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$124,900
B1688326 MLS
Check out this beautiful 1.8-acre wooded parcel offering the perfect setting to build your dream home. Tucked back from the road and surrounded by mature trees, this legal building lot provides privacy, natural beauty, and multiple areas for your dream homes with some great potential building sites, in this private setting. Conveniently located just minutes from the villages of East Aurora and Orchard Park, you'll enjoy the best of country living with easy access to local amenities. Preliminary site plans, survey, and compliance documentation supporting single-family residential construction are available. A short walk through the property reveals several picture-perfect locations for your future home. Don't miss this opportunity to own a scenic homesite in a highly desirable location.

706 Jewett Holmwood Road, Aurora
$242,600
3 Beds ⋅ 2 Baths ⋅ B1688137 MLS
Welcome to 526 Adams St., one of 12 newly built homes for sale. This 2-story home in Buffalo, NY, features 3 bedrooms, an open floor plan, and abundant natural sunlight throughout. Enjoy the convenience of 2nd-floor laundry, a 1-car garage, and a full basement with egress offering great potential for additional living space or storage. Located in a neighborhood revitalization area, this home is a wonderful opportunity to enjoy modern living in a growing community. This is an income-restricted, owner-occupied opportunity. Buyers must meet program eligibility requirements and be pre-approved.

526 Adams Street, Buffalo
$750,000
2 Beds ⋅ 1 Baths ⋅ B1688295 MLS
Don’t miss this rare opportunity to own a premier property just steps from the new Bills stadium in Orchard Park. Situated on an expansive 2-acre revenue-generating lot, this property offers immediate income potential, with game day parking revenues estimated between $5,000 and $15,000 per game, and the possibility for even greater returns in the future. Located within the proposed Gateway Mixed-Use Stadium District, the property presents endless possibilities for investors, developers, or owner-occupants looking to capitalize on the continued growth and excitement surrounding the stadium area. The property also includes a partially remodeled 2-bedroom ranch, offering a great opportunity to finish, update, or reimagine the space to suit your needs. Whether you’re looking for a unique investment, development potential, or a front-row seat to all the game day action, this is a truly rare opportunity in one of Orchard Park’s most exciting growth corridors.

5255 Big Tree Road, Orchard Park
$259,000
3 Beds ⋅ 1 Baths ⋅ B1687791 MLS
Seller will entertain offers between 259,000 and 279,000.

1505 Colvin Boulevard, Tonawanda
$294,900
4 Beds ⋅ 2 Baths ⋅ B1687279 MLS
This one is almost a showstopper the moment you pull up. With incredible curb appeal and a location that truly cannot be beat. This home sits right along Kelly Park and is just minutes from everything you need on Transit Road, all within the highly desirable West Seneca school district. Nestled on a beautiful neighborhood street, this is the kind of address people wait for. Inside, the home is as impressive as its setting. You will find two living spaces on the 1st floor plus an additional hangout space in the basement, giving you all the room you need to spread out and entertain. The layout was thoughtfully opened up by removing the interior kitchen banisters, creating a bright and welcoming flow throughout. Two full baths make this home even more enjoyable and life easier on a daily basis. The fully fenced backyard makes summertime even more fun and enjoyable for all! The sellers have taken exceptional care of this home, with a long list of updates completed in recent years: New exterior wiring and meter, upgraded 200-amp service panel, and an updated outlet in the main bathroom. New side and rear fencing, exterior stairs with railing from the back room, a new chimney cap and bird guard, sealed patio cracks, and two basement cracks repaired and resealed as a precaution. New laminate flooring in the front room, replaced kitchen window, fresh paint throughout in 2025 including the front room, both bathrooms, lower bedroom, fireplace, and two upstairs bedrooms, new blinds, updated light fixtures in the kitchen and hallway, and both toilets replaced in 2025. New hot water tank in May 2025, annual furnace and central air conditioning tune-ups completed in 2025 and May 2026, and ductwork redone in the basement for optimal airflow and efficiency. This home has been loved, maintained, and upgraded with care. Come see it before someone else does.

