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$527,700
5 Beds ⋅ 3 Baths ⋅ B1700702 MLS
Open Houses: Sat, July 25, 1–3 PM & Tue, July 28, 5–7 PM. Welcome to this stately, lovingly maintained one-owner home in the highly acclaimed Williamsville School District! Offering nearly 4,000 sq ft of living space (including the finished basement and three-season sunroom), this spacious 5-bedroom, 2.5-bath residence features a primary suite with a sitting area and walk-in closet. A thoughtful addition provides a private office and a bright sunroom with skylights—perfect for remote work. Gleaming hardwood floors extend throughout much of the home and continue beneath the wall-to-wall carpeting. The first-floor laundry adds convenience for a growing household. The finished basement adds valuable living space for recreation, hobbies, fitness, a media room, or additional flexible living space. The expansive family room showcases exposed wood beams and a handsome brick fireplace with a gas insert. The custom kitchen offers abundant cabinetry, generous pantry space, extensive storage, and a functional layout that has served the home beautifully for years. Solid brick and vinyl exterior construction, a whole-house generator, and a water-powered backup sump pump reflect the care and thoughtful maintenance invested in this home over the years. While a new owner may choose to update certain finishes, the home's spacious layout and enduring quality provide an outstanding foundation to make it their own. Enjoy an outstanding lifestyle just a short walk from the community center, library, public swimming pool, parks, restaurants, and other neighborhood amenities. Conveniently located just minutes from the UB North Campus. This is a rare opportunity to own a spacious, well-cared-for home with room to grow and create lasting memories.

62 Heritage Road W, Amherst
$419,900
3 Beds ⋅ 2 Baths ⋅ B1700519 MLS
Welcome home to this completely renovated three bedroom, one-and-a-half-bath ranch that perfectly blends modern updates with comfortable living. From the moment you arrive, you'll appreciate the attached one-and-a-half-car garage and the home's exceptional curb appeal, including the adjacent park like lot, adding to your outdoor recreational space. Step inside to discover a beautifully updated interior featuring new carpeting throughout, beautiful floors and a stunning eat-in kitchen complete with gleaming corian countertops, brand new appliances, plenty of cabinets and prep space- perfect for everyday living and entertaining. The spacious lower-level walkout offers an additional living area, providing endless possibilities for a home office or fitness area. Outside, your private backyard retreat awaits. Enjoy summer days relaxing by the in-ground pool, featuring a new liner and filter, or entertain family and friends on the expansive tri-level deck overlooking the beautifully designed outdoor space. With quality renovations throughout, generous living space and exceptional indoor and outdoor amenities, this move-in-ready ranch offers the perfect place to call home. Don't miss your opportunity to own this beautifully updated property. Showings begin w/open house on Sunday, July 26th from 2:00 p.m. - 4:00 p.m. Also Open on Saturday August 1st from 2:00 p.m. - 4:00 p.m. Negotiations will start on Tuesday, August 4th at noon.

1361 Staley Road, Grand Island
$89,900
3 Beds ⋅ 1 Baths ⋅ B1701427 MLS
Welcome to 528 Fulton Street, Buffalo, NY, a charming home located in the heart of Buffalo's First Ward. This property features 3 bedrooms, 1 full bathroom, a spacious living room, formal dining room, and a generously sized eat-in kitchen with plenty of room to make it your own. Recent updates include a new furnace (2024) and hot water tank (2025), providing added value and peace of mind. The exterior offers low-maintenance vinyl siding, a long driveway, and a storage shed for extra convenience. Whether you're searching for your next home or a great investment opportunity, this property has plenty to offer.

528 Fulton Street, Buffalo
$200,000
3 Beds ⋅ 1 Baths ⋅ B1696872 MLS
Pride of ownership shows on this lovely 3 bedroom 1 bath Cape style home in heart of Cheektowaga, in the desirable Maryvale School District! This home is situated in a wonderful neighborhood, boasting maintenance free siding, newer roof, 1.5 car garage, and a great sized fully fenced in backyard! Walk through the front door where you will find the spacious living room featuring vinyl flooring throughout and great natural light. The kitchen was fully remodeled in 2021 and it is absolutely stunning; featuring great size, modern cabinets / countertops, newer appliances, backsplash + much more!! There is a spacious mudroom off the kitchen which features 1st floor laundry, great storage space, and a man door leading out to the fully fenced in backyard. The first floor features 2 spacious bedrooms both featuring great size, ample closet space, lvp flooring, and modern paint throughout. The full bathroom features lvp flooring, tile surround, tub, and modern fixtures throughout. Don't forget to check out the upstairs offering a spacious 3rd bedroom. Off of the 3rd bedroom, is the unfinished attic which serves for great storage space, this space also gives you the option to potentially expand the living space where you could make an additional bedroom, bathroom, or whatever suites your needs, the opportunities are endless!! Not only is this home move in ready, but the mechanicals are solid! Newer roof, high efficiency furnace, central air, newer hot water tank, & updated electrical. This home was also apart of the Quieter Home Program in 2013; all new windows 2 pane sound absorbent interlayers in additional insulation blown into walls and steel front and back door. Showings begin immediately.

