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$249,000
2 Beds ⋅ 1 Baths ⋅ B1701799 MLS
A rare opportunity in Cheektowaga! Built in 2018, this beautifully crafted two bedroom ranch offers something that is nearly impossible to find in this area...the comfort, efficiency, and peace of mind of newer construction in an established neighborhood. Surrounded by homes built decades earlier, this residence stands apart with modern design, contemporary finishes, and the convenience of true one floor living. Every detail reflects today's lifestyle, from its thoughtful floor plan to its low maintenance appeal. Offering exceptional value for its age and quality, this is more than just a home. It is an opportunity to enjoy the benefits of modern construction without sacrificing the charm of one of Cheektowaga's most established communities! Amazing full basement with huge workbench and billco doors. First floor laundry. Detached and refreshed garage, which could be used as a workshop or a home gym! Nice deep yard. Why settle for a home built in the 1950's when you can own one built in 2018 with exceptional value? This is a wonderful property and not to be missed!

362 Beach Road, Cheektowaga
$99,900
2 Beds ⋅ 2 Baths ⋅ B1701767 MLS
1310 Ridge Road, Lackawanna, NY 14218. OPEN HOUSE Saturday, August 1, 2026, 1:00-3:00 pm. Charming, late 1920's bungalow style home on a wonderfully treed yard. Younger asphalt roof, low maintenance exterior and a two car garage. Quaint vestibule, living and dining rooms accented by original, unspoiled natural woodwork and hardwood floors. A first floor bedroom, and a tremendous second floor suite. Mechanical systems include a moderate aged hot water boiler and circuit breakers. At $99,900, a great opportunity to update and restore, creating the exact home you want.. Area was incorrect on tax record. Building was measured and area updated. Seller will begin entertaining offers August 4th.

1310 Ridge Road, Lackawanna
$109,900
3 Beds ⋅ 1 Baths ⋅ B1701765 MLS
1193 Kenmore Ave, Kenmore, New York, 14217. Wonderfully spacious yet easy to manage 1920's bungalow on a great sized lot. Shingle roof, mostly vinyl exterior and abundant parking. Traditional floor plan with great sized living and dining rooms, three or four bedrooms and a second floor studio area. Heating, hot water and electric systems are moderately updated. At $109,900, plenty of room to update, restore, and renovate the house, to create the exact home you want. First day to see 1193 Kenmore Ave is Friday, July 31, 2026. Area on tax record was incorrect. Property was measured and area updated

1193 Kenmore Avenue, Tonawanda
$189,900
3 Beds ⋅ 2 Baths ⋅ B1701752 MLS
Welcome to 31 Weber Ave, Buffalo, NY 14215—a beautifully renovated duplex offering an exceptional opportunity for both owner-occupants and investors. This move-in-ready property features 3 bedrooms, 2 full bathrooms and thoughtfully updated to provide modern comfort and style. Step inside to discover bright, freshly finished interiors, updated kitchens with modern cabinetry and fixtures, renovated bathrooms with stylish tile work, new flooring throughout, and fresh neutral finishes that make each unit feel clean and inviting. The functional layouts maximize space and natural light, creating comfortable living environments for tenants or homeowners alike. The exterior offers low-maintenance siding and a manageable lot, while the convenient Buffalo location provides easy access to schools, parks, shopping, restaurants, and major roadways. Whether you're looking to expand your investment portfolio or live in, this turnkey duplex is a fantastic opportunity. Don't miss your chance to own this fully updated beautiful Single-family house!

31 Weber Avenue, Buffalo
$267,900
4 Beds ⋅ 2 Baths ⋅ B1701673 MLS
Open house Saturday 1st july 11:00am to 1 pm and Sunday 3:00 to 4:30pm.Welcome to this beautiful professionally renovated huge single family home. New roof , all dry wall electric, bathrooms and kitchen all are remodeled. Beautiful brand new kitchen with brand new appliances. All the furniture is included in sale. The first floor has nice living and dining with a full bath and three bedrooms. The second floor has one bedroom and a half bath along with a huge family area. The upper has a separate entrance also which enables a future owner to convert it into a multifamily if needed. The furnace and water tank are brand new. Whole flooring through is brand new. Come and see this gorgeous home.

