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Welcome to 713 Irving Street in Olean! This spacious 4-bedroom home offers approximately 1,870 square feet of living space with several great updates already completed. The first floor features a newly updated kitchen with new cabinets, flooring, and appliances, along with a living room, formal dining room, and additional bonus room offering flexible space for an office, playroom, or den. Just off the kitchen, step outside onto the back deck overlooking the fully fenced backyard—perfect for pets, entertaining, or simply enjoying the outdoors. Upstairs, you'll find all four bedrooms along with the updated full bathroom. Outside, the home offers plenty of additional features, including a metal roof covering the entire house, a detached garage, covered front porch, covered side porch, and back deck. A full basement provides additional storage and utility space. With plenty of room inside and out, a functional layout, and several important updates already completed, this home is ready for its next owner.

4 Beds ⋅ 1 Baths ⋅ R1720389 MLS

Welcome to 713 Irving Street in Olean! This spacious 4-bedroom home offers approximately 1,870 square feet of living space with several great updates already completed. The first floor features a newly updated kitchen with new cabinets, flooring, and appliances, along with a living room, formal dining room, and additional bonus room offering flexible space for an office, playroom, or den. Just off the kitchen, step outside onto the back deck overlooking the fully fenced backyard—perfect for pets, entertaining, or simply enjoying the outdoors. Upstairs, you'll find all four bedrooms along with the updated full bathroom. Outside, the home offers plenty of additional features, including a metal roof covering the entire house, a detached garage, covered front porch, covered side porch, and back deck. A full basement provides additional storage and utility space. With plenty of room inside and out, a functional layout, and several important updates already completed, this home is ready for its next owner.

713 Irving Street, Olean

$169,900

Welcome to this beautifully renovated and spacious 2,500 sq ft home offering flexibility, style, and income or multi-generational living potential! The main residence features 3 bedrooms and 2 full bathrooms, with a smart layout that includes one bedroom and full bath on the first floor and two additional bedrooms upstairs. Step inside through the covered front porch/mudroom into a bright and updated interior, where the kitchen—with convenient first-floor laundry—features a large pass-through opening to the formal dining room, creating great flow for everyday living and entertaining, which continues into the living room with a stunning two-story ceiling above the fireplace. Every inch of this home has been thoughtfully updated and freshly painted, creating a clean, modern feel throughout. The property is heated with electric wall units, offering simple and efficient zone-style heating. Off the back of the home, you’ll find a small deck perfect for relaxing or entertaining, along with exterior access leading to a private in-law suite. This separate living space includes its own entrance, a full kitchen, living room, bedroom, bathroom, and dedicated laundry—ideal for extended family, guests, or potential rental income. The upper unit also boasts a large two-story deck overlooking the backyard, offering additional outdoor living space. With its versatile layout, updated condition, and multiple living options, this property is a rare find that combines comfort, functionality, and opportunity all in one.

4 Beds ⋅ 3 Baths ⋅ R1720253 MLS

Welcome to this beautifully renovated and spacious 2,500 sq ft home offering flexibility, style, and income or multi-generational living potential! The main residence features 3 bedrooms and 2 full bathrooms, with a smart layout that includes one bedroom and full bath on the first floor and two additional bedrooms upstairs. Step inside through the covered front porch/mudroom into a bright and updated interior, where the kitchen—with convenient first-floor laundry—features a large pass-through opening to the formal dining room, creating great flow for everyday living and entertaining, which continues into the living room with a stunning two-story ceiling above the fireplace. Every inch of this home has been thoughtfully updated and freshly painted, creating a clean, modern feel throughout. The property is heated with electric wall units, offering simple and efficient zone-style heating. Off the back of the home, you’ll find a small deck perfect for relaxing or entertaining, along with exterior access leading to a private in-law suite. This separate living space includes its own entrance, a full kitchen, living room, bedroom, bathroom, and dedicated laundry—ideal for extended family, guests, or potential rental income. The upper unit also boasts a large two-story deck overlooking the backyard, offering additional outdoor living space. With its versatile layout, updated condition, and multiple living options, this property is a rare find that combines comfort, functionality, and opportunity all in one.

330 Laurel Avenue, Olean

$429,000

Discover the perfect blend of comfort, privacy, and contemporary style in this beautifully maintained three-bedroom, two-bath home, ideally situated on more than 13 acres in a wonderful location. Step inside to a dramatic great room featuring a soaring wood-burning fireplace, creating a warm and inviting centerpiece for everyday living and entertaining. The loft is the perfect retreat to relax and read that book or catch the game. The contemporary design offers a wonderful sense of space, while the peaceful acreage provides room to relax, explore, and enjoy the outdoors. Enjoy the changing seasons and wildlife from your 48' rear deck. And complete that project or enjoy weatherproof access to your vehicle in the attached heated and cooled garage. Well maintained and ready to enjoy, this special property offers more than just a home. It offers an exceptional country lifestyle with space, privacy, and natural beauty.

3 Beds ⋅ 2 Baths ⋅ B1720168 MLS

Discover the perfect blend of comfort, privacy, and contemporary style in this beautifully maintained three-bedroom, two-bath home, ideally situated on more than 13 acres in a wonderful location. Step inside to a dramatic great room featuring a soaring wood-burning fireplace, creating a warm and inviting centerpiece for everyday living and entertaining. The loft is the perfect retreat to relax and read that book or catch the game. The contemporary design offers a wonderful sense of space, while the peaceful acreage provides room to relax, explore, and enjoy the outdoors. Enjoy the changing seasons and wildlife from your 48' rear deck. And complete that project or enjoy weatherproof access to your vehicle in the attached heated and cooled garage. Well maintained and ready to enjoy, this special property offers more than just a home. It offers an exceptional country lifestyle with space, privacy, and natural beauty.

1999 Dugan Road, Olean

$479,900

**FULLY FURNISHED** Welcome to 5544 Sugartown Rd, your fully updated and turn-key retreat in the heart of Great Valley. Currently used as a successful short term rental, this fully updated 4-bedroom, 3 full bath home has been thoughtfully renovated throughout, combining comfort, style, and functionality-easily accommodating an astonishing 16 guests. Recent improvements just this past year include a new well tank, new water softener system, new hot water tank, and a 4-stage filtration system for well water-providing peace of mind for years to come. The home also features newly renovated bathrooms and a brand-new hot tub, creating the ideal space to relax after a day outdoors or to boost income potential for short term stays. Extensive upgrades and improvements have been made throughout this home over the years, too many to fully capture in one description. With all of the hand-crafted furnishings and necessities included, this property is truly move-in ready or primed for immediate short-term rental use. Located just minutes from Ellicottville’s ski country, Holiday Valley, and year-round attractions including shopping and dining, it’s perfectly positioned for both personal enjoyment and income potential. Whether you’re looking for a weekend getaway or a cash-cow investment property, this is the perfect option. VR Pricing, Seller will entertain offers from $479,900-$529,900

4 Beds ⋅ 3 Baths ⋅ R1719936 MLS

**FULLY FURNISHED** Welcome to 5544 Sugartown Rd, your fully updated and turn-key retreat in the heart of Great Valley. Currently used as a successful short term rental, this fully updated 4-bedroom, 3 full bath home has been thoughtfully renovated throughout, combining comfort, style, and functionality-easily accommodating an astonishing 16 guests. Recent improvements just this past year include a new well tank, new water softener system, new hot water tank, and a 4-stage filtration system for well water-providing peace of mind for years to come. The home also features newly renovated bathrooms and a brand-new hot tub, creating the ideal space to relax after a day outdoors or to boost income potential for short term stays. Extensive upgrades and improvements have been made throughout this home over the years, too many to fully capture in one description. With all of the hand-crafted furnishings and necessities included, this property is truly move-in ready or primed for immediate short-term rental use. Located just minutes from Ellicottville’s ski country, Holiday Valley, and year-round attractions including shopping and dining, it’s perfectly positioned for both personal enjoyment and income potential. Whether you’re looking for a weekend getaway or a cash-cow investment property, this is the perfect option. VR Pricing, Seller will entertain offers from $479,900-$529,900

5544 Sugartown Road, Great Valley

$99,000

Prime .57-Acre Lot Across from HoliMont – Ready for Your Dream Home! Located across from the HoliMont Ski Resort and only 1 mile from the heart of Ellicottville, NY, this lot offers the perfect blend of year-round charm and convenience. Situated on a quiet, well-maintained road, the property boasts beautiful year-round views and is just 2 miles from Holiday Valley Resort, making it an ideal spot for winter sports enthusiasts and summer adventurers alike. This lot is ready to build—the perfect canvas for your custom chalet, weekend getaway, or year-round retreat. With municipal utilities available and easy access, it’s a rare opportunity to own a piece of Ellicottville’s vibrant four-season lifestyle. Whether you're planning to build now or invest for the future, this property combines location, potential, and value. Don’t miss out—start planning your Ellicottville dream home today!