111 Louis Street, Cheektowaga
$259,999
4 Beds ⋅ 1 Baths ⋅ B1700900 MLS
Lovingly maintained by a long-term owner, this bright and inviting Cape Cod Style, 4-bedroom home is ready for its next chapter. The kitchen welcomes the morning sunshine through the window that overlooks the large rear yard. The refrigerator and gas stove will remain for the new owner. Adjacent to the kitchen, the dining area features chair-rail molding and a large picture window that fills the room with natural light, adding a warm and inviting atmosphere for everyday living and entertaining. The home interior has been freshly painted, and the wall-to-wall carpet has been professionally cleaned providing a move-in ready interior. The hardwood floors throughout the house have been maintained and show in good condition. The bathroom which is located on the first floor has been updated. The basement has also been freshly painted, creating a bright, pleasant space for storage, hobbies, or future possibilities. Glass block windows add natural light. Updated mechanicals and windows, a maintenance-free exterior and a new roof installed in 2019 provide added peace of mind. The sump pump has been inspected, and the Town compliance letter has already been received for the new owner's convenience. Additional features include a clothes washer and dryer, a 1.5-car garage with an updated roof, a concrete driveway and a concrete patio perfect for outdoor enjoyment. Pride of ownership shines throughout this well-cared-for home and property. This is an excellent opportunity for its next fortunate owner. Showings begin 7/24 at 1:00pm. Offers to be submitted on July 30th at noon (12:00pm) for Seller's review.

31 Wendover Avenue, Tonawanda
$285,000
3 Beds ⋅ 1 Baths ⋅ B1700810 MLS
Welcome to 93 Lake Street, Hamburg, NY—an outstanding opportunity to own a spacious 2,060-square-foot home in one of Western New York's most desirable communities. Offered at $285,000, this property is priced to sell fast, making it an exceptional value for buyers seeking generous living space and long-term potential. With approximately 2,060 square feet of living space, there's plenty of room for entertaining, working from home, accommodating a growing family, or simply enjoying the comfort of a larger home. The property will be delivered vacant and clean, allowing the next owner to move in immediately or begin adding their own personal touches from day one. Whether you're looking for your next primary residence or an investment opportunity, this home offers the perfect combination of space, value, and location in the heart of Hamburg. Property Highlights: -Priced at $285,000 -Approximately 2,060 square feet of living space -Spacious floor plan with abundant room to grow -Delivered vacant and clean -Priced aggressively for a quick sale -Excellent opportunity for homeowners and investors alike -Conveniently located near shopping, restaurants, parks, schools, and all that Hamburg has to offer Homes offering this much square footage at this price point are becoming increasingly difficult to find. Don't miss your opportunity to own one of the best values in Hamburg.

93 Lake Street, Hamburg
$120,000
3 Beds ⋅ 1 Baths ⋅ B1697759 MLS
Welcome to 113 Carl Street, a charming Buffalo home offering comfort, convenience, and plenty of potential. This three-bedroom, one-bath home features approximately 1,300 square feet of living space and sits on a level 4,200-square-foot lot in an established neighborhood. Inside, you'll find a functional layout with spacious living areas and a full basement that provides ample storage or future possibilities. The property is conveniently located just minutes from shopping, restaurants, schools, parks, public transportation, and major highways, making commuting and everyday errands easy. Whether you're a first-time homebuyer, looking to downsize, or searching for a great investment opportunity, this home offers excellent value and the chance to make it your own.

113 Carl Street, Buffalo
$299,999
2 Beds ⋅ 2 Baths ⋅ B1701283 MLS
Welcome to 7933 Lakeshore Rd. in Angola! This charming home is just steps from the beach and offers numerous updates throughout. The remodeled kitchen (2017) features updated flooring, countertops, sink, and appliances, while the remodeled bathroom (2017) includes ceramic tile flooring, a tiled shower, and updated vanity and sink. Additional improvements include two ductless mini-split A/C units (2023), an updated electrical panel (2024), a whole-house Generac generator (2024), and a new covered front porch with a vaulted ceiling (2025). Outside, the 3-car pole barn, built in 2018, includes an attached covered patio, providing ample space for vehicles, storage, hobbies, or entertaining. Whether you’re looking for a year-round home, seasonal retreat, or investment opportunity, this well-maintained property offers the perfect blend of comfort, updates, and a desirable location near Lake Erie. All offers are due by 11:00 AM on August 3rd

7933 Lake Shore Road, Evans
$108,000
2 Beds ⋅ 1 Baths ⋅ B1701332 MLS
3 Oakwood Ave Lancaster offers a great location on a dead end road near the village. Vinyl sided with a fantastic porch to sit & relax. Ideal for the person who does not like to do yard work, as there is virtually no yard to maintain. Inside this house is ready to be finished and the design is the only limited to your imagination. The seller has invest al most $20k into demo work to get to this point. Unfortunately, life got in the way & it cannot be finished. Its your opportunity to make this house a home. Ideal for flippers or investors looking for short or long term rentals. Great for those who want to put in the sweat equity and get a home for an affordable price.