51 Theresa Drive, Cheektowaga
$89,900
6 Beds ⋅ 2 Baths ⋅ B1687759 MLS
This is a SMOKING HOT DEAL!!! Handyman Special: Fire-Damaged 2-Family property. Ideal for investors, rehabbers, and deal hunters, this is the perfect opportunity to bring a property back to life. This home sustained fire damage and is being sold strictly AS-IS. Front porch and fenced backyard. Hold Harmless form is required before entering property.

19 Arkansas Street, Buffalo
$257,000
4 Beds ⋅ 2 Baths ⋅ B1688226 MLS
Don’t miss this 4 bedroom 1.5 bath house that could be used as a 2 bedroom ranch. Maintenance free exterior brick and vinyl. This is an amazing house for entertaining with open kitchen -appliances included, beautiful back patio and separate deck with lighting. 1/2 car garage also has attached covered patio. No rear neighbors, backs up to woods. Back inside the basement includes a finished room with multiple TVs, sound and light system all included in sale. Large living room with hardwood, updated full bath and 2 roomy bedrooms complete the first floor. 2 Spacious bedrooms upstairs. Updates include all windows, furnace with central air, hot water tank, electric service 2017.Basement waterproofing and drain tiles. Glass block windows in basement.Parklike backyard. Close to town park, shopping. Open Houses Saturday, 1-3, and Sunday, 1-3!

138 Mcnaughton Avenue, Cheektowaga
$350,000
6 Beds ⋅ 4 Baths ⋅ B1688233 MLS
Impressive turnkey 4-unit delivering a 11.2% cap rate! The owner has invested heavily since 2008, with major updates throughout. Recent highlights include new gutters and fascia (2025), full tear-off roof (2020), commercial grade hot water tank (2020), windows throughout (2018, 2020, 2023), exterior painted (2019, 2025) and garage roof (2018). Additional updates include a rebuilt chimney, electrical upgrade to circuit breakers, updated water lines, boiler with 2 zone valves, front steps rebuilt, concrete parking pad, and refreshed kitchens, bathrooms, and flooring throughout, including refinished hardwood floors. Off-street parking with a 2-car garage and concrete parking pad. Serious cash flow, serious updates. Everything has been done, just collect the rent.

220 Stevenson Street, Buffalo
$124,900
3 Beds ⋅ 1 Baths ⋅ B1686923 MLS
Opportunities like this don't come along often. Nestled on a quiet dead end road with absolutely no through traffic, this 1.5-acre parcel offers the privacy, space, and serenity to build the custom home you've always envisioned — all within one of Western New York's most sought-after communities. Located in the highly desirable town of Orchard Park, this property sits within the acclaimed Orchard Park Central School District — consistently recognized among the finest in the region — while benefiting from the significantly lower Boston taxes. This rare combination delivers exceptional value without compromise. With an acre and a half of buildable land, the possibilities are yours to shape. Whether you envision a sprawling estate, a thoughtfully designed modern retreat, or a timeless forever home surrounded by nature, this lot provides the generous footprint to make it a reality. The dead end setting ensures that the only traffic passing your property will be yours. Enjoy easy access to all the dining, shopping, and recreation that Orchard Park has to offer — from the charm of its village center to the natural beauty of nearby Chestnut Ridge Park, with its beloved hiking trails, open green spaces, and the legendary eternal flame — all while retreating home to peaceful, private surroundings that feel a world away.

V/L Crestwood Circle, Boston
$235,000
5 Beds ⋅ 2 Baths ⋅ B1687595 MLS
Welcome to 81 Walden Ave! This property presents an excellent opportunity for investors or owner occupants seeking a spacious two-family property in Buffalo's Broadway-Fillmore neighborhood. This classic 2-family home with Gross 3329 Lot square feet (Building Sqft is 2416) square footage obtain from city public records. This duplex has 5 bedrooms and 2 full baths, including a bonus room that can be used for an office space or play room. The property features separate living areas and strong income-producing potential. Front porch, fenced back yard and a vinyl-sided shed. Conveniently located near schools, shopping, public transportation, and major commuter routes. Whether you're looking to expand your investment portfolio or offset your mortgage with rental income, this property has versatility and value. Property is being sold As-Is beginning 6/5/2026.

