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$554,900
B1695408 MLS
A landmark of Buffalo architecture, this extraordinary 1894 French Château presents a once-in-a-generation opportunity to own one of the city’s most thoughtfully preserved historic mixed-use estates. Designed by F.H. Loverin as the photography studio and residence of prominent photographer E.F. Hall and later home to renowned portrait photographer Howard Beach, this noteworthy property seamlessly blends architectural grandeur, rich history, and modern versatility. Built of solid brick with striking turrets and timeless Château design, this home is a true masterpiece. Inside, remarkable craftsmanship has been meticulously preserved including professionally restored Moorish wall and ceiling paintings, beautifully restored oak woodwork, inlaid hardwood floors, ornate fireplaces, original 1894 light fixtures, and restored leaded glass windows which together create an atmosphere unlike any other. Extensive restoration and mechanical updates have been thoughtfully completed while honoring the home’s historic integrity. Full list of completed improvements and restoration work is available in attached documents along with floor plans. Originally conceived as a live/work residence, this property offers exceptional flexibility. Owner-occupy one residence while leasing the other, explore short-term rental opportunities, establish professional offices/boutique commercial space, or transform the property into one of Buffalo’s most spectacular single-family residences. Perfectly positioned just off Delaware Avenue in the heart of Allentown, you’ll enjoy walkability to some of Buffalo’s finest restaurants, cafés, boutiques, galleries, and cultural attractions. A charming private courtyard provides an intimate outdoor retreat, completing this truly exceptional offering. (Also listed as multi-family B1695402) History cannot be recreated. It can only be preserved.

467 Virginia Street, Buffalo
$599,900
3 Beds ⋅ 2 Baths ⋅ B1696073 MLS
Build the home of your dreams with the popular Wakefield ranch by Natale Builders! This thoughtfully designed floor plan offers 1,648 sq. ft. of modern, single-level living with 2–3 bedrooms, 2 full baths, and a 2-car garage. Step into a bright and welcoming foyer that opens to an expansive, airy layout. Just off the entry are two versatile rooms—perfect for guest bedrooms, a home office, or hobby spaces. The rear of the home showcases an impressive great room, a spacious dinette, and a stunning designer kitchen featuring a large island ideal for cooking, gathering, and entertaining. Conveniently located off the dinette, the mudroom and laundry room offer easy access to the luxurious primary suite. The primary suite includes a generous walk-in closet and a private ensuite bath with double sinks. Work with Natale’s professional design team to personalize every detail and create a home that perfectly fits your lifestyle. This is a TO-BE-BUILT home on vacant land—start designing your brand new home today!

315 Bellingham Drive, Amherst
$449,900
3 Beds ⋅ 3 Baths ⋅ B1696052 MLS
193 E Main St redefines the phrase “leave no stone unturned.” This remarkable passion project gave the current owners the creative freedom to modernize the home with the feel of new construction while preserving the character and charm that make the Village of Hamburg so desirable. As you step through the enclosed front porch, you’re immediately welcomed by the expansive layout traditional to homes of this era. The oversized family room offers endless possibilities for entertaining, or creating the ultimate media space. Continuing through the home, you’ll pass a beautifully updated half bath before entering the fully renovated kitchen featuring custom-built Amish cabinetry paired with Saman solid wood butcher block countertops with live-edge accents. The formal dining room flows seamlessly into a sitting room, office, or flex space tailored to your needs. Walking up the freshly carpeted staircase, the second floor offers 3 bedrooms, 2 full bathrooms, and the convenience of second-floor laundry. The primary suite features a walk-in closet and a beautifully finished en-suite bath complete with a Kohler walk-in shower and other high end finishes. Another standout feature is the second-floor laundry area connected to the additional full bath, along with a bonus room overlooking the backyard and newly constructed 2.5-car garage with underground ran electric, gas, and water allowing you to use this garage for all your projects. Outside, you’ll appreciate the brand-new turnaround driveway and a backyard designed to feel like a private escape. Major updates include: 2 new furnaces and central air units, tankless hot water system, refinished hardwood floors throughout, new plumbing and electrical systems, new siding, windows, roof and gutters, and a new driveway! Take a look at the floor plans at the very end! Offers are to be reviewed as they come in. Open house Sunday 07/12 1pm-3pm