3 Oakwood Avenue, Lancaster
$529,999
4 Beds ⋅ 3 Baths ⋅ B1701259 MLS
Welcome to one of Lake View's premier developments, ideally located in the highly sought-after Frontier School District. This home offers an exceptional opportunity to bring your vision and make it your own. Situated on a spacious half-acre, fully fenced lot, there's plenty of room for outdoor entertaining, play, gardening, and peaceful nights. Inside, you'll find an inviting floor plan featuring a spacious den, family room,and a bright morning room, perfect for enjoying your morning coffee or gathering with family and friends. The attached garage provides added convenience and storage. Enjoy an unbeatable location just past Wanakah Country Club, within walking distance to Pinehurst Elementary School, and only minutes from shopping, dining, parks, and everyday conveniences. Don't miss this opportunity to own a home in one of the area's most desirable neighborhoods!

5955 Pinehurst Court, Hamburg
$345,000
7 Beds ⋅ 3 Baths ⋅ B1701354 MLS
Newly remodeled, situated on a corner lot in Buffalo’s Riverside growing neighborhood. This versatile property features three updated residential apartments plus a commercial space well suited for retail, professional office, or service-based use. Located in a high-traffic area with excellent street visibility and convenient access to neighborhood amenities. Major improvements include fresh paint through out, new laminate floors, almost all new windows, updated electrical service with an exterior meter panel, four furnaces, two in the attic and two in the basement. Three new hot water tanks were installed in 2022. Specious apartments, bright and airy. The clean, well-maintained basement provides additional utility and storage space. A spacious backyard adds further flexibility for residents and property operations; a strong opportunity for an investor or owner-user seeking residential income combined with a highly visible commercial location. Also listed as a commercial property (B1701347). Sold "as is". Seller will do no repairs resulting from Buyer's home inspection.

511 Ontario Street, Buffalo
$289,999
3 Beds ⋅ 3 Baths ⋅ B1701337 MLS
Welcome home to this beautifully maintained ranch nestled on a quiet cul-de-sac in the heart of Amherst, offering the perfect combination of comfort, convenience, and quality updates. With three spacious bedrooms, including a generous primary suite, and two full bathrooms, this home provides an ideal layout for everyday living. The oversized eat-in kitchen offers abundant space for cooking, gathering, and entertaining, while gorgeous hardwood floors flow throughout the main living areas and bedrooms, adding timeless character and warmth. Downstairs, you'll find a massive partially finished basement complete with a convenient half bath—perfect for a recreation room, home office, gym, or additional living space. Outside, enjoy summer evenings on the concrete patio overlooking the backyard, along with the convenience of a huge concrete driveway. Major mechanical updates provide peace of mind, including a newer energy-efficient boiler, hot water tank, newer roof, and a newer sump pump with a battery backup system. Located in one of Amherst's most desirable areas, you'll love the quiet setting while still being just minutes from shopping, restaurants, parks, and top-rated schools. This is the ranch you've been waiting for—offering space, updates, and an unbeatable Amherst location. SAVE THIS ONE!!! Home will not be available for showings until 8/11/2026. Pictures will be uploaded in the near future.

19 Belcourt Street, Amherst
$225,000
3 Beds ⋅ 1 Baths ⋅ B1700893 MLS
From First Homes to the Finest Homes, this charming ranch offers timeless appeal with a brick front & newly vinyl side and back exterior ('24)! New gutters and leaf filter in 2025. Step in and enjoy the beautiful hardwood floors throughout and a thoughtfully designed layout. The spacious living and dining room combination features a built-in china cabinet, adding character and functionality. The adorable eat-in kitchen includes all appliances, luxury vinyl flooring, and easy access to the heated Florida room—providing an additional 117 square feet of year-round living space. Three generously sized bedrooms offer ample closet space, with one featuring custom built-in shelving and a wall unit. Brand-new windows (2025) fill the home with natural light, while the partially finished basement provides the perfect space for entertaining, a home gym, or recreation, along with abundant storage and glass block windows. Additional updates include an architectural roof in excellent condition, an updated furnace and central air, and a newer concrete driveway with plenty of parking. Step out back to your quaint backyard, ideal for entertaining with manicured landscaping, a partially fenced yard, and a fire pit ready for relaxing evenings with family and friends. This move-in ready home combines comfort, charm, and exceptional value. You'll be glad you waited!

