BFLORealty.com Search Results

$159,000

Cozy South Buffalo living at 37 Allegany Street. This address sits in the Triangle neighborhood (14220), a practical, established pocket of South Buffalo with neighborhood streets, nearby parks, local shops, and straightforward access to downtown and major routes. Modest early-20th-century house—think hardwood potential, straightforward layouts, and yards typical of the block. Each unit is configures as a 1-bedroom apartment rental, making it a fit for a first-time renter, downsizer, or investor seeking income in a walkable South Buffalo location. Nearby homes on Allegany Street have included updated 3-bedroom singles and multi-families that appeal to buyers looking for value and character. The spot offers everyday convenience: close to amenities, transit, and the energy of South Buffalo without being in the thick of it. Whether you’re listing a rental unit or the full property, the neighborhood’s mix of longtime residents and new buyers gives it solid local demand.

2 Beds ⋅ 2 Baths ⋅ B1710312 MLS

Cozy South Buffalo living at 37 Allegany Street. This address sits in the Triangle neighborhood (14220), a practical, established pocket of South Buffalo with neighborhood streets, nearby parks, local shops, and straightforward access to downtown and major routes. Modest early-20th-century house—think hardwood potential, straightforward layouts, and yards typical of the block. Each unit is configures as a 1-bedroom apartment rental, making it a fit for a first-time renter, downsizer, or investor seeking income in a walkable South Buffalo location. Nearby homes on Allegany Street have included updated 3-bedroom singles and multi-families that appeal to buyers looking for value and character. The spot offers everyday convenience: close to amenities, transit, and the energy of South Buffalo without being in the thick of it. Whether you’re listing a rental unit or the full property, the neighborhood’s mix of longtime residents and new buyers gives it solid local demand.

37 Allegany Street, Buffalo

$599,000

Welcome to 5580 Kippen Drive! This beautiful, meticulously maintained, custom-built home is located in the highly sought-after Clarence area with lower taxes and is part of the Williamsville School District. From the moment you arrive, you’ll appreciate the professionally landscaped grounds and inviting double-door entry. The spacious first floor features cathedral ceilings, first-floor laundry, 2 bedrooms, a full bath and a half bath, offering exceptional flexibility for guests, a home office, or multigenerational living. The updated kitchen features a center island and quartz countertops, creating an ideal space for both everyday living and entertaining. The kitchen and bath were both updated in 2023 with premium high end finishes. Major updates include a 2023 premium Trane filterless furnace and A/C, new gutters, fresh paint and flooring throughout. The finished basement provides even more living and entertaining space, complete with a large projector setup—perfect for movie nights, game days, or relaxing with family and friends. Upstairs, the loft provides additional flexible living space or can be converted into a 4th bedroom. The spacious primary suite offers 2 large closets a walk in closet and a recently remodeled primary bath. Enjoy a relaxing soak in the jetted tub with LED lighting or unwind in the large walk-in shower. Step outside onto the three-tiered deck and enjoy the beautifully landscaped, fully fenced backyard. A large pond and spacious side yard create a private, peaceful outdoor setting. The extra-long garage can accommodate up to four vehicles and offers plenty of additional storage space above. This exceptional home combines thoughtful design, generous living space, extensive updates, and impressive indoor and outdoor amenities in a highly desirable location. Showings begin immediately, and negotiations will begin Tuesday September 22nd at 5pm. Open Houses: Saturday, September 19, 2026 | 11:00 AM–1:00 PM. Sunday, September 20, 2026 | 11:00 AM–1:00 PM

3 Beds ⋅ 3 Baths ⋅ B1711140 MLS

Welcome to 5580 Kippen Drive! This beautiful, meticulously maintained, custom-built home is located in the highly sought-after Clarence area with lower taxes and is part of the Williamsville School District. From the moment you arrive, you’ll appreciate the professionally landscaped grounds and inviting double-door entry. The spacious first floor features cathedral ceilings, first-floor laundry, 2 bedrooms, a full bath and a half bath, offering exceptional flexibility for guests, a home office, or multigenerational living. The updated kitchen features a center island and quartz countertops, creating an ideal space for both everyday living and entertaining. The kitchen and bath were both updated in 2023 with premium high end finishes. Major updates include a 2023 premium Trane filterless furnace and A/C, new gutters, fresh paint and flooring throughout. The finished basement provides even more living and entertaining space, complete with a large projector setup—perfect for movie nights, game days, or relaxing with family and friends. Upstairs, the loft provides additional flexible living space or can be converted into a 4th bedroom. The spacious primary suite offers 2 large closets a walk in closet and a recently remodeled primary bath. Enjoy a relaxing soak in the jetted tub with LED lighting or unwind in the large walk-in shower. Step outside onto the three-tiered deck and enjoy the beautifully landscaped, fully fenced backyard. A large pond and spacious side yard create a private, peaceful outdoor setting. The extra-long garage can accommodate up to four vehicles and offers plenty of additional storage space above. This exceptional home combines thoughtful design, generous living space, extensive updates, and impressive indoor and outdoor amenities in a highly desirable location. Showings begin immediately, and negotiations will begin Tuesday September 22nd at 5pm. Open Houses: Saturday, September 19, 2026 | 11:00 AM–1:00 PM. Sunday, September 20, 2026 | 11:00 AM–1:00 PM

5580 Kippen Drive, Clarence

$199,900

Welcome Home! This bright and spacious 2-bedroom, 2-full-bath end-unit condo offers convenient first-floor living in a peaceful setting with no rear neighbors and beautiful wooded views. Enjoy a large living room with gas fireplace and French doors leading to the porch, an oak-cabinet kitchen with included appliances, and convenient first-floor laundry. The primary bedroom features an en-suite bath and walk-in closet, while the second bedroom also offers a walk-in closet. Additional features include Laminate floors in 2022, dishwasher 2025, washer 2026, central AC, and private basement storage. Conveniently located near highways, shopping, and restaurants.

2 Beds ⋅ 2 Baths ⋅ B1714824 MLS

Welcome Home! This bright and spacious 2-bedroom, 2-full-bath end-unit condo offers convenient first-floor living in a peaceful setting with no rear neighbors and beautiful wooded views. Enjoy a large living room with gas fireplace and French doors leading to the porch, an oak-cabinet kitchen with included appliances, and convenient first-floor laundry. The primary bedroom features an en-suite bath and walk-in closet, while the second bedroom also offers a walk-in closet. Additional features include Laminate floors in 2022, dishwasher 2025, washer 2026, central AC, and private basement storage. Conveniently located near highways, shopping, and restaurants.

32 Brookfield Lane Unit 3, Cheektowaga

$389,990

This HARD to FIND Classic Hamburg Village two-story 4 Bedroom 2 FULL bath home with almost 1,700 sqft features a larger 49x182 deep lot, a huge 240 sqft covered front porch, a 18x34ft garage/out building, and is in Absolute Move In Condition. FIRST FLOOR: 9 ft ceilings, hardwood floors throughout, Big Bright living room with built-in cabinets, spacious formal dining room, Charming updated kitchen with new dishwasher, Updated FULL bathroom with Jacuzzi tub, Central AC, First floor bedroom with plenty of closet space perfect for an In-Law set up OR a BONUS Family room, 1st floor laundry, the grand staircase leads to the SECOND FLOOR: 3 larger Bedrooms with plenty of Closet Storage space, more hardwood floors and another FULL bathroom. Clean dry basement with over 500sqft of finished space, Laundry hookups and 6 ft ceilings. UPDATES, Roof / tear off, Paint inside and out, Basement finishing, Out building refreshed, and much more. OUTDIDE: 30x08ft Covered front porch, HUGE Garage/Outbuilding 34x18ft with 220V power panel, Full garage doors FRONT and BACK, Concrete driveway which a portion double wide, AMAZING Manicured Gardens. Corrected accurate Square footage includes 20x20ft family room addition. Don't just wish you lived here! Come VISIT and MAKE it HAPPEN! Fantastic Hamburg Village location walking distance to most everything.

4 Beds ⋅ 2 Baths ⋅ B1713118 MLS

This HARD to FIND Classic Hamburg Village two-story 4 Bedroom 2 FULL bath home with almost 1,700 sqft features a larger 49x182 deep lot, a huge 240 sqft covered front porch, a 18x34ft garage/out building, and is in Absolute Move In Condition. FIRST FLOOR: 9 ft ceilings, hardwood floors throughout, Big Bright living room with built-in cabinets, spacious formal dining room, Charming updated kitchen with new dishwasher, Updated FULL bathroom with Jacuzzi tub, Central AC, First floor bedroom with plenty of closet space perfect for an In-Law set up OR a BONUS Family room, 1st floor laundry, the grand staircase leads to the SECOND FLOOR: 3 larger Bedrooms with plenty of Closet Storage space, more hardwood floors and another FULL bathroom. Clean dry basement with over 500sqft of finished space, Laundry hookups and 6 ft ceilings. UPDATES, Roof / tear off, Paint inside and out, Basement finishing, Out building refreshed, and much more. OUTDIDE: 30x08ft Covered front porch, HUGE Garage/Outbuilding 34x18ft with 220V power panel, Full garage doors FRONT and BACK, Concrete driveway which a portion double wide, AMAZING Manicured Gardens. Corrected accurate Square footage includes 20x20ft family room addition. Don't just wish you lived here! Come VISIT and MAKE it HAPPEN! Fantastic Hamburg Village location walking distance to most everything.