193 E Main Street, Hamburg
$178,900
6 Beds ⋅ 3 Baths ⋅ B1695927 MLS
Opportunity awaits with this spacious, income producing two family home! Whether you're looking to expand your investment portfolio or occupy one unit while generating rental income from the other, this property offers outstanding potential. Each unit features 3 bedrooms with generous living spaces and formal dining rooms, providing plenty of room for large families. The lower unit offers 2 full bathrooms, a bright front sitting room that makes an ideal home office or reading nook, new kitchen flooring, and hardwood floors hidden beneath the carpeting. The upper unit includes 1 full bathroom, newer kitchen flooring, walk-in pantry and an equally spacious layout. Both apartments are move-in ready with just a few finishing touches to truly make them shine. Additional highlights include separate utilities, laundry hook ups in the basement, a walk up attic for additional storage, 2 year old roof and new sewer line to the street. Filled with original character and timeless charm, this property is ready for it's next chapter. Electric has been updated. Hot water tanks are newer within the past 8 years. Full dry basement. Close to schools, churches, community centers and expressways.

408 Woodlawn Ave, Buffalo
$279,900
7 Beds ⋅ 3 Baths ⋅ B1693458 MLS
In the shadow of Canisius University, this seven bedroom, two and one-half bathroom home with a 2 car garage would make a perfect owner-occupied home or an excellent student rental property. Currently vacant, it was previously rented continuously at $500 per bedroom. The first floor has a spacious living room, a large dining room and there is an updated kitchen with plenty of counters and cabinet space. The gas stove, microwave and French door refrigerator are included. There is one bedroom and a half bath rounding out the first floor. On the second floor, there are four bedrooms and a full bathroom and there are two bedrooms and another full bathroom on the third floor. There are nice hardwood floors throughout and the walls and ceilings are in great shape. The long-term owner has maintained the property very nicely. Recent updates include a newer roof (approx. 10 years ago), vinyl gutters and downspouts, a newer furnace (approx. 5 years ago) and a newer hot water tank (approx. 5 years ago). The basement is clean and dry. There is a 100-amp circuit breaker panel, lots of copper plumbing and glass block windows. An added bonus is the two car garage and wide concrete driveway. This is a charming, spacious home in a terrific location. Come see!

31 Hughes Avenue, Buffalo
$269,900
3 Beds ⋅ 1 Baths ⋅ B1695514 MLS
Move right into this beautifully updated all-brick ranch offering 3 bedrooms and a long list of improvements! The stunning kitchen was completely remodeled in 2018 with quartz countertops, tiled floors, stainless steel appliances, and plenty of workspace for cooking and entertaining. New hardwood floors add warmth and character throughout the home. Additional updates include a new front door, new driveway, and a stamped concrete patio overlooking the large, fully fenced backyard that is perfect for relaxing, entertaining, or pets. The 50-year architectural roof was installed in 2008, and attic insulation was added in 2010 for improved energy efficiency. If you're looking for a well-maintained, move-in ready ranch with quality updates inside and out, this one is a must see! Seller reserves the right to set an offer deadline.