166 Walter Avenue, Tonawanda
$400,000
3 Beds ⋅ 2 Baths ⋅ B1701345 MLS
Privacy, thoughtful updates, and timeless design come together at 17 Stream View Lane. Backing to a wooded creek, this home features a finished basement, a Frank Lloyd Wright-inspired front entry, major mechanical updates, and the kind of backyard you'll enjoy year-round. Every home has a story, and 17 Stream View Lane begins with a memorable first impression. The Frank Lloyd Wright-inspired front door and windows create architectural character that immediately sets this home apart, while the oversized front foyer with tile flooring offers a warm welcome and convenient access to the attached two-car garage. Inside, the layout is designed for both everyday living and entertaining. Modern lighting complements the home's inviting spaces, while rich hardwood floors and abundant natural light create an atmosphere that feels both comfortable and refined. The updated kitchen serves as the heart of the home, featuring a spacious center island where meals are prepared, conversations naturally unfold, and guests always seem to gather. The flow of the main level makes every occasion feel effortless. One of the home's standout features is its connection to the outdoors. Sliding doors lead to a private patio overlooking a deep backyard framed by mature trees and a peaceful wooded creek. Upstairs, the primary suite provides a comfortable retreat with dual closets, offering exceptional storage and organization. The updated bath creates a relaxing space to begin and end each day. Two additional bedrooms provide flexibility for family, guests, hobbies, or a dedicated home office. The finished basement extends the home's living space, creating endless possibilities for movie nights, a recreation room, fitness area, playroom, or work-from-home setup. Separate laundry and storage areas help keep everything organized while maximizing usable living space. Beyond its style and functionality, this home offers the confidence of significant recent improvements. The roof was replaced in 2019 furnace and central air conditioning 2024, custom driveway 5 years old. Sqft based on Floor plans. Offers reviewed 7/29

17 Stream View Lane, Lancaster
$575,000
3 Beds ⋅ 3 Baths ⋅ B1700010 MLS
Exceptional opportunity to own this impeccably maintained 3-bed, 2.5-bath home in one of Orchard Park's most desirable neighborhoods. From the moment you step into the foyer, you'll be captivated by the dramatic two-story, double-sided fireplace that extends to soaring vaulted ceilings, creating a stunning focal point. The open yet inviting floor plan seamlessly connects the front living room to the warm & comfortable family room, where large windows & French doors overlook the beautifully landscaped backyard. The chef's kitchen is designed to impress, featuring granite countertops, custom soft-close cabinetry, ceramic tile flooring, stainless steel appliances, a stylish tile backsplash, signature lighting, an expansive center island with breakfast bar & a bright breakfast nook. Entertain w/ ease in the elegant formal dining room, highlighted by a coffered ceiling, rich hardwood floors & abundant natural light. The spacious primary suite offers plush carpeting, generous double closets, private access to the rear deck, and a beautifully updated en-suite bath with a granite vanity w/ double sinks, glass walk-in shower with porcelain tile surround, and skylights. Two additional generously sized bedrooms, another full bath & convenient first-floor laundry complete the main level. The fully finished basement nearly doubles the home's living space and offers endless flexibility for a home theater, gym, office, playroom, or recreation area, while also providing exceptional storage and a second laundry room. Step outside to your fully fenced backyard retreat featuring a massive deck, above-ground pool with its own sun deck, cozy fire pit, and storage shed—an ideal setting for entertaining or relaxing. Additional highlights include a brand-new tear-off roof (2025), high-efficiency furnace, central air conditioning, 200-amp underground electrical service, a double-wide concrete driveway, and an attached 2-car + garage. Best of all, you're just 200 feet from the Village of Orchard Park, enjoying all its charm and amenities without paying village taxes. SqFt professionally measured at 5297 SqFt (includes finished basement). Please submit Offers by 11AM on Thursday, 7/30.

