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$225,000
2 Beds ⋅ 1 Baths ⋅ B1703065 MLS
ESCAPE to this beautifully renovated rustic retreat nestled on a large, peaceful lot with an enchanting tranquil creek steaming nearby. Full of warmth and character, this charming 2-bedroom, 1-bath home features cascading natural light and thoughtful wood accents throughout the semi open floor plan create a magical ambiance throughout all seasons. From the spacious great room designed for comfortable living and entertaining to the sleek yet rustic-style kitchen, first floor laundry to the full bath, this home was thoughtfully updated to blend modern finishes with purposeful functionality. The home’s cozy charm is complemented by a wood burning stove creating the perfect cabin-inspired atmosphere. An additional bonus room offers endless flexibility for a laundry room, home office, guest space, or recreation area. Thoughtfully updated, the property includes two newer mini-split systems providing efficient heating and air conditioning, newer windows, a newer hot water tank, a durable metal roof, and upgraded electrical service in both the home and barn for added convenience and functionality. Step outside to enjoy the deck, relaxing firepit area, and tranquil natural surroundings that make this property feel like a private escape. The impressive 24x58 pole barn offers over 1,400 square feet of versatile space ideal for storing up to 6 vehicles, workshop space, recreational equipment, or hobby use, complete with electric and water service. A RARE opportunity to enjoy rustic charm, purposeful updates, and exceptional storage or workspace all in one magically unique property! Open House is 8/2 from 11-1pm. Seller will review offers beginning 8/7 @ 2pm. Please make note that the wood burning stove in the upstairs has been removed.

11604 Route 16, Yorkshire
$129,999
2 Beds ⋅ 1 Baths ⋅ B1701551 MLS
Opportunity awaits at 2108 East Hill Road in Franklinville. Originally built as a schoolhouse and later converted into a residence, this unique property is situated on approximately 1.38 acres. The 2 bedroom, 1 bath farmhouse offers 1,460 square feet of living space, a wooded setting, and plenty of potential for buyers looking to create a home of their own. The first floor features both bedrooms, including the primary bedroom, along with a full bathroom, living room, kitchen with dining space, and formal dining room. Hardwood flooring, multiple heating sources, and a covered porch add to the home’s character and functionality. Outside, the property offers a patio seating area, a detached 1.5 car garage, and an additional outbuilding suitable for storage, hobbies, equipment, or workshop space. The home is served by a well and septic system, and the metal roof is approximately 4 years old. Whether you are searching for a primary residence, country retreat, or property with room to improve and personalize, this home presents an affordable opportunity with usable land, privacy, and valuable outbuilding space. Open House August 9th 11-1PM.

2108 E Hill Road, Franklinville
$429,999
4 Beds ⋅ 2 Baths ⋅ B1700784 MLS
Welcome to this lovingly maintained country home on 5.16 acres with a huge Amish built garage and 45x50 barn. A perfect blend of craftsmanship, character, and functionality. Long-term owners have thoughtfully improved and expanded the property over the years, creating a warm, practical homestead with room for hobbies, equipment, and animals. The main house offers 4 bedrooms, 2 full baths, and multiple living areas with custom woodwork throughout. The ownership has been highly skilled, and it shows. Many “big ticket” items are already done, including a metal roof on the house and garage, newer skylights, vinyl replacement windows, and a boiler with 6 heating zones. The home is on a well and septic. Outside, enjoy the oversized garage with subpanel, generous concrete, and great workspace, plus the impressive barn with power and flexible storage for equipment, wood, and projects. The land features fruit trees, blueberries, raspberries, gardens, and open/wooded areas that make the property feel like your own small farm. This is not a cookie-cutter house, it’s a solid home with thoughtful additions. If you’ve been looking for a well-built, well-cared-for country property with serious outbuildings and good acreage, this is it. Bring your ideas and make it your own. Open House Sun Aug 09, 11:00AM - 1:00PM