B1719927 MLS

Prime .57-Acre Lot Across from HoliMont – Ready for Your Dream Home! Located across from the HoliMont Ski Resort and only 1 mile from the heart of Ellicottville, NY, this lot offers the perfect blend of year-round charm and convenience. Situated on a quiet, well-maintained road, the property boasts beautiful year-round views and is just 2 miles from Holiday Valley Resort, making it an ideal spot for winter sports enthusiasts and summer adventurers alike. This lot is ready to build—the perfect canvas for your custom chalet, weekend getaway, or year-round retreat. With municipal utilities available and easy access, it’s a rare opportunity to own a piece of Ellicottville’s vibrant four-season lifestyle. Whether you're planning to build now or invest for the future, this property combines location, potential, and value. Don’t miss out—start planning your Ellicottville dream home today!

6843 Springs Road, Ellicottville

$104,900

Looking for an affordable way to enjoy the Ellicottville lifestyle without the Ellicottville price tag? Take a look at this beautifully maintained home in Green Valley Estates, conveniently located just minutes from the slopes, shops, restaurants and year-round activities of Ellicottville, with Salamanca, the Seneca Allegany Resort & Casino and Allegany State Park also just a short drive away. Step inside and you immediately get the feeling of a comfortable four-season getaway. The kitchen, dining and living areas flow together nicely, creating an inviting space for entertaining family and friends after a day on the slopes, golf course or trails. The fully equipped kitchen offers plenty of cabinetry and counter space, while the dining area has room for everyone to gather around the table. The living room delivers exactly what you want in a Western New York retreat — a handsome stone wood-burning fireplace that becomes the natural centerpiece of the room. Large windows bring in plenty of natural light. Warm, engineered hardwood flooring and mountain-inspired décor add to the home's relaxed Ellicottville feel. The primary bedroom continues that comfortable ski-country atmosphere, and the full bath features a tub/shower combination with convenient grab bars. There's another bedroom and bath, offering privacy on the other end of the home. Outside, a new spacious deck provides a great spot for morning coffee, summer grilling or simply relaxing and taking in the surrounding scenery. The home is nicely situated with a wooded backdrop, double lot and mature landscaping that becomes especially impressive when the fall colors arrive. The Green Valley Estates is special because of its proximity to Ellicottville's ski resorts and the Salamanca casino, making this an appealing base camp for skiing, snowboarding, golfing, hiking, biking, festivals and four-season recreation. A portable AC unit adds comfort for summertime use. Come for the weekends, stay for the lifestyle. 50 Green Valley Estates puts you close to Ellicottville while giving you an affordable place of your own to relax, recharge and enjoy Western New York in every season.

2 Beds ⋅ 2 Baths ⋅ B1719719 MLS

Looking for an affordable way to enjoy the Ellicottville lifestyle without the Ellicottville price tag? Take a look at this beautifully maintained home in Green Valley Estates, conveniently located just minutes from the slopes, shops, restaurants and year-round activities of Ellicottville, with Salamanca, the Seneca Allegany Resort & Casino and Allegany State Park also just a short drive away. Step inside and you immediately get the feeling of a comfortable four-season getaway. The kitchen, dining and living areas flow together nicely, creating an inviting space for entertaining family and friends after a day on the slopes, golf course or trails. The fully equipped kitchen offers plenty of cabinetry and counter space, while the dining area has room for everyone to gather around the table. The living room delivers exactly what you want in a Western New York retreat — a handsome stone wood-burning fireplace that becomes the natural centerpiece of the room. Large windows bring in plenty of natural light. Warm, engineered hardwood flooring and mountain-inspired décor add to the home's relaxed Ellicottville feel. The primary bedroom continues that comfortable ski-country atmosphere, and the full bath features a tub/shower combination with convenient grab bars. There's another bedroom and bath, offering privacy on the other end of the home. Outside, a new spacious deck provides a great spot for morning coffee, summer grilling or simply relaxing and taking in the surrounding scenery. The home is nicely situated with a wooded backdrop, double lot and mature landscaping that becomes especially impressive when the fall colors arrive. The Green Valley Estates is special because of its proximity to Ellicottville's ski resorts and the Salamanca casino, making this an appealing base camp for skiing, snowboarding, golfing, hiking, biking, festivals and four-season recreation. A portable AC unit adds comfort for summertime use. Come for the weekends, stay for the lifestyle. 50 Green Valley Estates puts you close to Ellicottville while giving you an affordable place of your own to relax, recharge and enjoy Western New York in every season.

50 Green Valley Estates, Great Valley

$180,000

Looking for peace and quiet? This 3-bedroom, 2-bathroom modular offers 1,440 square feet of comfortable, single-level living on a beautiful 7.3-acres parcel. From the moment you walk in, the spacious open kitchen, living and dining area sets the tone, generous in size and filled with natural light. The attached two-car garage provides generous parking and the full basement answers all your storage needs Whether you're looking to garden, host gatherings, or simply unwind in nature, this property is perfect for embracing the county living at its finest.

3 Beds ⋅ 2 Baths ⋅ B1719664 MLS

Looking for peace and quiet? This 3-bedroom, 2-bathroom modular offers 1,440 square feet of comfortable, single-level living on a beautiful 7.3-acres parcel. From the moment you walk in, the spacious open kitchen, living and dining area sets the tone, generous in size and filled with natural light. The attached two-car garage provides generous parking and the full basement answers all your storage needs Whether you're looking to garden, host gatherings, or simply unwind in nature, this property is perfect for embracing the county living at its finest.

565 Ewing Road, Lyndon

$39,900

Colonial in town close to everything. Many updates. Needs TLC inside. Owner still lives there. Roof, electrical, plumbing and water heater all up to date. Property will be vacant at closing.

3 Beds ⋅ 2 Baths ⋅ S1719702 MLS

Colonial in town close to everything. Many updates. Needs TLC inside. Owner still lives there. Roof, electrical, plumbing and water heater all up to date. Property will be vacant at closing.

109 Jefferson Street, Olean

$429,000

Ski days, village evenings and a place to call your own in every season—9 Stone Ridge brings the Ellicottville lifestyle together. This four-bedroom, 2.5-bath townhome offers approximately 1,740 square feet with an inviting layout for gathering and room for overnight guests. A striking floor-to-ceiling stone fireplace anchors the living room, while the open connection to the kitchen and dining area keeps everyone part of the conversation. The kitchen offers generous granite counter space, a tile backsplash and a convenient serving area for après-ski snacks or weekend entertaining. Sliding glass doors off the dining area lead to the deck, ready for morning coffee, summer meals and crisp fall afternoons. An indoor hot tub room with warm wood walls gives you your own place to unwind after a day outdoors, and 2 bedrooms with built-in bunks adds classic ski-house character. Set in the Stone Ridge community near HoliMont and the village, this home puts skiing, local shops, restaurants and entertainment close at hand. Nearby Holiday Valley adds golf, hiking, mountain biking and year-round adventure. Also just a few peddel pushes over to HoliMont's very popular mountain biking trails. From snowy weekends to summer getaways and fall foliage, make this your home base for everything you love about Ellicottville.

4 Beds ⋅ 4 Baths ⋅ B1719643 MLS

Ski days, village evenings and a place to call your own in every season—9 Stone Ridge brings the Ellicottville lifestyle together. This four-bedroom, 2.5-bath townhome offers approximately 1,740 square feet with an inviting layout for gathering and room for overnight guests. A striking floor-to-ceiling stone fireplace anchors the living room, while the open connection to the kitchen and dining area keeps everyone part of the conversation. The kitchen offers generous granite counter space, a tile backsplash and a convenient serving area for après-ski snacks or weekend entertaining. Sliding glass doors off the dining area lead to the deck, ready for morning coffee, summer meals and crisp fall afternoons. An indoor hot tub room with warm wood walls gives you your own place to unwind after a day outdoors, and 2 bedrooms with built-in bunks adds classic ski-house character. Set in the Stone Ridge community near HoliMont and the village, this home puts skiing, local shops, restaurants and entertainment close at hand. Nearby Holiday Valley adds golf, hiking, mountain biking and year-round adventure. Also just a few peddel pushes over to HoliMont's very popular mountain biking trails. From snowy weekends to summer getaways and fall foliage, make this your home base for everything you love about Ellicottville.

9 Stone Ridge, Ellicottville

$50,388

Calling All Cash Investors. This bank owned property is a blank canvas waiting for your imagination

3 Beds ⋅ 1 Baths ⋅ B1719685 MLS

Calling All Cash Investors. This bank owned property is a blank canvas waiting for your imagination

3455 Franklin Street, Machias

$147,000

Up/down duplex in the Village of Gowanda, offering approximately 1,800 sq ft with 5 bedrooms and 2 full baths on a 0.24-acre lot. Both units are currently rented. Each unit has its own breaker panel. The upper unit enjoys a private balcony, and the lower unit opens to a covered front porch. Updated interiors with white cabinetry, luxury vinyl plank and carpet flooring. Detached garage, gravel driveway and a deep backyard. Municipal water and public sewer, gas forced-air heat. Gowanda Central School District.

5 Beds ⋅ 2 Baths ⋅ B1719670 MLS

Up/down duplex in the Village of Gowanda, offering approximately 1,800 sq ft with 5 bedrooms and 2 full baths on a 0.24-acre lot. Both units are currently rented. Each unit has its own breaker panel. The upper unit enjoys a private balcony, and the lower unit opens to a covered front porch. Updated interiors with white cabinetry, luxury vinyl plank and carpet flooring. Detached garage, gravel driveway and a deep backyard. Municipal water and public sewer, gas forced-air heat. Gowanda Central School District.