85 Emerson Drive, Amherst
$549,999
4 Beds ⋅ 3 Baths ⋅ B1692801 MLS
Motivated Sellers!! East Aurora zip, Alden Schools and Marilla taxes. Sitting on 8.9 acres this 1840’s farmhouse has 4 bed 2 and a half baths , and an extra 330 sq ft addition. The owners completely renovated whole house from the metal roof to Heating and Ac. House has been fully gutted, reframed, electrical, plumbing, windows, siding, and spray foam insulation throughout. Kitchen has soft close cabinetry and beautiful leather granite counter tops. The home has an attached 2 car garage, large 42x30 pole barn with an additional 10x10 pool house. Walk out your back door to a 1200 sq ft barn with a brand new roof just installed! Looking for extra space? There is also a large loft above the barn consisting of a couch, fireplace, tv, and fridge for a nice extra hang out area for your kids and friends. Above ground pool only 2 years old, pond, fire pit, trails for atv, dirt bikes and open land for hunting, 2 beautiful apple trees and one blueberry tree. Driveway was done last year and both front and back stamped concrete patios as well only one year old. Addition outside will be completed before closing, inside is optional .All stainless-steel appliances, washer and dryer stay, furniture left in house or barn they willing to leave as well. Houses like this are hard to come by with large frontage, open land, corner lot, and amazing neighbors! Your families future Homestead awaits!!! Showings start immediately. Owners Relocated to NC but Still live in home. . Offers as they come in. Some of the photos are representations of finished addition and pond for visual use.

13151 Bullis Road, Marilla
$99,900
3 Beds ⋅ 1 Baths ⋅ B1694812 MLS
Welcome to this move-in ready single-family home featuring fresh paint, updated flooring, and several recent improvements throughout. This well-maintained property offers a bright, inviting interior and is vacant for immediate occupancy. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this home is ready for its next owner.

116 Smith Street, Buffalo
$3,700,000
B1695851 MLS
A rare Corporate Campus setting with a "State of The Art" class A office Building and more. Located in a growing commercial and industrial corridor with residential development growing around it. Class A, "State of The Art" Office Building 24000 sq ft, A secondary building a warehouse converted to a light industrial use (former Cidery) 10800 sq ft. A portion of which was converted to a 3300 sq ft restaurant, A third building is a pole barn 2960 sq ft for storage. The complex was built in 1994 and sold in 2009. The purchaser began to upgrade the then existing buildings. What was an office and industrial space building was upgraded to a "state-of-the-art" class "A" office facility. The secondary building was converted to a Cidery and Restaurant. The site has 100+ car parking as well. Imagine having your own restaurant for Corporate Events. The owners invested nearly $3 million Dollars in improvements and renovations to the site since they took ownership. 2018 Main Building Renovations 2018 Main Building New Metal Roof 2018/2019 Major Landscaping and Pond Installation 2019/2020 Major Landscaping, Driveway and Parking lot Install from Walden for Tap Room, Site Work at Cidery 2020-2021 Buildout of Cidery and Tap Room including all new HVAC 2021 New Metal Roof Cidery 2021/2022 New HVAC in Main Building 2023 Pole Barn constructed This property is the perfect Corporate Campus or can be leased by sections or office rented individually by the next owner. 2 large conference rooms 26 offices A large open work area 48 x 54. wired for power and Wi-Fi connectivity A fully equipped modern kitchen adjacent to the open work area. High-quality Office furniture included

4493 Walden Avenue, Lancaster
$179,900
5 Beds ⋅ 2 Baths ⋅ B1695826 MLS
Great Investment Opportunity – 392 Leroy Ave! Don’t miss this solid investment property in a growing Buffalo neighborhood. This multi-family home with strong rental potential or a great option for owner-occupants. This property features 5 bedrooms and 2 bathrooms, a spacious layout, and recent updates throughout, including an upgraded kitchen and bath and lots of other things you will discover when you will visit the house. The house conveniently Located near schools, shopping, public transit, and highways, ECMC Hospitals. Very low taxes, which will increase the ROI. Whether you're starting or expanding your portfolio, this property offers great value and steady income potential.

