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

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

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

120 Sunset Drive, Hamburg
$235,900
3 Beds ⋅ 2 Baths ⋅ B1701510 MLS
All offers due 7/31/2026 at 10am. This move-in ready 3-bedroom, 2-full-bathroom home in Grand Island offers modern updates, a fenced backyard with a storage shed, and a prime location close to local schools and shopping. No major projects needed: All the hard work and heavy lifting of updating have already been done for you. Enjoy a simple transition: Just pack your bags, bring your personal belongings, and settle right into your new home.

1097 Carter Drive, Grand Island
$499,900
4 Beds ⋅ 2 Baths ⋅ R1700640 MLS
SPECTACULAR LAKE ONTARIO WATERFRONT RETREAT WITH 82' OF PRIVATE SHORELINE! Rare opportunity to own this beautifully maintained contemporary home perfectly positioned on one of Lake Ontario's most breathtaking waterfront settings! Enjoy panoramic million-dollar water views, unforgettable sunsets, and an exceptional waterfront lifestyle with an expansive level lawn leading to the shoreline. This inviting home features an open-concept design with walls of windows that capture the spectacular lake views, a spacious living room with a cozy wood stove, country kitchen with breakfast bar and island, heated sunroom, and four bedrooms with two beautifully updated baths. Step outside to entertainment-sized patios and covered porches overlooking the lake, perfect for relaxing or hosting family and friends. Situated on nearly three-quarters of an acre with a detached garage, mature trees, and outstanding privacy, this is the ultimate year-round waterfront paradise just waiting to be enjoyed! Delayed Negotiations 8/6/26 @10AM

15115 E Jones Beach Drive, Carlton
$259,900
3 Beds ⋅ 2 Baths ⋅ B1701424 MLS
Welcome to 481 East Avenue, a character-filled 3-bedroom, 1.5-bath home ideally located directly across from Veterans Memorial Park and just minutes from the shops, restaurants, and conveniences of downtown Lockport. The inviting covered front porch provides plenty of space for morning coffee, evening relaxation, or gathering with friends. Inside, a chandelier and open staircase create a memorable first impression while showcasing the home’s timeless architectural charm. The generously sized living room features built-in bookcases with glass doors and a classic fireplace feature, creating a warm and welcoming setting for relaxing or entertaining. The adjoining dining room is enhanced by updated lighting and a beautiful leaded-glass window that adds distinctive character. The kitchen combines function and personality with stainless-steel appliances, open shelving, and a convenient pantry offering additional storage. Upstairs, the spacious primary bedroom includes a large walk-in closet and built-in storage. The updated full bathroom features a subway-tiled shower, stylish vanity and sconces, and a decorative accent wall with detailed trim. Outside, the backyard offers room to relax, entertain, garden, or play. A rear deck provides space for outdoor dining, while the fire-pit area is ready for evenings spent gathering under the stars. Come experience the location, space, and classic appeal of 481 East Avenue. Showings begin at the Open House Sunday 7/26, 1-3PM. Offers will be considered no sooner than Tuesday 8/4 at 5PM.

481 East Avenue, Lockport City
$119,900
3 Beds ⋅ 1 Baths ⋅ B1701547 MLS
Welcome to 117 Davey Street. This solid home has an updated roof, furnace, central air, glass block windows and brand new hot water tank! Updates include kitchen and new bathroom. First floor laundry and super dry basement. All the hardwork is done, only your finishing touches to do. Move right in, sellers are motivated. Open house: Saturday 8/1 11 to 1 pm

117 Davey Street, Buffalo
$284,900
3 Beds ⋅ 2 Baths ⋅ B1700916 MLS
Welcome to 2454 Eggert Rd!! This stately Brick & Vinyl Cape offers 1638 sq ft of living space with 3 bds & 1.5 baths. Eat-in kitchen, formal dining room and an extra large living room with a gas fireplace. Beautiful hardwood floors throughout. 1st floor laundry. Basement offers plent of storage & a huge rec room with additional living space and a stone gas fireplace & bar area. The yard offers plenty of room to roam with a shed for additional storage. Home's interior has recenly been painted & professionally cleaned. Exterior has been freshly landscaped and power washed. Best of all a NEW 30 yr architectural roof is scheduled to be installed in the next few weeks and has a transferrable warranty!! All appliances included!! Showings star @ the Open House Sunday, 7/26/26 from 1-3. Offers due Friday 7/31/26 by 1 pm.