120 Chestnut Street, Persia

$599,900

A charming 4-bedroom, 2.5-bath Cape Cod home set on 16.90 acres offers a wonderful combination of comfortable living, scenic surroundings, and exceptional versatility. The residence is positioned adjacent to the property’s impressive collection of additional buildings, creating a unique opportunity for those seeking space for hobbies, equipment, recreation, storage, or a variety of personal uses. The rear porch overlooks a scenic pond, providing a peaceful setting to relax, enjoy the outdoors, and take in the surrounding acreage. Inside, the living room is filled with natural light and highlighted by a large bay window that creates a bright and inviting gathering space. The kitchen offers an abundance of cabinetry, generous workspace, and a butcher block countertop that adds warmth and character while providing everyday functionality. A separate home office with direct access to the back deck provides a convenient and private space for working from home, hobbies, crafts, or a dedicated study area. Adding exceptional versatility to the property is a 40' x 120' building featuring impressive 12-foot ceilings and a large second-level finished area currently utilized as an office, but offering the flexibility to be used as additional workspace, a recreation room, studio, hobby area, meeting space, or storage. The substantial footprint provides ample room for recreational activities, hobbies, a home-based workspace, equipment, storage, or other personal uses. An additional 40' x 100' barn expands the possibilities even further, offering significant space for vehicles, equipment, workshop projects, storage, or recreational needs. The barn also features a recently installed roof for added peace of mind. The 16.90 acres combine open land, a scenic pond, the Cape Cod residence, and substantial outbuildings to create a property with an abundance of possibilities. Ideally situated just a short drive from Holiday Valley Resort, the charming village of Ellicottville, and Route 219, the property offers a peaceful country setting while keeping nearby recreation, dining, shopping, and convenient travel routes within easy reach.

4 Beds ⋅ 2 Baths ⋅ B1719395 MLS

A charming 4-bedroom, 2.5-bath Cape Cod home set on 16.90 acres offers a wonderful combination of comfortable living, scenic surroundings, and exceptional versatility. The residence is positioned adjacent to the property’s impressive collection of additional buildings, creating a unique opportunity for those seeking space for hobbies, equipment, recreation, storage, or a variety of personal uses. The rear porch overlooks a scenic pond, providing a peaceful setting to relax, enjoy the outdoors, and take in the surrounding acreage. Inside, the living room is filled with natural light and highlighted by a large bay window that creates a bright and inviting gathering space. The kitchen offers an abundance of cabinetry, generous workspace, and a butcher block countertop that adds warmth and character while providing everyday functionality. A separate home office with direct access to the back deck provides a convenient and private space for working from home, hobbies, crafts, or a dedicated study area. Adding exceptional versatility to the property is a 40' x 120' building featuring impressive 12-foot ceilings and a large second-level finished area currently utilized as an office, but offering the flexibility to be used as additional workspace, a recreation room, studio, hobby area, meeting space, or storage. The substantial footprint provides ample room for recreational activities, hobbies, a home-based workspace, equipment, storage, or other personal uses. An additional 40' x 100' barn expands the possibilities even further, offering significant space for vehicles, equipment, workshop projects, storage, or recreational needs. The barn also features a recently installed roof for added peace of mind. The 16.90 acres combine open land, a scenic pond, the Cape Cod residence, and substantial outbuildings to create a property with an abundance of possibilities. Ideally situated just a short drive from Holiday Valley Resort, the charming village of Ellicottville, and Route 219, the property offers a peaceful country setting while keeping nearby recreation, dining, shopping, and convenient travel routes within easy reach.

9511 Utley Road, East Otto

$190,000

Investment opportunity in the Village of Franklinville! This 4-unit multi-family offers approximately 3,900 sq ft with 8 bedrooms and 4 full baths across the units, set on a deep 0.48-acre lot. One unit is currently rented and the other units are vacant and ready for a new tenant or an owner-occupant. Water is included in rent. Franklinville Central School District. Property is located in an agricultural district.

8 Beds ⋅ 4 Baths ⋅ B1719603 MLS

Investment opportunity in the Village of Franklinville! This 4-unit multi-family offers approximately 3,900 sq ft with 8 bedrooms and 4 full baths across the units, set on a deep 0.48-acre lot. One unit is currently rented and the other units are vacant and ready for a new tenant or an owner-occupant. Water is included in rent. Franklinville Central School District. Property is located in an agricultural district.

33 Elm Street, Franklinville

$599,900

Experience country living with comfort, privacy, and wide-open views on this beautifully maintained property. Set along a year-round maintained road, this home offers scenic views stretching east toward the hillside, creating a peaceful backdrop with classic farm-country appeal. With approximately 2,500 sq ft of living space, this spacious home features 3 bedrooms and 2 full baths, designed for both comfort and functionality. Inside, enjoy radiant heated tile floors, large rooms, and an inviting eat-in kitchen with a vaulted ceiling that fills the space with natural light. The living room and foyer combination adds convenience, while recessed lighting and natural gas service enhance everyday ease. A bonus rear-entry mud room provides additional practicality for country living. The private 18 x 23 primary bedroom includes a generous 10 x 13 walk-in closet and an en-suite bath with a striking 12’ vaulted ceiling. Built with efficiency in mind, the home includes 8” exterior walls with R-34 insulation and R-38 insulated ceilings, helping maintain ideal temperatures year-round. A stone driveway leads to the attached garage, and the backyard offers a partially covered patio perfect for relaxing or entertaining. The property is supported by well and septic, with electric and natural gas already connected. Some household contents are included, along with a tractor, Jeep, and mower—available to support land care or hobby farming. Outdoors, the land offers potential rental income from the field and possible timber value. Wildlife is abundant, with deer and turkey frequently observed, providing excellent hunting opportunities. This property blends comfort, practicality, and rural charm into one complete package, ready for its next owner to enjoy.

3 Beds ⋅ 2 Baths ⋅ R1719599 MLS

Experience country living with comfort, privacy, and wide-open views on this beautifully maintained property. Set along a year-round maintained road, this home offers scenic views stretching east toward the hillside, creating a peaceful backdrop with classic farm-country appeal. With approximately 2,500 sq ft of living space, this spacious home features 3 bedrooms and 2 full baths, designed for both comfort and functionality. Inside, enjoy radiant heated tile floors, large rooms, and an inviting eat-in kitchen with a vaulted ceiling that fills the space with natural light. The living room and foyer combination adds convenience, while recessed lighting and natural gas service enhance everyday ease. A bonus rear-entry mud room provides additional practicality for country living. The private 18 x 23 primary bedroom includes a generous 10 x 13 walk-in closet and an en-suite bath with a striking 12’ vaulted ceiling. Built with efficiency in mind, the home includes 8” exterior walls with R-34 insulation and R-38 insulated ceilings, helping maintain ideal temperatures year-round. A stone driveway leads to the attached garage, and the backyard offers a partially covered patio perfect for relaxing or entertaining. The property is supported by well and septic, with electric and natural gas already connected. Some household contents are included, along with a tractor, Jeep, and mower—available to support land care or hobby farming. Outdoors, the land offers potential rental income from the field and possible timber value. Wildlife is abundant, with deer and turkey frequently observed, providing excellent hunting opportunities. This property blends comfort, practicality, and rural charm into one complete package, ready for its next owner to enjoy.

4444 Route 353, Salamanca

$279,900

NEW TO THE MARKET! WELCOME TO THIS COMPLETELY RENOVATED ONE-BEDROOM END UNIT TOWNHOUSE WITH AN EXTENDED LOFT AND A VIEW OF THE SLOPES AT HOLIDAY VALLEY! PERFECTLY POSITIONED WITHIN EASY WALKING DISTANCE OF THE SKI SLOPES AND GOLF RESORT, PLUS A SHORT DISTANCE FROM DOWNTOWN ELLICOTTVILLE. THIS INVITING RETREAT OFFERS THE IDEAL COMBINATION OF LOCATION, COMFORT AND FOUR-SEASON RECREATION. THE MAIN LEVEL FEATURES AN UPDATED KITCHEN, CONVENIENT HALF BATH AND A COMFORTABLE LIVING AREA DESIGNED TO TAKE ADVANTAGE OF THE BEAUTIFUL VIEWS. THE EXTENDED LOFT PROVIDES ADDITIONAL FLEXIBLE LIVING OR SLEEPING SPACE, ALONG WITH NEWER FULL-SIZE WASHER AND DRYER. THERE IS STORAGE SPACE UNDER THE STAIRS AND AN ENCLOSED STORAGE AREA ABOVE THE FULL BATH OFFERS A GREAT PLACE FOR SEASONAL GEAR, LUGGAGE AND PERSONAL BELONGINGS. NEWER FURNISHINGS AND A MINI SPLIT AIR CONDITIONER ADD TO THE COMFORT AND CONVENIENCE. STEP ONTO THE BACK PATIO AND ENJOY THE SCENIC VIEWS—A BEAUTIFUL BACKDROP IN EVERY SEASON. IN WINTER, WATCH THE SKIERS FROM YOUR OWN RETREAT; WHEN THE SNOW MELTS, THE PROPERTY BECOMES A FOUR-SEASON DESTINATION WITH EASY ACCESS TO HOLIDAY VALLEY'S GOLF COURSE, POOL, DRIVING RANGE AND MAIN RESORT AREA. LOVE THE SHOULDER SEASONS? THIS LOCATION MAKES IT EASY TO ENJOY SPRING, SUMMER AND FALL IN ELLICOTTVILLE. THE VILLAGE OF ELLICOTTVILLE IS ALSO JUST A SHORT DISTANCE AWAY, OFFERING A WONDERFUL SELECTION OF RESTAURANTS, SHOPS, ENTERTAINMENT AND YEAR-ROUND EVENTS. WHETHER YOU ARE LOOKING FOR A PERSONAL SKI GETAWAY, A FOUR-SEASON VACATION HOME OR AN INVESTMENT PROPERTY, THIS TOWNHOUSE OFFERS THE LOCATION AND AMENITIES TO MAKE THE MOST OF THE ELLICOTTVILLE LIFESTYLE. LOCATED IN A POPULAR AND AFFORDABLE TOWNHOUSE DEVELOPMENT, THIS UNIT ALSO COMES WITH A GREAT RENTAL HISTORY, MAKING IT AN ATTRACTIVE OPPORTUNITY FOR BOTH PERSONAL USE AND INCOME POTENTIAL. COME ENJOY THE SLOPES, GOLF, VILLAGE AND EVERYTHING HOLIDAY VALLEY AND ELLICOTTVILLE HAVE TO OFFER—ALL FROM YOUR OWN RETREAT! SHORT-TERM RENTALS ALLOWED WITH AN APPROVED PERMIT.

