Exceptional two-family home on North Park Ave, just half a block from Hertel Ave and close to an abundance of amenities, including coffee shops, a movie theater, bars, restaurants, and local shopping. This well maintained double features three bedrooms and one bathroom in each unit, both with updated kitchens and bathrooms and beautiful hardwood floors. The first floor opens to an expansive living area complete with a faux fireplace and a front sitting room filled with natural light. The living area flows into the formal dining room and updated kitchen, featuring solid surface countertops and a full suite of stainless steel appliances. The updated bathroom offers a tile surround and marble top vanity. Three well sized bedrooms complete the first floor, including one with an extension featuring a sliding glass door leading to the backyard deck. The second floor features a spacious living area with a faux fireplace and access to a balcony overlooking the neighborhood. The formal dining room leads into an updated kitchen with granite countertops and a full suite of stainless steel appliances. The updated bathroom features a tile surround and marble-top vanity. Three well sized bedrooms complete the unit, including one with an extension providing additional closet space. A full basement, full attic, driveway, and rebuilt two car garage complete this perfectly maintained home. Updates include a new roof, new furnace (2018), new windows, new siding, new garage floor and garage doors (2019), refinished hardwood floors, new driveway (2020), and new hot water tank (2025).

65 N Park Avenue, Buffalo
$849,900
4 Beds ⋅ 4 Baths ⋅ B1712307 MLS
Experience contemporary architectural luxury in this West Coast–inspired masterpiece, perfectly sited on a private 1+ acre wooded lot just outside the iconic Village of East Aurora. Framed by scenic agricultural and equestrian views, this home pairs retreat-style privacy with seamless proximity to top-rated schools, shopping, dining, and major thoroughfares. Upon entering, beautiful blonde oak floors flow throughout the main living spaces into a soaring great room, where 25-foot ceilings and massive banks of windows flood the floor plan with natural light. The adjoining gourmet kitchen blends high-end contemporary design with warm traditional accents, featuring rich dark cabinetry, custom slatted-wood details, premium brass hardware, gourmet appliances, and a large center island. Just off the main living area, sliding glass doors lead out to an elevated, covered concrete patio that overlooks the secluded, wooded backyard and peaceful walking paths to the adjacent stream. The main-floor primary bedroom retreat is designed for relaxation, boasting vaulted ceilings, abundant natural light, a custom accent wall, and a spa-inspired ensuite bathroom. Inside the bathroom, rich porcelain tile surrounds an expansive open shower, a freestanding soaking tub, and a custom furniture-style dual vanity with brass fixtures. For maximum convenience, the primary bath connects directly to a generous walk-through closet and a dedicated first-floor mud/laundry room with tiled pet shower. Upstairs, two unique bedrooms showcase individual accent walls and a custom sliding barn door that opens to overlook the great room below. A beautifully-appointed, three-piece bathroom completes the second floor. The finished lower level offers an exceptional entertaining or work space complete with separate garage entrance, custom bar, feature lighting and plumbing fixtures, textural accents, and a private guest bedroom suite that is simply spectacular. Rounding out this remarkable property is an attached, heated 2.5-car garage with modern glass-paneled accent doors, along with an epoxy garage floor and lower level entrance. Offers will be reviewed upon receipt.

1542 Blakeley Road, Aurora
$119,900
3 Beds ⋅ 1 Baths ⋅ B1713122 MLS
Rare opportunity to build new in an established Lancaster neighborhood! Situated on an impressive .87-acre lot measuring approximately 73' x 497', this property offers the space and flexibility to create the home you've been looking for. The Town of Lancaster has confirmed the property as a Lot of Record, allowing for the construction of a new single-family home if the existing structure is removed. Based on the Town's calculations, a home of up to approximately 54' width may be possible, with 35' front and rear setbacks. Unlike starting with a completely undeveloped parcel, this cleared property already offers an existing driveway, detached two-car garage with electric, public water, sewer and electric connections. With nearly 500' depth, there's plenty of room to envision a beautiful new home along with an exceptionally spacious and private backyard. Bring your builder, your plans and your vision—this is a unique opportunity to build new while enjoying nearly an acre in a convenient, established location. Staircase not useable.