141 Wecker Street, Buffalo
$265,000
3 Beds ⋅ 2 Baths ⋅ B1700300 MLS
This is the home everyone is looking for. Solid, brick ranch, single level living! The neat and welcoming first impression tells you what to expect inside. The mission style front door with leaded glass is a lovely welcome. Once inside the foyer, there is a multi-paned glass door to stop the breeze in winter or hold in the wonderfully cold AC. A truly move in ready home has 3 generously sized bedrooms, living room and formal dining room with gleaming hardwood floors and abundant natural light through the new windows. The eat- in kitchen is functional and conveniently located in the circular flow of the home; making entertaining easy. The full bath on the first floor had a recent remodel including toilet, vanity, sink, floor and window. Heading downstairs you will find a partially finished basement great for a playroom, exercise area or entertaining space. There is a second full bath on the lower level. The unfinished side houses the mechanics, laundry area, work bench area and storage space. Vented glass block windows and a water back-up sump pump give piece of mind. Heading back outdoors to the back yard you will find a 1 car garage with new garage door (2019), a partially fenced yard, a patio area and the shade of a large maple tree. Furnace 2014, windows 2021, roof 2018, bathroom 2020, garbage disposal 2026. Seller is including a one-year home warranty. Showings here will begin immediately. Offers, if any, will be reviewed Monday Aug. 3rd at 12pm. Don't be afraid to bring your fussiest buyers.

283 Wilmington Avenue, Tonawanda
$349,900
3 Beds ⋅ 1 Baths ⋅ B1701680 MLS
Buffalo fans—this is the one you have been waiting for! Welcome to 4591 Abbott Road in Orchard Park, a well-maintained, all-brick ranch offering three bedrooms, one full bathroom and an unbeatable location near Highmark stadium. Forget the game-day traffic and parking headaches—you may never have to drive to a home game again! The home has received numerous major updates within the past 10 years, including a newer roof, whole-house generator, updated kitchen with high-end appliances that are included, updated bathroom, on-demand hot-water system and a newer storage shed with a concrete floor. The home also offers additional finished space in the basement that is not included in the listed taxable square footage, providing extra room for entertaining, recreation area or additional storage. The property features a fenced-in backyard and benefits from affordable taxes, with only county, town and school taxes and no village tax. As a special housewarming bonus, the winning bidder will receive two suite-level tickets to the Buffalo Thanksgiving game! Situated on a spacious corner lot, this move-in-ready ranch combines comfortable one-floor living with one of Orchard Park’s most exciting locations. Whether you are a devoted member of Bills Mafia, a first-time buyer or simply looking for a solid home with substantial improvements already completed, this property is a must-see. Showings will be available only during the scheduled open houses: Wednesday, July 29, from 6:00 p.m. to 8:00 p.m. Saturday, August 1, from 12:00 p.m. to 2:00 p.m. All offers are due by Tuesday, August 4, at 5:00 p.m. Three bedrooms. One full bathroom. Additional finished basement space. Major updates. High-end appliances included. Affordable taxes. Suite-level Buffalo tickets. An incredible Abbott Road location.

4591 Abbott Road, Orchard Park
$189,999
3 Beds ⋅ 1 Baths ⋅ B1701495 MLS
Welcome home to this move-in ready charming and convenient city living traditional home offering the ultimate blend of comfort, character, and unbeatable location. Whether you are looking for a primary residence or a high-yield investment property, this location delivers. The bright and functional layout features a highly sought-after first floor laundry area, eliminating trips to the basement and adding major daily convenience. Three spacious bedrooms offer plenty of room for family, and guests. Nestled in a vibrant, highly walkable neighborhood, your front door is just minutes away from Canisius college, a premier fitness center, local parks, local dining, coffee shops, and transportation. There is a community garden across the road as well. Open house Saturday, August 1st from 2-4 pm.

1035 Lafayette Avenue, Buffalo
$229,900
2 Beds ⋅ 1 Baths ⋅ B1698653 MLS
More photos coming soon! Lovingly maintained by the same owner for many years, this well-cared-for ranch offers outstanding quality updates while providing the opportunity to personalize the décor to your own style. The spacious floor plan was enhanced by expanding the living room through the removal of the original third bedroom wall, creating an inviting gathering space. Prefer three bedrooms? The seller will consider restoring the wall for the right offer. A beautiful 19' x 11' family room addition overlooks the backyard and features a sliding glass door leading to a low-maintenance Trex deck. The updated kitchen includes appliances, while the remodeled bathroom, widened interior doorways, and covered front porch (Apollo coated concrete floor) add comfort and convenience. Additional improvements include a furnace approximately two years old, central air, copper plumbing, poured concrete foundation, glass block basement windows, and a partially finished basement offering additional living or recreation space. Car enthusiasts, hobbyists, or those needing extra storage will appreciate the attached garage with an Apollo-coated floor, plus a second detached garage ideal for a workshop or storage. The fully fenced backyard completes this exceptional property. Located in the Kenmore-Tonawanda School District, this home combines pride of ownership, major updates, and the chance to make it your own. Showings begin at the open house Tuesday, July 28, 2026 from 4 pm to 6 pm. Offers due Monday, Aug 3, 2026 at noon.