1 Beds ⋅ 2 Baths ⋅ B1718758 MLS

NEW TO THE MARKET! WELCOME TO THIS COMPLETELY RENOVATED ONE-BEDROOM END UNIT TOWNHOUSE WITH AN EXTENDED LOFT AND A VIEW OF THE SLOPES AT HOLIDAY VALLEY! PERFECTLY POSITIONED WITHIN EASY WALKING DISTANCE OF THE SKI SLOPES AND GOLF RESORT, PLUS A SHORT DISTANCE FROM DOWNTOWN ELLICOTTVILLE. THIS INVITING RETREAT OFFERS THE IDEAL COMBINATION OF LOCATION, COMFORT AND FOUR-SEASON RECREATION. THE MAIN LEVEL FEATURES AN UPDATED KITCHEN, CONVENIENT HALF BATH AND A COMFORTABLE LIVING AREA DESIGNED TO TAKE ADVANTAGE OF THE BEAUTIFUL VIEWS. THE EXTENDED LOFT PROVIDES ADDITIONAL FLEXIBLE LIVING OR SLEEPING SPACE, ALONG WITH NEWER FULL-SIZE WASHER AND DRYER. THERE IS STORAGE SPACE UNDER THE STAIRS AND AN ENCLOSED STORAGE AREA ABOVE THE FULL BATH OFFERS A GREAT PLACE FOR SEASONAL GEAR, LUGGAGE AND PERSONAL BELONGINGS. NEWER FURNISHINGS AND A MINI SPLIT AIR CONDITIONER ADD TO THE COMFORT AND CONVENIENCE. STEP ONTO THE BACK PATIO AND ENJOY THE SCENIC VIEWS—A BEAUTIFUL BACKDROP IN EVERY SEASON. IN WINTER, WATCH THE SKIERS FROM YOUR OWN RETREAT; WHEN THE SNOW MELTS, THE PROPERTY BECOMES A FOUR-SEASON DESTINATION WITH EASY ACCESS TO HOLIDAY VALLEY'S GOLF COURSE, POOL, DRIVING RANGE AND MAIN RESORT AREA. LOVE THE SHOULDER SEASONS? THIS LOCATION MAKES IT EASY TO ENJOY SPRING, SUMMER AND FALL IN ELLICOTTVILLE. THE VILLAGE OF ELLICOTTVILLE IS ALSO JUST A SHORT DISTANCE AWAY, OFFERING A WONDERFUL SELECTION OF RESTAURANTS, SHOPS, ENTERTAINMENT AND YEAR-ROUND EVENTS. WHETHER YOU ARE LOOKING FOR A PERSONAL SKI GETAWAY, A FOUR-SEASON VACATION HOME OR AN INVESTMENT PROPERTY, THIS TOWNHOUSE OFFERS THE LOCATION AND AMENITIES TO MAKE THE MOST OF THE ELLICOTTVILLE LIFESTYLE. LOCATED IN A POPULAR AND AFFORDABLE TOWNHOUSE DEVELOPMENT, THIS UNIT ALSO COMES WITH A GREAT RENTAL HISTORY, MAKING IT AN ATTRACTIVE OPPORTUNITY FOR BOTH PERSONAL USE AND INCOME POTENTIAL. COME ENJOY THE SLOPES, GOLF, VILLAGE AND EVERYTHING HOLIDAY VALLEY AND ELLICOTTVILLE HAVE TO OFFER—ALL FROM YOUR OWN RETREAT! SHORT-TERM RENTALS ALLOWED WITH AN APPROVED PERMIT.

175 Wildflower, Ellicottville

$284,900

What a Fabulous Find! Nestled on approximately 3.5 private wooded acres, this stunning 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and natural beauty. The spacious country kitchen features a center island with sink and breakfast bar, double ovens, and an abundance of wood cabinetry and counter space. The inviting family room showcases soaring beamed cathedral ceilings, a beautiful brick gas fireplace, and large windows that fill the home with natural light while offering spectacular views of the surrounding landscape. The convenient first-floor primary suite provides easy living, while the expansive loft offers flexible space ideal for a home office, guest accommodations, or additional living area. A partially finished walkout basement adds even more living space and features French doors leading to a patio. Enjoy the outdoors from the oversized wraparound deck with panoramic views of nature and exceptional privacy. Additional outdoor amenities include a gazebo, greenhouse, and storage shed. The oversized 2.5-car garage is equipped with electricity and heat, making it perfect for vehicles, hobbies, or workshop space. Recent Updates Include: New carpet throughout, including the loft Refinished hardwood floors in the kitchen Updated plumbing Updated septic system New concrete pad Freshly painted interior walls and new trim throughout Finished living space created in the walkout lower level with new flooring, ceiling, and closet New roof on the front half of the home New siding All new bathroom fixtures New light fixtures Rebuilt front porch Professionally cleaned ductwork This unique property offers peace, privacy, and move-in-ready convenience in a truly picturesque setting.

3 Beds ⋅ 2 Baths ⋅ B1719437 MLS

What a Fabulous Find! Nestled on approximately 3.5 private wooded acres, this stunning 3-bedroom, 2-bath home offers the perfect blend of comfort, space, and natural beauty. The spacious country kitchen features a center island with sink and breakfast bar, double ovens, and an abundance of wood cabinetry and counter space. The inviting family room showcases soaring beamed cathedral ceilings, a beautiful brick gas fireplace, and large windows that fill the home with natural light while offering spectacular views of the surrounding landscape. The convenient first-floor primary suite provides easy living, while the expansive loft offers flexible space ideal for a home office, guest accommodations, or additional living area. A partially finished walkout basement adds even more living space and features French doors leading to a patio. Enjoy the outdoors from the oversized wraparound deck with panoramic views of nature and exceptional privacy. Additional outdoor amenities include a gazebo, greenhouse, and storage shed. The oversized 2.5-car garage is equipped with electricity and heat, making it perfect for vehicles, hobbies, or workshop space. Recent Updates Include: New carpet throughout, including the loft Refinished hardwood floors in the kitchen Updated plumbing Updated septic system New concrete pad Freshly painted interior walls and new trim throughout Finished living space created in the walkout lower level with new flooring, ceiling, and closet New roof on the front half of the home New siding All new bathroom fixtures New light fixtures Rebuilt front porch Professionally cleaned ductwork This unique property offers peace, privacy, and move-in-ready convenience in a truly picturesque setting.

11655 Bolton Road, Ashford

$59,900

Great Potential on Dutch Hill Road! Discover the possibilities with this parcel being subdivided from a larger property in the Town of Ashford. Featuring approximately 400 feet of road frontage and 545 feet of depth, this property offers plenty of space to bring your plans to life. The lot has been cleared approximately 300 feet back from the road, with a few trees thoughtfully left throughout the cleared area. The terrain is generally level with a moderate slope toward the rear, where scrub brush and a mixture of young trees, including pine trees, create a natural backdrop. Enjoy impressive country views and a rural setting with electricity available at the road. Conveniently located just minutes from Route 219 and Springville, offering easy access while still enjoying the surrounding countryside. With generous road frontage, a substantial cleared area, and plenty of room to expand, this property offers an excellent opportunity to create your own vision. Parcel is being subdivided from a larger property; final acreage, boundaries, and dimensions are subject to survey and subdivision approval.

B1717698 MLS

Great Potential on Dutch Hill Road! Discover the possibilities with this parcel being subdivided from a larger property in the Town of Ashford. Featuring approximately 400 feet of road frontage and 545 feet of depth, this property offers plenty of space to bring your plans to life. The lot has been cleared approximately 300 feet back from the road, with a few trees thoughtfully left throughout the cleared area. The terrain is generally level with a moderate slope toward the rear, where scrub brush and a mixture of young trees, including pine trees, create a natural backdrop. Enjoy impressive country views and a rural setting with electricity available at the road. Conveniently located just minutes from Route 219 and Springville, offering easy access while still enjoying the surrounding countryside. With generous road frontage, a substantial cleared area, and plenty of room to expand, this property offers an excellent opportunity to create your own vision. Parcel is being subdivided from a larger property; final acreage, boundaries, and dimensions are subject to survey and subdivision approval.