256 Maple Avenue, Hamburg

$24,000

Welcome to 41 Jenny Court! This well-maintained three-bedroom, two-full-bath mobile home offers comfortable, convenient living in the welcoming Sky Harbor Community. The spacious living room features a gas fireplace, creating a warm and inviting gathering space. The kitchen offers an open sightline into the living area, making entertaining and everyday living easy. An in-home laundry room with ample storage adds convenience and functionality. The private primary suite is thoughtfully separated from the two additional bedrooms, offering added privacy. The secondary bedrooms are located near the main bathroom, making the layout ideal for family or guests. Outside, the home includes a carport and storage shed. The carport helps keep your vehicle cool during the summer and reduces snow-removal needs in the winter, while the shed provides excellent space for gardening tools and additional storage. The private backyard area is perfect for relaxing and enjoying the outdoors. Located in the pet-friendly Sky Harbor Community, residents enjoy a close-knit neighborhood and a relaxing lifestyle with amenities including a clubhouse with planned activities, park areas, and a playground. This home is ready for your personal touches—come see the possibilities at 41 Jenny Court!

3 Beds ⋅ 2 Baths ⋅ B1707164 MLS

Welcome to 41 Jenny Court! This well-maintained three-bedroom, two-full-bath mobile home offers comfortable, convenient living in the welcoming Sky Harbor Community. The spacious living room features a gas fireplace, creating a warm and inviting gathering space. The kitchen offers an open sightline into the living area, making entertaining and everyday living easy. An in-home laundry room with ample storage adds convenience and functionality. The private primary suite is thoughtfully separated from the two additional bedrooms, offering added privacy. The secondary bedrooms are located near the main bathroom, making the layout ideal for family or guests. Outside, the home includes a carport and storage shed. The carport helps keep your vehicle cool during the summer and reduces snow-removal needs in the winter, while the shed provides excellent space for gardening tools and additional storage. The private backyard area is perfect for relaxing and enjoying the outdoors. Located in the pet-friendly Sky Harbor Community, residents enjoy a close-knit neighborhood and a relaxing lifestyle with amenities including a clubhouse with planned activities, park areas, and a playground. This home is ready for your personal touches—come see the possibilities at 41 Jenny Court!

41 Jenny Court, Cheektowaga

$249,900

Nestled on a desirable residential street in Buffalo’s vibrant Upper West Side between West Ferry and Lafayette, just moments from Elmwood Village. This historic home pairs grand architectural character with key modern updates just steps from Grant Street local dining. Held by the same family since the 1950’s! Framing impressive curb appeal with its dedicated driveway, low-maintenance, young tear-off roof, and a huge covered front porch, the property offers complete single-story living with all three bedrooms and two full bathrooms located on the first floor. Inside, the main level boasts extra-tall ceiling heights reminiscent of grand historic mansions, rich original hardwood floors throughout, and two historically stunning fireplaces anchored by oversized mantels with gas lines ran. The layout includes a private master en-suite with TWO closets as well as a the family /guest bath complete with a charming clawfoot tub. The generous kitchen easily accommodates a central island and opens directly to an expansive mudroom and a versatile back room ideal for a walk-in pantry. Step-out access from side door also leads to the covered back patio, a storage shed, and a fully fenced backyard perfect for outdoor living and pets. Front foyer entry with built in cupboard storage. Complete with a massive partially finished second floor—uncounted in the primary square footage, offering infinite bonus potential for a creative studio, home gym, or full second-unit conversion—this property offers an extraordinary blend of ranch-style convenience, historic elegance, and prime location.

3 Beds ⋅ 2 Baths ⋅ B1712676 MLS

Nestled on a desirable residential street in Buffalo’s vibrant Upper West Side between West Ferry and Lafayette, just moments from Elmwood Village. This historic home pairs grand architectural character with key modern updates just steps from Grant Street local dining. Held by the same family since the 1950’s! Framing impressive curb appeal with its dedicated driveway, low-maintenance, young tear-off roof, and a huge covered front porch, the property offers complete single-story living with all three bedrooms and two full bathrooms located on the first floor. Inside, the main level boasts extra-tall ceiling heights reminiscent of grand historic mansions, rich original hardwood floors throughout, and two historically stunning fireplaces anchored by oversized mantels with gas lines ran. The layout includes a private master en-suite with TWO closets as well as a the family /guest bath complete with a charming clawfoot tub. The generous kitchen easily accommodates a central island and opens directly to an expansive mudroom and a versatile back room ideal for a walk-in pantry. Step-out access from side door also leads to the covered back patio, a storage shed, and a fully fenced backyard perfect for outdoor living and pets. Front foyer entry with built in cupboard storage. Complete with a massive partially finished second floor—uncounted in the primary square footage, offering infinite bonus potential for a creative studio, home gym, or full second-unit conversion—this property offers an extraordinary blend of ranch-style convenience, historic elegance, and prime location.

133 Parkdale Avenue, Buffalo

$399,000

Welcome to 71 North Park Ave, a wonderfully classic North Buffalo double with three bedrooms, one bath and central air in each unit. This house is situated just steps from Hertel Avenue, which has an abundance of local shops, bars and restaurants. Each unit boasts large living areas with hardwood floors, formal dining rooms, fireplaces and built-in shelving and storage. Both units have three large bedrooms, one of which is extended to allow for extra living area or additional closet space. Kitchens are well equipped and offer plenty of cabinet and counter space. Exterior features front and back second story porches, large driveway with spacious 2-car garage and a spacious backyard. Home has been outfitted with hardwired smoke and C/O detectors. Large walk-up attic and full dry basement tie this wonderful home together. Recent updates include: new sewer line to the street (2024), partial driveway replacement (2024), new upper furnace (2025) and garage roof complete tear-off and replacement (2026).

6 Beds ⋅ 2 Baths ⋅ B1714654 MLS

Welcome to 71 North Park Ave, a wonderfully classic North Buffalo double with three bedrooms, one bath and central air in each unit. This house is situated just steps from Hertel Avenue, which has an abundance of local shops, bars and restaurants. Each unit boasts large living areas with hardwood floors, formal dining rooms, fireplaces and built-in shelving and storage. Both units have three large bedrooms, one of which is extended to allow for extra living area or additional closet space. Kitchens are well equipped and offer plenty of cabinet and counter space. Exterior features front and back second story porches, large driveway with spacious 2-car garage and a spacious backyard. Home has been outfitted with hardwired smoke and C/O detectors. Large walk-up attic and full dry basement tie this wonderful home together. Recent updates include: new sewer line to the street (2024), partial driveway replacement (2024), new upper furnace (2025) and garage roof complete tear-off and replacement (2026).

71 N Park Avenue, Buffalo

$159,900

Welcome to 139 Humber. A Beautiful 3 Bedroom 2-bathroom brick house opposite to the Erie County Medical Center (ECMC) in Buffalo, NY. This 2-story beauty offers tons of space and storage for its next owner. Equipped with an amazing Sunroom that brings in tons of natural light, living room and dining room, along with a 1st floor bathroom and bedrooms. The Kitchen is paired with a closet that can be used for cleaning supplies and a spacious pantry for all of your storage and cooking needs. Upstairs you will find adequate accommodations for more storage inside of the wall crawl spaces along with spacious bedrooms paired with a back porch for relaxation. In the backyard you will find a wonderful 2.5 car garage with a new roof (2024) and plenty of space for entertainment of your choice. 139 Humber provides easy access to the Kensington expressway for all of your commuting needs and allows its next owner plenty of options for owner occupant or a great investment property.

4 Beds ⋅ 2 Baths ⋅ B1714603 MLS

Welcome to 139 Humber. A Beautiful 3 Bedroom 2-bathroom brick house opposite to the Erie County Medical Center (ECMC) in Buffalo, NY. This 2-story beauty offers tons of space and storage for its next owner. Equipped with an amazing Sunroom that brings in tons of natural light, living room and dining room, along with a 1st floor bathroom and bedrooms. The Kitchen is paired with a closet that can be used for cleaning supplies and a spacious pantry for all of your storage and cooking needs. Upstairs you will find adequate accommodations for more storage inside of the wall crawl spaces along with spacious bedrooms paired with a back porch for relaxation. In the backyard you will find a wonderful 2.5 car garage with a new roof (2024) and plenty of space for entertainment of your choice. 139 Humber provides easy access to the Kensington expressway for all of your commuting needs and allows its next owner plenty of options for owner occupant or a great investment property.