140 Wendel Street, Lancaster
$114,900
5 Beds ⋅ 1 Baths ⋅ B1712952 MLS
Welcome to this 5 bedroom 1 full bathroom single family well maintained house priced to sell. The lower portion has living-dining , new kitchen, three bedrooms and one full bathroom. The second floor has two generous size bedrooms. The house has newer roof and is ready to move with solid mechanics. The house has partial basement and nice backyard. Must see. For square footage please refer to floor plans.

157 15th Street, Buffalo
$349,900
3 Beds ⋅ 2 Baths ⋅ B1712942 MLS
Welcome to this beautifully maintained corner lot home, located in the Village of Hamburg close to shops, cafes, and restaurants. Updates include 2024- Furnace, water heater, 2 toilets and Kohler Awning fully covering the upper deck. 2025-Craftsman style front door, Triple pane, double hung, tinted windows in the lower bedroom/extra room and pool pump. Finished basement provides additional living space or a 4th bedroom with an on-suite half bath. Semi-finished additional walk-out basement provides laundry and storage Full bath has been updated with granite counters, surround tub, ceramic tile, vanity and mirror. The updated wood floored eat in Kitchen includes double hung ovens, built in gas cook top and a large 2-tiered granite island overlooking the spacious additional wood floored Family room, which boast cathedral ceilings with skylights, fan, sliding glass door and gas fireplace. 2 car garage provides convenience, plenty of additional storage and a workbench. Extra-large shed has cement floor and electric. Step outside and enjoy your backyard retreat with a 2- tier deck, Kohler awning and above ground pool. Plenty of space for Summer gatherings with a fully fenced yard to provide added privacy.

73 Chapel Glen Drive, Hamburg
$189,900
2 Beds ⋅ 2 Baths ⋅ B1712848 MLS
Move right in and enjoy easy townhouse living in a convenient Lancaster location near Como Park Blvd. & Penora! This well-maintained 2-bedroom, 1.5-bath home offers spacious rooms, fresh paint throughout and beautifully updated flooring in much of the home. The main level features a comfortable living room with plenty of natural light, a separate dining room perfect for entertaining, and a bright kitchen with white cabinetry, appliances and convenient access to the deck — a great spot for relaxing or enjoying summer evenings. Upstairs you’ll find two generously sized bedrooms, including an impressively spacious primary bedroom, along with a full bath. The full, dry basement provides excellent storage space and includes the washer and dryer. Outside, enjoy your own deck plus the convenience of a detached one-car garage. With fresh paint, some updated flooring and a neutral, well-cared-for interior, there’s little to do but unpack and make it your own. Conveniently located near shopping, restaurants and everyday amenities, this townhouse offers a great combination of space, affordability and low-maintenance living. OPEN HOUSE THIS SATURDAY - 9/19 FROM 11:00-1:00. OFFERS BEING REVIEWED AS RECEIVED!!

1789 Como Park #C Boulevard, Lancaster
$67,000
3 Beds ⋅ 1 Baths ⋅ B1713195 MLS

17 California Street, Buffalo
$1,448,900
4 Beds ⋅ 4 Baths ⋅ B1713177 MLS
Welcome to Woodland Hills — Clarence’s newest and most prestigious community. This exceptional newly designed model home is now available for sale, offering an unparalleled combination of luxury, comfort, and thoughtful design. This stunning residence is completely move-in ready and showcases an impressive array of high-end finishes and features. A spacious front porch welcomes you into a dramatic two-story foyer, setting the tone for the elegant yet inviting interiors. At the heart of the home, the gourmet kitchen features sleek soap stone countertops, copper sink and an expansive center island, and all appliances included. The kitchen flows seamlessly into the sun-filled family room creating a warm and connected living environment. Two sets of sliding doors with transom windows extend the living space outdoors to an impressive 23' x 13' covered rear porch — an ideal setting for relaxing and entertaining. Thoughtfully curated details continue throughout the home, including custom window treatments, extensive landscaping with a sprinkler system, a stylish wine bar, corner bookcases, and a private home office with built-ins. Additional highlights include a 9' basement, two-zone heating, and a convenient mudroom connecting directly to the three-car garage. The luxurious first-floor primary suite offers a private, spa-inspired retreat. Two walk-in closets provide exceptional storage, while the beautifully appointed primary bath features heated floors, dual sinks, a ceramic tile shower, soaking tub, private commode room, and spacious linen closet. Sliding doors from the suite provide direct access to the covered rear porch, creating an effortless connection between indoor and outdoor living. Upstairs, three additional bedrooms, two full baths, and a versatile loft provide generous space for family, guests, or additional living needs. From its exceptional outdoor living spaces to its sophisticated interior finishes, this home is a true standout in Woodland Hills and an extraordinary opportunity to own a luxury home in one of Clarence’s premier new communities. Open House: Monday–Wednesday and Saturday–Sunday, 1:00–5:00 PM. Taxes: TBD.