81 Walden, Buffalo
$99,900
B1687978 MLS
Build your dream home in the heart of the highly desirable Sandy Beach community on Grand Island. This buildable vacant lot offers a rare opportunity to enjoy one of the area's most sought-after neighborhoods. Property owners are eligible to join the Sandy Beach Park Club for an annual fee, providing access to a private lifeguarded beach, boat launch, optional boat slips, fishing, basketball and volleyball courts, horseshoe pits, picnic gazebo with grill, and a beautifully upgraded sandy shoreline. Outdoor enthusiasts will appreciate the close proximity to Buckhorn Island State Park, featuring scenic hiking trails and kayak access. Also conveniently located near Huth Road Elementary School, this exceptional lot combines a desirable location with outstanding recreational amenities and boating privileges. Please do not walk the lot without permission.

Sandy Beach Rd, Grand Island
$179,999
5 Beds ⋅ 3 Baths ⋅ B1688198 MLS
An excellent opportunity awaits with this income-generating multi-family property, offering versatility, value, and long-term potential. Each unit provides comfortable living spaces with 2 bedrooms each, including separate living and dining areas, full kitchens, and full bathrooms, making them highly appealing to tenants and owner-occupants. This property is ideal for buyers looking to generate rental income or stay in one unit and rent out the other. With both units currently occupied by tenants, the property delivers immediate cash flow and eliminates the hassle of finding renters after closing. Whether you’re a first-time investor or an experienced buyer searching for a solid addition to your portfolio, this turnkey property presents a rare opportunity to secure steady income and future growth potential in one package. Offers will be reviewed at 5:00p on 6/15/26.

130 Drexel Road, Buffalo
$399,000
7 Beds ⋅ 4 Baths ⋅ B1682197 MLS
Welcome to 4181 Legion Drive – an unbeatable opportunity in one of WNY’s most sought-after walkable communities. Nestled just seconds from the village's main corridor, this rare 4-unit property puts your tenants steps away from grocery stores, gas stations, pharmacies, dining, boutiques, and public transit—true small-town living with big-city convenience. This building features four all-first-floor apartments, making access a breeze for any tenant—no stairs, no hassle. Each unit has been well maintained, with most recently updated to match today’s rental expectations. A huge open parking lot, and shared laundry facilities, and you’ve got a plug-and play setup for consistent cash flow from day one. Need storage or expansion space? The full basement offers tons of possibilities—keep it for storage or finish it for added living space. With this location and layout, rents can go higher and there’s still plenty of room to grow. If you're looking for a low-maintenance, high-demand investment property right in the core of Hamburg Village, this is it. No work needed—just collect rent and watch your investment appreciate. Properties like this don’t come up often.

4181 Legion Drive, Hamburg
$129,900
B1688092 MLS
Rare Opportunity - Prime Location - Thousands of vehicles drive by this Highly Visible corner - Zoned Commercial

VL Lake Shore Road, Hamburg
$499,000
B1688112 MLS
Fantastic Location - Over 23 Acres zoned R1, R2 - Rare Opportunity to build mutil units or single family homes - over 2300 ft of road frontage.

VL Lake Shore Road, Hamburg
$369,900
3 Beds ⋅ 3 Baths ⋅ B1687105 MLS
Welcome home to this beautifully maintained 3-bedroom, 2.5-bath Colonial built in 2011, offering the perfect blend of comfort, space, and convenience. With fresh paint throughout and refreshed landscaping, this move-in-ready home provides many of the benefits of newer construction without the wait or premium price tag. The inviting first floor features an open-concept layout that seamlessly connects the living room, kitchen, and bright sunroom, creating an ideal space for everyday living and entertaining. Upstairs, the spacious primary suite boasts a large walk-in closet and private ensuite bath. Two additional bedrooms, a full bathroom, and the convenience of second-floor laundry complete the upper level. The clean, dry basement offers abundant storage and endless potential for future finishing, whether you envision a home gym, recreation room, office, or additional living space. Step outside to enjoy summer evenings on the patio overlooking the fully fenced backyard, perfect for pets, play, and outdoor gatherings. Offering approximately 1,800 square feet of living space, including the 120-square-foot sunroom addition, this well-cared-for home is ready for its next owner. Beyond the home itself, this property offers the benefits of Hamburg schools, convienient access to local dining, parks and everyday conveniences. Don't miss your opportunity to make it yours!