139 Humber Avenue, Buffalo

$319,900

Move right into this meticulously maintained home. The list of upgrades are many: New front porch. New patio. Many new windows. New custom blinds. Freshly painted. Updated bathroom w marble vanity. Eat in Kitchen offers new stainless appliances. Gas range, dishwasher, refrigerator, deep sink. Newly surfaced counters, tiled backsplash. New front door with side lights. New garage door. New water lines with shutoff valves. Many crown trims. Bedrooms all of good size. Barn doors to your large laundry/storage room. New sewer line in 2016. AC, furnace and hot water tank all 2019. Partially fenced in backyard w shed. Short walk to the village. Shopping, restaurants, parks. Lawn mower and snow blower to stay. Just offers a ton. Lives like a ranch

4 Beds ⋅ 1 Baths ⋅ B1714387 MLS

Move right into this meticulously maintained home. The list of upgrades are many: New front porch. New patio. Many new windows. New custom blinds. Freshly painted. Updated bathroom w marble vanity. Eat in Kitchen offers new stainless appliances. Gas range, dishwasher, refrigerator, deep sink. Newly surfaced counters, tiled backsplash. New front door with side lights. New garage door. New water lines with shutoff valves. Many crown trims. Bedrooms all of good size. Barn doors to your large laundry/storage room. New sewer line in 2016. AC, furnace and hot water tank all 2019. Partially fenced in backyard w shed. Short walk to the village. Shopping, restaurants, parks. Lawn mower and snow blower to stay. Just offers a ton. Lives like a ranch

161 N Linden Street, Amherst

$219,900

Welcome to highly desirable Tonawanda, where you’re just a short walk from popular local favorites like Prescott Provisions and all the dining, shopping, and amenities the area has to offer! This meticulously maintained 3-bedroom home is truly move-in ready and has been lovingly cared for over the decades. The first floor features two spacious bedrooms and a full bathroom, while upstairs you’ll find a third spacious bedroom with a large walk-in closet and a separate bonus area offering an exciting opportunity to create a future primary suite or additional living space. The home has been freshly repainted and features brand-new plush carpeting throughout both the first and second floors, giving the entire home a fresh, clean feel. Step outside to the large, fully fenced backyard, complete with access to the one-car garage and an above-ground pool perfect for relaxing, entertaining, and enjoying those warm summer days. Great location. Move-in ready. Tons of potential. This is one you’ll want to see! Join us for the Open Houses this week Wednesday 9/16 from 5p to 7pm, Friday 9/18 from 4pm to 6pm, Saturday 9/19 from 1pm to 3pm and Sunday 9/20 1pm to 3pm. Offers due Monday 9/21 at 12pm!

3 Beds ⋅ 1 Baths ⋅ B1714530 MLS

Welcome to highly desirable Tonawanda, where you’re just a short walk from popular local favorites like Prescott Provisions and all the dining, shopping, and amenities the area has to offer! This meticulously maintained 3-bedroom home is truly move-in ready and has been lovingly cared for over the decades. The first floor features two spacious bedrooms and a full bathroom, while upstairs you’ll find a third spacious bedroom with a large walk-in closet and a separate bonus area offering an exciting opportunity to create a future primary suite or additional living space. The home has been freshly repainted and features brand-new plush carpeting throughout both the first and second floors, giving the entire home a fresh, clean feel. Step outside to the large, fully fenced backyard, complete with access to the one-car garage and an above-ground pool perfect for relaxing, entertaining, and enjoying those warm summer days. Great location. Move-in ready. Tons of potential. This is one you’ll want to see! Join us for the Open Houses this week Wednesday 9/16 from 5p to 7pm, Friday 9/18 from 4pm to 6pm, Saturday 9/19 from 1pm to 3pm and Sunday 9/20 1pm to 3pm. Offers due Monday 9/21 at 12pm!

80 E Niagara Street, Tonawanda

$450,000

Be part of the Village of Akron with this established deli/storefront and mixed-use investment opportunity! Offering a convenient neighborhood location, equipped commercial space and two attached residential units for additional income potential, this property is ideal for an entrepreneur, investor or owner-operator. The current owners have invested approximately $50,000 in improvements including updated electrical and lighting, new thermostats, cabinetry and countertops, exhaust hood, tile flooring, stainless-steel kitchen tables and shelving, stove, 3 bay sink, grease trap, paneling, paint and signage. The walk-in cooler has also been insulated and caulked. An extensive list of equipment is included, featuring a large sub counter, chest freezers, True freezer and beverage cooler, grill, slushie and cappuccino machines, deli case, slicer, ice cream freezer, warmers and more. The deli also features central air. Continue the existing deli/convenience-store concept, create a neighborhood market or specialty shop, or bring your own vision! Two attached apartments, a 2 bedroom unit and a 1 bedroom currently utilized as a 2 bedroom offer additional income potential and both feature in-unit laundry. Property also includes a 1.5 car garage, driveway, off-street parking, fully fenced yard, stamped concrete patio and a balcony for the upper unit. Owners occupy both units. Additional updates include roof (2001), siding, newer windows, and newer hot water tank. Approximately $50,000 in upgrades! A unique opportunity to combine business ownership, real estate and residential income potential all in one. Also listed as multifamily under MLS #B1714739.

B1713976 MLS

Be part of the Village of Akron with this established deli/storefront and mixed-use investment opportunity! Offering a convenient neighborhood location, equipped commercial space and two attached residential units for additional income potential, this property is ideal for an entrepreneur, investor or owner-operator. The current owners have invested approximately $50,000 in improvements including updated electrical and lighting, new thermostats, cabinetry and countertops, exhaust hood, tile flooring, stainless-steel kitchen tables and shelving, stove, 3 bay sink, grease trap, paneling, paint and signage. The walk-in cooler has also been insulated and caulked. An extensive list of equipment is included, featuring a large sub counter, chest freezers, True freezer and beverage cooler, grill, slushie and cappuccino machines, deli case, slicer, ice cream freezer, warmers and more. The deli also features central air. Continue the existing deli/convenience-store concept, create a neighborhood market or specialty shop, or bring your own vision! Two attached apartments, a 2 bedroom unit and a 1 bedroom currently utilized as a 2 bedroom offer additional income potential and both feature in-unit laundry. Property also includes a 1.5 car garage, driveway, off-street parking, fully fenced yard, stamped concrete patio and a balcony for the upper unit. Owners occupy both units. Additional updates include roof (2001), siding, newer windows, and newer hot water tank. Approximately $50,000 in upgrades! A unique opportunity to combine business ownership, real estate and residential income potential all in one. Also listed as multifamily under MLS #B1714739.

83 John Street, Newstead

$450,000

Live here, work here, invest here or do all three! This unique mixed-use opportunity in the heart of the Village of Akron combines two residential units with an attached commercial storefront, creating exciting possibilities for an owner-occupant, investor or entrepreneur. Live in one unit while generating income from the other apartment and storefront, or add this versatile property to your investment portfolio. The residential portion features a spacious 2 bedroom unit with in-unit laundry and access to a stamped concrete patio, plus a 1 bedroom unit currently being utilized as a 2 bedroom with in-unit laundry and private balcony. Currently both units are owner occupied. Gas and electric are currently serviced on one meter. A 1.5 car garage, driveway, off-street parking and fully fenced yard add even more value and convenience. The attached deli/storefront is ready for its next chapter! Continue the neighborhood deli/convenience-store concept, explore another retail opportunity or bring your own business vision. Current owners have invested approximately $20,000 in improvements, including updated electrical and lighting, new thermostats, cabinetry and countertops, exhaust hood, tile flooring, stainless-steel kitchen tables and shelving, stove, 3 bay sink, grease trap, paneling, paint and signage. The walk-in cooler has been insulated and caulked, and the storefront features central air. An extensive list of equipment is included, featuring a large sub counter, chest freezers, True freezer and beverage cooler, grill, deli case, slicer, slushie and cappuccino machines, ice cream freezer, warmers and more. Additional property improvements include siding, electrical updates, newer windows, and newer hot water tank, roof approximately 2001. Approximately $50,000 in upgrades! With residential income potential, commercial possibilities and the option to live on-site, 83 John Street is more than a property it’s an opportunity to create a lifestyle, build your investment portfolio and bring your business ideas to life in the Village of Akron! Also listed as commercial in the MLS under #B1713976.