2092 E Hill Road, Franklinville
$269,900
3 Beds ⋅ 2 Baths ⋅ B1701073 MLS
ESCAPE TO THE PEACE AND QUIET OF COUNTRY LIVING ON THIS PICTURESQUE 1.1 ACRE PROPERTY, WHERE NO REAR OR FRONT NEIGHBORS ALLOW YOU TO ENJOY UNINTERRUPTED VEIWS IN EVERY DIRECTION! Three inviting porches adorn this home, offering perfect options to relax and take in the surrounding countryside. A dream setup for hobbyists, contractors, car enthusiasts, or anyone needing exceptional workspace. Impressive 28' x 40' pole barn features a durable metal roof and two separate shop areas--one complete with a vintage wood-burning stove that conveys with the sale. An additional 16-foot rear lean-to provides even more storage for equipment or seasonal items. The property also offers a two-car garage and the convenience of two separate driveways—one concrete and one asphalt, making parking and equipment access a breeze. Inside, you'll be welcomed by handcrafted wood accents that add warmth and character throughout. Custom hickory kitchen cabinetry, recessed lighting, vinyl windows, and a cozy wood-burning fireplace with gas starter. The flexible floor plan includes a convenient first-floor bedroom and first-floor full bath with laundry for everyday ease. Updates for added peace of mind include new furnace (2025) and hot water tank (2024). A portable generator with hookup is also included, ensuring you're prepared year-round. WHETHER YOU'RE LOOKING FOR SPACE TO WORK, ROOM TO ROAM, OR SIMPLY A PLACE TO ENJOY PEACEFUL COUNTRY VIEWS, THIS ONE CHECKS ALL THE BOXES! Offers due Monday, August 10th by noon.

9718 Route 240, Ashford
$39,900
3 Beds ⋅ 2 Baths ⋅ R1703143 MLS
Some work left to be done, kitchen, bathrooms, back rooms, upper level too be finished, newer metal roof and solar panel system in place, but priced too sell. Bring your tools and enjoy the full renovation

66 Waverly Street, New Albion
$29,900
2 Beds ⋅ 1 Baths ⋅ B1702034 MLS
Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Seller is assisted by an Attorney in Fact. Do not knock on door or approach house without prior communication.

426 Portville Eldred Road, Portville
$609,900
6 Beds ⋅ 3 Baths ⋅ B1703039 MLS

30 W Washington Street, Ellicottville
$154,900
1 Beds ⋅ 1 Baths ⋅ R1697083 MLS
Full of potential and in a great location, this unit is priced to sell! Featuring an open floor plan and a Murphy bed, the space is designed to maximize comfort and functionality. Enjoy the ease of being close to skiing, restaurants, shops and everything Ellicottville has to offer. Whether you are looking for your own personal retreat or investment property with rental potential, this unit has endless possibilities. With your own personal touch, you can transform this space into the perfect escape!

49 Wildflower, Ellicottville
$299,900
3 Beds ⋅ 3 Baths ⋅ R1702863 MLS
Welcome home to this beautifully maintained ranch, where pride of ownership is evident in every detail. From the moment you step onto the inviting front porch, you'll feel the warmth and character this home has to offer. Step inside to gleaming hardwood floors flowing through the main living areas, paired with durable, easy-care ceramic tile in the kitchen and bathroom. A versatile addition was added, currently used as a family room but easily converted to a bedroom. It opens out to a private deck and a fully fenced yard, perfect for relaxing and entertaining. The yard doesn't stop there, stretching out over two additional acres and offering endless possibilities for gardening, recreation, or simply enjoying wide-open space. Downstairs, the finished basement adds serious living space and peace of mind, featuring a second living room or rec room ideal for movie nights, a home gym, or a play area, plus an additional bedroom with direct walk-out access to the outdoors, all backed by a dedicated drainage system with dual sump pumps to keep the space dry and worry-free. Car enthusiasts, hobbyists, and collectors will love the storage this property provides, including an attached one-car garage for everyday convenience, a detached second garage featuring a fantastic workshop, room for another vehicle, and generous storage above, plus an outdoor shed for even more flexibility. Rounding things out, the home offers 200-amp electrical service ready for modern living and future upgrades, central air conditioning for year-round comfort, all stainless steel kitchen appliances, and a charming front porch that's the perfect spot for morning coffee or evening unwinding. This is a rare opportunity to own a home where every major system has been thoughtfully maintained, and every space has been put to good use — all set on a sprawling, private, over-two-acre lot. Homes like this, offering this much space, storage, and care, don't come along often.