Dutch Hill Rd, Lot #2, Ashford

$59,900

Great Location with Scenic Country Views! Discover the possibilities with this approximately 5+/- acre parcel on Dutch Hill Road in the Town of Ashford. Being subdivided from a larger parcel, the final acreage and boundaries will be determined by survey. The property offers approximately 350 feet of road frontage and extends approximately 620 feet deep. A short driveway is already in place, and the front portion of the property has been cleared approximately 200 feet back from the road, providing an open area with beautiful views of the surrounding countryside. The terrain features a slight to moderate slope before transitioning to a steeper, wooded area toward the rear of the property. Young ash, cherry, maple, and pine trees, along with natural brush, provide a mix of open and wooded surroundings. Conveniently located just minutes from Route 219 and Springville, this parcel offers an opportunity to create your own country retreat while maintaining convenient access to nearby amenities. Whether you're considering building a home or simply looking for your own piece of Western New York countryside, this property is well worth a look!

B1717692 MLS

Great Location with Scenic Country Views! Discover the possibilities with this approximately 5+/- acre parcel on Dutch Hill Road in the Town of Ashford. Being subdivided from a larger parcel, the final acreage and boundaries will be determined by survey. The property offers approximately 350 feet of road frontage and extends approximately 620 feet deep. A short driveway is already in place, and the front portion of the property has been cleared approximately 200 feet back from the road, providing an open area with beautiful views of the surrounding countryside. The terrain features a slight to moderate slope before transitioning to a steeper, wooded area toward the rear of the property. Young ash, cherry, maple, and pine trees, along with natural brush, provide a mix of open and wooded surroundings. Conveniently located just minutes from Route 219 and Springville, this parcel offers an opportunity to create your own country retreat while maintaining convenient access to nearby amenities. Whether you're considering building a home or simply looking for your own piece of Western New York countryside, this property is well worth a look!

Dutch Hill Rd, Lot #1, Ashford

$52,500

Build your new home on this Scenic 4.5 acre building lot. Arcade electric, mostly level, open land. Plenty of space for your hobby farm or garden plots for your own food source! Buy now and be ready to break ground!

B1719328 MLS

Build your new home on this Scenic 4.5 acre building lot. Arcade electric, mostly level, open land. Plenty of space for your hobby farm or garden plots for your own food source! Buy now and be ready to break ground!

Edmunds, Freedom

$165,000

This 4 bedroom ranch is spacious and has a great layout. Large rooms, bedrooms, and closets. Full basement is clean and dry with I Beam supports adding even more structural supports to this home. 1st floor laundry and utility room. Sliding glass door off the dining area leads to the deck and backyard wooded lot. Fenced in run area for pets is already installed. The home sits on a hilled area with beautiful fall views. The front fruit tree is a feeding ground for wildlife. Garage is large enough for shop area as well. Bring your cosmetic touches to this ranch home and make it yours.

4 Beds ⋅ 2 Baths ⋅ B1718987 MLS

This 4 bedroom ranch is spacious and has a great layout. Large rooms, bedrooms, and closets. Full basement is clean and dry with I Beam supports adding even more structural supports to this home. 1st floor laundry and utility room. Sliding glass door off the dining area leads to the deck and backyard wooded lot. Fenced in run area for pets is already installed. The home sits on a hilled area with beautiful fall views. The front fruit tree is a feeding ground for wildlife. Garage is large enough for shop area as well. Bring your cosmetic touches to this ranch home and make it yours.

701 Lakeview, Portville

$2,469,000

MORE THAN A COUNTRY HOME—THIS IS A PRIVATE 200-ACRE ESTATE APPROXIMATELY 10 MILES FROM ELLICOTTVILLE, DESIGNED FOR THOSE WHO APPRECIATE EXCEPTIONAL CRAFTSMANSHIP, PRIVACY AND FOUR-SEASON RECREATION. SKI, DINE AND EXPLORE ELLICOTTVILLE, THEN RETURN TO YOUR OWN LODGE-INSPIRED RETREAT SURROUNDED BY WOODED TRAILS, TWO PONDS AND BEAUTIFUL NATURAL SCENERY AND VIEWS FOR MILES. THE APPROXIMATELY 5,700-SQUARE-FOOT CUSTOM-BUILT RESIDENCE FEATURES 5+ BEDROOMS, 4.5 BATHS AND A FINISHED WALKOUT LOWER LEVEL. EXCEPTIONAL DETAIL INCLUDES A CUSTOM ENTRY, EXTENSIVE MILLWORK, COFFERED CEILINGS, 10-FOOT MAIN-FLOOR CEILINGS AND 8-FOOT DOORS. FOUR SLIDING-GLASS DOOR SETS AND CUSTOM WOOD SHUTTERS BRING NATURAL LIGHT AND THE OUTDOORS IN. A STONE FIREPLACE ANCHORS THE LIVING AREA, WHILE THE KITCHEN ISLAND, BREAKFAST NOOK AND FORMAL DINING ROOM INVITE YOUR GUESTS TO MEALS OVERLOOKING THE POND. THE CUSTOM WET BAR, CARD AREA AND LOWER-LEVEL MEDIA ROOM PROVIDE BEAUTIFUL SPACES FOR ENTERTAINING. CALIFORNIA CLOSET-STYLE STORAGE AND LODGE-INSPIRED LIGHTING COMPLETE THE INTERIOR. APPROXIMATELY 90 FEET OF STEEL-SUPPORTED COVERED WRAPAROUND PORCH AND LOWER TERRACE EXTEND THE LIVING SPACE OUTDOORS. ENJOY THE 8-PERSON HOT TUB OR GATHER AROUND THE OVERSIZED FIRE PIT WITH SEATING FOR 12–15. THE APPROXIMATELY 900-SQUARE-FOOT GUEST HOME OFFERS 2 BEDROOMS, 2 BATHS, VAULTED LIVING/DINING SPACE, KITCHENETTE AND DECK. THE 1,200-SQUARE-FOOT FOUR-CAR GARAGE/WORKSHOP FEATURES A BATH, 600-SQUARE-FOOT LOFT, VEHICLE LIFT, COMPRESSOR, PRESSURE WASHER, WORKBENCH AND LOADING HOIST. THOUGHTFULLY DESIGNED INFRASTRUCTURE INCLUDES RADIANT HEAT IN ALL THREE BUILDINGS, WHOLE-PROPERTY PROPANE GENERATOR, UNDERGROUND UTILITIES, AND A GATED PRIVATE DRIVEWAY. TWO PONDS, APPROXIMATELY ONE ACRE AND ONE-QUARTER ACRE, ENHANCE THE PROPERTY, WITH THE LARGER FEATURING A POWERED, LIGHTED DOCK. MILES OF WOODED TRAILS OFFER HIKING, WILDLIFE WATCHING, HUNTING, SNOWMOBILING AND RECREATIONAL RIDING. OFFERED WITH HIGH-END FURNISHINGS, THIS REMARKABLE ESTATE IS A COMPLETE FOUR-SEASON RETREAT—A PROPERTY THAT IS TRULY DIFFICULT TO RECREATE. NO DRIVEBY TRAFFIC PLEASE. BY APPOINTMENT ONLY.