3 Beds ⋅ 2 Baths ⋅ B1714739 MLS

Live here, work here, invest here or do all three! This unique mixed-use opportunity in the heart of the Village of Akron combines two residential units with an attached commercial storefront, creating exciting possibilities for an owner-occupant, investor or entrepreneur. Live in one unit while generating income from the other apartment and storefront, or add this versatile property to your investment portfolio. The residential portion features a spacious 2 bedroom unit with in-unit laundry and access to a stamped concrete patio, plus a 1 bedroom unit currently being utilized as a 2 bedroom with in-unit laundry and private balcony. Currently both units are owner occupied. Gas and electric are currently serviced on one meter. A 1.5 car garage, driveway, off-street parking and fully fenced yard add even more value and convenience. The attached deli/storefront is ready for its next chapter! Continue the neighborhood deli/convenience-store concept, explore another retail opportunity or bring your own business vision. Current owners have invested approximately $20,000 in improvements, including updated electrical and lighting, new thermostats, cabinetry and countertops, exhaust hood, tile flooring, stainless-steel kitchen tables and shelving, stove, 3 bay sink, grease trap, paneling, paint and signage. The walk-in cooler has been insulated and caulked, and the storefront features central air. An extensive list of equipment is included, featuring a large sub counter, chest freezers, True freezer and beverage cooler, grill, deli case, slicer, slushie and cappuccino machines, ice cream freezer, warmers and more. Additional property improvements include siding, electrical updates, newer windows, and newer hot water tank, roof approximately 2001. Approximately $50,000 in upgrades! With residential income potential, commercial possibilities and the option to live on-site, 83 John Street is more than a property it’s an opportunity to create a lifestyle, build your investment portfolio and bring your business ideas to life in the Village of Akron! Also listed as commercial in the MLS under #B1713976.

83 John Street, Newstead

$279,900

SPACE, SPACE & MORE SPACE! Offering close to 2,000 sq. ft. of bright, expansive living space, this impressive 4-bedroom South Buffalo home delivers the oversized rooms, flexible floor plan and incredible amount of living space buyers are looking for. From the moment you step inside, you’ll appreciate the large, light-filled living room that flows effortlessly into a spacious formal dining room. Just beyond, a bonus room off the kitchen offers endless possibilities as a family room, sitting room, home office, playroom or additional entertaining space, all with new laminate flooring. A convenient, freshly remodeled and chic half bath makes this space complete. At the heart of the home is a large, open kitchen with plenty of room to cook, gather and entertain. The beautifully updated kitchen features quartz countertops, stainless steel appliances, new dishwasher and microwave, new backsplash, updated plumbing and new fixtures and new laminate flooring. A spacious rear entry hall offers the perfect opportunity for a mudroom. New interior and exterior lighting, zoned high-efficiency furnace with brand new furnace for first floor. Upstairs, four generously sized bedrooms provide plenty of room for everyone, featuring fresh paint, brand new quality carpeting and ample sized closets. The expansive master bedroom provides you with plenty of room to create a resort like escape flowing right into beautiful spa like full bath with a large Jacuzzi tub for endless relaxation. Even more potential awaits in the walk-up attic, where high ceilings offer the possibility for future recreational or bonus space. Outside, new landscaping and an inviting front entry complete the transformation. a private backyard, long driveway and detached garage. Rest easy with newer roof, efficiency furnace, and new lighting throughout. Ideally located just off Abbott Road in a highly desirable South Buffalo neighborhood, 21 Mumford combines the character and generous proportions of a classic South Buffalo home with the fresh finishes and updates today’s buyers want. Spacious, beautifully updated and truly move-in ready!

4 Beds ⋅ 2 Baths ⋅ B1714764 MLS

SPACE, SPACE & MORE SPACE! Offering close to 2,000 sq. ft. of bright, expansive living space, this impressive 4-bedroom South Buffalo home delivers the oversized rooms, flexible floor plan and incredible amount of living space buyers are looking for. From the moment you step inside, you’ll appreciate the large, light-filled living room that flows effortlessly into a spacious formal dining room. Just beyond, a bonus room off the kitchen offers endless possibilities as a family room, sitting room, home office, playroom or additional entertaining space, all with new laminate flooring. A convenient, freshly remodeled and chic half bath makes this space complete. At the heart of the home is a large, open kitchen with plenty of room to cook, gather and entertain. The beautifully updated kitchen features quartz countertops, stainless steel appliances, new dishwasher and microwave, new backsplash, updated plumbing and new fixtures and new laminate flooring. A spacious rear entry hall offers the perfect opportunity for a mudroom. New interior and exterior lighting, zoned high-efficiency furnace with brand new furnace for first floor. Upstairs, four generously sized bedrooms provide plenty of room for everyone, featuring fresh paint, brand new quality carpeting and ample sized closets. The expansive master bedroom provides you with plenty of room to create a resort like escape flowing right into beautiful spa like full bath with a large Jacuzzi tub for endless relaxation. Even more potential awaits in the walk-up attic, where high ceilings offer the possibility for future recreational or bonus space. Outside, new landscaping and an inviting front entry complete the transformation. a private backyard, long driveway and detached garage. Rest easy with newer roof, efficiency furnace, and new lighting throughout. Ideally located just off Abbott Road in a highly desirable South Buffalo neighborhood, 21 Mumford combines the character and generous proportions of a classic South Buffalo home with the fresh finishes and updates today’s buyers want. Spacious, beautifully updated and truly move-in ready!

21 Mumford Street, Buffalo

$219,999

Welcome to 7 Mary Lou lane, The charming move in ready brick ranch You've been waiting for! Step right into your spacious living room With plenty of sunlight from the beautiful Anderson Bay windows and plush carpeting that leads you into the adjoining dining room With a stunning dining room set that is included if desired. The kitchen has a large pantry, Beautiful Honey Oak cabinets and plenty of counter space, as well as an eat in area for even more dining space but could easily be used to add more cabinet space if desired in the future! All Appliances are included. The Master bedroom has 2 large closets and was actually 2 smaller rooms combined to make one, That can be converted back in the future if there was a need for a 3rd Bedroom. Across the hall is the charming full bath With Matching Honey Oak vanity and tile shower with tub, as well as the 2nd bedroom. Downstairs the finished basement almost doubles the available space with a finished Entertainment area equipped with a Large Bar, Tv area for watching bills games and a slate pool table also being left for the new owners! Also In the basement there is a Room perfect for a home office, gym, Or both and a laundry storage area as well giving plenty of extra space for all of your needs! The attached 1 car garage is connected to a enclosed sunroom perfect for extra storage space or a great hang out spot to make your own! Step right out to your beautifully maintained private backyard Oasis with stamped Concrete patio equipped with Hot tub that is included as well! There is also a Gravel fire pit area and Beautiful Landscaping All encapsulated in a sharp white vinyl fence. There is truly nothing to do but move right in! Full tear-off roof done in 2019. Stunning landscaping can also be found around the front of the home with concrete curbing done just last year. Seller is willing to leave multiple furniture items at no cost including items mentioned above such as but not limited to; couch and love seat, Outdoor furniture, Basement couch, Desk in basement, mounted tv in the living room and more! Offers Being reviewed as received. Seller reserves the right to set a deadline. Open houses 9/17 5-7PM & 9/19 1-3PM.

2 Beds ⋅ 1 Baths ⋅ B1713275 MLS

Welcome to 7 Mary Lou lane, The charming move in ready brick ranch You've been waiting for! Step right into your spacious living room With plenty of sunlight from the beautiful Anderson Bay windows and plush carpeting that leads you into the adjoining dining room With a stunning dining room set that is included if desired. The kitchen has a large pantry, Beautiful Honey Oak cabinets and plenty of counter space, as well as an eat in area for even more dining space but could easily be used to add more cabinet space if desired in the future! All Appliances are included. The Master bedroom has 2 large closets and was actually 2 smaller rooms combined to make one, That can be converted back in the future if there was a need for a 3rd Bedroom. Across the hall is the charming full bath With Matching Honey Oak vanity and tile shower with tub, as well as the 2nd bedroom. Downstairs the finished basement almost doubles the available space with a finished Entertainment area equipped with a Large Bar, Tv area for watching bills games and a slate pool table also being left for the new owners! Also In the basement there is a Room perfect for a home office, gym, Or both and a laundry storage area as well giving plenty of extra space for all of your needs! The attached 1 car garage is connected to a enclosed sunroom perfect for extra storage space or a great hang out spot to make your own! Step right out to your beautifully maintained private backyard Oasis with stamped Concrete patio equipped with Hot tub that is included as well! There is also a Gravel fire pit area and Beautiful Landscaping All encapsulated in a sharp white vinyl fence. There is truly nothing to do but move right in! Full tear-off roof done in 2019. Stunning landscaping can also be found around the front of the home with concrete curbing done just last year. Seller is willing to leave multiple furniture items at no cost including items mentioned above such as but not limited to; couch and love seat, Outdoor furniture, Basement couch, Desk in basement, mounted tv in the living room and more! Offers Being reviewed as received. Seller reserves the right to set a deadline. Open houses 9/17 5-7PM & 9/19 1-3PM.

7 Mary Lou Lane, Cheektowaga

$424,900

Welcome to 11 Old Orchard Lane — a spacious and inviting home offering plenty of room to live, relax, and make memories. This 4-bedroom, 2.5-bath home offers an abundance of living space and the versatility that is hard to find in today’s market. Inside, you’ll find beautiful hardwood floors and a layout designed with comfortable everyday living and entertaining in mind. The main living areas include a welcoming living room with fireplace (NRTC), a separate family room, and a beautiful three-season room that brings the outdoors in. Whether you’re enjoying your morning coffee, relaxing at the end of the day, or gathering with family and friends, this home offers plenty of space to make it your own. The large corner lot is another standout feature, providing plenty of room for outdoor entertaining, gardening, recreation, or creating your own private backyard retreat. Combined with the spacious interior, the property offers the flexibility and room to grow that many buyers are looking for. Recent updates include new windows and a new electrical panel and service, both completed in 2026. Location is another major advantage. Conveniently situated in the Town of Orchard Park and within the Hamburg Central School District, you’re just minutes from shopping, restaurants, and everyday conveniences. A home filled with possibilities. Discover all it has to offer, and make this house your home.