11 Scooter Lane, Hamburg
$245,000
4 Beds ⋅ 2 Baths ⋅ B1688110 MLS
Exceptional opportunity to own a beautifully updated 2-unit property in a highly desirable location. Rich original woodwork and gleaming hardwood floors showcase the home's timeless character, while numerous improvements provide modern comfort, including a new sewer line installed in 2025. Both units feature remodeled bathrooms with updated tub/shower surrounds, tile, flooring, and fixtures. The lower unit includes a versatile bonus room ideal for a den, family room, or home office, while the upper unit offers a spacious enclosed sun porch. Both kitchens have updated flooring, and the upper kitchen also features newer counter tops, cabinetry, and sink. New flooring has been installed on all stairs and stairwells. The interior, exterior, and garage have been freshly painted. A full finished attic provides additional living space with 2 bonus rooms and ample storage. The full basement offers even more storage. Outside, enjoy a partially fenced yard, attractive green space, and a large 2-car garage. Vacant and move-in ready, this property is ideal for owner occupants, investors, or multi-generational living.

197 Shirley Avenue, Buffalo
$264,990
2 Beds ⋅ 1 Baths ⋅ B1688013 MLS
Looking for a condo in Downtown Buffalo with close proximity to the Elmwood Village? Welcome to 900 Delaware #203! This 2 bed 1 bath corner unit is perfect for someone looking to own or add to their portfolio. In unit laundry, fully applianced kitchen with breakfast bar, hardwood floors throughout, updated windows, double sink vanity with no step shower in the bathroom, one assigned parking space, large heated basement storage and a rooftop patio to enjoy in the warmer weather that gives you views of Downtown Buffalo, Lake Erie and Niagara Falls, Canada! Low monthly HOA. Showings begin immediately. Your house hunting search might end right here!

900 Delaware Avenue Unit 203, Buffalo
$389,000
3 Beds ⋅ 3 Baths ⋅ R1688145 MLS
Welcome home to this completely renovated, move-in-ready property in the Clarence School District, where every detail has been thoughtfully updated from top to bottom. This stunning 3-bedroom, 2.5-bath home offers the perfect blend of modern style, quality craftsmanship, and peace of mind, with virtually everything newly replaced and upgraded. Step inside to discover bright, inviting living spaces featuring all-new flooring, fresh paint, updated lighting, and beautiful finishes throughout. The fully renovated kitchen boasts new cabinetry, countertops, fixtures, and appliances; the bathrooms have been completely redesigned with modern finishes and thoughtful details. This home has undergone extensive improvements, including new electrical, plumbing, windows, doors, roof, siding, HVAC system, and more. A rare turnkey opportunity in Clarence simply move in and enjoy years of low-maintenance living with the comfort and reliability of a virtually brand-new home.

4225 Ransom Road, Clarence
$228,900
3 Beds ⋅ 1 Baths ⋅ B1682685 MLS
Price improvement!!!Welcome to 109 Summit Avenue in West Seneca! This well-maintained home offers a wonderful blend of comfort, character, and convenience. Step inside to find bright and inviting living spaces, a functional floor plan, and plenty of room to make it your own. The spacious yard provides the perfect setting for outdoor entertaining, gardening, or simply relaxing. Conveniently located near shopping, restaurants, parks, schools, and major commuter routes, this home offers the ideal combination of suburban living and everyday accessibility. Whether you’re a first-time buyer, downsizing, or looking for your next home, 109 Summit Avenue is ready to welcome its new owners. Don’t miss this opportunity

109 Summit Avenue, West Seneca
$99,900
B1686448 MLS
580 Kensington Avenue presents a flexible mixed-use development opportunity along a highly visible East Buffalo corridor. This commercially zoned N-3E parcel offers approximately 14,850 square feet with 135 feet of frontage and multiple curb cuts for convenient site access. The property may be well suited for neighborhood-serving retail, restaurant or café concepts, professional office space, mixed-use residential/commercial development, community services, or owner-occupied business uses. Buffalo’s N-3E Mixed-Use Edge zoning supports a variety of residential and commercial configurations designed to encourage walkable neighborhood investment and reinvestment. Strategically located near ECMC, Sisters Hospital, the Northland Workforce Training Center, public transportation, and surrounding residential density. Strong opportunity for investors, developers, entrepreneurs, or owner-users seeking visibility, flexibility, and long-term growth potential in East Buffalo. Property is also available for lease. Invest in Buffalo.