315 Desmond Drive, Tonawanda
$419,900
3 Beds ⋅ 3 Baths ⋅ B1698424 MLS
Welcome to 81 Hilltop Courts, a stunning, fully remodeled residential property nestled on a peaceful cul-de-sac in the highly sought-after West Seneca Central School District. Spanning an impressive 2,572 square feet, this spacious home provides the perfect balance of modern luxury, structural integrity, and timeless style. Featuring three generously sized bedrooms and two and a half bathrooms, and office/loft which could be converted easily into a fourth bedroom. The entire interior has been completely transformed to offer an ideal layout tailored for both relaxed daily living and effortless entertaining. Step inside to discover a breathtaking, complete new kitchen equipped with premium finishes, designed to be the true heart of the home. The bathrooms have also been completely remodeled and ready for anyone's decor. The main level flows seamlessly with gorgeous new flooring, all-new contemporary light fixtures, and a bright, open atmosphere. The updated family room features a spectacular revitalized wet bar area, making it the perfect spot for hosting guests. Beyond the cosmetic updates, this home offers incredible peace of mind with major mechanical upgrades, including brand-new HVAC mini-splits for efficient climate control, a new roof installed in 2024, and a reliable boiler that is only three years old. Crisp craftsmanship shines throughout, with the entire home being freshly painted inside and out, and brand-new energy-efficient Anderson windows bringing in an abundance of natural light. Step out the back door onto your brand-new deck, providing the ultimate private outdoor space for summer barbecues and relaxation without sacrificing ease of maintenance. Situated in a prime West Seneca location, this address combines suburban tranquility with rapid access to excellent local schools, diverse shopping, vibrant dining, and public parks. Turn-key and completely modernized, this meticulously updated masterpiece is ready for you to move right in. SHOWINGS START AT OPEN HOUSE ON SUNDAY JULY 26, 2024 1-3 PM.

81 Hilltop Court, West Seneca
$499,900
4 Beds ⋅ 3 Baths ⋅ B1701189 MLS
Welcome to 200 Norwood Avenue, a distinguished residence nestled in the heart of Buffalo's coveted Elmwood Village. Rich in timeless character and architectural charm, this beautifully updated 4-bedroom, 2.5-bath home seamlessly blends historic elegance with modern comfort. Gracious living spaces, generous room sizes, and an inviting floor plan create an exceptional setting for both everyday living and entertaining. Both full bathrooms have been tastefully renovated with modern finishes, while the convenient half bath adds everyday functionality. Enjoy the comfort of central A/C and a spacious backyard. Ideally located on one of the neighborhood's most desirable tree-lined streets, you're just moments from boutique shopping, acclaimed restaurants, cafés, Bidwell Parkway, Delaware Park, the AKG Art Museum, and Buffalo's Medical Campus. A rare opportunity to own an updated classic in one of Buffalo's most iconic neighborhoods. Finished 3rd floor not included in listed sqft. Negotiations start on Saturday August 1st at 5PM.

200 Norwood Avenue, Buffalo
$198,900
3 Beds ⋅ 2 Baths ⋅ B1701061 MLS
This home has two parcels for extra outdoor spacer, it is move-in ready and packed with impressive updates, including New roof, and solar panels (2025) electric bill below 30.00, new electrical (2025),new furnace (2024), tankles hot water system (2022),newer windows throughout, vinyl siding (2022). Beautifuol hardwood floors, updated kitchen floor (2026), tray ceilings, electric fireplaces, juacuzzi in the waterproofed finished basement with bar for entertaining. Spectra pure water purification system to add even more value. Plenty of storage, all appliances included. The list goes on!!!! Come see it for yourself, it is a must see!! Dont miss your chance to own this beatifully updated move in ready home. Sewer rent is 258.00 a year The 2 parcels are combined and tax parcels will covey together.

287 Crowley Avenue, Buffalo
$264,900
3 Beds ⋅ 1 Baths ⋅ B1701629 MLS
With over 2,100 square feet of living space, this sprawling ranch continues to surprise at every glance. Gleaming hardwood floors, generously sized rooms, fresh paint throughout, and the warmth of a gas fireplace create a home that feels both comfortable and substantial from the moment you arrive. The kitchen and formal dining room offer plenty of room for everyday living and special occasions alike, while the covered porch just off the living room is the perfect place to enjoy a quiet morning, an evening conversation, or simply watch the seasons change. Just when you think you've seen it all, the home reveals a most remarkable feature: an expansive walk-up attic offering approximately 55' x 13' of standing room beneath vaulted ceilings. Storage, hobbies, a workshop, creative pursuits, a private retreat... the space is there waiting for your vision. The full basement with convenient walkout access provides yet another layer of versatility and functionality, making it easy to adapt the home to your needs for years to come. Located steps from parks, shopping, schools, and community amenities, 265 Franklin Street offers something that's becoming increasingly difficult to find: room to breathe. Freshly painted, thoughtfully maintained, and filled with possibilities, this is the kind of home that keeps unfolding as you explore it. Each door leading to possibility. Every space larger than expected. Some houses check boxes, this home changes expectations.