2454 Eggert Road, Tonawanda
$159,900
3 Beds ⋅ 1 Baths ⋅ B1699276 MLS
Timeless South Buffalo character, flexible living space and an impressive list of major updates make 63 Zittel Street a home that truly stands out. From the moment you arrive, the covered front porch creates a warm welcome and the perfect place to enjoy your morning coffee or unwind at the end of the day. Inside, this 3-bedroom, 1-bath home offers 1,218 square feet filled with classic details, including hardwood floors, natural woodwork and a welcoming foyer. The spacious living room flows into the formal dining room, creating a comfortable layout for everyday living, hosting holidays or entertaining friends and family. The walk-up attic adds even more versatility with two additional rooms, including one finished space that would make an ideal home office, playroom, creative studio, workout area or private retreat. The unfinished basement provides additional storage and functional space. Outside, enjoy a fully fenced backyard, patio and detached one-car garage—perfect for relaxing, entertaining, gardening or giving pets room to play. Several major improvements have already been completed, including a new furnace in 2024, replaced sewer line in 2024, updated breaker box in 2024, new Yankee gutters in 2024 and a roof completed in 2015. Conveniently located near Cazenovia Park, shopping, dining and everyday amenities, 63 Zittel offers the character buyers love with important updates already taken care of. Open house Saturday, August 1 from 11:00AM–2:00 PM. Offers are due Tuesday, August 4, 2026 at 3:00 PM.

63 Zittel Street, Buffalo
$299,900
3 Beds ⋅ 1 Baths ⋅ B1701177 MLS
Welcome to 600 Roycroft Blvd, where one family has proudly called this home for more than half a century. A true time capsule, this lovingly maintained and impeccably cared-for home reflects years of pride in ownership. Step inside to a spacious living room, the perfect place to relax and unwind after a long day. Continue into the large eat-in kitchen, offering an abundance of cabinetry and workspace. The decorative alcove above the stove adds a touch of charm and character to every home-cooked meal. Just off the kitchen, you'll find an expansive family room filled with natural light and plenty of space for gathering. The first floor features two comfortable bedrooms and a full bathroom with both a separate stand-up shower and soaking tub. Upstairs, the finished attic provides a versatile third bedroom, generous storage space, and a cedar closet. Step outside and enjoy your own backyard retreat. The beautiful gunite pool is ready to be the centerpiece of summer entertaining, while the oversized garage offers additional storage, a convenient changing room, and dedicated space for all of the pool equipment. When pool season comes to an end, there's still plenty of room to park your vehicles and more. Don't miss out on this treasure! Seller requests no negotiations until August 5th at noon. Twilight open house, Wednesday July 29th 5-7pm.

600 Roycroft Boulevard, Cheektowaga
$1,495,000
5 Beds ⋅ 6 Baths ⋅ B1701181 MLS
Experience over 7,000 sq.ft. of exceptional living space in this extraordinary Orchard Park estate, where timeless elegance meets thoughtful design. Offering 5 BRs, 3 fbs & 2 hbs, every room is thoughtfully designed for comfort, functionality & effortless entertaining. A grand hardwood foyer welcomes you into an interior rich in craftsmanship & character. The elegant sitting room features hardwood flrs & a wood-burning FP, while the adjoining piano room showcases a dramatic dbl-sided FP. One of the home's most remarkable features is the stunning 3-story Brazilian cherry library w/ custom built-ins. The lower level continues to impress w/ a private office, wine room & exceptional multi-level layout. A secondary staircase leads to a cozy sitting area before entering the 12-seat home theater. This level also offers an additional BR, full bath & flexible space ideal for a playroom, hobby room or studio. Designed for entertaining & everyday living, the spacious kitchen features quality wood cabinetry, granite countertops, gas cooktop, dbl wall ovens, refrigerator, dishwasher, built-in espresso machine & abundant workspace. The kitchen flows seamlessly into the inviting family room w/ a FP. The formal DR w/ hardwood flrs provides an elegant setting for special occasions. French doors open to expansive decks overlooking beautifully landscaped grounds, while the adjoining game room leads directly to the library & wine cellar. A convenient 1st-flr laundry & stylish powder room complete the main level. Outside, enjoy your private backyard retreat featuring a spectacular in-ground pool surrounded by mature landscaping. Situated on a dbl lot in Eagle Heights, this property offers privacy, beauty & room to relax. Addl highlights incl exceptional craftsmanship throughout, generously sized rooms & a desirable location close to shopping, dining, parks, golf courses & everyday conveniences. The primary suite features a dedicated sitting area w/ custom built-ins, a luxurious bath, sauna & private exercise room. Completing the home is an oversized 3.5-car garage w/ extensive built-in storage. An additional 134' x 274' lot enhances the park-like setting. Sq.ft. measured by agent.