5211 Kandefer's Trail, Clarence
$230,000
2 Beds ⋅ 1 Baths ⋅ B1704871 MLS
Move-in ready and full of practical upgrades, this 2-bedroom, 1-bathroom home is a great option for anyone looking for low-maintenance living. The home features an addition that adds extra living space, along with updated windows throughout. Inside, you'll find generous room to spread out with a separate living room, family room, dining room, and a fully equipped kitchen. Outside, a 13-foot awning provides shade over the patio, and the 2.5-car garage with garage door opener adds even more convenience. Additional storage can be found with pull-down attic stairs. The basement is full and dry, offering great potential for storage or future finished space. This home has also been well cared for mechanically, with a sump pump equipped with battery backup, along with updated electrical featuring a 100-amp panel and generator hookup already in place. This is a solid, well-maintained home with updates that matter — come see it for yourself.

47 Warburton Place, Tonawanda
$346,900
3 Beds ⋅ 2 Baths ⋅ B1712452 MLS
Built in 1925, this Cape offers timeless character w/a fresh, inviting feel. A welcoming first impression begins w/colorful perennial landscaping and a brick walkway leading up to a charming front stoop, accented by shutters and planter boxes. Inside, a light and airy feel is layered w/classic charm – hardwood flooring, glass door knobs, antique-style lighting, sconces, built-ins, beadboard and shiplap details blended w/a neutral palette and warm gold-tone finishes. A roomy foyer offers a warm entryway, stepping up into a bright living room w/gas fireplace and plenty of natural light. The kitchen and dining space includes updated soft-close cabinetry w/new pulls and knobs, along w/a suite of updated appliances. A bright sunroom off the kitchen offers flex space for dining, a playroom or simply a spot to relax, while overlooking your fully fenced backyard w/sliding glass doors leading out to a large concrete patio. Rounding out the main level, a 1st bedroom offers flexibility as a great office space or guest room, and the remodeled full bath includes herringbone tile flooring, an updated vanity and a refinished bathtub w/tile surround. Upstairs, two bedrooms share a large landing, along w/an updated half bath. The generously sized primary bedroom features front-facing windows and bonus storage tucked into the eaves, while the second bedroom spans the rear of the house and includes plantation shutters, neutral carpeting and a deep closet. The basement provides versatile bonus space for everyday use or entertaining, w/LVP flooring, recessed lighting and a dry bar, plus separate laundry/utility area w/foam floor tiles and built-in storage. Solid mechanicals include an updated hot water tank, pex plumbing, 150-amp panel, and whole-house water softener and dechlorination system. Outside, a detached garage offers additional storage or parking, complemented by vinyl siding and architectural roof. Set on a well-manicured, tree-lined street near Cazenovia Park, this home offers a cozy neighborhood setting just minutes from major conveniences, w/low City of Buffalo taxes and a blend of classic charm and fresh, thoughtful touches. Showings begin 9/11 @ 12pm.