507 Line Street, Olean
$296,000
4 Beds ⋅ 2 Baths ⋅ B1701910 MLS
Traditional Farmhouse Charm on 1.89 Scenic Acres with Incredible Outbuildings! Welcome to this classic 4-bedroom, 2-bath farmhouse nestled on 1.89 picturesque acres with beautiful country views from both the front porch and back deck. Inside, the spacious living room is full of character with hardwood floors, exposed beams, knotty pine accents, and a wood-burning fireplace. The heated sunroom is surrounded by windows making it the perfect place to enjoy the scenery year-round. A large mudroom offers flexible space for laundry, storage, or a home office. While ready for your personal touches, the home also features maintenance-free siding and a whole-house generator. The property truly shines with its impressive collection of connected outbuildings. The barn features three sections with plank wood floors including storage for vehicles or equipment, a dedicated workshop, and a separate area that once housed an antique shop. The attached machine shop offers vaulted ceilings and two oversized garage doors, ideal for heavy equipment, classic cars, or hobby projects. An additional enclosed outbuilding, formerly used as a 300-chicken coop, provides endless possibilities for homesteading, livestock, or additional storage. Whether you're looking for space to work, farm, collect, or simply enjoy peaceful country living, this property offers character, versatility, and endless potential. Total acreage is based off both parcels included in the sale.

9607 Route 240, Ashford
$159,900
2 Beds ⋅ 1 Baths ⋅ B1702253 MLS
Welcome to your own secluded retreat with plenty of time to enjoy the rest of summer, take in the breathtaking fall colors, and be settled in before hunting season! This year-round, fully furnished 2-bedroom, 1-bath cabin offers nearly 800 square feet of comfortable living space on just shy of 27 private acres. Whether you're looking for a full-time residence, weekend getaway, hunting camp, or investment property, this one is a rare find. Nestled on a private road, this peaceful property is surrounded by nature. Relax on the covered front porch while watching deer, turkey, and other wildlife. Outdoor enthusiasts will love the two spring-fed stocked ponds, multiple tree stands that remain, and endless opportunities for hunting, fishing, hiking, and ATV riding. Inside, enjoy the cozy cabin feel with three heat sources a pellet stove, propane heat, and an outdoor wood boiler. Additional features include a drilled well, septic system, 100-amp breaker panel, Spectrum high-speed internet, a roof approximately 6 years old, and a 2-car detached garage with room for vehicles, ATVs, snowmobiles, and outdoor gear. Conveniently located just minutes from I-86, you're close to Allegany State Park, Holiday Valley, Rock City Park, Cuba Lake, Olean, and Cuba, offering year-round recreation, dining, and shopping while still enjoying complete privacy. Properties offering this combination of acreage, stocked ponds, hunting opportunities, year-round amenities, and move-in-ready furnishings are becoming increasingly hard to find. Please do not drive down the private road or onto the property without a scheduled appointment. Square footage is based on floor plans. Delayed showings begin 7/30. Delayed negotiations begin 8/3 at 10:00 AM.

1168 Turock Drive, Hinsdale
$229,900
4 Beds ⋅ 2 Baths ⋅ B1702256 MLS
If you've been searching for a home filled with timeless character and modern updates, this is the one you've been waiting for! Offering over 2,600 square feet of beautifully maintained living space, this impressive 4-bedroom, 2-full-bath home combines classic charm with today's conveniences. From the moment you step inside, you'll be captivated by the stunning hardwood floors, cathedral ceilings, signed stained-glass windows, beautiful woodwork, and spacious layout. The updated kitchen flows seamlessly into the breakfast are into the family room, and living room provide endless space for entertaining or everyday living. Upstairs, you'll find three generously sized bedrooms plus a smaller fourth bedroom that's perfect as a nursery, office, or hobby room. One of the bedrooms features its own private balcony where you can sip your morning coffee or unwind with a good book and a glass of wine. With a rear staircase that leads to the back bedroom is a private area that could serve as an additional family room, studio, teen suite, or creative space. Outside, the charm continues with an incredible screened-in porch that opens to a deck, creating the perfect setting for summer barbecues, family gatherings, or simply relaxing while overlooking the over partially fenced half-acre lot. Additional highlights include the updated full bathrooms, vinyl windows, asphalt roof, updated 200-amp electrical service, boiler heat, a blacktop driveway, and a detached one-car garage, plus shed for storage. Homes with this much character, space, and versatility rarely come to market. With nothing left to do but move in and enjoy, this one truly checks all the boxes. Don't miss your opportunity to make this exceptional property your next home! Showings begin Thursday 7/30 and delayed negotiations until Tuesday 8/4 @ 12pm.