5 Beds ⋅ 5 Baths ⋅ B1719045 MLS

MORE THAN A COUNTRY HOME—THIS IS A PRIVATE 200-ACRE ESTATE APPROXIMATELY 10 MILES FROM ELLICOTTVILLE, DESIGNED FOR THOSE WHO APPRECIATE EXCEPTIONAL CRAFTSMANSHIP, PRIVACY AND FOUR-SEASON RECREATION. SKI, DINE AND EXPLORE ELLICOTTVILLE, THEN RETURN TO YOUR OWN LODGE-INSPIRED RETREAT SURROUNDED BY WOODED TRAILS, TWO PONDS AND BEAUTIFUL NATURAL SCENERY AND VIEWS FOR MILES. THE APPROXIMATELY 5,700-SQUARE-FOOT CUSTOM-BUILT RESIDENCE FEATURES 5+ BEDROOMS, 4.5 BATHS AND A FINISHED WALKOUT LOWER LEVEL. EXCEPTIONAL DETAIL INCLUDES A CUSTOM ENTRY, EXTENSIVE MILLWORK, COFFERED CEILINGS, 10-FOOT MAIN-FLOOR CEILINGS AND 8-FOOT DOORS. FOUR SLIDING-GLASS DOOR SETS AND CUSTOM WOOD SHUTTERS BRING NATURAL LIGHT AND THE OUTDOORS IN. A STONE FIREPLACE ANCHORS THE LIVING AREA, WHILE THE KITCHEN ISLAND, BREAKFAST NOOK AND FORMAL DINING ROOM INVITE YOUR GUESTS TO MEALS OVERLOOKING THE POND. THE CUSTOM WET BAR, CARD AREA AND LOWER-LEVEL MEDIA ROOM PROVIDE BEAUTIFUL SPACES FOR ENTERTAINING. CALIFORNIA CLOSET-STYLE STORAGE AND LODGE-INSPIRED LIGHTING COMPLETE THE INTERIOR. APPROXIMATELY 90 FEET OF STEEL-SUPPORTED COVERED WRAPAROUND PORCH AND LOWER TERRACE EXTEND THE LIVING SPACE OUTDOORS. ENJOY THE 8-PERSON HOT TUB OR GATHER AROUND THE OVERSIZED FIRE PIT WITH SEATING FOR 12–15. THE APPROXIMATELY 900-SQUARE-FOOT GUEST HOME OFFERS 2 BEDROOMS, 2 BATHS, VAULTED LIVING/DINING SPACE, KITCHENETTE AND DECK. THE 1,200-SQUARE-FOOT FOUR-CAR GARAGE/WORKSHOP FEATURES A BATH, 600-SQUARE-FOOT LOFT, VEHICLE LIFT, COMPRESSOR, PRESSURE WASHER, WORKBENCH AND LOADING HOIST. THOUGHTFULLY DESIGNED INFRASTRUCTURE INCLUDES RADIANT HEAT IN ALL THREE BUILDINGS, WHOLE-PROPERTY PROPANE GENERATOR, UNDERGROUND UTILITIES, AND A GATED PRIVATE DRIVEWAY. TWO PONDS, APPROXIMATELY ONE ACRE AND ONE-QUARTER ACRE, ENHANCE THE PROPERTY, WITH THE LARGER FEATURING A POWERED, LIGHTED DOCK. MILES OF WOODED TRAILS OFFER HIKING, WILDLIFE WATCHING, HUNTING, SNOWMOBILING AND RECREATIONAL RIDING. OFFERED WITH HIGH-END FURNISHINGS, THIS REMARKABLE ESTATE IS A COMPLETE FOUR-SEASON RETREAT—A PROPERTY THAT IS TRULY DIFFICULT TO RECREATE. NO DRIVEBY TRAFFIC PLEASE. BY APPOINTMENT ONLY.

3248 Route 98, Franklinville

$169,000

COUNTRY CHARM, CHARACTER & HOMESTEADING POTENTIAL! This inviting 3-bedroom, 1.5-bath farmhouse sits on 1.88 acres and offers the perfect blend of rustic character and comfortable living. Gorgeous woodwork throughout gives the home a warm, timeless feel that is hard to replicate. The spacious kitchen offers plenty of cabinetry and counter space, along with a convenient breakfast bar. The primary bedroom is conveniently located on the first floor just off the kitchen and features a walk-in closet. First-floor laundry adds everyday convenience, while the remodeled full bath showcases beautiful tile work and a walk-in shower. Step down into the sunken living room, a cozy gathering space that flows into the dining area. Upstairs, you'll find two generously sized bedrooms and a convenient half bath. Step outside and take in the gorgeous hillside views from the wrap-around deck—a wonderful spot to enjoy your morning coffee, entertain, or simply take in the peaceful country setting. The partially fenced yard offers space for pets, gardening, or outdoor activities. Ready to embrace a little homesteading? The chicken coop and chickens are already here to help get you started! Whether you're dreaming of your own small farm, growing a garden, raising chickens, or simply enjoying more space and privacy, this property offers plenty of possibilities. 1.88 acres, beautiful views, original character, modern updates, and country charm—this is the kind of property that feels like home.

3 Beds ⋅ 2 Baths ⋅ R1719287 MLS

COUNTRY CHARM, CHARACTER & HOMESTEADING POTENTIAL! This inviting 3-bedroom, 1.5-bath farmhouse sits on 1.88 acres and offers the perfect blend of rustic character and comfortable living. Gorgeous woodwork throughout gives the home a warm, timeless feel that is hard to replicate. The spacious kitchen offers plenty of cabinetry and counter space, along with a convenient breakfast bar. The primary bedroom is conveniently located on the first floor just off the kitchen and features a walk-in closet. First-floor laundry adds everyday convenience, while the remodeled full bath showcases beautiful tile work and a walk-in shower. Step down into the sunken living room, a cozy gathering space that flows into the dining area. Upstairs, you'll find two generously sized bedrooms and a convenient half bath. Step outside and take in the gorgeous hillside views from the wrap-around deck—a wonderful spot to enjoy your morning coffee, entertain, or simply take in the peaceful country setting. The partially fenced yard offers space for pets, gardening, or outdoor activities. Ready to embrace a little homesteading? The chicken coop and chickens are already here to help get you started! Whether you're dreaming of your own small farm, growing a garden, raising chickens, or simply enjoying more space and privacy, this property offers plenty of possibilities. 1.88 acres, beautiful views, original character, modern updates, and country charm—this is the kind of property that feels like home.

3645 Hedden Hollow Road, Hinsdale

$272,000

Six acres, multiple garages and outbuildings, room for everyone, and just minutes from Ellicottville—this is the kind of property that opens up endless possibilities. The home has been expanded well beyond its original footprint, including a massive second floor great room complete with a wood-burning fireplace and plenty of room for everyone. It's easy to picture holidays here, Bills games with friends, or warming up by the fire after a day in Ellicottville. The first-floor addition creates an entirely separate living area complete with a full bathroom and its own propane wall furnace, offering the potential for an in-law setup, private guest quarters, or flexible living space. The original living room adds even more character with a second wood-burning fireplace. Outside, nearly six acres of mostly fenced land provide plenty of room to enjoy the outdoors, while multiple garages and sheds offer exceptional storage and workspace. One of the garages offers space for multiple vehicles and has previously accommodated a lift—ideal for the car enthusiast, hobbyist, or anyone who can never seem to have enough room for vehicles and outdoor equipment. The exterior features low-maintenance vinyl siding, an asphalt roof approximately 13 years old, and a metal roof approximately 5 years old. Enjoy the privacy of country living just 10 minutes from downtown Ellicottville and 20 minutes from Springville. From summer weekends on six acres to ski season in Ellicottville, this property offers the space and versatility to enjoy every season. Square footage was measured by the listing agent.

3 Beds ⋅ 2 Baths ⋅ B1718226 MLS

Six acres, multiple garages and outbuildings, room for everyone, and just minutes from Ellicottville—this is the kind of property that opens up endless possibilities. The home has been expanded well beyond its original footprint, including a massive second floor great room complete with a wood-burning fireplace and plenty of room for everyone. It's easy to picture holidays here, Bills games with friends, or warming up by the fire after a day in Ellicottville. The first-floor addition creates an entirely separate living area complete with a full bathroom and its own propane wall furnace, offering the potential for an in-law setup, private guest quarters, or flexible living space. The original living room adds even more character with a second wood-burning fireplace. Outside, nearly six acres of mostly fenced land provide plenty of room to enjoy the outdoors, while multiple garages and sheds offer exceptional storage and workspace. One of the garages offers space for multiple vehicles and has previously accommodated a lift—ideal for the car enthusiast, hobbyist, or anyone who can never seem to have enough room for vehicles and outdoor equipment. The exterior features low-maintenance vinyl siding, an asphalt roof approximately 13 years old, and a metal roof approximately 5 years old. Enjoy the privacy of country living just 10 minutes from downtown Ellicottville and 20 minutes from Springville. From summer weekends on six acres to ski season in Ellicottville, this property offers the space and versatility to enjoy every season. Square footage was measured by the listing agent.

7771 Kuhn Road, Ellicottville

$249,900

This well-established restaurant on West State Street in the heart of Olean offers a rare opportunity to own a business in a high-traffic location. Situated at the corner of 4th Street and West State, this property has been a community staple for years, offering excellent visibility and easy access for customers. With a $20+ million construction project planned on West State St, this is the perfect time to invest. With great kitchen space and approximately 15 off-street parking spaces, a valuable asset in this busy area. All kitchen equipment is included. This is a turnkey opportunity for a restaurateur looking to continue a long-standing tradition or introduce a new concept in a proven location. With strong local recognition and unmatched exposure, this property is ready for its next owner. Schedule a showing today to explore this exceptional business opportunity.

R1719161 MLS

This well-established restaurant on West State Street in the heart of Olean offers a rare opportunity to own a business in a high-traffic location. Situated at the corner of 4th Street and West State, this property has been a community staple for years, offering excellent visibility and easy access for customers. With a $20+ million construction project planned on West State St, this is the perfect time to invest. With great kitchen space and approximately 15 off-street parking spaces, a valuable asset in this busy area. All kitchen equipment is included. This is a turnkey opportunity for a restaurateur looking to continue a long-standing tradition or introduce a new concept in a proven location. With strong local recognition and unmatched exposure, this property is ready for its next owner. Schedule a showing today to explore this exceptional business opportunity.

501 W State Street, Olean

$229,000

Enjoy the best of Ellicottville resort living in this nicely updated studio-plus-loft townhouse, just a short walk to Holiday Valley Resort! Tucked toward the rear of the development, this location offers a quieter setting with slope views from your patio. You'll love seeing your favorite slopes shine at night. Inside, you'll find a fresh, inviting space featuring a newer kitchen, appliances, flooring, paint, and furnishings. The loft bedroom adds extra sleeping space and includes a convenient half bath. A spiral staircase with generous treads and a textured, slip-resistant finish provides access to the loft. Need more room for family and guests? The Queen-sized Murphy bed makes the main living area work double duty for relaxing by day and sleeping by night. Offered mostly furnished with just a few exclusions, this townhouse is ready to enjoy as your own getaway or four-season retreat. Walk to Holiday Valley for skiing, golf, and year-round activities, or take a healthy stroll into the nearby village of Ellicottville for its restaurants, shops, and lively resort-town atmosphere. A great opportunity to own your own piece of Ellicottville getaway living!