265 Franklin Street, Concord
$199,900
3 Beds ⋅ 2 Baths ⋅ B1699150 MLS
This home has served the current owners well for decades, and now it's ready to do the same for you. It's less than 5 minutes from Canisius and 10 minutes from the medical corridor. This classic Hamlin Park single with vinyl siding and 2 car garage shows well on the fully fenced corner lot. Interior features include traditional hardwood flooring throughout (some are covered), wood dining room molding, and a gorgeous wood staircase. The first floor features a wide living room with wall-to-wall carpet, a nice brick fireplace, and plenty of space for seating; a parlor between the living & dining rooms for socializing before and after dinner, a large old-school formal dining room for special dinners (and HOMEWORK); a cozy working kitchen with outdoor access to the backyard for cookout days; a half bath for guests; and a rare first-floor bedroom. The upstairs include two generously sized bedrooms that can be inexpensively updated by painting and removing the carpet; a full bath; and attic access. The dry basement has a sump pump, some updated plumbing, glass block windows, circuit breakers, a high efficiency Lennox furnace, 40 gallon water tank, and a washer & dryer. The property is offered in "As-Is" condition. No work will be completed based on the results of the purchaser's home inspection or the lender's appraisal. Showings begin immediately with one day's notice. Offers if any are due July 31st by noon with the owner retaining the right to extend the deadline. Open house hours are forthcoming.

3 Donaldson Road, Buffalo
$749,900
4 Beds ⋅ 3 Baths ⋅ B1700211 MLS
Welcome to 4 Brompton Woods in Amherst with Williamsville Schools – custom designed by George Pearlman. This location is a hidden gem! The one-acre lot is surrounded by peaceful woods on a private road with a shared pond. This one of a kind four bedroom, 2.5 bath Contemporary offers beamed vaulted ceilings throughout the main floor. Spacious living room has vinyl plank flooring, a large fireplace with brick hearth, quaint adjacent den, and sliding door to roomy deck (21x18) with marvelous views. Generous formal dining room. Remodeled eat-in kitchen (2018) features an abundance of cabinets, oversized island, luxury vinyl plank flooring, stainless appliances and sliding door to fabulous, screened sun porch (19x12) perfect for Summer dining & contemplating life! The slate patio (17x15) also overlooks rear yard. First floor primary bedroom has a walk-in closet, full bath. There are three additional bedrooms, large full bath, huge, versatile family room, laundry room, utility and storage rooms complete the lower level. Serene and tranquil setting with paths and room to roam. Seller reserves the right to set offer deadline date.

4 Brompton Woods, Amherst
$329,900
3 Beds ⋅ 3 Baths ⋅ R1701621 MLS
*TRANSPARENT PRICING* MOVE-IN READY! NO HOA! FULL BASEMENT! FULL FENCED-IN BACKYARD! GREAT INVESTMENT OPPORTUNITY! WEST SENECA SCHOOLS! Primary residence, weekend getaway, or investment opportunity this home offers the flexibility to fit your lifestyle. Ideally located just minutes from the new Highmark Stadium, you'll be in the heart of the excitement for its inaugural season. The extended double-wide driveway provides ample off-street parking for multiple vehicles, guests, or game-day gatherings. A fully fenced backyard with two gates offers privacy and a secure space that's perfect for pets, children, or entertaining. Inside, you'll appreciate thoughtful updates including upgraded countertops and custom cabinet hardware, creating a fresh, modern feel. The full basement with an egress window provides exceptional storage and potential to finish additional living space for a home office, gym, rec room, or guest area. Whether you're searching for a place to call home or a property with excellent rental potential, this home combines practical updates, versatile living space, and an unbeatable location. *Additional SF per builder plans; public record is incorrect.