9 Maple Avenue, Franklinville
$429,500
2 Beds ⋅ 3 Baths ⋅ B1702379 MLS
Your Country Retreat Awaits! Welcome to 6688 Cross Road in the Town of Ashford, where this well-maintained 2 bedroom, 3 bath home is nestled on 5 scenic acres, offering privacy and a peaceful country setting. Built in 1996, this 1,152 square foot home includes a detached 2 car garage, an in-ground pool, a small pond, and a backyard that borders a tranquil stream. Inside, the kitchen features beautiful hickory cabinetry and a breakfast area that flows into the living room with vaulted ceilings and skylights, creating a bright and inviting gathering space. The first floor also offers a spacious bedroom with a large closet and a full bathroom. Upstairs, you'll find a loft style living area, an additional large bedroom, and another full bathroom, providing flexible living space. The finished basement expands the home's functionality with a kitchenette, full bathroom, family room, and sliding glass doors leading directly to the patio and in-ground pool ideal for entertaining, recreation, or additional living space. Enjoy the outdoors from the wraparound front porch or the rear deck overlooking the pool and landscaped grounds. Additional features include mature landscaping, a backup generator, and a detached 2 car garage for storage, hobbies, or vehicles. This property offers a wonderful combination of comfortable living and outdoor amenities!

6688 Cross Road, Ashford
$570,000
4 Beds ⋅ 3 Baths ⋅ B1702213 MLS
Country living meets modern comfort in this beautifully 4 bedroom, 3 bathroom home with a dedicated office. Set on a peaceful property with plenty of room to enjoy the outdoors, this home offers the perfect blend of space, and functionality. The basement features a sliding glass door for a walk out area under the deck. Additional water hooks ups in the basement for future expansion. Recent renovations make it move-in ready, while the 40x30 barn and additional utility setup provide endless possibilities for hobbies, guests, or future plans. Whether you’re looking for a place to relax, entertain, or enjoy the country lifestyle, this property is ready to welcome you home. Don’t miss your chance to see all this unique property has to offer! !

1824 Edmunds Road, Freedom
$160,000
3 Beds ⋅ 2 Baths ⋅ B1702414 MLS
LOCATION and MOVE-IN READY! Welcome to 11689 Route 98 in the Town of Freedom. Built in 2021 and occupied for approximately one year, this well-maintained 1,120 square foot single-wide home offers comfortable, modern living with 3 bedrooms and 2 full bathrooms. Inside, you'll find an open floor plan that connects the kitchen and living room, creating a functional space for everyday living and entertaining. The spacious primary bedroom features a private full bathroom, while the additional bedrooms offer flexibility for a variety of needs. Window blinds are already installed, and the kitchen appliances—including the refrigerator, dishwasher, microwave, and gas range—are included with the sale. Situated on a 1-acre lot, the property has seen numerous improvements, including a new driveway, electric service, gas lines, 3-bedroom septic system, front and rear steps with landings, and new piers. The exterior features vinyl siding, an asphalt roof, and thermopane windows. The rear of the property includes a wooded area along with an additional building that can remain or be removed, depending on the buyer's preference. The tires currently on the property will be removed prior to closing. If you're looking for a move-in ready property with modern updates and a convenient location, this home is ready for you to make it your own!