76 Tanglewood Drive W, Orchard Park
$1,100,000
5 Beds ⋅ 4 Baths ⋅ B1701464 MLS
If you are looking for a beautiful 2012 custom built Colonial on over 43 country acres - here it is! First floor features a fabulous cooks kitchen (seller is a cabinet maker and has designed and built a dream kitchen w/ an abundance of walnut cabinets, granite counters, double ovens, double dishwashers, gas cooktop, frig and brand new microwave). Black walnut flooring. Entertaining is easy when the kitchen opens to an ample eating area and spacious living room featuring a dramatic stacked stone gas FP and built in shelving. Bonus 1st floor room could be formal dining room, home office, etc. More flex space in extra room off 1st floor primary suite complete w/ WI closet and beautiful stone bath, stone sinks, marble counters, vaulted ceiling and convenient entrance to deck (perfect for future hot tub). 1st floor is completed by large laundry room w/ access to pool, mudroom, another first floor bathroom and 2nd access to basement from finished, insulated and heated (radiant) 3 car garage. Walk up custom walnut staircase to access 4 additional bedrooms and 2 full baths on 2nd floor. 9' ceilings in expansive basement. High efficiency boiler w/ HWT. Radiant heat in basement, garage and primary bath. 200 Amp service. Panic Room (under porch). Central A/C and Central Vac. Enjoy your outdoor oasis on maintenance free deck or wade into the fantastic heated fenced gunite pool w/ stone waterfall and infloor/cleaning system. BONUS-free gas from well on property. Some wooded acreage. 15 Field acres are currently being farmed. Tensile fence pasture. Eden schools. Welcome Home!

3550 Yochum Road, Eden
$184,900
4 Beds ⋅ 2 Baths ⋅ R1701153 MLS
Welcome to this spacious 4-bedroom, 1.5-bath home in the Village of Brocton. With plenty of room and many recent updates, this home is ready for its next owner. Improvements include a newer metal roof and siding, fresh paint, new flooring, new carpeting in the upstairs bedrooms, an updated bathroom, and updates to the kitchen and laundry room. You’ll also find a new front door, refinished stairs, a built-in bookshelf, 200-amp electric service, and a newer electric hot water tank. Enjoy the covered backyard patio, full attic, partial basement with sump pump, and detached one-car garage with electric. Don’t miss your chance to see all this home has to offer!

13 Fay Street, Portland
$449,900
5 Beds ⋅ 2 Baths ⋅ B1701009 MLS
Fantastic investment opportunity! This updated property has two buildings, each with a storefront and updated apartment above. Sitting across the street from Cazenovia park, with charming curb appeal perfect for the vibrant Seneca Street shopping district. This property brings in over $55,000/year in gross rental income. The upper apartment units have 3 beds, 1 bath each, with in-unit laundry. The storefronts each have 1 bathroom and additional storage. The seller has fully renovated the buildings, including: new roof, windows, all mechanicals (HVAC, electrical, and plumbing), kitchens and bathrooms, flooring, exterior facade, and siding all within the last 10 years!