392 Leroy Avenue, Buffalo
$299,000
2 Beds ⋅ 1 Baths ⋅ B1695810 MLS
Move-In Ready! Fantastic 2 bedroom 1 bath Ranch situated in a beautiful country setting. The view is spectacular! Blue skies, green grass, open fields, & a plethora of trees surrounds this 4.53 acre property. Open concept kitchen/family room combo w/cathedral ceiling, recessed lighting, all great for entertaining. Two large bedrooms and a potential for a 2nd bath already plumbed. Centrally located laundry/utility room. Spacious 20 x 30 pole barn/garage w/electric, new built-in work bench & an insulated greenhouse room, along w/an 8 x 20 metal storage container behind barn adds plenty of additional storage. Updates include new septic, well pump, vinyl plank flooring, freshly painted, and a 40 x 50, 4’ high, vinyl coated, chain link fence. This beautifully well maintained home is country living at its best located w/in minutes from all amenities. Plenty of fun... boutique shops, restaurants, parks, fishing streams, golf courses, snowmobile trails, hunting, etc. Definitely a Must See!!

10248 Clarksburg Road, North Collins
$159,000
3 Beds ⋅ 2 Baths ⋅ B1695821 MLS
Investment opportunity with immediate cash flow! This 3bedroom, 2bath duplex features a 1bed/1bath unit on the first floor and a 2bed/1bath unit on the upper level, plus a bonus attic space for storage or future potential. Both units are currently occupied with paying tenants in place, delivering day-one income and a strong cap rate for the savvy investor. Split utilities keep operating costs efficient, while shared backyard space and basement laundry add tenant appeal. A straightforward value-add opportunity for investors looking to expand their portfolio! 24hr Notice Required prior. Showings begin 7/6!

3 Lilac Street, Buffalo
$189,900
3 Beds ⋅ 1 Baths ⋅ B1695816 MLS
Welcome to 34 Clover Place! From the moment you arrive, you’ll be welcomed by the beautifully refreshed landscaping and inviting covered front porch. Step inside to an open-concept living and dining area. For those who appreciate original character, hardwood floors are located beneath the current flooring. Those looking for first-floor living will find two bedrooms and bathroom on the first floor. Upstairs, you’ll find a spacious and versatile layout featuring a unique bedroom, newer flooring and an additional bonus room ideal for a home office, playroom, or hobby space, plus extra attic storage in the crawl space. The basement includes a front-loading washer and dryer along with both gas and electric dryer hookups. Updates include BRAND NEW FURNACE!, fully renovated bathroom and year-old refrigerator. The fully fenced backyard retreat, with no rear neighbors, provides privacy while relaxing in the charming she shed, complete with its own covered outdoor sitting area. It’s the perfect place to entertain, create your own backyard oasis, or gather around a fire pit on cool evenings. Located in the desirable Maryvale School District, this home is just minutes from shopping, restaurants, parks, and all the everyday conveniences you need.

34 Clover Place, Cheektowaga
$79,900
2 Beds ⋅ 2 Baths ⋅ B1695783 MLS
Brand new manufactured home built in 2025 built by Eagle River Homes. Fresh open floor plan. 2 bedrooms and 2 full baths. Size 62x14 for a total of 868 square feet. Located in a quiet community with a new park owner committed to improvements. Affordable lot rent at just $435/month. This home combines comfort, value, and convenience.

9170 Sheridan Drive Unit 10, Clarence
$335,000
4 Beds ⋅ 2 Baths ⋅ B1695713 MLS
Gorgeous well-maintained Four Square in the heart of Lancaster Village! This property boasts modern amenities while still highlighting original charm, leaded glass & natural woodwork! The first floor flows great as an Entertaining Space; Open Kitchen with Butlers Pantry & Island, Formal Dining, Spacious Living room w/ gas Fireplace & Beautiful Foyer. Bonus room with sliding glass doors out to the Deck & 1st floor Full Bath! Upstairs you'll find a traditional landing with built-ins, 4 sizable beds & a full bath. Private balcony overlooking the backyard. Large full size walk-up 3rd floor attic, fully wired & insulated, perfect for bonus living space! Full basement w/ glass block windows & Updated Mechanics; Hwt 22', Boiler 23', Sewer line 23', Roof 22'. And it doesn't stop there; the backyard showcases a rare deep lot, fire pit area, sprawling deck & oversized 2 car garage. Stunning curb appeal, landscaped with covered front porch. This home shows true pride in ownership. Come see for yourself, Open House Saturday July 25th from 1-3pm. Currently taking offers as they come, seller reserves the right to set an offer due date.