11689 Route 98, Freedom
$90,000
B1702581 MLS
Priced to sell for sure! This scenic 14-acres recreational property is nestled in the rolling hills of Portville. Truly offering a private setting with an excellent opportunity for a hunting camp, weekend retreat, or even a future weekend getaway site. A rustic 760sq/ft cabin conveyed "as is" gives you a head start for your new vision. You and your guests will be surrounded by abundant wildlife and beautiful countryside. This property is conveniently located near Allegany State Park, and the Allegany National Forest Region, both of which have plenty of hiking trails. Adjacent to this parcel, snowmobile trails run from Portville, to Ellicottville, to East Otto. Whether you are looking to hunt, camp, or unwind in nature, this property offers outstanding value and potential. Some utilities do exist on site.

951 Long Hollow Road, Portville
$159,900
3 Beds ⋅ 2 Baths ⋅ B1702553 MLS
Charming 3-Bedroom Home – Move-In Ready! Welcome home to this well-maintained 3-bedroom, 1½-bath residence that offers comfort, convenience, and pride of ownership throughout. This home is in excellent condition and ready for its next owners to move right in. Enjoy peace of mind with a newer heating system, providing efficiency and dependable comfort year-round. Spacious living room, first floor laundry and refinished natural woodwork. The spacious heated garage is a standout feature, complete with a dedicated "man cave" area—perfect for hobbies, entertaining friends, watching the game, or creating your own personal retreat. Conveniently located close to the hospital, shopping, and everyday amenities, this property combines a desirable location with practical living.

320 Center Street, Olean
$119,999
2 Beds ⋅ 1 Baths ⋅ R1702469 MLS
Escape to the peace and quiet of the countryside with this charming 2-bedroom, 1-bath home, previously used as a seasonal camp, situated on approximately 6.9 scenic acres in the Town of Franklinville. Whether you're looking for a hunting camp, weekend getaway, investment opportunity, or a place to make your own, this property offers endless potential. The home features an eat-in kitchen, comfortable living room, and a front deck overlooking the peaceful surroundings—perfect for enjoying your morning coffee or relaxing after a day outdoors. A beautiful pond adds to the property's charm, creating an ideal setting for fishing, wildlife watching, or simply enjoying nature. Heating options include propane forced-air, electric baseboard, and a wood stove, providing flexibility throughout the seasons. Conveniently located within driving distance of Ellicottville, Holiday Valley Ski Resort, Allegany State Park, and thousands of acres of public land for hiking, hunting, snowmobiling, and year-round outdoor recreation, this property is perfectly positioned for outdoor enthusiasts.

3649 Wenrick Hill Road, Franklinville
$149,900
5 Beds ⋅ 2 Baths ⋅ B1701876 MLS
Welcome to this completely updated 4+-bedroom, 2 full-bath home. The versatile first floor plan offers many options depending on your needs. The large living room features a beautiful tongue-and-groove ceiling, hardwood floors, and overhead lighting with ceiling fans. There is a bedroom that could be used as an office, home gym, playroom, craft room, or whatever your needs present. It has a really cool sliding door, beautiful tongue-and-groove ceiling, and farmhouse-style lighting. The kitchen includes a dishwasher and a stove. There is a new deep one-basin stainless steel sink, faucet with sprayer, and updated countertops. The breakfast nook is bright and offers a new linoleum floor. There is a dining room that has access to the kitchen and living room for ease of entertaining. The large first-floor full bath has a new deep tub surround, lots of storage, a floating vanity, and a new toilet. The second floor gives you four more generously sized bedrooms. All with updated laminate flooring. There is a full bathroom attached to one of the bedrooms that offers a beautiful soaking claw-foot tub, updated fixtures, and a large closet. Head outside, and you will find two nice-sized porches to sit and relax on a beautiful night to enjoy your large yard. There is a shed for outdoor storage. Don't forget about the large workshop that has electric and heat. Other updates include a metal roof, 200-amp breakers, 50-gal HWT, PEX plumbing, and most windows, to name a few. This home has everything anyone would need and so much more.