2342 Seneca Street, Buffalo
$2,500,000
5 Beds ⋅ 4 Baths ⋅ B1695636 MLS
Welcome to one of Western New York's most extraordinary waterfront estates, where timeless craftsmanship, unmatched privacy, and sweeping Lake Erie views come together to create a truly unforgettable property. Set across two parcels totaling approximately 1.52 acres, this remarkable estate offers over 5,000 square feet of living space, five bedrooms, three full bathrooms, one half bath, and an unparalleled setting along the shoreline. From the moment you arrive, the mature trees, expansive grounds, and impressive curb appeal hint at what awaits inside. Designed to celebrate its breathtaking waterfront setting, the home is filled with oversized windows that capture panoramic views of Lake Erie from nearly every principal room. The spectacular great room serves as the heart of the home, featuring dramatic floor-to-ceiling windows, stunning slate flooring, custom built-ins, and an impressive brick fireplace that perfectly frames the ever-changing beauty of the lake beyond. Whether enjoying a peaceful morning sunrise or an unforgettable evening sunset, the views become part of everyday living. The chef's kitchen is equally impressive, showcasing soaring vaulted ceilings with skylights, premium appliances, abundant custom cabinetry, a generous center island, and expansive water views that make every meal feel extraordinary. Designed for both entertaining and everyday living, the thoughtful floor plan offers multiple gathering spaces, generous bedroom accommodations, and three fireplaces that add warmth and character throughout the home. Step outside to experience your own private waterfront retreat. The beautifully manicured grounds provide exceptional space for entertaining, relaxing, or simply taking in the sights and sounds of Lake Erie. Properties of this caliber are exceptionally rare, Comprised of two parcels extending from the road to the Lake Erie shoreline, the property offers complete street-to-water ownership. Whether envisioned as a year-round residence, luxury retreat, or legacy property to be enjoyed for generations, this offering presents an extraordinary opportunity to own one of Lake Erie's premier waterfront homes.

436 Lake Shore Drive W, Dunkirk
$249,900
3 Beds ⋅ 2 Baths ⋅ R1699551 MLS
This home is the perfect blend of privacy and convenience. Located on a tree-lined, one-acre parcel, this home is a short drive from Findley Lake and I-86, putting shopping and dining within easy reach. Inside, the first floor has a spacious in-law suite, fully equipped with a modest kitchen, a bathroom, and laundry hook-ups. This space could be used as an in-law suite, a lounge, or turned into an entertaining space. Additionally, this space could be rented out to generate some additional income. With proper permitting, this could even be a home daycare. The second floor is the main living area and offers a country kitchen with a living/dining combo. The kitchen has stainless steel appliances and an island. The second floor has two bedrooms and a full bath, laundry hook-ups, and a wood-paneled three-season room that will be your favorite place to watch the seasons change. The second floor has large decks off the front and the back of the house, perfect for entertaining. The back deck has stairs that lead to the backyard, where you will find a basketball court, room for gardening, and an oversized shed for storing lawn equipment and toys. The shed has a concrete floor and electricity, and could potentially be used for workshop space. The appliances come with the house, but no guarantees are being made. The garage is located under the house and is 27 x 17.

4008 Stetson Road, Ripley
$259,900
3 Beds ⋅ 1 Baths ⋅ R1701490 MLS
FOUND- The beautifully maintained country ranch you have been waiting for. Pride of ownership is evident in this rare find 1352 sq. ft. 3 bed-1 bath home. Original hardwood floors, spacious living room and an unique kitchen-family room combination. All appliances are included. AC and public water, The basement awaits your creativity to finish as you may desire. Large 2 car detached garage. 3 year old roof, newer windows and many recent updates. Tree-lined rear yard for privacy and to enjoy all nature has to offer. Small town charm and only minutes to LeRoy's local shops, parks, schools and historical sites. Plus quick access to major routes (I-90- NY33) makes commuting to Rochester or Buffalo a breeze. Whether you are a 1st time home buyer or looking to downsize this is the home for you. Definitely a MUST SEE .Showings are only 1-7 Daily. 24 Hour notice required for all showings. No Delayed negotiations. Seller reserves the right to set offer deadline.

8583 W Bergen Road, Leroy
$350,000
2 Beds ⋅ 2 Baths ⋅ B1701482 MLS
1st TIME OFFERED!!! You will enjoy the peace and quiet of this secluded custom-built Ranch situated on a parklike 1-acre lot. Features include 2 large bedrooms both with adjoining bathrooms, spacious eat-in kitchen with cozy dining area and all appliances are included, relax in the beautiful living room with a gas fireplace, awesome family room which also adjoins the rear heated sunroom with panoramic views of your private yard, convenient 1st floor laundry, Vinyl siding, thermo windows, updated FHA gas furnace and central a/c, 150 amp electrical service, and....as a bonus there is a 4+ car heated garage/workshop fully insulated and a convenient half bath. Square footage differs from public records as Agent measured. This is a MUST SEE!! Delayed Negotiations. Offers are due by 7/31/26 @ 3pm.