104 South Drive, West Seneca
$375,000
4 Beds ⋅ 2 Baths ⋅ B1700021 MLS
Welcome to 43 15th Street! This charming Westside Victorian offers the perfect blend of historic character and modern updates, featuring 4 bedrooms, 2 full bathrooms, and 2,364 square feet of living space. Relax on the inviting front porch, the perfect spot to enjoy warm summer evenings, or unwind in the spacious backyard complete with a storage shed and plenty of privacy. Inside, you're welcomed by the home's original Newell post and grand front staircase, setting the tone for the timeless craftsmanship found throughout. The formal living room features custom hardwood floors, an artificial fireplace, and a modern ceiling fan, creating a comfortable gathering space. The dining room features pocket doors offering both elegance and functionality. The kitchen provides abundant cabinetry extending to the ceiling, a breakfast bar, and a new induction stove (2025). Just beyond the kitchen, you'll find access to the side yard, a second staircase to the upper level, and a versatile bonus room with access to the screened-in back porch. Currently used as an additional eat-in area, this flexible space also includes laundry hookups, making it an ideal option for a first-floor laundry room. A full bathroom completes the main level. Upstairs, the spacious primary bedroom spans the width of the home and showcases beautiful original corbel detailing. Two additional bedrooms offer generous space, while the fourth bedroom is located near the updated second full, updated bathroom. Walk-up attic access provides abundant storage and highlights the home's insulation. Additional recent updates include: tankless hot water heater (2023), garbage disposal (2023), new screened porch steps leading to the backyard and 150 amp electrical service. Located just steps from neighborhood favorites like Augie's and Southern Junction, and only a few blocks from Five Points, this home offers an unbeatable combination of space, character, and convenience. With four bedrooms, two full bathrooms, and a prime Westside location on a quiet, one-way street, this is an opportunity you won't want to miss. Interior photos coming Monday! Showing start Wednesday, 7/29 at 5 pm for the 5-7 pm open house.

43 15th Street, Buffalo
$269,900
3 Beds ⋅ 1 Baths ⋅ B1701237 MLS
MUST SEE!!! SPACIOUS & beautifully appointed, brick-front Cape Cod on a picturesque lot; move-in ready with highly rated Grand Island schools & mere minutes from the beautiful Beaver Island State Park, the Niagara River and nature-filled walking/biking trails. Step into the generous living room with stunning hardwood floors and large picture window for an abundance of natural light opening to the attractive eat-in kitchen which showcases KraftMaid & Thomasville Oak cabinetry, Silestone Quartz countertops and a mosaic tile backsplash. Enjoy the expansive remodeled four-season sunroom off the back adorned with new vinyl windows, lovely laminate flooring, and a cozy wood stove for cool evenings. This 3 bedrm, 1 bath captivating home has been meticulously maintained with tasteful finishes and aesthetic appeal throughout, peacefully resting on a serene & wooded, park-like lot with an inviting concrete rear patio, perfect for sipping your morning coffee while enjoying the raised garden beds, greenhouse, fruit trees, natural wildlife along with the pond & miniature island. The 2.5-car attached garage provides ample storage and an expanded concrete driveway with extra parking pad makes for ease of living. This desirable home has many updates including kitchen & sump pump 2025, high-efficiency Carrier furnace, A/C, HWT all in 2023, windows & professional Epoxy Polyaspartic garage floor coating 2022, glass block windows 2021, wood stove 2019, paint and landscaping updates and more! Low taxes, great schools & close to the conveniences of Grand Island! Sq ft from owner and showings begin 7/29/2026.

2506 Fix Road, Grand Island
$239,900
3 Beds ⋅ 2 Baths ⋅ B1698805 MLS
Welcome to 1629 S Bend Lane in the desirable Lake View community! This well-maintained 3-bedroom, 1.5-bath ranch offers the ease of single-level living on a spacious lot in a quiet neighborhood. Enjoy a functional layout filled with natural light, comfortable living spaces, and generous outdoor space perfect for relaxing or entertaining. Conveniently located near Lake Erie, parks, schools, shopping, restaurants, and major commuter routes, this home offers both comfort and convenience. Whether you're a first-time homebuyer, looking to downsize, or searching for a home to make your own, this property presents an outstanding opportunity in one of Hamburg's most sought-after communities. Don't miss your chance to make this home your own! Offers will be reviewed on 8/3/26 at 3pm

1629 S Bend Lane, Hamburg
$649,000
3 Beds ⋅ 2 Baths ⋅ B1701598 MLS
Exciting News! 49 Markley Drive has officially hit the market: welcome to this 2,400 square foot Palladian style sprawling Florida stucco ranch in Radcliffe Estates. Custom built and renovated by Essex Homes in 2004. Only one previous owner. Dramatic cathedral ceilings, custom moldings, recessed lighting, ceiling fans and chandeliers. Granite kitchen, island seating. Fully applianced. First floor laundry. 2 story gas fireplace and windows. Master suite with california closets, dual sinks and jacuzzi tub. Separate rain shower. French doors to outdoor deck. Family room access as well. Built in speakers, surround sound, electric [invisible] pet fence. Inground sprinklers, serviced by Aqua Systems. Expansive wood deck, built-in seating with pond setting. Gated access. Whole house water softener, filtration, and security system [currently not in use]. 2 hot water tanks, central A/C. Seller is a licensed real estate agent. No showings until open house Saturday and Sunday, 11-3. Offers due Thursday at noon.