71 South Street, New Albion
$169,900
3 Beds ⋅ 1 Baths ⋅ B1702075 MLS
Welcome home to 37 School St. in the Village of Delevan. This well cared for 3-bedroom one full bath ranch includes a eat in kitchen with plenty of counter space and cabinet space with a pantry for extra storage. Cozy up in the large living room. Three bedrooms with an updated bath. Partially finished basement with an extra office/bedroom space. Updates include windows, furnace, hwt, electrical and much more. One car garage -Enjoy the summer days and nights ahead in your fully fenced in yard. This great well priced home is waiting for you. Great house for downsizing or owning your first home. Delevan Elementary School is just down the street. Seller reserves the right to choose a date and time for offers. Opportunity awaits!!!!

37 School Street, Yorkshire
$250,000
2 Beds ⋅ 2 Baths ⋅ B1698451 MLS
Beautiful, secluded property right in the village of Portville. Let your imagination run wild with ideas for this one as it offers endless possibilities for those seeking privacy and space. Whether you're looking for a full-time residence or a recreational get away or land to make your own this provides the perfect backdrop! This sale includes two lots: 56 Pine Street Portville (14.65 acres) and Mersereau Pl (9.18 acres) combined adjoining lots totaling 23.83 acres. Surrounded by nature yet conveniently located just seconds from the village park, school, and more.

56 Pine Street, Portville
$125,000
3 Beds ⋅ 2 Baths ⋅ B1701699 MLS
Located in the Village of Cattaraugus, this 3-bedroom, 1.5-bath home is full of potential and ready for its next chapter. Offering a functional layout with the convenience of first-floor laundry, this home provides a great opportunity for buyers looking to add their own style and build equity through cosmetic updates. Outside, you'll find an attached garage, a storage shed, and a spacious backyard that's perfect for entertaining, gardening, or simply enjoying the outdoors. Whether you're a first-time home buyer, investor, or someone looking for a home you can make your own, this property offers solid bones, a desirable village location, and endless possibilities.

65 South Street, New Albion
$169,900
1 Beds ⋅ 1 Baths ⋅ B1699459 MLS
Welcome to the heart of Ellicottville! Whether you're looking for a turnkey investment property or the perfect mountain getaway, this fully furnished condo checks every box. Currently operating as a well-established short-term rental while also enjoyed for personal use, this property generated approximately $25,000 in net income in 2024 and $21,000 in net income in 2025, making it an excellent addition to any investment portfolio. Ideally located just 0.8 miles from the Village of Ellicottville, you'll enjoy easy access to charming shops, restaurants, breweries, festivals, and year-round entertainment. Plus, you're within walking distance to Holiday Valley Resort, offering incredible convenience for skiing, snowboarding, golf, mountain biking, and more. Inside, you'll find a bright, updated, and completely turnkey space. The fully stocked kitchen features brand-new appliances, including the refrigerator, oven, and dishwasher. The open-concept living and dining area is designed to maximize space with a cozy gas fireplace, built-in vanity, and a Murphy bed for sleeping accommodations. Step through the sliding glass doors onto the patio and take in picturesque slope views—perfect for enjoying your morning coffee or relaxing after a day on the mountain. With numerous updates, furnishings included, and a proven rental history, this low-maintenance condo is ready for its next owner to enjoy from day one. Whether you're seeking a personal retreat, a profitable vacation rental, or the best of both worlds, this is a rare opportunity to own in one of Western New York's premier four-season destinations.

79 Wildflower, Ellicottville
$539,000
4 Beds ⋅ 3 Baths ⋅ B1701202 MLS
Minutes from Ellicottville, this fully furnished, turnkey home is equally suited as a primary residence, second home, or income-producing investment. Currently operating as a successful short-term rental with a proven rental history, the property is located in Great Valley, where short-term rentals are permitted with a town permit. The open-concept design features vaulted ceilings, a gas fireplace, stainless steel appliances, and access to the rear balcony with mountain views. The main level offers first-floor laundry, two bedrooms, and a full bath. Upstairs are two additional bedrooms, a full bath, and a spacious loft overlooking the great room. The finished walkout lower level includes a recreation area, bonus room, full bath, and access to the patio and fire pit, providing ample space for entertaining and hosting family and guests. Additional features include central air, a water softener, 200-amp electric service, a meticulously maintained utility room, paved driveway, and engineered site drainage. Connected to the Bonn Way water and sewer district, with services included in the property taxes. No HOA fees. Property conveys subject to the attached Bonn Way Covenants. Minutes from Holiday Valley, HoliMont, golf, hiking and mountain biking trails, and the Village of Ellicottville's restaurants, shops, and year-round events, this property offers exceptional versatility in one of Western New York's premier four-season destinations.