4 Beds ⋅ 3 Baths ⋅ B1714412 MLS

Welcome to 11 Old Orchard Lane — a spacious and inviting home offering plenty of room to live, relax, and make memories. This 4-bedroom, 2.5-bath home offers an abundance of living space and the versatility that is hard to find in today’s market. Inside, you’ll find beautiful hardwood floors and a layout designed with comfortable everyday living and entertaining in mind. The main living areas include a welcoming living room with fireplace (NRTC), a separate family room, and a beautiful three-season room that brings the outdoors in. Whether you’re enjoying your morning coffee, relaxing at the end of the day, or gathering with family and friends, this home offers plenty of space to make it your own. The large corner lot is another standout feature, providing plenty of room for outdoor entertaining, gardening, recreation, or creating your own private backyard retreat. Combined with the spacious interior, the property offers the flexibility and room to grow that many buyers are looking for. Recent updates include new windows and a new electrical panel and service, both completed in 2026. Location is another major advantage. Conveniently situated in the Town of Orchard Park and within the Hamburg Central School District, you’re just minutes from shopping, restaurants, and everyday conveniences. A home filled with possibilities. Discover all it has to offer, and make this house your home.

11 Old Orchard Lane, Orchard Park

$380,000

Let's Move You In...to this classic double in Elmwood Village, ideal as a place to call home with rental income built in, or as a smart addition to your investment portfolio. Classic curb appeal greets you with a covered front porch on a picturesque street. Step inside to a shared entry vestibule with separate doors leading into each unit. The first-floor unit welcomes you with a bright living room featuring beautiful hardwood floors, where a classic fireplace mantel adds timeless character, flowing into a formal dining room and an updated kitchen featuring white shaker cabinetry, subway tile backsplash, and stainless steel appliances. Two bedrooms and a beautifully renovated full bathroom, complete with a claw foot tub, round out this unit. Upstairs, the second unit offers just as much charm, with rich hardwood floors throughout, a formal dining room anchored by a crystal chandelier flowing into a bright living room featuring a bay window and a tiled fireplace mantel. A versatile flex room off the living room with a mirrored closet offers even more space and leads to your private balcony. The updated kitchen boasts white subway tile, quartz countertops and gold fixtures for a modern touch. Two bedrooms and an updated full bathroom round out the space. The basement offers plenty of additional storage space for each unit, complete with separate furnaces and water heaters for added convenience, while a walk-up attic provides even more room to stow away your belongings. Out back the fully fenced yard includes a deck for a peaceful spot to relax. This home has been thoughtfully updated throughout, including: A new roof (2021), new porch with recessed lights (2025) — the upper porch enlarged. New stairs (2026), landscaping (2022), Upper kitchen (2021), lower kitchen (2024), each outfitted with new appliances and lighting. New plumbing (2021), Upper bathroom (2021), lower bathroom (2024), enlarged upper closet (2021), updated back hallway (2026). Showings begin at the first open house on Wednesday 9/16 5-7. Negotiations begin Tuesday 9/22 at 3PM. Other open houses are Saturday 9/19 11-1 and Sunday 9/20 11-1.

4 Beds ⋅ 2 Baths ⋅ B1713432 MLS

Let's Move You In...to this classic double in Elmwood Village, ideal as a place to call home with rental income built in, or as a smart addition to your investment portfolio. Classic curb appeal greets you with a covered front porch on a picturesque street. Step inside to a shared entry vestibule with separate doors leading into each unit. The first-floor unit welcomes you with a bright living room featuring beautiful hardwood floors, where a classic fireplace mantel adds timeless character, flowing into a formal dining room and an updated kitchen featuring white shaker cabinetry, subway tile backsplash, and stainless steel appliances. Two bedrooms and a beautifully renovated full bathroom, complete with a claw foot tub, round out this unit. Upstairs, the second unit offers just as much charm, with rich hardwood floors throughout, a formal dining room anchored by a crystal chandelier flowing into a bright living room featuring a bay window and a tiled fireplace mantel. A versatile flex room off the living room with a mirrored closet offers even more space and leads to your private balcony. The updated kitchen boasts white subway tile, quartz countertops and gold fixtures for a modern touch. Two bedrooms and an updated full bathroom round out the space. The basement offers plenty of additional storage space for each unit, complete with separate furnaces and water heaters for added convenience, while a walk-up attic provides even more room to stow away your belongings. Out back the fully fenced yard includes a deck for a peaceful spot to relax. This home has been thoughtfully updated throughout, including: A new roof (2021), new porch with recessed lights (2025) — the upper porch enlarged. New stairs (2026), landscaping (2022), Upper kitchen (2021), lower kitchen (2024), each outfitted with new appliances and lighting. New plumbing (2021), Upper bathroom (2021), lower bathroom (2024), enlarged upper closet (2021), updated back hallway (2026). Showings begin at the first open house on Wednesday 9/16 5-7. Negotiations begin Tuesday 9/22 at 3PM. Other open houses are Saturday 9/19 11-1 and Sunday 9/20 11-1.

270 Lexington Avenue, Buffalo

$209,000

Welcome to this hard-to-find ranch style home, located in a great neighborhood convenient to a park, playground, public transportation, shopping and restaurants. Step into the front entryway to find a nice sized living room with a large window for an abundance of natural light and beautiful hardwood floors that flow to the dining room and throughout most of the home beyond. There is an open floor plan between the living and dining rooms that affords a great opportunity for entertaining and gathering. The roomy kitchen, central to this home, offers a good number of white cabinets and conveniently comes complete with stainless appliances. The refrigerator was purchased just this year. There are 3 nice sized bedrooms with one currently being utilized as a home office space. You will note that there is an abundance of closet and storage space throughout this home an added asset! The bathroom has been updated and offers a pretty ceramic tiled tub surround installed in 2018. Step down to the full basement to find a hot water tank new in 2021 and enough space for laundry, a workshop, storage and still room that can be easily finished for a playroom, home gym, craft room, home office or additional living space, if needed. The generously sized backyard has plenty of room for a pool, play set, gardens and a garage - all fenced for privacy in 2020. There is a lot to offer in this home with newer vinyl clad windows through most of the rooms and a tear off roof done in 2022 for peace of mind - all at an affordable price! This great home is ready for its new owners!

3 Beds ⋅ 1 Baths ⋅ B1714734 MLS

Welcome to this hard-to-find ranch style home, located in a great neighborhood convenient to a park, playground, public transportation, shopping and restaurants. Step into the front entryway to find a nice sized living room with a large window for an abundance of natural light and beautiful hardwood floors that flow to the dining room and throughout most of the home beyond. There is an open floor plan between the living and dining rooms that affords a great opportunity for entertaining and gathering. The roomy kitchen, central to this home, offers a good number of white cabinets and conveniently comes complete with stainless appliances. The refrigerator was purchased just this year. There are 3 nice sized bedrooms with one currently being utilized as a home office space. You will note that there is an abundance of closet and storage space throughout this home an added asset! The bathroom has been updated and offers a pretty ceramic tiled tub surround installed in 2018. Step down to the full basement to find a hot water tank new in 2021 and enough space for laundry, a workshop, storage and still room that can be easily finished for a playroom, home gym, craft room, home office or additional living space, if needed. The generously sized backyard has plenty of room for a pool, play set, gardens and a garage - all fenced for privacy in 2020. There is a lot to offer in this home with newer vinyl clad windows through most of the rooms and a tear off roof done in 2022 for peace of mind - all at an affordable price! This great home is ready for its new owners!

160 Parkhurst Boulevard, Tonawanda

$269,900

Welcome to 39 Parkview Ter, Cheektowaga, NY 14225! This well-maintained all-brick ranch offers a comfortable and functional layout featuring 3 bedrooms and 2 full bathrooms. The main level includes a spacious living room, formal dining room, and an eat-in kitchen, complemented by updated flooring, central air conditioning, and central heating for year-round comfort. The finished basement provides valuable additional living space with a recreation room and full bathroom—ideal for entertaining, a home office, hobby space, or additional flexible use. A detached garage offers convenient parking and extra storage. Additional highlights include solid brick construction and an updated roof, adding to the home's appeal. Conveniently located near shopping, dining, schools, transportation, and other amenities. Whether you're looking for a place to call home or an investment opportunity, 39 Parkview Ter is one you won't want to miss!