12.5 Adams Street, Batavia City
$275,000
3 Beds ⋅ 1 Baths ⋅ B1701415 MLS
Situated at 3093 Lyth Road in the desirable West Seneca School District, this beautifully renovated home combines quality craftsmanship and timeless style. Every detail has been thoughtfully updated with tasteful, high-end finishes, creating a space that is both elegant and inviting.The stunning kitchen is the heart of the home, featuring quartz countertops, quality plywood cabinetry, and a layout designed for both everyday living and entertaining. Beautiful engineered hardwood flooring flows throughout, adding warmth, durability, and timeless appeal.Offering the convenience of a first-floor bedroom and full bathroom, this home provides flexibility for guests, multigenerational living, or those seeking the ease of first-floor living. The stylish bathroom has been beautifully renovated with a custom tiled shower and tile flooring, offering a clean, modern design with quality finishes. Just off the back entrance, you’ll find an adorable entryway that is perfect for a mudroom, providing a practical and welcoming space to keep coats, shoes, and everyday essentials organized.Major mechanical and exterior updates provide peace of mind, including the furnace, central air conditioning, roof, and Renewal by Andersen windows, all replaced around 2020. The premium Renewal by Andersen windows also include a transferable 20-year warranty, adding exceptional value and quality.Outside, the impressive 200-foot-deep backyard offers plenty of room to enjoy, with no rear neighbors providing a peaceful and private setting for entertaining, gardening, or simply relaxing. Situated on a quiet dead-end street with a neighborhood playground at the end of the road, this home offers the perfect combination of privacy and a welcoming community atmosphere.With extensive renovations, thoughtful design, quality upgrades, and an exceptional lot, this move-in-ready home is truly one you won’t want to miss. Offers will be reviewed as they come in. If deemed necessary, an offer deadline will be set.

3093 Lyth Rd, Hamburg
$164,999
2 Beds ⋅ 1 Baths ⋅ B1700464 MLS
Welcome 311 Fillmore Avenue in the City of Tonawanda, NY 14150. The home is move in ready and good curb appeal. This home has been completely renovated and is ready for its next owner! Maintenance free vinyl siding, newer roof, fresh landscaping and a new garage door make up the exterior. The interior you will find brand new vinyl floors, new recessed lighting throughout, fresh paint and large living space. This home is also mechanically sound. The boiler and hot water tank are both under 10 years old. The roof is approximately 7 years old. Total property taxes currently sit around $4670. Showings begin Monday 7/27/26 at 9:00 AM. Please give 24 hour notice before scheduling a showing.

311 Fillmore Avenue, Tonawanda
$268,500
3 Beds ⋅ 2 Baths ⋅ R1701138 MLS
Welcome to 2215 Willard street Extension. Beautiful historic built in 1900. This meticulously maintained home includes 5 acres, with an incredible garage with second floor flex space. Classic floor plan includes..Open Staircase, original hardwood floors, bonus room (great office space) living room. The home features an open- concept eat in kitchen that was designed for maximum efficiency. Stylish counters, wood cabinetry, built in microwave, dishwasher, garbage disposal, tile floor. The convenient first floor laundry and half bath is off the kitchen. The second floor consists of three bedrooms, with ample closets, full bath, linen closet. The breezeway connects the house and garage. One of the centerpieces of this property is the impressive attached garage 28 X 30, with cement floor, with second floor great storage, perfect spot for a game, work space. Vinyl sided maintenance free exterior, vinyl windows. Full basement. Shed. Falconer School District. Turn key move in ready.

2215 Willard Street Extension, Ellicott
$99,900
3 Beds ⋅ 2 Baths ⋅ R1701191 MLS
Great location, great price and plenty of potential! This three-bedroom home sits on a desirable corner lot and offers spacious rooms with charming original details, including a fireplace, built-in shelving and hardwood flooring. The full bath features a large vanity and tiled tub surround, while the basement provides additional usable space, abundant shelving and a convenient toilet. The home is ready for some fresh paint, new flooring and your personal touches, but the size, character and location make it well worth the effort. A terrific opportunity to build equity and make this home your own!