1 Beds ⋅ 2 Baths ⋅ B1719284 MLS

Enjoy the best of Ellicottville resort living in this nicely updated studio-plus-loft townhouse, just a short walk to Holiday Valley Resort! Tucked toward the rear of the development, this location offers a quieter setting with slope views from your patio. You'll love seeing your favorite slopes shine at night. Inside, you'll find a fresh, inviting space featuring a newer kitchen, appliances, flooring, paint, and furnishings. The loft bedroom adds extra sleeping space and includes a convenient half bath. A spiral staircase with generous treads and a textured, slip-resistant finish provides access to the loft. Need more room for family and guests? The Queen-sized Murphy bed makes the main living area work double duty for relaxing by day and sleeping by night. Offered mostly furnished with just a few exclusions, this townhouse is ready to enjoy as your own getaway or four-season retreat. Walk to Holiday Valley for skiing, golf, and year-round activities, or take a healthy stroll into the nearby village of Ellicottville for its restaurants, shops, and lively resort-town atmosphere. A great opportunity to own your own piece of Ellicottville getaway living!

113 Wildflower, Ellicottville

$335,000

Escape to your own private getaway just minutes from Ellicottville! This secluded country property offers 44+ acres of open and wooded land, with gentle slopes, approximately 200 planted pine trees, scattered hardwoods, and scenic views of the surrounding hills from several vantage points. Whether you're dreaming of a future building site, a hunting retreat, food plots, outdoor recreation, or simply room to roam, this property offers plenty of possibilities to make it your own. Tucked into a peaceful setting, the immaculate 2-bedroom single-wide mobile home provides a comfortable place to relax between adventures, with generous front and rear decks perfect for morning coffee, taking in the views, or unwinding after a day outdoors. Being offered mostly furnished with just a few exclusions, this property is ready to enjoy as a weekend escape or a base for year-round adventures. With ample acreage, natural beauty, and convenient access to Ellicottville's skiing, golf, restaurants, shops, and four-season recreation, this is an opportunity to enjoy the best of country living with the amenities of a resort town just minutes away. Let your Ellicottville adventures start here!

2 Beds ⋅ 1 Baths ⋅ B1719005 MLS

Escape to your own private getaway just minutes from Ellicottville! This secluded country property offers 44+ acres of open and wooded land, with gentle slopes, approximately 200 planted pine trees, scattered hardwoods, and scenic views of the surrounding hills from several vantage points. Whether you're dreaming of a future building site, a hunting retreat, food plots, outdoor recreation, or simply room to roam, this property offers plenty of possibilities to make it your own. Tucked into a peaceful setting, the immaculate 2-bedroom single-wide mobile home provides a comfortable place to relax between adventures, with generous front and rear decks perfect for morning coffee, taking in the views, or unwinding after a day outdoors. Being offered mostly furnished with just a few exclusions, this property is ready to enjoy as a weekend escape or a base for year-round adventures. With ample acreage, natural beauty, and convenient access to Ellicottville's skiing, golf, restaurants, shops, and four-season recreation, this is an opportunity to enjoy the best of country living with the amenities of a resort town just minutes away. Let your Ellicottville adventures start here!

7326 Barse Road, Mansfield

$899,900

An extraordinary private estate encompassing 77.87 acres, this meticulously maintained 4-bed, 2.5-bath residence offers an exceptional blend of refined living, natural beauty, and unparalleled versatility. A hunter’s paradise, this property offers wildlife, 2 expansive ponds, and trails winding throughout the property. One pond reaches 12 ft deep, while mature apple and pear trees and blueberry bushes provide an abundance of natural food for wildlife. Bald eagles can be seen across the street. With wooded areas, open acreage, and land extending on both sides of Utley Rd, this secluded property offers exceptional opportunities for hunting, hiking, wildlife observation, and outdoor recreation. 2 massive pole barns offer ample space for machinery, recreational vehicles, and gear. One barn features an insulated room, concrete flooring with built-in drainage, a Lift Master garage door opener, and large double doors. The front deck features a private enclosed hot tub and double entry doors leading into an impressive foyer. It opens into the great room, where soaring ceilings, rich hardwood floors, and a centrally positioned wood-burning stove with a 3-flue chimney, surrounded by a stone wall, is the focal point. Two sets of sliding glass doors provide direct access the front deck and hot tub. Flowing effortlessly into the media room with hardwood floors and floor-to-ceiling windows, continuing into the beautifully appointed kitchen. Maple cabinetry and a breakfast bar complement the adjoining dining area, which features sliding glass doors to a massive covered porch. The first floor features a large laundry room, a half bath, an office featuring a large picture window and Travertine marble flooring that enhances the foyer, kitchen, and dining room. The primary suite offers hardwood floors and a California Closet, while the luxurious ensuite bath showcases marble trim, porcelain floors, ceramic tile walls, and a walk-in closet. Upstairs, an open loft overlooks the great room. 3 additional bedrooms feature hardwood floors and California Closets. A full bath and conveniently located hallway linen closet, also outfitted as a California Closet, complete the second floor.

4 Beds ⋅ 3 Baths ⋅ B1709208 MLS

An extraordinary private estate encompassing 77.87 acres, this meticulously maintained 4-bed, 2.5-bath residence offers an exceptional blend of refined living, natural beauty, and unparalleled versatility. A hunter’s paradise, this property offers wildlife, 2 expansive ponds, and trails winding throughout the property. One pond reaches 12 ft deep, while mature apple and pear trees and blueberry bushes provide an abundance of natural food for wildlife. Bald eagles can be seen across the street. With wooded areas, open acreage, and land extending on both sides of Utley Rd, this secluded property offers exceptional opportunities for hunting, hiking, wildlife observation, and outdoor recreation. 2 massive pole barns offer ample space for machinery, recreational vehicles, and gear. One barn features an insulated room, concrete flooring with built-in drainage, a Lift Master garage door opener, and large double doors. The front deck features a private enclosed hot tub and double entry doors leading into an impressive foyer. It opens into the great room, where soaring ceilings, rich hardwood floors, and a centrally positioned wood-burning stove with a 3-flue chimney, surrounded by a stone wall, is the focal point. Two sets of sliding glass doors provide direct access the front deck and hot tub. Flowing effortlessly into the media room with hardwood floors and floor-to-ceiling windows, continuing into the beautifully appointed kitchen. Maple cabinetry and a breakfast bar complement the adjoining dining area, which features sliding glass doors to a massive covered porch. The first floor features a large laundry room, a half bath, an office featuring a large picture window and Travertine marble flooring that enhances the foyer, kitchen, and dining room. The primary suite offers hardwood floors and a California Closet, while the luxurious ensuite bath showcases marble trim, porcelain floors, ceramic tile walls, and a walk-in closet. Upstairs, an open loft overlooks the great room. 3 additional bedrooms feature hardwood floors and California Closets. A full bath and conveniently located hallway linen closet, also outfitted as a California Closet, complete the second floor.

9273 Utley Road, East Otto

$129,900

A huge backyard, inviting living spaces, and super affordable taxes! Welcome to 16 Lexington Avenue in Salamanca! This 3-bedroom, 1.5-bath home opens to a spacious living room with brand-new downstairs carpeting and an open dining area with plenty of room to gather. The galley-style kitchen makes efficient use of its space, and a convenient half bath completes the first floor. Upstairs, each of the three nicely sized bedrooms has its own closet, and the full bathroom features a double vanity. A rear mudroom provides a practical entry from the yard, while the full basement offers laundry hookups and generous storage. The large covered porch is great for enjoying morning coffee or after dinner relaxation, but the huge backyard may steal the show, with room to garden, entertain, play, or simply relax. Enjoy nearby Allegany State Park and Seneca Allegany Casino, with Ellicottville’s ski slopes, shops, and restaurants just a short drive away! Come see the space and possibilities waiting for you! Showings begin immediately!

3 Beds ⋅ 2 Baths ⋅ B1718141 MLS

A huge backyard, inviting living spaces, and super affordable taxes! Welcome to 16 Lexington Avenue in Salamanca! This 3-bedroom, 1.5-bath home opens to a spacious living room with brand-new downstairs carpeting and an open dining area with plenty of room to gather. The galley-style kitchen makes efficient use of its space, and a convenient half bath completes the first floor. Upstairs, each of the three nicely sized bedrooms has its own closet, and the full bathroom features a double vanity. A rear mudroom provides a practical entry from the yard, while the full basement offers laundry hookups and generous storage. The large covered porch is great for enjoying morning coffee or after dinner relaxation, but the huge backyard may steal the show, with room to garden, entertain, play, or simply relax. Enjoy nearby Allegany State Park and Seneca Allegany Casino, with Ellicottville’s ski slopes, shops, and restaurants just a short drive away! Come see the space and possibilities waiting for you! Showings begin immediately!