580 Kensington Avenue, Buffalo
$499,000
5 Beds ⋅ 4 Baths ⋅ B1688116 MLS
***** LOCATION LOCATION LOCATION **** Highly Wanted VILLAGE of Orchard Park Location for this INCOME PRODUCING GEM. Two Driveways provide for hassle free parking. This THREE UNIT is perfect for the seasoned investor or the Owner Occupant who will have the tenants pay the mortgage. Orchard Park Schools The finished basement features Two Large Recreation rooms Perfect for Gatherings or the kids The FULL BATHROOM in the basement is a HUGE BONUS **** BONUS, This property is zoned COMMERCIAL ***** OFFFICE/ RETAIL/ ART STUDIO/ MANY POSSIBILITIES

40 Princeton Place, Orchard Park
$199,000
4 Beds ⋅ 1 Baths ⋅ B1688090 MLS
Welcome to 114 Wex Ave, Buffalo, NY 14211! This beautifully fully renovated 4-bedroom, 1-bath single-family home is truly move-in ready with no work needed. Step inside to find brand-new flooring throughout, freshly painted interiors, and a bright, inviting atmosphere filled with natural light. The spacious formal living room and formal dining room provide the perfect setting for everyday living and entertaining. The updated kitchen features a new stove and ample space for meal preparation, while the completely remodeled bathroom adds modern style and comfort. Generously sized bedrooms offer flexibility for family, guests, or a home office. Whether you're a first-time homebuyer or looking for a turnkey property, this home delivers the perfect combination of space, updates, and value. Don't miss this opportunity to own a fully renovated home ready for its next owner.

114 Wex Avenue, Buffalo
$329,000
6 Beds ⋅ 4 Baths ⋅ B1684561 MLS
**Back on the market due to no fault of the seller.**On a quiet street, sitting proudly on a rare double lot, stands a property that feels different the moment you see it. Tall pillars welcome you in, and the brick front gives it a strong, almost majestic presence the kind of home that makes you slow down as you pass. But the real surprise is inside. This is a unique double, yet it doesn’t feel like a typical multi-family at all. Each unit is incredibly spacious, with large living and dining areas that give you room to breathe, gather, and truly live. And here’s something you almost never see more than one bathroom in each unit. One side offers 1.5 baths, and the other features two full bathrooms. That kind of layout changes everything. It brings comfort, convenience, and long-term value.The entire property has been completely renovated, so there’s nothing to fix, nothing to update. Just move in and enjoy.Live in one unit and let the tenant in the other help cover your payment all while feeling like you’re living in a private, oversized home. It’s the perfect blend of smart investment and everyday comfort.Opportunities like this don’t show up often. And when they do, they don’t wait.

146 David Avenue, Cheektowaga
$329,982
3 Beds ⋅ 2 Baths ⋅ B1687861 MLS
Welcome Home to 5791 Elmhurst Road, Lake View! Lovingly maintained for over 38 years, this charming 3-bedroom, 2 full-bath home is ready for its next owners. Step into the cute front porch, perfect for enjoying your morning coffee. Once inside you will enter a spacious living room and dining room that provides the perfect setting for entertaining. Off of the dining room is the bright eat-in kitchen that features a gas fireplace, loads of cupboards, pantry, ample counterspace and a full bathroom (recently updated.) Upstairs, three generously sized bedrooms await, along with a spacious full bath (recently updated.) The full basement has a stunning bar and entertaining room and a storage room with endless potential. Recent updates: new sump pump (2025), hot water tank (2021), furnace and A/C (2021). Step outside into your own private summer paradise, featuring a gorgeous screened in gazebo, 21 ft above ground pool (1 yr old), garden area, firepit all within a fully fenced yard. For the car enthusiast, hobbyist, or craftsman, the crown jewel is the massive garage with 12 ft ceilings. Many beautiful cars have been rebuilt and painted in this space. Attention Bills fans!....check out the beautiful Bills Mafia logo on the roof! See the touching story behind the painting at "Lakeview Bills Mafia roof".