49 Markley Drive, Amherst
$824,900
4 Beds ⋅ 5 Baths ⋅ B1701227 MLS
One owner. Two en-suites. Countless updates. Welcome to the custom-built home you've been waiting for. Lovingly maintained by its original owner for the past 35 years, this exceptional residence blends timeless craftsmanship with thoughtful modern updates, all wrapped in breathtaking curb appeal w/ a stately brick front. The 3 car garage w/ extension is complete w/ epoxy flooring, cabinets & a center drain- perfect for vehicles & toys. A grand two-story foyer sets the stage for the impressive living spaces beyond. Rich hardwood floors flow throughout much of the home, while the thoughtfully designed floor plan offers exceptional flexibility for today's lifestyle. A den & a dedicated first-floor office, plus a full bath & an additional 1/2 on the main level, there's room for work, guests, & everyday living. The heart of the home is the beautifully remodeled contemporary kitchen, updated just a few yrs ago w/ timeless finishes & modern style. The adjoining great room features soaring ceilings & dramatic floor-to-ceiling windows that flood the space with natural light. Upstairs, the luxurious primary suite is complete with two walk-in closets & a fully renovated spa-inspired bath featuring dual vanities, an oversized no-step tiled shower, & today's sought-after designer finishes. A rare highlight is the second en-suite bedroom, offering its own private full bath, while the remaining bedrooms are served by an additional full bathroom, making this layout ideal. Step outside to a generously sized backyard where mature surroundings provide added privacy, allowing you to relax & entertain on the 2 level unilock patio w/out neighbors directly behind you. The partially finished basement offers even more possibilities w/ a rec area w/ bar, plumbing already in place for an additional full bath, & a framed space ready to become another bedroom w/ walk in closet, guest suite or hobby room. Other features include: whole home generator, central vac system, sep heat/cool for 1st & 2nd flrs, pantry & huge storage in bsmt. Every inch of this home reflects quality construction, thoughtful design, & meticulous care. Opportunities like this don't come along often.

154 Viscount Drive, Amherst
$999,500
4 Beds ⋅ 4 Baths ⋅ B1701324 MLS
Welcome to this beautifully designed custom built home situated in prestigious Spaulding Lake on a private .53-acre wooded lot with breathtaking views, tiered decks & patio presents an exceptional opportunity to own a residence of true distinction. This commanding 2-story Colonial offers an impressive 5400+ sq ft of elegant living space designed for room to grow & a layout that flows naturally from everyday living to entertaining on a larger scale. Step inside and discover soaring cathedral ceilings, hrwds, natural woodwork and sun-drenched spaces. Spacious kitchen featuring a large center island, abundant workspace, ss appliances, large eat-in area w/wall of windows & effortless flow into the great room anchored by a 2-story gas fplc, dramatic ceiling, transom windows, 2nd flr loft overlooking gorgeous yard. The formal living & dining rm are ready for entertaining, while the convenient laundry rm & layout provide the functionality buyer’s demand. Upstairs, primary en-suite w/large w-i closet, spa bath w/double vanities, whirlpool tub & shower. Three generous sized bdrms offer privacy & comfort, including a full bath and spacious loft space. The finished lower level offers a full walk-out, full bath and gas fireplace adds a genuine second living level with flexible space for media, work or entertaining beyond the main level a rare and valuable bonus rarely found in most homes. Prof landscaped, 3.5 car side-load garage, designer paint colors and quality craftsmanship throughout. Step outside to discover the true showpiece of this property: a stunning tiered deck overlooking gorgeous backyard, thoughtfully designed with multiple sitting areas perfect for hosting gatherings in a private outdoor retreat. Set on an expansive, beautifully framed lot, this backyard oasis is the kind of space that transforms everyday living into something extraordinary. Spaulding Lake community is renowned for its natural beauty and its serene lake setting. Located minutes to Clarence Center, golf courses, parks, shopping, fine dining, Clarence's acclaimed schools and the quiet exclusivity this neighborhood is known for and so much more!