16 Lexington Avenue, Salamanca

$1,100,000

SAISONS BED & BREAKFAST IS A UNIQUE ELLICOTTVILLE PROPERTY OFFERING AN EXCEPTIONAL BLEND OF CHARM, COMFORT, ENTERTAINMENT AND INCOME POTENTIAL! THIS IMPRESSIVE 6+ BEDROOM HOME IS IDEALLY LOCATED JUST OUTSIDE THE VILLAGE, YET CLOSE ENOUGH TO WALK TO DOWNTOWN ELLICOTTVILLE AND ENJOY ITS RESTAURANTS, SHOPS, EVENTS AND FOUR-SEASON ATTRACTIONS. EACH SPACIOUS BEDROOM FEATURES ITS OWN PRIVATE BATH AND A GAS OR ELECTRIC FIREPLACE/STOVE, CREATING A WARM AND INVITING RETREAT FOR FAMILY AND GUESTS. THE MAIN LEVEL OFFERS A FORMAL LIVING ROOM, DINING ROOM AND COUNTRY KITCHEN, WHILE TWO ADDITIONAL GATHERING ROOMS—ONE UPSTAIRS AND ONE DOWNSTAIRS—PROVIDE PLENTY OF SPACE FOR RELAXING, ENTERTAINING OR UNWINDING AFTER A DAY OF SKIING, GOLFING OR EXPLORING THE VILLAGE. SEPARATE FROM THE MAIN HOUSE IS A CHARMING COTTAGE WITH A KITCHENETTE, BATHROOM AND FIREPLACE, PROVIDING A PRIVATE SPACE FOR GUESTS, FAMILY OR OWNERS. THE COTTAGE ALSO FEATURES A GAS FIREPLACE, MAKING IT A COZY RETREAT ON COOL EVENINGS. THE OUTDOOR LIVING SPACE IS TRULY SPECIAL! THE LARGE BACK PATIO AREA FEATURES A COVERED HOT TUB, IN-GROUND HEATED SWIMMING POOL, FIRE PIT AND BBQ GRILL—CREATING AN IDEAL SETTING FOR ENTERTAINING, RELAXING AND ENJOYING ELLICOTTVILLE's FOUR-SEASON LIFESTYLE. IMAGINE SUMMER DAYS BY THE POOL, COOL EVENINGS AROUND THE FIRE PIT AND WINTER NIGHTS IN THE HOT TUB AFTER A DAY ON THE SLOPES. SIGNIFICANT UPDATES INCLUDE THE POOL AND HOT TUB, ALL-NEW TRIPLE-PANE WINDOWS, NEW ROOF AND NEW WALKWAYS. THESE IMPROVEMENTS ADD TO THE APPEAL AND FUNCTIONALITY OF THIS SPECIAL PROPERTY. WHETHER CONTINUING ITS TRADITION AS SAISONS BED & BREAKFAST, CREATING A PRIVATE FAMILY COMPOUND, OR SIMPLY ENJOYING A SPACIOUS ELLICOTTVILLE RETREAT, THIS PROPERTY OFFERS A RARE COMBINATION OF ACCOMMODATIONS, AMENITIES AND LOCATION. COME EXPERIENCE THIS BEAUTIFUL HOME JUST OUTSIDE THE VILLAGE—CLOSE ENOUGH TO WALK TO EVERYTHING ELLICOTTVILLE HAS TO OFFER!

7 Beds ⋅ 8 Baths ⋅ B1712651 MLS

SAISONS BED & BREAKFAST IS A UNIQUE ELLICOTTVILLE PROPERTY OFFERING AN EXCEPTIONAL BLEND OF CHARM, COMFORT, ENTERTAINMENT AND INCOME POTENTIAL! THIS IMPRESSIVE 6+ BEDROOM HOME IS IDEALLY LOCATED JUST OUTSIDE THE VILLAGE, YET CLOSE ENOUGH TO WALK TO DOWNTOWN ELLICOTTVILLE AND ENJOY ITS RESTAURANTS, SHOPS, EVENTS AND FOUR-SEASON ATTRACTIONS. EACH SPACIOUS BEDROOM FEATURES ITS OWN PRIVATE BATH AND A GAS OR ELECTRIC FIREPLACE/STOVE, CREATING A WARM AND INVITING RETREAT FOR FAMILY AND GUESTS. THE MAIN LEVEL OFFERS A FORMAL LIVING ROOM, DINING ROOM AND COUNTRY KITCHEN, WHILE TWO ADDITIONAL GATHERING ROOMS—ONE UPSTAIRS AND ONE DOWNSTAIRS—PROVIDE PLENTY OF SPACE FOR RELAXING, ENTERTAINING OR UNWINDING AFTER A DAY OF SKIING, GOLFING OR EXPLORING THE VILLAGE. SEPARATE FROM THE MAIN HOUSE IS A CHARMING COTTAGE WITH A KITCHENETTE, BATHROOM AND FIREPLACE, PROVIDING A PRIVATE SPACE FOR GUESTS, FAMILY OR OWNERS. THE COTTAGE ALSO FEATURES A GAS FIREPLACE, MAKING IT A COZY RETREAT ON COOL EVENINGS. THE OUTDOOR LIVING SPACE IS TRULY SPECIAL! THE LARGE BACK PATIO AREA FEATURES A COVERED HOT TUB, IN-GROUND HEATED SWIMMING POOL, FIRE PIT AND BBQ GRILL—CREATING AN IDEAL SETTING FOR ENTERTAINING, RELAXING AND ENJOYING ELLICOTTVILLE's FOUR-SEASON LIFESTYLE. IMAGINE SUMMER DAYS BY THE POOL, COOL EVENINGS AROUND THE FIRE PIT AND WINTER NIGHTS IN THE HOT TUB AFTER A DAY ON THE SLOPES. SIGNIFICANT UPDATES INCLUDE THE POOL AND HOT TUB, ALL-NEW TRIPLE-PANE WINDOWS, NEW ROOF AND NEW WALKWAYS. THESE IMPROVEMENTS ADD TO THE APPEAL AND FUNCTIONALITY OF THIS SPECIAL PROPERTY. WHETHER CONTINUING ITS TRADITION AS SAISONS BED & BREAKFAST, CREATING A PRIVATE FAMILY COMPOUND, OR SIMPLY ENJOYING A SPACIOUS ELLICOTTVILLE RETREAT, THIS PROPERTY OFFERS A RARE COMBINATION OF ACCOMMODATIONS, AMENITIES AND LOCATION. COME EXPERIENCE THIS BEAUTIFUL HOME JUST OUTSIDE THE VILLAGE—CLOSE ENOUGH TO WALK TO EVERYTHING ELLICOTTVILLE HAS TO OFFER!

6416 Route 242 E, Ellicottville

$459,000

Ski days, summer adventures and fall weekends in Ellicottville start here! This classic chalet just west of the HoliMont entrance combines the character of a mountain getaway with the convenience of being close to the village. Set on approximately 0.69 acres, the home features exposed beams, wood floors and a stone fireplace that makes the living room a natural gathering spot after a day outdoors. Large newer sliding doors bring in the sunshine and open to an expansive deck with room for outdoor dining, morning coffee and evenings overlooking the yard. The kitchen offers generous cabinet and counter space and connects to a bright dining area framed by large windows. Two bedrooms, two full bathrooms and a half bath include a spacious bath with a tiled walk-in shower and double vanity off the primary suite. A full walkout basement that is divided into 2 bedroom areas, living room, kitchen and full bath all to be fisinhed by the new owner. and detached two-car garage provide valuable space for storage, skis, bikes and outdoor equipment. Enjoy nearby skiing and snowboarding at HoliMont and Holiday Valley, golf, hiking, mountain biking and scenic chairlift rides, along with Ellicottville’s shops, restaurants, breweries, live music and seasonal festivals. Spend autumn exploring the colorful hills, winter on the slopes and warmer months discovering the trails before heading into the village for dinner. Whether you are looking for a weekend retreat or a year-round home, this chalet puts the Ellicottville lifestyle within easy reach.

2 Beds ⋅ 3 Baths ⋅ B1717866 MLS

Ski days, summer adventures and fall weekends in Ellicottville start here! This classic chalet just west of the HoliMont entrance combines the character of a mountain getaway with the convenience of being close to the village. Set on approximately 0.69 acres, the home features exposed beams, wood floors and a stone fireplace that makes the living room a natural gathering spot after a day outdoors. Large newer sliding doors bring in the sunshine and open to an expansive deck with room for outdoor dining, morning coffee and evenings overlooking the yard. The kitchen offers generous cabinet and counter space and connects to a bright dining area framed by large windows. Two bedrooms, two full bathrooms and a half bath include a spacious bath with a tiled walk-in shower and double vanity off the primary suite. A full walkout basement that is divided into 2 bedroom areas, living room, kitchen and full bath all to be fisinhed by the new owner. and detached two-car garage provide valuable space for storage, skis, bikes and outdoor equipment. Enjoy nearby skiing and snowboarding at HoliMont and Holiday Valley, golf, hiking, mountain biking and scenic chairlift rides, along with Ellicottville’s shops, restaurants, breweries, live music and seasonal festivals. Spend autumn exploring the colorful hills, winter on the slopes and warmer months discovering the trails before heading into the village for dinner. Whether you are looking for a weekend retreat or a year-round home, this chalet puts the Ellicottville lifestyle within easy reach.

7051 Nys Route 242, Mansfield

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