5791 Elmhurst Road, Hamburg
$239,900
4 Beds ⋅ 2 Baths ⋅ B1688014 MLS
Execeptional, well-maintained 2 unit property, ideally located near the University of Buffalo. Rich original woodwork and beautiful hardwood floors throughout add timeless character to both units. The lower apartment features a spacious eat-in kitchen with new flooring, countertop, and sink. Also features a formal dining room as well as an inviting living room. Incudes two versatile bonus rooms, ideal for home office use, den, or a study. The upper apartment offers a large eat-in kitchen with new flooring, a dining area, and comfortable living space. Also features a bonius room and charming front porch with a newly installed treated lumber floor. Bathrooms in both units have been renovated with stylish walk-in showers, new windows, and updated fixtures. Recent improvements include a freshly painted exterior, newly painted interior hallways, as well as basement walls. Additional highlights include abundant basement storage and a partially fenced backyard with green sapce forrelaxing and entertaining. Parking pad and long driveway. Listing agent is seller. Perfect for owner occupants or investors! This property offers excellent rental income potential while providing the perfect blend of character, convenience, and value!

375 Winspear Avenue, Buffalo
$110,000
B1687809 MLS
Spectacular sun sets and great view with this lot. Look for sign on property marked lot #6. This lot is 1760 feet Above Sea Level. Located within 2 miles of 18 Hole Golf Course (Shamrock Hills), 7 Miles from Kissing Bridge Ski resort, 8 miles from Sprague Brook Park. Has access to Western New York County Snow mobile trails in Winter. You can park in the driveway that is just (left) South of the lot if you want to get out and walk around. Corners are marked with red flagged stakes. Check out survey located in pictures. Property taxes are unknown as this parcel is being split off a large parcel and will be assessed by town after sale and transfer of deed.

Colden
$149,900
3 Beds ⋅ 1 Baths ⋅ B1688036 MLS
Move-in-ready 3-bedroom home offering true one-floor living with all bedrooms, a full bath, living room, dining room, and kitchen on the same level. The layout is practical and comfortable, ideal for first-time buyers, downsizers, or investors seeking an easy-to-rent floor plan. A full walk-up attic provides a large open space with excellent potential to finish into 2 additional bedrooms and a full bath, adding future living area and value (with proper approvals). The full basement offers ample storage and room for laundry, mechanicals, and hobbies or a workshop. An attached 1-car garage provides sheltered parking plus additional storage, a big plus in Buffalo winters. The property features 2 convenient entrances—one from Alexander Ave and one from Woodell Ave—making access simple for multiple drivers and guests. Enjoy the fully fenced front yard, giving defined outdoor space for pets, gardening, or relaxing. This home combines current comfort with great upside—bring your ideas and make it yours.

94 Woodell Avenue, Cheektowaga
$229,900
5 Beds ⋅ 2 Baths ⋅ B1688006 MLS
3/2 double partially brick home sits on a corner lot. Across the street from Homestead school. Newer mechanics, full basement with water and dryer hookups, updated electrical to circuit breakers. Lower newly painted throughout, new cabinetry and countertop. Breakfast bar opens the kitchen space to the dining room with built in. Updated bath. Sliding glass doors to yard from biggest bedroom. Upper has two bedrooms newly painted in the rich tone of grey. Living/dining room combo. Nice size bedrooms. Updated kitchen and bath. Tenant occupied. Need 24-hour notice. Perfectly situated with all the Bailey amenities. Negotiations start at Open House on Saturday 6/6/2026 at 1pm

77 Oakmont Avenue, Buffalo
$194,900
6 Beds ⋅ 2 Baths ⋅ B1686366 MLS
Welcome to this 2 Family Upper/Lower Dwelling at 101 Woodside Ave in South Buffalo, NY 14220, Which is Ideal as an Owner Occupied or an Investment Property! Both units feature 3 bedrooms, 1 bathroom, dining room, living room and eat-in kitchen and walk out porch/patio. Improvements to both interior units include kitchen, bathroom and flooring. Additionally, furnace 8+ years old, 1 hot water tank is 2 months old (2026), the second hot water tank is 2-3 years old, 100 amp circuit breaker panel boxes in both units, architectural roof approximately 10+ years, drain tiling system by Cellino Plumbing throughout basement 2021 with some new double pane windows and basement laundry. Ideal location for walking and famous South Buffalo venues. Offers due Friday, June 12th, 2026.

101 Woodside Avenue, Buffalo