5 Ventura Drive, Orchard Park
$549,900
4 Beds ⋅ 2 Baths ⋅ B1701310 MLS
UNBEATABLE LOCATION, B2 ZONING & MASSIVE INCOME POTENTIAL! Welcome to 5227 Big Tree, located directly in the heart of the action and steps from the new Buffalo Bills Stadium! Whether seeking an incredible primary residence, stellar investment, or established game-day revenue generator, this turn-key property delivers—featuring B2 General Business zoning that offers extraordinary flexibility for high-demand commercial uses like retail shops, offices, service establishments, or restaurants/brewpubs alongside its residential setup. Capitalize immediately with a fully permitted, sold-out parking lot hosting 57 cars for games and concerts. The backyard has been expertly re-engineered for high-capacity parking, featuring a robust 16-inch deep millings base and an integrated French drain system to ensure a clean, dry lot in any weather. Best of all, the 2026 parking permit is already locked in place for immediate income on day one! Inside, this expansive layout offers 4 oversized bedrooms and 2 full baths, making it wonderfully spacious and ideal for entertaining. The main level boasts modern luxury vinyl plank flooring throughout, a sun-drenched family room with a large front picture window, a back mudroom, a big kitchen featuring a center island, and a formal dining room with classic hardwood floors. The main level includes 2 good-sized bedrooms with generous closets and a full bath with ceramic tile flooring. Upstairs, enjoy ultimate convenience with 2nd-floor laundry, a fully remodeled full bath, and 2 additional spacious bedrooms including a primary with a walk-in closet! Head down to the massive basement featuring high storage capacity, bright 4-year-old glass block windows, and a huge custom bar built for hosting game-day crowds. Unwind after the game on your spacious covered front porch or relax in the private hot tub on the back deck. Enjoy peace of mind with major mechanical upgrades, including a durable 10-year-old metal roof, 5-year-old furnace and central air, and updated windows throughout. Prime stadium-adjacent gems like this move fast—act quickly to secure this property before Bills season kicks off!

5227 Big Tree Road, Orchard Park
$129,900
3 Beds ⋅ 1 Baths ⋅ B1700950 MLS
Welcome to this spacious single-family home situated on a distinctive pie-shaped lot that provides added outdoor space and a unique setting. Inside, you’ll find three generously sized bedrooms along with bright, inviting living areas filled with abundant natural light. The comfortable floor plan provides plenty of room for everyday living, entertaining, and creating spaces that fit your needs. A full basement and detached two-car garage provide excellent storage, workspace, and room for hobbies or projects. With spacious rooms, practical features, and plenty of potential both inside and out, this home is ready for its next chapter.

14 Thatcher Avenue, Buffalo
$799,900
3 Beds ⋅ 5 Baths ⋅ B1700209 MLS
Welcome to 30 Hallam Road, an exceptional all-brick center entrance Colonial nestled in the highly desirable Park Meadow neighborhood. Blending timeless architecture w/ inviting living spaces, this beautifully maintained 3-bedroom, 3-full & two-half-bath residence offers an ideal balance of elegance, comfort, & functionality. Designed for both everyday living & effortless entertaining, this gracious home features a formal Living Room w/ a gas fireplace, a charming Sun Room w/ built-in storage & backyard access, as well as a beautiful formal Dining Room w/ French doors that open to a picturesque flagstone terrace—creating a seamless transition to the spectacular backyard. The expansive, professionally landscaped yard provides a private outdoor retreat w/ mature plantings & abundant space for relaxing, dining, & entertaining. The updated kitchen features quartz counters, a pantry & generous storage, while the adjoining breakfast room offers 1st-floor laundry. Upstairs, two of the three bedrooms feature their own ensuite baths, offering exceptional privacy & comfort for family & guests alike. The Primary Suite offers multiple closets & a stall shower, while the second ensuite bedroom boasts a walk-out balcony that overlooks the park-like, fully fenced yard. The partially finished basement expands the home's living space w/ a classic bar/rec room area featuring wood paneling & a WBFP, making it the perfect setting for game days, movie nights, or casual gatherings. Completing this wonderful property are an attached two-car garage, a 2-year-old roof w/ warranty, an in-ground sprinkler system, a whole-house generator, & updated windows & mechanics. Ideally located in one of Buffalo's most sought-after neighborhoods, 30 Hallam Road offers a rare opportunity to own a distinguished home w/ beautiful indoor & outdoor living spaces in a premier location. OFFERS DUE WEDNESDAY, JULY 29TH @ 2 PM. HIGHEST AND BEST, NO ESCALATION CLAUSES.

30 Hallam Road, Buffalo
$295,000
3 Beds ⋅ 2 Baths ⋅ B1700711 MLS
Welcome to 3211 Durham Road in sought after Hamburg NY, and just minutes to Lake Erie waterfront, Hamburg beach, parks, and recreation! You will like the feeling of country living with the private tree lined backyard, but with all the conveniences nearby! Step inside and feel welcome in the living room with vaulted ceilings, and gas fireplace for cozy atmosphere and additional heat source on chilly days. The open kitchen/dining comes with appliances and entrance to large rear deck leading to above ground pool! 3 bedrooms, 2 full baths, convenient first floor laundry, and useable basement with great potential to finish to your liking! Newer efficient gas furnace/A/C attached 2 car garage, and rear sunroom to enjoy your morning coffee with the birds! Twilight open house on Wednesday July 29th from 5:00-7:00pm! Take some extra time after to check out a beautiful Lake Erie sunset while out and about! Offer deadline July 30th at 5:00pm.