9530 Cobblestone Dr, Clarence
$249,500
3 Beds ⋅ 1 Baths ⋅ B1701508 MLS
Welcome to this 3 bedroom, 1 full bath cape cod in West Seneca located on a dead-end street! Walk to the park, baseball diamond and shelter. This home features two bedrooms downstairs and a large upstairs bedroom. New vinyl flooring is updated throughout, and bath has a new shower and vanity (April, 2026). Kitchen appliances included and stand-alone pantry will stay. The basement is partially finished for extra room. Newer Precision garage door and garage has additional large storage shed attached. The fully-fenced backyard has a 3-year-old above-ground pool with brand new sand filter and pump (2026). The large outdoor patio (2019) has a Kohler awning (2024). Vinyl siding and gutters (2024). Most newer windows. Close to the thruway entrance! Open House will be Wednesday, July 29 from 5:00 p.m.-7:00 p.m. Showings start Saturday, July 25 @ 9am. Seller reserves the right to set a deadline for offers.

99 Briarwood Drive, West Seneca
$319,000
3 Beds ⋅ 2 Baths ⋅ B1701280 MLS
If you are looking for move in ready, this is it! Everything has been updated. Never been used new appliances. Updates since March 2026: Blacktop driveway w/ turn around, extra parking, concrete garage floor, both front porches, front sidewalk, landscaping, kitchen with granite counters, tile, back splash, pantry, LR DR combo w/ WBFP- (sellers never used FP), vinyl floor & W-W throughout, FF full bath 2 FF bedrooms, upstairs Primary Suite w/ added full bath, w/ WI closet & WI shower, drain tile in basement. So pretty! Offers due Thursday, July 30, 2026 @ 3pm.

5189 Lake Avenue, Orchard Park
$152,000
4 Beds ⋅ 1 Baths ⋅ B1701564 MLS
Welcome to this charming four-bedroom, one-bath home nestled in the peaceful Village of Irving, NY! Situated on a spacious lot with mature shade trees, this property offers the perfect blend of comfort and character. The inviting exterior features low-maintenance vinyl siding, a metal roof, and a detached garage with plenty of room for storage, hobbies, or parking. Inside, you’ll find a spacious layout with four bedrooms, providing flexibility for family, guests, or a home office. The cozy upstairs bedroom boasts warm wood finishes and rustic charm, creating the perfect retreat. Large windows throughout the home allow for plenty of natural light, while the generous yard offers space to relax, entertain, or garden. Conveniently located just minutes from Lake Erie, Sunset Bay, local beaches, parks, restaurants, and major routes.

687 Railroad Avenue, Brant
$389,900
4 Beds ⋅ 2 Baths ⋅ B1700778 MLS
Rare opportunity to own this stunning custom-built Arts & Crafts home in the heart of Kenmore, where timeless craftsmanship meets thoughtful modern updates. Lovingly maintained by only its third owners, this exceptional residence offers nearly 2,300 square feet of beautifully preserved living space filled with architectural details that are nearly impossible to replicate today. Step inside through one of two welcoming foyers and discover a home rich in character, featuring gorgeous inlaid hardwood floors, soaring ceilings, exposed beamed ceilings, solid 7-foot oak doors, leaded and beveled glass, and a magnificent formal dining room accented by rich oak paneling and a classic plate rail. Reconditioned original windows with updated storm windows preserve the home's historic charm while enhancing efficiency. Designed for comfortable everyday living and effortless entertaining, the spacious floor plan includes a formal living room, inviting family room, private office or den, formal dining room, four generous bedrooms with the potential for a fifth bedroom, and 1.5+ baths. The beautifully updated kitchen showcases custom maple cabinetry, an on-demand hot water dispenser, and appliances included for your convenience. This home offers peace of mind with numerous quality updates, including fresh interior and exterior paint, an updated boiler, 200-amp electrical service, copper plumbing, a complete tear-off roof with new plywood decking, and a dry basement equipped with a drain tile system and sump pump. Additional highlights include abundant closet space with two walk-in closets, a spacious 2+ car garage, a stamped covered concrete patio, TimberTech composite deck, and a beautifully fenced backyard with elegant larch fencing—creating the perfect outdoor retreat. Ideally located within walking distance to Kenmore's popular shops, restaurants, and everyday conveniences, this truly distinctive home offers the perfect blend of historic elegance, exceptional craftsmanship, and modern reliability. Opportunities to own a home of this caliber are exceedingly rare. Showings begin Wed 7/29 @5PM. Offers Tues 8/4 at 5PM.