66 Holland Avenue, Lancaster
$199,900
3 Beds ⋅ 1 Baths ⋅ B1694556 MLS
Beautiful 2nd floor 3bd and 1 full bath condo located in the Williamsville School district. Open concept updated kitchen includes all appliances and pantry. Plenty of closets which includes a master bedroom walk in. Assigned storage area and coin operated laundry in the basement. Quaint and quiet community close to Transit affording all the shopping amenities close by.

5 Cambridge Unit G, Amherst
$314,999
B1695749 MLS
Welcome to 314 E Delavan Ave. Mixed use property great for investors to add to your portfolio or a first time home buyer looking to make passive income. Finished full attic with full bathroom. 3/3 double with store front used for barbershop. Just a 5 min walk to Canisus college and bus routes. Showings must be scheduled 24 hours in advance through showingtime. Offers will be reviewed as they come in. Also listed under multi family B1695112

314 E Delavan Avenue, Buffalo
$319,000
2 Beds ⋅ 3 Baths ⋅ B1678407 MLS
This beautifully maintained Townhouse will allow you effortless living. 2 bedroom, 2.5 bath. Spacious living room & dining room. The wood burning fireplace is the focal point of the open kitchen-family room combination and overlooks your private slate patio with awning. Vaulted ceilings. First floor laundry. The loft is ideal for hobbies, crafts or office. The primary bedroom offers large walk-in closet & spacious bath with double vanities. New roof is paid in full and was completed June 2026. Pond Brook is a very appealing community development and its location is second to none. Elma Plaza offers pharmacy, gift shop, pizzeria, liquor store and hardware store. Minutes to the 400 and Village of East Aurora.

18 Old Mill Circle, Elma
$999,999
B1695339 MLS
A truly one of a kind opportunity on highly traveled River Road, with close proximity to both on and off highway access. This exceptional mixed use property combines 3 buildings in total, offering a prime commercial location paired with a beautifully appointed residential home. The result is endless possibility for business owners, investors, or anyone seeking the ultimate live/work lifestyle. Situated on a prominent corner lot with outstanding visibility, the commercial building features a welcoming storefront, dedicated office space, and 2 oversized service bays ideal for a wide range of business uses. Ample paved parking provides easy access for customers, employees, and guests. Connected to the commercial space is a stunning high end 3 bedroom, 2.5 bath residence and loft offering the perfect blend of comfort and character. The thoughtfully designed kitchen showcases granite countertops, a center island, stainless steel appliances, and a built in wine refrigerator. A dramatic spiral staircase leads to the upper level, where skylights flood the space with natural light. The spacious second floor covered porch overlooks the Niagara River, creating an incredible setting to relax or entertain while soaking in the views from the hot tub. Additional highlights include a first floor heated shop that fits 4 or more cars, a rear detached 2.5 car garage, and a separate freestanding 2 bay garage with office. The entire property offers extensive off street parking and exceptional flexibility for commercial, owner occupied, or investment use. Whether you are looking to operate your business steps from home or expand your investment portfolio, this is an opportunity you will not want to miss. Sale includes both addresses, 2809 and 2813. Square footage, acreage, and taxes have been combined to reflect both properties. Square footage reflects floor plans attached.

2809-2813 River Road, Tonawanda
$549,900
4 Beds ⋅ 3 Baths ⋅ B1695278 MLS
Classic 2-Story on prime cul-de-sac, neighborhood street heavily wooded lot. 2800 square feet not including 23x22 basement rec room. 19x15 heated sunroom with wall of windows was added off the back of kitchen - wall of windows overlooks the heavily wooded treed yard. The sliding glass doors lead to Trex deck which overlooks the inground ("Leisure") pool. There are 4 bedrooms up and 2 full baths. Bring your finishing touches!