235 Potters Road, Buffalo
$439,900
4 Beds ⋅ 2 Baths ⋅ B1712773 MLS
Welcome to 99 Patton Place. Beautifully maintained inside & out, this brick & vinyl Cape Cod offers a surprisingly spacious interior with an open first floor and a flexible 4-bedroom, 2-full-bath layout. Great curb appeal begins with mature landscaping, a wide concrete driveway and a large covered front porch. Inside, hardwood floors carry through the bright main living area where a large picture window and brick gas fireplace add warmth & character. The kitchen is truly the heart of this home, with warm wood cabinetry, quartz counters, stainless steel appliances, tile backsplash and a large center island offering seating along with plenty of workspace & storage. The adjoining dining area is open to the kitchen, with sliding glass doors leading directly to the back deck and bringing in plenty of natural light. Two generously sized first-floor bedrooms and an updated full bath with double vanity, glass countertop & tiled tub/shower offer the option for a first-floor primary. Upstairs you’ll find 2 exceptionally spacious bedrooms, including a spacious primary bedroom option, along with an updated full bath with quartz vanity & walk-in shower. With bedrooms and a full bath on each level, the flexible floor plan works beautifully for a variety of living arrangements. Outside, the large composite deck is built around a mature tree and overlooks a deep, fully fenced yard with beautiful established landscaping, an additional patio area and a separately fenced dog run. The attached 2-car garage offers additional attic storage. A partially finished basement adds even more usable space with laminate flooring, a wet bar and plenty of storage. Located in the Williamsville School District, this wonderful home offers great space, a versatile floor plan and a beautifully maintained yard, all completely move-in ready! Showings begin Friday 9/11 at 10am

99 Patton Place, Amherst
$159,900
3 Beds ⋅ 1 Baths ⋅ B1712414 MLS
Welcome to the Shirley Ave neighborhood. This well-maintained property features newer flooring, a large porch, and a garage with plenty of space. This move-in-ready property offers a fresh, luxurious feel with new luxury vinyl flooring, new LED lighting, and a newer roof. The home features off-street parking and a nice backyard, with a detached garage providing excellent additional storage space. Conveniently located near Route 33, shopping, dining, schools, parks, and everyday amenities, this property combines comfort, style, and convenience in a highly desirable Buffalo location—a great opportunity for an owner-occupant or investor.

383 Shirley Ave Avenue, Buffalo
$159,900
4 Beds ⋅ 1 Baths ⋅ B1712485 MLS
Welcome to 565 E Amherst Street, Buffalo, NY 14215! This charming and well-maintained home is packed with value and potential. Featuring spacious living areas, 4 generously sized bedrooms, and a practical floor plan, this property offers comfort and flexibility for a variety of lifestyles. Enjoy the convenience of being just minutes from schools, ECMC Hospital, shopping, dining, parks, public transportation and major highways, making daily commuting and errands a breeze. Whether you're a first-time homebuyer, growing family, or savvy investor, this property presents an outstanding opportunity to build equity in a convenient Buffalo location. With its combination of space, affordability, and accessibility, this home is ready for its next owner to make it their own. Showings start immediately

565 E Amherst Street Unit S, Buffalo
$299,900
4 Beds ⋅ 2 Baths ⋅ B1713103 MLS
Fantastic investment or owner-occupant opportunity in the Amherst School District! This renovated upper/lower 2-unit offers 4 bedrooms, 2 full bathrooms, and 2,088 sq ft of living space. Both units feature updates including vinyl flooring, newer cabinetry, fresh paint, and more. The second-floor tenant recently moved out, making the upper unit easy to show and ready to be rented immediately or occupied by the new owner. The first-floor unit is currently rented for $1,200/month with potential for increased rent, while the second-floor unit was previously rented for $1,500/month. Additional features include a 2-car garage, full basement, 2 furnaces, 2 hot water tanks, and separate gas and electric meters. Ideally located near UB South Campus with convenient access to shopping, restaurants, public transportation, and the thruway. A great opportunity to add a renovated, income-producing property to your portfolio or owner occupy while collecting rental income. Offers, if any, will be reviewed as they are received.

272 Windermere Boulevard, Amherst
$75,000
4 Beds ⋅ 2 Baths ⋅ B1711570 MLS
407 Busti Ave provides a rare opportunity on Buffalo's Lower West Side, just steps from Ralph Wilson Jr Park—a world-class waterfront destination reshaping the neighborhood. This two-unit property pairs immediate cash flow with long-term upside. The lower unit is currently occupied and generating stable income. The upper unit is vacant and ready for renovation. While the property requires work throughout, strong bones and location upside make this an ideal value-add play in an emerging pocket of Buffalo.