25 Palmer Avenue, Tonawanda
$250,000
5 Beds ⋅ 2 Baths ⋅ B1694946 MLS
Classic Charm & Endless Potential! This spacious five bedroom, two full bathroom single family home offers a fantastic opportunity to complete the restoration vision that was started. Step inside to discover a traditional layout, beautiful natural woodwork, classic architectural details in the pocket doors, restored fireplace and generously sized rooms. With five bedrooms, there's plenty of space for whatever needs home office, or guest accommodations. While the home presents a fantastic canvas for your own modern updates and personal style touches, its solid construction and timeless craftsmanship offer a wonderful foundation for the future. Buy with confidence in knowing that the mechanical have been thoughtfully updated: the roof is seven years young (full tear off!), the HE furance and central air conditioning are very young in age (replaced around four years ago) and the tankless hotwater heater is three years young! Conveniently located in a private one way street, you are minuets from everything great on the West Side, Five Points and Elmwood Village! Bring your personal vision and turn this classic Buffalo property into your ideal dream home or next investment.

418 Breckenridge Street, Buffalo
$109,900
5 Beds ⋅ 2 Baths ⋅ B1701565 MLS
This home can be move right in or updated depending on preference and usage. A Total of 5 Bedrooms and 2 full baths. Lots of living space and closets. Currently lives as a single family home. Backyard needs sprucing up as does the chimney. Easily remediated. There is a gas stove and a refrigerator. Roof age unknown but definitely has some life. Some windows have been replaced too. A little TLC will go a long way. The city tax includes the sewer fee of $193.Seller unable to do repairs if need be per home inspection. As is, where is.

29 Rounds Avenue, Buffalo
$329,900
4 Beds ⋅ 3 Baths ⋅ B1701531 MLS
Rare opportunity to own in the heart of Amherst! This charming Colonial is nestled on nearly 2 Acres of beautifully tree-lined property, offering a unique combination of privacy and convenience. With over 2,100 square feet of living space, this spacious home features 4 generously sized bedrooms, 2½ baths, and two additional versatile rooms that can be used as a home office, playroom, fitness space, guest room, or hobby area—the possibilities are endless. Abundant closet space can be found throughout the home. The inviting living room showcases a cozy wood-burning fireplace, while hardwood flooring and new first-floor flooring add warmth and modern appeal. The eat-in kitchen offers plenty of space for everyday dining and is perfect for entertaining family and friends. Surrounded by mature trees and set on an expansive lot, this home provides a peaceful retreat while remaining close to all that Amherst has to offer. Not to mention newer hot water tank and furnace (2025). Don’t miss this exceptional opportunity! Open house Saturday 7/25 and Sunday 7/26 1-3PM. Showings begin on July 25th at Open House at 1:00pm. Offers will be reviewed on Wednesday, July 29th at 2:00pm.

954 N French Road, Amherst
$374,900
5 Beds ⋅ 3 Baths ⋅ B1701417 MLS
Welcome to the picturesque Village of Hamburg, where this classic 5-bedroom, 2.5-bath home awaits you! Nestled on a deep lot, this residence is enveloped by woods on two sides, offering both privacy & tranquility. Step inside through the ceramic-tiled foyer & be greeted by a spacious, updated kitchen that seamlessly blends style & functionality. Adorned with bright white cabinets, under-cabinet lighting & contemporary light fixtures, this culinary haven also features a new sink, faucet, backsplash, ceramic flooring & a convenient island. The kitchen comes fully equipped with a dishwasher, 5-burner gas oven & refrigerator. Make your way to the formal dining room, where crown molding & luxury vinyl tile flooring create an inviting atmosphere, flowing effortlessly into the cozy den & roomy living room. The Liv Room, a perfect space for relaxation, showcases additional crown molding, new luxury vinyl flooring & ceiling fan, while sliding glass doors—complete with built-in blinds—grant access to a 24x12 deck & the generous yard beyond. A welcoming mudroom, featuring ceramic flooring, connects to a convenient half bath & attached 2 car garage. Ascend to the upper level, where you’ll discover five freshly painted bedrooms, each with ceiling fans & stylish luxury vinyl flooring. The updated guest bath exudes a spa-like ambiance, featuring heated floors, a stone countertop & a sleek stand-up shower. Retreat to the primary bedroom, which boasts a double closet & an en-suite bathroom that has been fully updated to perfection. Indulge in the deep soaking tub or unwind in the separate shower, vanity, & linen closet. The partially finished basement is equipped with a water backup sump pump. The furnace features an electronic air filter (2010), new circuit breaker box (2026) & water heater (2019). Please note, the A/C condenser unit is not operational. The water softener stays; it has not been used by the current owner. The above ground 24-ft pool needs a liner but boasts all other functional parts. This lovely home has been meticulously cared for and is ready to welcome its new owners with open arms. Experience the charm of Hamburg living!

120 Sunset Drive, Hamburg