3 Beds ⋅ 2 Baths ⋅ B1714390 MLS

Welcome to 39 Parkview Ter, Cheektowaga, NY 14225! This well-maintained all-brick ranch offers a comfortable and functional layout featuring 3 bedrooms and 2 full bathrooms. The main level includes a spacious living room, formal dining room, and an eat-in kitchen, complemented by updated flooring, central air conditioning, and central heating for year-round comfort. The finished basement provides valuable additional living space with a recreation room and full bathroom—ideal for entertaining, a home office, hobby space, or additional flexible use. A detached garage offers convenient parking and extra storage. Additional highlights include solid brick construction and an updated roof, adding to the home's appeal. Conveniently located near shopping, dining, schools, transportation, and other amenities. Whether you're looking for a place to call home or an investment opportunity, 39 Parkview Ter is one you won't want to miss!

39 Parkview, Cheektowaga

$1,500,000

Exquisite executive estate property nestled on 1.67 acres and over 6,400 sq feet. From its fabulous floor plan and fine finishes to the glorious grounds, Gunite in-ground pool, fire pit, stone walls and walkways. This is that spectacular home that lends itself to elegant and effortless entertaining in every season. Over 4,500 sq ft of step-free first-floor living includes a stunning primary suite with walls of windows, his/her California closets, hidden makeup room, and a luxury zero-step shower featuring 14 Kohler water tiles, dual zones, and Mr. Steam system. Private deck access off the suite. Glass-enclosed sunroom offers panoramic views of the yard and pool, plus wet bar, dishwasher, and beverage chiller. Chef’s kitchen features a 48” Wolf dual-fuel range, Sub-Zero designer refrigerator/freezer, with a graceful transition into the great room and sunroom, creating an exceptional environment for sophisticated entertaining. Additional first-floor amenities include a large laundry room with tiled dog wash/kennel and direct outdoor access. Second floor offers an additional primary suite, two more en-suite bedrooms, and a loft/fitness area. Four-zone Lennox HVAC with air filtration and Aprilaire humidifiers, whole-house water filtration, dual brand-new Navien tankless systems, 400-amp electric service, dedicated AV subpanel, and Generac Elite natural-gas generator. Two garages: original 2-car with hot/cold hose bib and drain, plus newer garage with removable wheelchair ramp. A rare combination of acreage, accessibility, luxury amenities, and exceptional indoor-outdoor living.

4 Beds ⋅ 6 Baths ⋅ B1714514 MLS

Exquisite executive estate property nestled on 1.67 acres and over 6,400 sq feet. From its fabulous floor plan and fine finishes to the glorious grounds, Gunite in-ground pool, fire pit, stone walls and walkways. This is that spectacular home that lends itself to elegant and effortless entertaining in every season. Over 4,500 sq ft of step-free first-floor living includes a stunning primary suite with walls of windows, his/her California closets, hidden makeup room, and a luxury zero-step shower featuring 14 Kohler water tiles, dual zones, and Mr. Steam system. Private deck access off the suite. Glass-enclosed sunroom offers panoramic views of the yard and pool, plus wet bar, dishwasher, and beverage chiller. Chef’s kitchen features a 48” Wolf dual-fuel range, Sub-Zero designer refrigerator/freezer, with a graceful transition into the great room and sunroom, creating an exceptional environment for sophisticated entertaining. Additional first-floor amenities include a large laundry room with tiled dog wash/kennel and direct outdoor access. Second floor offers an additional primary suite, two more en-suite bedrooms, and a loft/fitness area. Four-zone Lennox HVAC with air filtration and Aprilaire humidifiers, whole-house water filtration, dual brand-new Navien tankless systems, 400-amp electric service, dedicated AV subpanel, and Generac Elite natural-gas generator. Two garages: original 2-car with hot/cold hose bib and drain, plus newer garage with removable wheelchair ramp. A rare combination of acreage, accessibility, luxury amenities, and exceptional indoor-outdoor living.

14 Stratford Court, Amherst

$299,900

Charming All-Brick Cape Cod, Impeccably Updated with Prime Cheektowaga Location Welcome home to this beautifully updated all-brick Cape Cod, where timeless architecture meets thoughtful modern refinement. A striking all-brick façade sets the tone from the moment you arrive, offering both curb appeal and enduring craftsmanship. Step inside to a light-filled family room, where gleaming hardwood floors and abundant natural light create an inviting, elevated first impression. The adjoining eat-in kitchen is a true showpiece — appointed with rich artisan cabinetry and under-mount lighting, polished granite countertops, a designer tile backsplash, recessed lighting, and premium stainless steel appliances. Throughout the home, exquisite millwork — including custom trim and crown molding — lends a refined, curated sensibility rarely found at this level. The thoughtful floor plan offers two generously sized bedrooms and a beautifully updated full bath on the main level, ideal for comfortable one-floor living. Central Air throughout both levels! Ascend to the second floor to discover an expansive primary suite, complete with a spa-inspired ensuite bath featuring a stunning oversized walk-in shower built for two with custom tile detailing, alongside an impressive walk-in closet. The partially finished lower level offers exceptional additional living space, perfect for entertaining or relaxed everyday enjoyment. This is truly a home where every detail has been considered — recent updates include paint, windows, electrical, HWT, drain tile, sump pump/back up, and roof, offering peace of mind for years to come. A two-car garage and private, tree-lined rear yard with no rear neighbors complete this exceptional offering. Offers due September 22nd at 8:00 PM.

3 Beds ⋅ 2 Baths ⋅ B1714712 MLS

Charming All-Brick Cape Cod, Impeccably Updated with Prime Cheektowaga Location Welcome home to this beautifully updated all-brick Cape Cod, where timeless architecture meets thoughtful modern refinement. A striking all-brick façade sets the tone from the moment you arrive, offering both curb appeal and enduring craftsmanship. Step inside to a light-filled family room, where gleaming hardwood floors and abundant natural light create an inviting, elevated first impression. The adjoining eat-in kitchen is a true showpiece — appointed with rich artisan cabinetry and under-mount lighting, polished granite countertops, a designer tile backsplash, recessed lighting, and premium stainless steel appliances. Throughout the home, exquisite millwork — including custom trim and crown molding — lends a refined, curated sensibility rarely found at this level. The thoughtful floor plan offers two generously sized bedrooms and a beautifully updated full bath on the main level, ideal for comfortable one-floor living. Central Air throughout both levels! Ascend to the second floor to discover an expansive primary suite, complete with a spa-inspired ensuite bath featuring a stunning oversized walk-in shower built for two with custom tile detailing, alongside an impressive walk-in closet. The partially finished lower level offers exceptional additional living space, perfect for entertaining or relaxed everyday enjoyment. This is truly a home where every detail has been considered — recent updates include paint, windows, electrical, HWT, drain tile, sump pump/back up, and roof, offering peace of mind for years to come. A two-car garage and private, tree-lined rear yard with no rear neighbors complete this exceptional offering. Offers due September 22nd at 8:00 PM.

78 Donald Drive, Cheektowaga

$224,900

Well-maintained home offering comfortable living in a convenient location. Featuring vinyl replacement windows, a spacious deck perfect for outdoor entertaining, and a detached two-car garage providing plenty of parking and storage. The property is located near local shopping, restaurants, schools, parks, and major roadways, offering easy access throughout Hamburg and the surrounding Southtowns. A great opportunity for a homeowner looking for a well-cared-for property. Offers are due by 09/21/2026 by 10AM.

3 Beds ⋅ 2 Baths ⋅ B1714677 MLS

Well-maintained home offering comfortable living in a convenient location. Featuring vinyl replacement windows, a spacious deck perfect for outdoor entertaining, and a detached two-car garage providing plenty of parking and storage. The property is located near local shopping, restaurants, schools, parks, and major roadways, offering easy access throughout Hamburg and the surrounding Southtowns. A great opportunity for a homeowner looking for a well-cared-for property. Offers are due by 09/21/2026 by 10AM.

2633 Greenfield Avenue, Hamburg

$245,000

This beautifully updated 3-bedroom, 1-bath ranch is move-in ready and thoughtfully improved for today’s lifestyle. The inviting living room and dining area showcase oak hardwood floors and flow seamlessly into the stunning remodeled kitchen featuring tile flooring, crisp white cabinetry, tile backsplash, granite countertops with undermount sink, breakfast bar, pantry, and stainless-steel appliances (stove, refrigerator, microwave, and 2 yr old dishwasher). Two bedrooms offer freshly cleaned wall-to-wall carpeting, while the third features durable tile flooring and a sliding glass door opening to a patio and fully fenced backyard—perfect for relaxing or entertaining. The remodeled bathroom offers a granite-top vanity plus separate tub and shower, each with attractive tile surround. The basement adds valuable storage and utility space and includes glass block windows, washer and dryer (included), new high-efficiency furnace and central air (2026), new hot water tank (2026), and newer sump pump (2024). Additional improvements include an approximately 10-year-old roof, replacement windows throughout, updated 150-amp electric service, newer storage shed, and recently replaced front and rear exterior steps. With so many major updates already completed, all that’s left to do is move in and enjoy!