3211 Durham Road, Hamburg
$459,900
4 Beds ⋅ 2 Baths ⋅ B1701119 MLS
Beautiful 4 bedroom, 1.5 bath home in a high demand neighborhood. Recently refreshed with new carpets and paint, this home is move in ready! Kitchen boasts solid surface countertops and opens to formal dining room. Kitchen appliances are included! Great floor plan with neutral colors throughout. Family room has wood burning fireplace and sliding doors that lead out to the patio. Large bedrooms feature plenty of closet space. Full, dry basement with high ceilings is a perfect exercise space, office, and play or crafting area. Roof, furnace and a/c replaced in 2015. Easy sidewalk access to East Aurora village and steps away from pool and clubhouse. Showings start immediately!

111 The Meadow, Aurora
$864,900
4 Beds ⋅ 3 Baths ⋅ B1700692 MLS
The Key To Your Dream Home offering Luxury, Privacy & Modern efficiency is here in this exceptional custom-built home on *2 PRIVATE ACRES w/300 feet of setback from the road. Surrounded by mature trees & scenic walking trails, this meticulously maintained home offers over 4,000 square feet of finished living space, plus additional 930+sqft of finished lower level w/egress window, creating flexible living space for recreation, a home gym & media room. From the moment you arrive, you’ll appreciate the impressive driveway recently improved & sealed, curb appeal, green space, prof landscaping surround. A thoughtfully designed floor plan offers 4-5 bedrooms, 2.5 baths, spacious living areas & quality craftsmanship throughout. The Inviting 2 Story foyer welcomes you into a home designed for both everyday living&entertaining.Updated Chef’s Kitchen featuring quartz countertops, refinished cabinetry, gas cooktop, double wall ovens, stainless appliances & large center island w/seating. The adjoining family room showcases soaring ceilings, walls of windows, and one of 3 fireplaces, creating a warm&inviting atmosphere. A stunning three-season rm & outdoor pergola provide the perfect spaces to relax while overlooking the private oasis.The versatile 1'st floor den/home office can easily serve as a fifth bedroom if desired. Upstairs, you’ll find generously sized bedrooms & comfortable accommodations for family and guests.Primary Suite w/UPDATED attached SPA BATH w/Soaking Tub & Dual Vanities & Oversized Shower. Extensive recent improvements provide peace of mind, including a brand-new septic system (2026), extensive electrical upgrades (2026), whole-house water softener & fresh interior paint throughout. The home also features an impressive dual solar energy system w/ hybrid heat pump technology, helping reduce utility costs while providing energy efficiency and backup power capability. Enjoy your own private retreat complete w/a custom fire pit gathering area, wooded walking trails, spacious yard, and multiple outdoor entertaining spaces designed to embrace the natural beauty of the property. Some rooms virtually staged for design & layout. A MUST SEE TO APPRECIATE!

4789 Shimerville Road, Clarence
$583,330
5 Beds ⋅ 4 Baths ⋅ B1701222 MLS
Welcome to this incredibly meticulous contemporary Ranch in the heart of Orchard Park—a home as unique as it is beautiful. This property offers a perfect blend of peaceful seclusion and everyday convenience, located just minutes from Route 219 and the village. The home features a warm, inviting layout with well-defined living spaces throughout. It boasts 5 bedrooms and 3.5 baths, all fully renovated with modern finishes and generous closet space. The kitchen is a chef’s dream, complete with stylish quartz countertops, abundant cabinetry, a massive island, new tile flooring and a spacious eating area that overlooks a gorgeous family room anchored by a full-wall stone fireplace. Added conveniences include a first-floor laundry room and a nearby half bath. For relaxation and entertainment, this home is truly one-of-a-kind. Between the primary bedroom and the family room, you will find a built-in hot tub with sliding glass doors leading to a private, fenced yard featuring a 30ft in-ground pool. Additionally, the first-floor recreation room offers heated floors and a wet bar, with sliding doors opening to a covered patio perfect for hosting BBQs or relaxing. The full, partially finished basement provides versatile extra space for a gym, home office, workshop or additional entertaining area. Extensive updates include a new metal roof, new windows, a tankless water heater, 200-amp electrical service, and refreshed flooring throughout. Showings begin on Monday, July 27 at 9am. Please note that the sellers reserve the right to set a date for reviewing offers. Don't miss the opportunity to see this exceptional property!