8 Fullerton Avenue, Jamestown
$549,900
3 Beds ⋅ 2 Baths ⋅ B1701438 MLS
EXPERIENCE REFINED WATERFRONT LIVING AND GENTLE BREEZES IN THIS BEAUTIFULLY DESIGNED HOME WHERE TIMELESS ELEGANCE MEETS MODERN COMFORT. FROM THE MOMENT YOU STEP INSIDE, YOU'LL BE CAPTIVATED BY THE DRAMATIC SUSPENDED WOOD BEAMS THAT CREATE STRIKING ARCHITECTURAL INTEREST AND DEFINE THE EXPANSIVE OPEN-CONCEPT LIVING SPACES! THE STUNNING LIVING ROOM FLOWS EFFORTLESSLY INTO A DESIGNER KITCHEN, CREATING THE PERFECT SETTING FOR ENTERTAINING OR SIMPLY ENJOYING THE TRANQUIL WATERVIEWS! A SOPHISTICATED EXOTIC MARBLE FRONT FIREPLACE SERVES AS A CENTERPIECE OF THE LIVING AREA AND AN UNMISTAKABLE TOUCH OF LUXURY! THE REMODELED KITCHEN HAS CUSTOM CABINETRY /GLASS DOORS/CROWN MOULDING/FULLY APPOINTED W/ STAINLESS STEEL APPLIANCES-GENEROUS QUARTZ COUNTER SPACE-BREAKFAST BAR- LOVELY BACKSPLASH FIRST FLOOR PRIMARY BDRM, WITH A TRANSFORMED ADJACENT SPA INSIRED BATHROOM-FREESTANDING TUB CREATES A FOCAL POINT PLUS A SPACIOUS WALK IN SHOWER W/ CERAMIC WALL AND FLOOR DETAILS. THE TRENDY VESSEL SINK GIVES A CONTEMPORARY FEEL! THE POWDER RM SHOWCASES AN EXOTIC MARBLE SINK! HARDWOOD FLOORS FEATURED IN MOST 1ST FLOOR ROOMS! THE SECOND FLOOR IS ONE HUGE ROOM WITH HUGE POTENTIAL TO ADD ANOTHER BATHROOM OR SPLIT INTO TWO ROOMS - OR MAKE IT A FAMILY ROOM/THEATRE ROOM!! RICH COLORED LAMINATE FLOORING -LARGE WINDOW FOR GREAT VIEWS OF BREATHTAKING SUNSETS! FULL BASEMENT IS EXCEPTIONAL STORAGE SPACE PLUS A BONUS FINISHED ROOM (HOME OFFICE?) PLUS A FULL BATH WITH TUB! PATIO HAS A FIREPIT AND EXTENDS UNDER A CANVAS AWNING AREA -WROUGTH IRON FENCING WAS THOUGHTFULLY PLACED ALONG REAR PROPERTY LINES BUT DOESN'T BLOCK THE COVETED SUNSET AND WATER VIEWS! SELLER HAS BEAUTIFULLY TRANSFORMED THIS SHOWCASE IN THE LAST 12 YEARS! Seller has set a negotiation deadline for Wednesday, 7/29 @ 5pm. Seller desires, highest and best offer.

4548 Lake Shore Road, Hamburg
$275,000
3 Beds ⋅ 1 Baths ⋅ R1701154 MLS
Enjoy the best of Chautauqua Lake living with this beautifully updated 3-bedroom ranch offering 80 feet of canal frontage and easy access to the open waters of Chautauqua Lake. Whether you're heading out for a day on the water, casting a line from your backyard, or simply relaxing by the canal, this property is designed to make the most of its exceptional waterfront location. Inside, the home offers the convenience of stairless entry and comfortable one-level living. Over the past decade, this home has been thoughtfully maintained and extensively updated, providing peace of mind for years to come. Improvements include a new central A/C system, new roof, new windows, new back patio, resurfaced driveway, remodeled bathroom, updated laundry room, new flooring, new siding and flashing, along with many additional enhancements throughout. Need room for hobbies, storage, or your water toys? The large detached garage is complemented by three additional storage rooms, offering exceptional space for tools, seasonal equipment, and recreational gear. Situated at the north end of Chautauqua Lake, you'll enjoy convenient access to nearby dining, shopping, golf, and all the year-round attractions the area has to offer. Whether you're searching for a full-time residence, seasonal retreat, or a place to embrace the lake lifestyle, this ranch is one you won't want to miss!