3 Beds ⋅ 1 Baths ⋅ B1714165 MLS

This beautifully updated 3-bedroom, 1-bath ranch is move-in ready and thoughtfully improved for today’s lifestyle. The inviting living room and dining area showcase oak hardwood floors and flow seamlessly into the stunning remodeled kitchen featuring tile flooring, crisp white cabinetry, tile backsplash, granite countertops with undermount sink, breakfast bar, pantry, and stainless-steel appliances (stove, refrigerator, microwave, and 2 yr old dishwasher). Two bedrooms offer freshly cleaned wall-to-wall carpeting, while the third features durable tile flooring and a sliding glass door opening to a patio and fully fenced backyard—perfect for relaxing or entertaining. The remodeled bathroom offers a granite-top vanity plus separate tub and shower, each with attractive tile surround. The basement adds valuable storage and utility space and includes glass block windows, washer and dryer (included), new high-efficiency furnace and central air (2026), new hot water tank (2026), and newer sump pump (2024). Additional improvements include an approximately 10-year-old roof, replacement windows throughout, updated 150-amp electric service, newer storage shed, and recently replaced front and rear exterior steps. With so many major updates already completed, all that’s left to do is move in and enjoy!

143 Capen Boulevard, Amherst

$229,900

Let's Move You In... to this charming ranch at 22 Mitchell Dr, set on a quiet neighborhood street in Tonawanda. Step inside to a bright living room, where a charming bay window frames peaceful views of the front yard and fills the space with natural light. New, quality wall to wall carpet covers hardwood floors. From there, the eat-in kitchen offers warm oak cabinetry and plenty of counter space, flowing effortlessly into your dining area. Sliding glass doors open right out to the back deck, making indoor-outdoor entertaining a breeze. Down the hall, three generously sized bedrooms and a full bathroom complete the main level. Hardwoods are throughout the home and have been preserved with carpeting. Downstairs, the finished basement offers even more room to spread out, with a spacious rec room perfect for movie nights, game days, or hosting friends. A second full bathroom featuring a walk-in shower and a dedicated laundry and utility area add everyday convenience, while a separate workshop and storage space, complete with built-in shelving, rounds out the lower level, ideal for hobbies, projects, or extra storage. Out back, a large deck sets the stage for relaxing evenings or lively get-togethers, overlooking an expansive yard. Furnace is 3 years old. Kitchen is semi updated around 2016 Kitchen. Bath and Hallway painted 2016. 50 year roof 2016. Windows updated 2008-2010. Showings begin at the first open house on Wednesday 9/16 5-7PM. Negotiations begin Tuesday 9/22 at 3PM. Other open houses are Saturday 9/19 11-1 and Sunday 9/20 11-1.

3 Beds ⋅ 2 Baths ⋅ B1714432 MLS

Let's Move You In... to this charming ranch at 22 Mitchell Dr, set on a quiet neighborhood street in Tonawanda. Step inside to a bright living room, where a charming bay window frames peaceful views of the front yard and fills the space with natural light. New, quality wall to wall carpet covers hardwood floors. From there, the eat-in kitchen offers warm oak cabinetry and plenty of counter space, flowing effortlessly into your dining area. Sliding glass doors open right out to the back deck, making indoor-outdoor entertaining a breeze. Down the hall, three generously sized bedrooms and a full bathroom complete the main level. Hardwoods are throughout the home and have been preserved with carpeting. Downstairs, the finished basement offers even more room to spread out, with a spacious rec room perfect for movie nights, game days, or hosting friends. A second full bathroom featuring a walk-in shower and a dedicated laundry and utility area add everyday convenience, while a separate workshop and storage space, complete with built-in shelving, rounds out the lower level, ideal for hobbies, projects, or extra storage. Out back, a large deck sets the stage for relaxing evenings or lively get-togethers, overlooking an expansive yard. Furnace is 3 years old. Kitchen is semi updated around 2016 Kitchen. Bath and Hallway painted 2016. 50 year roof 2016. Windows updated 2008-2010. Showings begin at the first open house on Wednesday 9/16 5-7PM. Negotiations begin Tuesday 9/22 at 3PM. Other open houses are Saturday 9/19 11-1 and Sunday 9/20 11-1.

22 Mitchell Drive, Tonawanda

$385,000

Prepare to be impressed by this beautifully maintained three-bedroom, two-bath custom ranch, set on a generous .44-acre lot backing to peaceful wooded grounds. From the stunning curb appeal and attractive landscaping to the thoughtfully designed floor plan, this home is truly move-in ready. The spacious kitchen features an abundance of cabinetry, under-cabinet lighting, Pergo flooring, quartz countertops, a built-in desk, pantry, subway-tile backsplash, and stainless-steel appliances, including a dishwasher, gas cooktop range with convection oven, and microwave. A freestanding island with a built-in table provides additional workspace and casual dining. The kitchen opens to the inviting family room, highlighted by a cathedral ceiling, wall of windows, skylights, and Pella sliding doors with slimshade blinds leading to the deck. The formal dining room also features a Pella sliding door with slimshade blinds for easy access to the outdoor living space. The welcoming living room offers a bay window and gas fireplace, creating such a comfortable space. The primary bedroom includes a private full bath with ceramic flooring and a tiled shower. The guest bath features ceramic flooring and a tub with tile surround. Both bathrooms are equipped with exhaust fans featuring heat and light. Additional features include Pella windows throughout, central air, security system, maintenance-free exterior, sump pump with water backup, and a basement with glass-block windows and 7.8-foot ceilings. Updates: hot water heater (2018), rebuilt deck (2016), and roof, furnace, and central air conditioning (2015). A wonderful combination of style, comfort and outdoor privacy—this exceptional ranch is ready to welcome you home. Offers due 09/21/26 by 5 p.m.

3 Beds ⋅ 2 Baths ⋅ B1713206 MLS

Prepare to be impressed by this beautifully maintained three-bedroom, two-bath custom ranch, set on a generous .44-acre lot backing to peaceful wooded grounds. From the stunning curb appeal and attractive landscaping to the thoughtfully designed floor plan, this home is truly move-in ready. The spacious kitchen features an abundance of cabinetry, under-cabinet lighting, Pergo flooring, quartz countertops, a built-in desk, pantry, subway-tile backsplash, and stainless-steel appliances, including a dishwasher, gas cooktop range with convection oven, and microwave. A freestanding island with a built-in table provides additional workspace and casual dining. The kitchen opens to the inviting family room, highlighted by a cathedral ceiling, wall of windows, skylights, and Pella sliding doors with slimshade blinds leading to the deck. The formal dining room also features a Pella sliding door with slimshade blinds for easy access to the outdoor living space. The welcoming living room offers a bay window and gas fireplace, creating such a comfortable space. The primary bedroom includes a private full bath with ceramic flooring and a tiled shower. The guest bath features ceramic flooring and a tub with tile surround. Both bathrooms are equipped with exhaust fans featuring heat and light. Additional features include Pella windows throughout, central air, security system, maintenance-free exterior, sump pump with water backup, and a basement with glass-block windows and 7.8-foot ceilings. Updates: hot water heater (2018), rebuilt deck (2016), and roof, furnace, and central air conditioning (2015). A wonderful combination of style, comfort and outdoor privacy—this exceptional ranch is ready to welcome you home. Offers due 09/21/26 by 5 p.m.

110 Fieldstone Drive, Grand Island

$339,900

Enjoy easy, maintenance-free living in this beautifully appointed end-unit condo in the quiet Chestnut Ridge community. Filled with natural light, the inviting main living area features soaring cathedral ceilings and skylights that create a bright, open feel. The convenient first-floor layout offers two bedrooms and two full baths, along with first-floor laundry and an attached garage. A versatile loft overlooks the main living area and provides the perfect space for a home office, sitting area, hobby space or additional accommodations for guests. A full basement offers abundant storage and excellent potential for additional finished living space. Outdoors, relax on the welcoming front porch or enjoy the covered back patio—two great spots to unwind and enjoy the surroundings. Recent updates include a new roof and new central air conditioning. The condo association takes care of exterior maintenance, trash removal, snow plowing and more, allowing you to spend less time on upkeep and more time enjoying your home. Comfortable, functional and wonderfully low-maintenance, this home is ideally located in Amherst close to shopping, dining and every possible convenience. A great opportunity for easy condo living in a desirable location!

2 Beds ⋅ 2 Baths ⋅ B1714646 MLS

Enjoy easy, maintenance-free living in this beautifully appointed end-unit condo in the quiet Chestnut Ridge community. Filled with natural light, the inviting main living area features soaring cathedral ceilings and skylights that create a bright, open feel. The convenient first-floor layout offers two bedrooms and two full baths, along with first-floor laundry and an attached garage. A versatile loft overlooks the main living area and provides the perfect space for a home office, sitting area, hobby space or additional accommodations for guests. A full basement offers abundant storage and excellent potential for additional finished living space. Outdoors, relax on the welcoming front porch or enjoy the covered back patio—two great spots to unwind and enjoy the surroundings. Recent updates include a new roof and new central air conditioning. The condo association takes care of exterior maintenance, trash removal, snow plowing and more, allowing you to spend less time on upkeep and more time enjoying your home. Comfortable, functional and wonderfully low-maintenance, this home is ideally located in Amherst close to shopping, dining and every possible convenience. A great opportunity for easy condo living in a desirable location!