4700 Pine Manor, Clarence
$159,900
2 Beds ⋅ 1 Baths ⋅ B1692931 MLS
Move-in ready 2st floor Foxberry Condominium. 810 sq ft- open concept with updated stainless steel appliances, all newer windows, sliding glass door and luxury vinyl flooring. The sliding glass door opens to a balcony that overlooks large green space. The Furnace and AC have been serviced annually for peace of mind. The Mansard roof was replaced (2025). There is a Heated Community Pool conveniently located behind the building for those hot summer months! LOW HOA and Taxes! Top-rated Williamsville School District! Close to all amenities and the 990. Back on the market due to purchaser's inability to fulfill contingency.

74B Foxberry Drive, Amherst
$299,900
3 Beds ⋅ 1 Baths ⋅ B1695635 MLS
Is your HOA Fee higher than your taxes? Sick of not having privacy and looking to start building some equity? Have you been searching for a single floor home with a private backyard but close to conveniences? Look right here! Demand Orchard Park 3 bedroom ranch with a 2 car detached garage in move in condition. Mechanics all updated within last 10 years including roof, windows, septic system, electric service, high efficiency Lennox boiler, hot water tank and sump pump. Most recent upgrades include: sump pump discharge & exterior drainage, basement wall reinforcement, dry loc and waterproofing (with transferrable warranty), roof melting system to manage winter events, overhead garage doors, garage roof (with transferable warranty), Remodeled custom kitchen with granite counters. Separate eating area could be eat in kitchen or dining room. Gleaming hardwood floors throughout living room & bedrooms. Compact and efficient layout makes cleaning a breeze. Heated sun room overlooking park like yard with no rear neighbors. The 2 car detached garage with shed addition, workshop and two (2) new garage doors with opener. Full dry basement with high ceilings great for storage or could be finished for additional space. Located in highly rated Orchard Park school district.

7399 Michael Road, Orchard Park
$249,900
4 Beds ⋅ 2 Baths ⋅ R1695508 MLS
Rare opportunity to own a beautifully updated 4 bedroom, 2 bath Cape Cod on over 2 acres within the Village! This well-maintained home offers the perfect combination of space, privacy, and convenience. The updated kitchen features granite countertops, a large center island, built-in oven and cooktop, and includes all appliances, making it ideal for everyday living and entertaining. Thoughtful updates throughout the years have created a move in ready home with modern comfort and style. The flexible floor plan includes two bedrooms and a full bath on the first floor, plus two additional bedrooms and a second full bath upstairs. The finished basement provides valuable additional living space, perfect for a family room, recreation area, home office, or hobby space. Freshly painted interior adds to the home's welcoming appeal. Relax on the patio tucked behind the attached carport while enjoying the peaceful backyard. The wooded portion of the property extends beyond the creek, offering a picturesque natural setting and plenty of room to explore. A unique Village property with over 2 acres—don't miss this exceptional opportunity!