6044 Mill Road, Chautauqua
$244,900
4 Beds ⋅ 2 Baths ⋅ B1701437 MLS
Welcome to 961 Tonawanda Street, Buffalo, NY 14207 — a beautifully renovated 5-bedroom, 2 full bathroom single-family home with a commercial storefront opportunity, conveniently located near shopping, restaurants, schools, public transportation, and all everyday amenities. This versatile property offers excellent potential for owner-occupants, business owners, or investors looking for mixed-use possibilities. The property has been extensively updated from top to bottom with quality workmanship throughout. Recent improvements include new windows, new exterior and interior doors, completely remodeled kitchen and bathrooms, brand-new electrical and plumbing systems, new siding, new furnace, hot water tank, and new luxury vinyl flooring throughout. All renovations were completed by licensed contractors with City of Buffalo permits and approvals for added peace of mind. A recent inspection has also been completed. Don’t miss this move-in ready property offering modern updates, functional space, and excellent convenience in a rapidly growing area of Buffalo. Also listed as Commercial/Mixed Use, see ML#B1701443

961 Tonawanda Street, Buffalo
$249,900
3 Beds ⋅ 2 Baths ⋅ B1700564 MLS
Welcome to "The Pink House!" This rock-solid ranch, ideally situated just outside the Village of Warsaw, offers the perfect blend of a serene country feel and convenient living. The sale includes two parcels totaling 0.7507 acres! Inside, you will find a spacious living and family room alongside a functional kitchen that opens directly to scenic nature views off the back deck. This home is complete with a fenced-in yard area perfect for your fur-babies. The full basement expands your living space even further, featuring a cozy wood-burning fireplace for chilly evenings, while the oversized garage provides abundant storage. Ready for you to make it your own with minimal effort, this home is an incredible opportunity. Join us for the Open House on Sunday, 7/26 from 11:00 AM to 1:00 PM. Delayed negotiations are in effect, with all offers due on Sunday, 8/2/2026 by 5:00 PM.

5148 Curtis Road, Warsaw
$259,900
3 Beds ⋅ 1 Baths ⋅ B1701004 MLS
Charming All-Brick Ranch – Beautifully Maintained Inside & Out! Welcome home to this beautifully maintained all-brick ranch offering timeless charm and comfortable one-floor living. This inviting home features 3 spacious bedrooms, 1.5 bathrooms, and hardwood floors that add warmth and character. The bright eat-in kitchen provides the perfect space for everyday meals and gatherings, while newer windows enhance energy efficiency and fill the home with natural light. The partially finished basement offers additional living space that's ideal for a family room, home office, recreation area, or workout room, along with plenty of storage. Outside, you'll appreciate the 2-car garage with a convenient enclosed Florida room, perfect for relaxing, entertaining, or enjoying the seasons in comfort. The home sits on a nicely landscaped yard with a concrete driveway, offering excellent curb appeal and low-maintenance living. This move-in-ready home combines quality construction, thoughtful updates, and pride of ownership throughout. Don't miss your opportunity to make this wonderful ranch your next home! Showings begin immediately; offers reviewed as received. Sellers reserve the right to add an offer deadline.

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

62 Heritage Road W, Amherst
$699,999
3 Beds ⋅ 3 Baths ⋅ B1701210 MLS
One of the best views of Lake Ontario in Wilson! This sprawling ranch is beautifully situated on over an acre, offering breathtaking lake views and a peaceful, park-like setting. The bright, open-concept living and dining area is highlighted by a stunning picture window that perfectly frames the lake, creating an ideal space to relax or entertain. Designed for convenient one-floor living, the home features a spacious primary suite with a private bath, first-floor laundry, an eat-in kitchen, hardwood floors, and an attached two-car garage. Step outside to the oversized deck, added in 2021, overlooking the private backyard and enjoy the in-ground pool installed in 2020. Whether you're taking in the spectacular views from the front of the home or relaxing in the tranquil backyard, this property offers the perfect balance of comfort, privacy, and natural beauty. Meticulously maintained and thoughtfully updated, the home includes a new roof and gutters (2018), backup generator (2020), hot water tank (2022), and furnace with central air (2022), providing peace of mind for years to come. Square footage differs from public footage per appraisal. This is a rare opportunity to own a move-in ready home with some of the most spectacular Lake Ontario views in the area. Showings begin Thursday, 7/30 at 9am.

4162 E Lake Road, Wilson
$249,900
3 Beds ⋅ 1 Baths ⋅ R1701421 MLS
Charming ranch home on just under 5 acres in the Town of Bethany. Features 3 bedrooms, 1 full bath, spacious living room, and large eat-in kitchen. Enjoy peaceful country views from the covered front porch. Property includes two barns, ideal for storage, livestock, or hobbies. A great opportunity for a hobby farm or quiet rural living. Delayed negotiations, offers due Thursday, July 30, 2026 @ 12:00PM. H112956

5011 Paradise Road, Bethany