5189 Bussendorfer Road, Orchard Park
$429,900
4 Beds ⋅ 2 Baths ⋅ B1701215 MLS
Welcome home to 3794 Westview Avenue in the beautiful Village of Hamburg. This magnificent home has been meticulously renovated and upgraded with high-end finishes and craftsmanship throughout. The home showcases new 3/4-inch solid Brazilian Cherry hardwood flooring throughout, complemented by updated trim work and recessed lighting throughout the interior of the entire home. The kitchen has been fully remodeled with custom cabinetry, including corner cabinet accent lighting and under-cabinet lighting, topped with solid Carrara marble countertops and an oversized farmhouse sink. Premium appliances, including a refrigerator, gas stove, microwave, and dishwasher, complete the space. Gather in the formal dining room that opens to the living room with a gas fireplace to cozy up to. Off of the living room is a den/study with French doors for added privacy. Further interior enhancements include new Craftsman-style sound-deadening doors throughout the home and a newly constructed staircase leading to the second floor. First floor bedroom with a full bath with a walk-in shower. The two bathrooms have been completely renovated with premium fixtures and hardware, custom Carrara marble countertops, custom-built cabinetry, and upgraded sinks. Mechanical systems have also been updated with the installation of a new furnace and central air conditioning system. The basement has been improved with new lighting and a new utility sink, providing enhanced functionality and convenience. Overall, this property offers an exceptional blend of quality construction, luxury finishes, and modern upgrades throughout. The exterior features a completely new driveway, and an expanded width for improved functionality and curb appeal. Additional exterior improvements include new premium garage doors, new gutters, and a beautifully designed patio featuring stacked stone pillars, a stamped 6-inch concrete slab, and professional landscaping. The owners have remodeled the entire home with premium craftsmanship, and it shows throughout. Showings begin on July 27th at 10am any and all offers to be submitted by August 3rd at 5 P.M. Open house Saturday -August 1st 11-1 P.M. (No Village taxes)

3794 Westview Avenue, Hamburg
$409,000
6 Beds ⋅ 6 Baths ⋅ B1699292 MLS
A classic farm house in built in 1880 with and upper and a lower rental unit. Both rental units can easily be reconnected to the main house to form one large home. This original two story farm home was expanded in the mid 1960’s, adding an upper and a lower rental unit to the home. The main house and units total 3,200 square feet, on a 1.5 acre lot with a barn with an option to purchase additional acreage. The main house has three bedrooms upstairs with a half bath off one bedroom, and a full bath between other bedrooms. The main floor has a large eat in kitchen, full bath, and two spacious living spaces. The family room has built in bookcases, a wood burning stove with live stone hearth and a closet area with first floor laundry hook-ups. Both living spaces have ample windows which provide views onto the yard and offer ample natural light. Off the kitchen is a mudroom entry accessing the newly updated front porch. Also off the kitchen is a back door exit to an enclosed and covered back deck. The yard surrounding the house has spacious lawn areas and plenty of shade tree coverage. Property is near many local and regional attractions and schools. Tax records state 3196 square feet and 48.5 lot size. Legal documents shows 3200 sq ft and 44.5 lot size.

13092 Quaker Street, Collins
$399,900
2 Beds ⋅ 3 Baths ⋅ B1698690 MLS
Turnkey restaurant opportunity in a prime, high-visibility location! This fully equipped two-story property is ready for its next owner, offering everything needed to open and operate with minimal startup costs. Situated along highly traveled Kenmore Avenue, the property benefits from outstanding exposure, strong traffic counts, and a location surrounded by established residential neighborhoods and thriving local businesses. The restaurant features a spacious dining room, a classic full-length bar, and an expansive commercial kitchen spanning two large rooms, designed to accommodate high-volume operations. Included in the sale is an extensive inventory of professional-grade equipment, including an 8-foot commercial exhaust hood, six-burner range, flat-top griddle, deep fryers, commercial ovens, walk-in cooler, reach-in refrigerators, refrigerated prep tables, beverage dispensing systems, dining tables, chairs, bar furnishings, and additional restaurant fixtures. Select liquor inventory will also be included, making this an exceptional turnkey opportunity. The second floor offers a beautifully renovated 2-bedroom apartment, perfect for an owner-operator or as an additional source of rental income. Whether you're expanding an existing business or launching a new concept, this rare opportunity combines a fully equipped restaurant, a highly recognizable location, and added residential income potential—all in one outstanding property.

967 Kenmore Avenue, Tonawanda
$449,999
3 Beds ⋅ 3 Baths ⋅ B1700292 MLS
1940 Dodge Road is ideally situated in the highly desirable Williamsville School District, next to Dodge Elementary School and less than a half mile from Williamsville North High School. Conveniently located between Transit Road, Millersport Highway, and I-990, you'll enjoy easy access to shopping, restaurants, parks, and everyday conveniences. Step through the front door into the heart of the home. To your right is a spacious family room that flows into the kitchen and eat-in dining area, creating an inviting space for family and friends. Sliding glass doors open to a bright bonus sunroom overlooking the private backyard. To the left of the entry is an additional living room, while a centrally located half bath is accented by a striking real stone feature wall. Upstairs has two generously sized guest bedrooms and a full bath featuring a walk-in therapeutic soaking tub with a watertight entry door. The spacious primary suite includes dual closets and a private full bath with a stand-up shower. Outside, the fully fenced backyard with privacy, a charming bridge crossing the creek to additional yard space, and a detached garage with electricity and a durable metal roof—perfect for storage, hobbies, or a workshop. The property is also home to magnificent Catalpa trees roughly to be over 200 years old, prized for their massive root systems, resistance to decay and fire, exceptional stability, and beautiful heart-shaped leaves and fragrant white blossoms. Major updates include a TRANE high-efficiency furnace and central air (2025), tankless hot water heater (2024), roof (2017), Culligan water softening and filtration system, three sump pumps, and a SaniDry basement air system (2024). All appliances, including the gas range, refrigerator, dishwasher, washer, and dryer, are included. Outstanding location, quality mechanical updates, beautiful outdoor spaces, and one of Western New York's most sought-after school districts.