407 Busti Avenue, Buffalo
$429,999
4 Beds ⋅ 3 Baths ⋅ B1712750 MLS
Welcome to this beautifully maintained and thoughtfully updated home in the Village of Hamburg! Featuring an impressive list of updates and custom touches, this home offers the perfect combination of comfort, character, and modern convenience. The home features a beautifully updated kitchen, renovated in 2021 and featuring custom-made kitchen cabinetry, quartz countertops, and 2021 kitchen appliances. The primary bathroom was updated in 2018 and the half bath in 2017. The additional full bathroom was updated in 2025. Enjoy year-round comfort with central air conditioning installed in June 2026, along with the peace of mind of a whole-house generator installed in 2020. A new deck and sliding door, both completed in 2025, create an inviting outdoor living space perfect for entertaining or relaxing. Outdoor amenities continue with a convenient outdoor shower, ideal after enjoying the yard or deck. With extensive updates throughout, custom finishes, and desirable outdoor amenities, this Village of Hamburg home is move-in ready and ready to welcome its next owners. Open house is Friday, September 11th 5PM-7PM and Saturday September 12th, 1PM-3PM. Offer due September 15th by 12PM. Sale is contingent upon the seller's home closing, currently scheduled for October 31.

64 Meadow Run, Hamburg
$99,000
4 Beds ⋅ 2 Baths ⋅ B1711195 MLS
Welcome to this brand-new manufactured home built in 2025 by Eagle River Homes. Offering 1,216 square feet of comfortable living space, this 76'x16' home features four bedrooms, two bathrooms, and a convenient laundry room. Located in a quiet community with an affordable lot rent of $435 per​​‌​​​​‌​‌​​​​‌‌​​‌‌​‌‌​​‌​​​‌​‌ month.

9170 Sheridan Drive Unit 38, Clarence
$49,900
B1713088 MLS
Hard to find building lot with view of Lake Erie, riparian rights to private beach accessed by Beach Drive. This lot also has access to Wanakah and Town of Hamburg beaches, and is close to prestigious Wanakah Country Club. This property is only about a 15-minute drive to downtown Buffalo. Public water and sewer are available, perfect lot to build your home. Many different building plans available.

5057 Lake Shore Road, Hamburg
$859,900
4 Beds ⋅ 3 Baths ⋅ B1713105 MLS
Lovely home in demand neighborhood within the Top Rated Williiamsville School District. Year 2000 addition to kitchen; new roof and gutters with gutter guards; new furnace and water tank; new pool heater ; hardwood floors; unfinished basement with 8' ceiling; deep 2 car garage capable of handling 3 cars with storage attic above; secluded back yard Square footage is actually 3305sq ft after kitchen addition.

194 Golden Pheasant Drive, Amherst
$239,900
4 Beds ⋅ 1 Baths ⋅ B1713106 MLS
Great traditional cape in a beautiful Tonawanda neighborhood! Moments away from Brighton Rd, making commute to anywhere a breeze. Incredibly picturesque, large, private fully fenced backyard for all of your outdoor activities and enjoyment. Solid concrete driveway. Large shed for ample outdoor storage. Everything in the home was freshened up to get ready for its new owners; new paint (2026), new floors (2026), some new light fixtures. Front door was replaced for added security. Eat in kitchen offers a ton of cupboard space, all appliances included, Cortex luxury vinyl waterproof floors, and a new ceiling fan! Large living room with 2 large bedrooms and a full bath on the first floor. Upstairs offers a great landing space with 2 more bedrooms, and a closet with hidden crawl space storage. The 4th bedroom could also be a great office, extra storage, closet space, or a play/hobby room. Clean big basement, could easily be finished to add more recreation or living space. All mechanicals have been professionally serviced and maintained regularly. New Lennox boiler (2025). This home is truly turn key and ready for you to just bring your belongings! Amazing opportunity in an amazing neighborhood!

244 Mcconkey Drive, Tonawanda
$159,900
3 Beds ⋅ 2 Baths ⋅ B1711492 MLS
Situated on a generous lot in a desirable Buffalo neighborhood, 553 Woodland Drive is a Cape Cod-style home offering strong potential for the right buyer. The property requires repairs and updates throughout, making it an ideal candidate for an investor looking for a renovation project or an owner-occupant eager to build custom equity. Located in a quiet, well-established area with easy access to local parks, dining, and neighborhood amenities, this home provides a solid foundation and a prime location for your next improvement project.

553 Woodland Drive, Tonawanda