235 Mill Street, Concord
$599,000
4 Beds ⋅ 2 Baths ⋅ B1694473 MLS
One-of-a-Kind Opportunity! Nestled on a picturesque one-acre lot in Hamburg, this extraordinary property features two separate homes connected by a unique underground tunnel—ideal for today's multi-generational lifestyle. The stunning contemporary ranch features an open floor plan with a dramatic Great Room, vaulted ceiling, gas stove, beautiful kitchen, dining area, walk-in pantry, office, laundry room, three bedrooms, one a primary suite, two full baths, front and rear foyers, and an attached heated two-car-plus garage. Rich in history, this home was once a church. The lower level is now an massive recreation room with additional rooms off of it. There are two additional bathrooms, and a pool table that stays—perfect for entertaining, hobbies, a home business, or fitness. The second residence is an ideal Accessory Dwelling Unit (ADU) for extended family or guests. This charming Cape Cod has three bedrooms and two full baths, including a first-floor in-law type suite. The second floor was completely renovated two years ago with spray foam insulation, new drywall, two bedrooms, and a full bath. Enjoy the beautiful rear deck overlooking the backyard. There is also a fully fenced in section between the two homes. Zoned Residential Agricultural (not a legal two-family), this exceptional property offers incredible flexibility. Circular front driveway, expansive rear parking, and plenty of room for recreation—even a future tennis or pickleball court. A truly rare opportunity with endless possibilities! Front Home is 3100 Sq Ft per Bldr owner, 2nd home, Cape Cod is 1760 sq ft & per Town use is for In-Law, family, ADU use. Not to be rented for income. Tax records show 7898 Sq Ftg counting the two homes and basement in the front (church) that was an assembly hall with classrooms. Currently Tax Exempt. Showings begin 7/6/26 @ 10am. Seller reserves the right to set an offer deadline.

6790 Gowanda State Road, Hamburg
$395,900
4 Beds ⋅ 2 Baths ⋅ B1694935 MLS
Welcome to a spacious 4-bedroom, 1.5-bath home nestled on a quiet cul-de-sac in one of Amherst's most beautiful neighborhoods. Offering approximately 1,700 square feet of living space, this two-story home provides the perfect blend of comfort, functionality, and opportunity. Step inside to find a bright, inviting layout featuring generous living and dining areas, an eat-in kitchen, and a cozy family room with a fireplace—ideal for relaxing evenings or entertaining guests. Upstairs, you'll find four well-sized bedrooms and a full bath, while the convenient first-floor half bath adds everyday practicality. Additional highlights include a full basement offering ample storage or future finishing potential, an attached two-car garage, and a private backyard ready for summer gatherings or peaceful mornings. Located within the Sweet Home School District and close to shopping, restaurants, parks, and major highways, this home combines a fantastic location with endless possibilities. Please note: the owner reserves the right to set an offer deadline.

35 Deepwood Court, Amherst
$349,000
5 Beds ⋅ 4 Baths ⋅ B1695296 MLS
Welcome to 235 Saranac Ave—a rare four-unit 3616sq.ft opportunity in the heart of North Buffalo! Located just steps from the vibrant Hertel Avenue district, you'll enjoy easy access to boutique shopping, popular restaurants, entertainment, the North Park Theatre, a well-loved yoga studio, and a local fitness center. This well-maintained property features four apartments. The first floor offers a spacious two-bedroom unit with a large living and dining area, an oversized kitchen, and a full bath. The second floor includes two one-bedroom apartments, each with comfortable living and dining spaces, full kitchens, and full bathrooms. The third floor features a generously sized one-bedroom apartment with a living and dining area, kitchen, and full bath. One of the second-floor apartments is currently vacant, providing an excellent opportunity for an owner-occupant or allowing a new investor to lease the unit at current market rents. The long-term tenants would love to stay, offering immediate and stable rental income. The owner has thoughtfully maintained the property with updates to the roof and mechanical systems over the years. Additional highlights include a huge backyard, a two-car garage and additional parking area, a newer concrete driveway, and updated mechanicals. Whether you're looking to expand your investment portfolio or owner-occupy while generating rental income, this is a rare opportunity to own a 4 unit property in one of Buffalo's most desirable neighborhoods.