1940 Dodge Road, Amherst
$195,000
4 Beds ⋅ 2 Baths ⋅ B1700983 MLS
Situated on a private, one-way street on the West Side, 86 Garner is in the middle of all of the best that Grant St has to offer! This single family home offers FOUR bedrooms + additional flex space and TWO full bathrooms, creating endless potential and possibilities! Many of the rooms are freshly painted, ready for you to move right in. The first floor layout includes the living room, dining room, kitchen, one of the bedrooms and a full bath. Upstairs are the other three bedrooms, an additional full bath, and a large flex space that could be used as a family room, home office, or another bedroom. The full attic and large first floor closet provide loads of storage. Have morning coffee on the large front porch and start the garden of your dreams in the fully fenced deep backyard.

86 Garner Avenue, Buffalo
$259,900
4 Beds ⋅ 2 Baths ⋅ B1700929 MLS
Welcome to 306 Collins, a fully updated Cape Cod offering 4 bedrooms and 2 full bathrooms. Fresh paint and new luxury vinyl flooring extend throughout the entire home. Enter through the enclosed front sunroom into the spacious living room, which flows into the formal dining room. The updated kitchen features brand-new appliances, all included. The first floor also offers two bedrooms and a beautifully renovated full bathroom. The second floor includes two additional generously sized bedrooms and a second full bathroom. The primary bedroom has an adjoining sitting room and walk-in cedar closet. The full, dry basement is clean and freshly painted, featuring a new epoxy floor, glass block windows, and abundant storage space. Outside, enjoy the fully fenced backyard with a deck and above-ground pool featuring a brand-new Blue Torrent pump (2026). The detached two-car garage offers a new roof and durable epoxy floor. Additional updates include replacement windows and doors, updated plumbing and electrical, newer hot water tank (2018), and new light fixtures throughout. This move-in ready home has been thoughtfully updated from top to bottom. Open House Saturday, July 25, 2026, from 11:00 AM to 1:00 PM.

306 Collins Avenue, West Seneca
$160,000
4 Beds ⋅ 1 Baths ⋅ B1699410 MLS
8 Kentucky - Well maintained and cared for by the same owner for 50 years. This single-family home offers over 1900 sq ft. of living space to include 4 bedrooms and 1 full bathroom with one bedroom on the first floor and sits on a double lot. Large kitchen with plenty of oak cabinets and beamed ceiling, formal dining room with tons of natural woodwork throughout. Oversized primary bedroom on the second level. Three-season room off the rear of the home walks out onto a large deck and fully fenced yard with two sheds. Don't miss out on the beautiful home!

8 Kentucky Street, Buffalo
$359,900
3 Beds ⋅ 2 Baths ⋅ B1701103 MLS
Welcome home to 31 Christopher! This 3 bedroom, 2 full bathroom split level residence is the definition of move-in ready. At the home's entrance way, you are met with 2 beautiful living spaces; complete with brand new, professionally installed vinyl flooring (2026) and freshly painted walls that extend all the way through the home. The first floor living space offers so much potential. It is complete with a gas fireplace providing a cozy feel, and a sliding door leading right to the back patio. The open concept living floor features a built-in quartz countertop island that includes bar seating for comfort and functionality, a professionally remodeled kitchen which includes stainless steel appliances (2026), new quartz countertops throughout, and refaced kitchen cabinets (2026). The next floor up features 3 spacious bedrooms that all have had new windows installed (2026) to improve the efficiency of the home and allow for the natural light to shine through. All 3 bedrooms come equipped with ample closet space and the same new vinyl flooring previously featured. The second full bath is a nice contrast in style, with its large tile flooring and shower surround providing a clean modern feel. The next step, at 31 Christopher, is move in! Other updates include new roof (april 2026), new doors, new garage door opener, rebuilt HVAC system (2025), hot water tank (2024), new sump pump (less than 5 years) Open houses: 7/25/2026 and 7/26/2026 @ 11-1. OFFERS DUE Thursday 7/30/2026 at noon.

31 Christopher Drive, West Seneca