4 Astor Ridge Drive Unit A, Amherst

$209,900

Welcome to this well-maintained and beautifully updated three-bedroom ranch! A refreshing, inviting feel greets you as you enter, with new carpeting and a wall of windows that fills the living space with abundant natural light. The spacious kitchen features lovely new cabinetry, ceramic flooring, and butcher-block countertops, along with a dishwasher, microwave, and refrigerator. The adjoining eating area offers another wall of windows overlooking the fully fenced backyard and patio—perfect for enjoying the outdoors. The full bath has been updated with a new vanity and ceramic flooring, while the laundry room also features ceramic flooring. Freshly painted throughout, this home offers attractive updates and modern touches, including nice lighting throughout. Additional features include a 1.5-car garage with electric and numerous updates: Kitchen, dishwasher, microwave, living room windows, ceramic flooring, most interior doors, ceramic flooring, most lighting, interior painting, exterior doors, carpeting, ceramic flooring '26. Roof '20. Excellent location near the bike path, elementary school, and Beaver Island State Park. Offers are due September 22, 2026, by 3:00 p.m.

3 Beds ⋅ 1 Baths ⋅ B1713882 MLS

Welcome to this well-maintained and beautifully updated three-bedroom ranch! A refreshing, inviting feel greets you as you enter, with new carpeting and a wall of windows that fills the living space with abundant natural light. The spacious kitchen features lovely new cabinetry, ceramic flooring, and butcher-block countertops, along with a dishwasher, microwave, and refrigerator. The adjoining eating area offers another wall of windows overlooking the fully fenced backyard and patio—perfect for enjoying the outdoors. The full bath has been updated with a new vanity and ceramic flooring, while the laundry room also features ceramic flooring. Freshly painted throughout, this home offers attractive updates and modern touches, including nice lighting throughout. Additional features include a 1.5-car garage with electric and numerous updates: Kitchen, dishwasher, microwave, living room windows, ceramic flooring, most interior doors, ceramic flooring, most lighting, interior painting, exterior doors, carpeting, ceramic flooring '26. Roof '20. Excellent location near the bike path, elementary school, and Beaver Island State Park. Offers are due September 22, 2026, by 3:00 p.m.

82 Riverdale Drive, Grand Island

$269,900

Welcome to this charming 4-bedroom Cape Cod where country warmth, comfortable spaces, and everyday convenience come together in the Clarence Central School District. Situated on a quiet corner lot, this inviting home offers a flexible floor plan with plenty of room to make it your own. Step inside to the welcoming living room filled with natural light. Two first-floor bedrooms, a full bath, and convenient first-floor laundry offer wonderful flexibility for the ease of single-level living. The eat-in kitchen features plenty of cabinet and counter space with a comfortable, practical layout for cooking and dining. Step down into the heated den/sunroom, surrounded by windows overlooking the backyard; a cozy spot for morning coffee, a good book, or simply enjoying the changing seasons. The spacious family room adds even more character with a wood-burning fireplace (NRTC), creating the perfect place to relax and unwind. Upstairs, two additional bedrooms provide plenty of room for everyone. The attached 1.5-car garage includes a bonus storage/workshop area ideal for hobbies and projects, plus pull-down stairs lead to great additional attic storage. Outside, enjoy the fenced backyard with mature landscaping, concrete patio, and storage shed: your own peaceful retreat for gardening, entertaining, pets, or simply enjoying the outdoors. Lovingly cared for by the same owners for many years, updates include: HE furnace ’24, central air ’24, Generac generator, H2O tank ’17 & more! Enjoy the charm of Clarence just minutes from Main Street shopping, dining & conveniences. Showings begin immediately. Open House Sunday 9/20, 11AM–1PM. Seller will review any/all offers 9/22 at 10AM. Welcome home—you’ve found your perfect MATCH!

4 Beds ⋅ 1 Baths ⋅ B1711850 MLS

Welcome to this charming 4-bedroom Cape Cod where country warmth, comfortable spaces, and everyday convenience come together in the Clarence Central School District. Situated on a quiet corner lot, this inviting home offers a flexible floor plan with plenty of room to make it your own. Step inside to the welcoming living room filled with natural light. Two first-floor bedrooms, a full bath, and convenient first-floor laundry offer wonderful flexibility for the ease of single-level living. The eat-in kitchen features plenty of cabinet and counter space with a comfortable, practical layout for cooking and dining. Step down into the heated den/sunroom, surrounded by windows overlooking the backyard; a cozy spot for morning coffee, a good book, or simply enjoying the changing seasons. The spacious family room adds even more character with a wood-burning fireplace (NRTC), creating the perfect place to relax and unwind. Upstairs, two additional bedrooms provide plenty of room for everyone. The attached 1.5-car garage includes a bonus storage/workshop area ideal for hobbies and projects, plus pull-down stairs lead to great additional attic storage. Outside, enjoy the fenced backyard with mature landscaping, concrete patio, and storage shed: your own peaceful retreat for gardening, entertaining, pets, or simply enjoying the outdoors. Lovingly cared for by the same owners for many years, updates include: HE furnace ’24, central air ’24, Generac generator, H2O tank ’17 & more! Enjoy the charm of Clarence just minutes from Main Street shopping, dining & conveniences. Showings begin immediately. Open House Sunday 9/20, 11AM–1PM. Seller will review any/all offers 9/22 at 10AM. Welcome home—you’ve found your perfect MATCH!

4395 White Acres Road, Clarence

$199,900

Conveniently located across from Kenney Field Park and easy access to the 290. This 3 bed 2 full bath home holds great character and plenty of space with an optional bonus room or bedroom downstairs. This property includes a fenced in backyard and detached garage.

3 Beds ⋅ 2 Baths ⋅ B1714600 MLS

Conveniently located across from Kenney Field Park and easy access to the 290. This 3 bed 2 full bath home holds great character and plenty of space with an optional bonus room or bedroom downstairs. This property includes a fenced in backyard and detached garage.

2007 Colvin Boulevard, Tonawanda

$499,900

Extremely spacious 4 bedroom Colonial on an amazing tree lined and peaceful street. Over 3000 sq. ft. which includes 2 full baths and 2 half baths, 1st floor laundry, additional family room and office with gas fireplace and mini split for your comfort. 12 x 11 office off 2nd family room addition offers amble lighting, built-in shelves and sliding glass door to patio. Oversized eat-in kitchen features built-in ovens, cook top, dishwasher. 1sr family room is ideally located off the kitchen. Second floor features central air conditioning via forced air unit in attic. Most of the house features either fully exposed hardwood floors or wall to wall carpeting with hardwood flooring beneath. 3 bedrooms offer built-in closets. Primary bedroom features full bath. Sellers reserve the right to establish an offer due date.

4 Beds ⋅ 4 Baths ⋅ B1714021 MLS

Extremely spacious 4 bedroom Colonial on an amazing tree lined and peaceful street. Over 3000 sq. ft. which includes 2 full baths and 2 half baths, 1st floor laundry, additional family room and office with gas fireplace and mini split for your comfort. 12 x 11 office off 2nd family room addition offers amble lighting, built-in shelves and sliding glass door to patio. Oversized eat-in kitchen features built-in ovens, cook top, dishwasher. 1sr family room is ideally located off the kitchen. Second floor features central air conditioning via forced air unit in attic. Most of the house features either fully exposed hardwood floors or wall to wall carpeting with hardwood flooring beneath. 3 bedrooms offer built-in closets. Primary bedroom features full bath. Sellers reserve the right to establish an offer due date.

102 Carriage Circle, Amherst

$159,000

Located in Historic Black Rock. Minutes from the water Access and UNITY Island Park and Riverside Park. Three Bedrooms in each unit for maximum Rental Income. The Main Roof is a NEW JULY 2026 Tear OFF Copper Plumbing , Circuit Breakers, Sump Pump In CLEAN DRY Basement. **** LAUNDRY HOOKUPS IN EACH UNIT *** Maintenance Free Vinyl Siding and soffits. This Double is perfect for the Owner Occupant or the Investor . Little to No Maintenance with this well kept property.

6 Beds ⋅ 2 Baths ⋅ B1714623 MLS

Located in Historic Black Rock. Minutes from the water Access and UNITY Island Park and Riverside Park. Three Bedrooms in each unit for maximum Rental Income. The Main Roof is a NEW JULY 2026 Tear OFF Copper Plumbing , Circuit Breakers, Sump Pump In CLEAN DRY Basement. **** LAUNDRY HOOKUPS IN EACH UNIT *** Maintenance Free Vinyl Siding and soffits. This Double is perfect for the Owner Occupant or the Investor . Little to No Maintenance with this well kept property.

88 East Street, Buffalo