235 Saranac Avenue, Buffalo
$899,900
4 Beds ⋅ 5 Baths ⋅ B1695422 MLS
Built in 2002 and located on a quiet cul-de-sac, this beautifully designed 4000+ sf Clarence home offers the space, layout and modern finishes that are hard to find. A classic two-story foyer filled with natural light welcomes you inside, where hardwood floors, tiered ceilings and an elegant formal dining room framed by classic pillars create a warm first impression. The first floor also offers a Living Room, private Den/Study, convenient Laundry Room and a bright enclosed Florida Room that makes an ideal space for plants, crafts, reading or your favorite hobby. The impressive two-story Family Room features a wall of windows overlooking the inground pool and yard and has a convenient gas fireplace focal point. The open floor plan flows seamlessly into the spacious Kitchen, complete with a center island, butler's pantry and adjoining morning room. Upstairs, the oversized Primary Suite is expansive- featuring two walk-in closets plus a versatile sitting room that could easily serve as a dressing area, reading nook, TV room or private office. The en-suite bath includes double sinks, a soaking tub and separate shower. Three additional bedrooms offer generous closet space, including two connected by a convenient Jack-and-Jill bath. The partially finished basement adds approximately 2,000 square feet of flexible living space, including one expansive recreation area, two additional rooms ideal for a home gym, media room, etc, plus a full bathroom and an egress window for added functionality. Outside, enjoy summer days by the heated in-ground pool or relax on the back deck. Enjoy the privacy of the rear lot line filled with trees and even a creek. Great house in high -ranking school district.

6225 Country Walk Court, Clarence
$390,000
2 Beds ⋅ 2 Baths ⋅ B1693326 MLS
Located in the heart of the Allentown Historic District and within walking distance of the Medical Corridor, this two-family home offers unique opportunities for both residential and commercial use. The property is currently zoned residential and features a lower unit that was previously a storefront. Now a creative living space, its history makes converting it back into a storefront straightforward, allowing an owner to live directly above their business. Both apartments have been recently painted and are in move-in condition. Key amenities for both units include: radiant floor heating, in-unit front loading washer and dryer, multiple replacement windows, updated baths, and renovated kitchens with dishwashers and built-in microwaves. The upper unit has engineered hardwood floors, recessed lights, 2 floodlight security cameras, and a lovely rear deck for relaxation. The lower has an open concept with high ceilings and is "wheelchair friendly". The property includes off-street parking for two cars, with the potential to expand to four. Additionally, a shared driveway creates a large, private area shared by four homes, all secured by a fence and gate. Ideally situated between Kleinhans and Pausa Art House, the location is perfect for an instrument shop, record store, florist, coffee house, boutique, art gallery, etc. or use it as an investment property for a steady stream of income.

23 Wadsworth Street, Buffalo
$15,999
B1695445 MLS
Opportunity knocks on Buffalo's East Side! This cleared, level residential lot at 1195 E Ferry St is ready for your vision — build a single-family home, duplex, or start your garden. All utilities available at the street. Conveniently located near schools, public transit, and local amenities. Don't miss this affordable entry into Buffalo's growing real estate market!

1195 E Ferry Street Unit S, Buffalo
$1,150,000
3 Beds ⋅ 3 Baths ⋅ B1691856 MLS
A Peace of Paradise nestled on nearly 6 acres of glorious grounds, complete with an in-ground pool and gorgeous spaces designed for hosting family and friends. Guests are welcomed by a private driveway, custom gate, and a picturesque pond with a spectacular fountain. A charming front porch sets the tone for this Classic Colonial, filled with sun-drenched rooms and fabulous fixtures and finishes. The first floor showcases an elegant entranceway and staircase, a formal dining room, and a chef’s kitchen featuring an island, granite counters, and abundant cabinetry. The large family room offers a stunning fireplace and generous space for gatherings or simply unwinding at the end of the day. The sensational sunroom provides sweeping views of the breathtaking yard, and a pretty powder room completes the main level. Upstairs, the second floor boasts all nicely sized bedrooms. The stunning owner’s suite includes a spa-like bathroom and a wonderful custom walk-in closet. A convenient second-floor laundry adds ease to everyday living. The basement provides endless possibilities for work, study, and play. A three-car garage plus a finished second floor offers even more flexibility — ideal for a private office, game room, or potential in-law quarters. With neutral décor, an open floor plan, patios perfect for al-fresco dining, and scenic views from every room, this heavenly home is truly a must-see. I'd like to Welcome you to your home! Some photos have been virtually staged.

3350 Angle Road, Orchard Park