5773 Bonn Way E, Great Valley
$75,000
4 Beds ⋅ 2 Baths ⋅ B1701577 MLS
Bring Your Vision to Life! Opportunity awaits at 5 Second Avenue in the Village of Franklinville. Offering 1,832 square feet of living space, this two story home features four bedrooms, two full bathrooms, and provides a head start on your renovation project. Most of the demolition work has already been completed, with both the first and second floors gutted, allowing you to focus on designing and finishing the interior to your style. The first floor is laid out with a kitchen, living room, laundry area, and a full bathroom. Upstairs you'll find four bedrooms, including one spacious bedroom, along with a large full bathroom featuring a tiled shower and a new vanity. Many major improvements have already been completed, including new wiring throughout, a 200 amp circuit breaker panel, hardwired smoke and carbon monoxide detectors, ceiling lighting, PEX and copper plumbing, some thermopane windows, and a forced air natural gas furnace. Existing wood floors offer the potential to be restored and incorporated into the finished design. The exterior features an asphalt shingle roof, asbestos siding, and a partially fenced backyard. To help move your project forward, the sale includes building materials such as drywall, cabinets, vanities, flooring, and an electric stove. Conveniently located within the Village of Franklinville with easy access to local shops, restaurants, parks, and NYS Route 16. Whether you're looking for your next renovation project, investment opportunity, or a home to finish to your own taste, this property offers plenty of potential. The property is being sold as is.

5 2nd Avenue, Franklinville
$89,900
1 Beds ⋅ R1701448 MLS
Property is on right hand side leaving Frewsburg. This secluded cabin, tucked away in beautiful green surrounding awaits it's new owner. Cabin built in 2024 and with care, it includes a back deck that over looks out over 2 acres and is perfect for weekend getaways or eve a full time home! Brand new metal roof, electric work that was just done. It boasts an open floor plan downstairs and a large open bedroom upstairs. Great wild life and plenty of things to don in the surrounding areas. Wood stove. NO Well or Septic.

12355 Bone Run Road, South Valley
$179,900
1 Beds ⋅ 1 Baths ⋅ B1701481 MLS
Don't miss this beautifully updated and fully furnished efficiency unit in the heart of Ellicottville! Walk to Holiday Valley for skiing, golf, swimming, and year-round recreation, or stroll into the village to enjoy boutique shopping, restaurants, and nightlife. Whether you're looking for a weekend getaway, investment property, or low-maintenance retreat, this turnkey condo is ready to enjoy from day one. More images to come!

53 Wildflower, Ellicottville
$147,000
2 Beds ⋅ 2 Baths ⋅ B1701131 MLS
This sweet 2 bedroom ranch would make a great starter home or a nice downsizer. Recent renovations include a new roof and new main floor bathroom. The fenced yard provides ample room as well as privacy. Don't miss this one! Showings begin August 5th at 10am - offers will be reviewed as received. Interior photos to follow.

85 Torrance Place, Persia
$44,900
4 Beds ⋅ 1 Baths ⋅ B1701274 MLS
Wonderful rehab opportunity in the Village of Franklinville. This 4 bedroom ranch on a large 99 x 200 lot has tons of potential! House needs full rehab.

13 Plymouth Avenue, Franklinville
$219,900
3 Beds ⋅ 3 Baths ⋅ S1701285 MLS
Spacious contemporary residence offering approximately 2,496 square feet of living space with 3 bedrooms, 2 full bathrooms, and 1 half bathroom. Situated on approximately 74,052sq ft. This home provides a private setting with open outdoor space and a functional layout designed for comfortable everyday living. The home features multiple gathering areas, including a large living room, family room, country kitchen with center island, dining area, enclosed sunroom, and a partial unfinished basement providing additional storage and utility space. Additional improvements include an attached 2-car garage, deck, well water, septic system, and propane-fired hot water baseboard heat.

4252 Lower Bush Road, Conowingo