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$190,000
3 Beds ⋅ 1 Baths ⋅ B1688200 MLS
Showings begin 7/23/2026 Sellers will entertain offers after 7-29-2026 at 12 noon. Enjoy the best of both worlds with this charming three-bedroom ranch situated on a beautiful country-like lot while still being conveniently located in the city. Relax and unwind on the spacious front porch or gather with family and friends around the backyard fire pit. Inside, you'll find a beautifully remodeled full bathroom and a open floor Kitchen area . This home has a functional layout ready to make your own. The dry basement offers excellent storage or the potential for additional living space. Recent updates include a furnace installed in 2014, a hot water tank that is only three years old, and blown-in attic insulation for added energy efficiency. Outside, the double-wide driveway provides ample parking, and two storage sheds offer plenty of room for tools, lawn equipment, and outdoor toys. This inviting home combines comfort, convenience, and a serene setting you'll love coming home to. Very close to the Niagara River and Oppenheim Park.

522 Witmer Road, North Tonawanda
$99,900
2 Beds ⋅ 1 Baths ⋅ B1700958 MLS
This home affords you the closeness of Silver Lake with a public boat launch nearby, and much more to enjoy in the area. Charcoal Corral, Letchworth and so much more! Oversized attached 2 car garage w/water and workshop area. Corner lot for privacy. The view can be enjoyed from the covered patio with no across the street neighbors! Large living room w/eat in kitchen. Upstairs you will find the bath and 2 bedrooms, one w/walk in closet. Newer furnace or use the propane wall heater. Showings begin immediately with any offers due July 28 at 5pm.

6775 E Lake Rd, Castile
$89,900
1 Beds ⋅ 1 Baths ⋅ B1700947 MLS
Enjoy this YEAR ROUND cottage close to Silver Lake (some view). So many possibilities, Primary home or vacation home or air b n b! So charming with open living/dining combo with oversized bath w/laundry hookups and one bedroom. Mini split for heat and AC. New 200 amp service. Patio and large yard as well as ample sized parking area AND the lot across the street is all yours too! Park a camper, possibly another small cottage, use for recreation. Great location with a public boat launch, Charcoal Corral, Letchworth Park, all nearby, so much to enjoy! Don't forget all the winter activities as well! Move in ready!

4366 Springbrook Rd E, Castile
$320,000
3 Beds ⋅ 2 Baths ⋅ B1701102 MLS
Welcome to this beautifully updated North Buffalo bungalow double in one of the area’s most sought-after locations! Just steps from vibrant Hertel Avenue, you’ll love being close to popular restaurants, shops, cafes, and neighborhood favorites. Since purchase, this property has undergone MANY impressive updates, making it truly move-in ready. Major improvements include whole-house updated electrical, new PEX plumbing, hot water tank (2023), and vinyl flooring throughout. The entire exterior was freshly painted in 2024, adding to the home’s curb appeal. Both kitchens have been tastefully updated with granite countertops and appliances, while the bathrooms have also been refreshed. The basement offers convenient laundry space complete with newer Samsung washer and dryer. Outside, enjoy a great yard perfect for entertaining, gardening, or relaxing, plus a detached 2-car garage for added convenience. Whether you’re looking for an owner-occupy opportunity or a smart investment, this North Buffalo gem is a must see!

167 Commonwealth Avenue, Buffalo
$399,900
3 Beds ⋅ 2 Baths ⋅ B1700895 MLS
Well maintained and lovingly cared for, this 3-bedroom, 2-bath, 1,600+square-foot ranch offers a spacious floor plan with endless possibilities! The welcoming family room features a cathedral ceiling, fireplace, wet bar, and custom built-in shelving, creating a warm and inviting gathering space. Enjoy the formal dining room and front living room with picturesque views, offering additional space for entertaining or relaxing. The oversized primary suite is a standout feature, complete with a private en-suite bath featuring a Jacuzzi tub, separate shower, and abundant storage. The eat-in kitchen includes all appliances, including the refrigerator, dishwasher, electric range (washer/dryer, too) A second full bath adds convenience for guests. A full, dry basement provides exceptional storage and endless possibilities for additional living space, while the attached one-car garage adds everyday convenience. Step outside to enjoy the beautifully landscaped yard, partially fenced with large deck. Major updates within the past five years include the furnace, central air, hot water tank, and exterior drainage improvements. Conveniently located near shopping, restaurants, and parks, this home offers a wonderful opportunity for its next owner to enjoy today while making it their own.

1307 Fairfax Avenue, North Tonawanda
$399,000
3 Beds ⋅ 2 Baths ⋅ B1699928 MLS
NEW! NEW! NEW! Welcome to 789 Lake Street where modern luxury meets the relaxed lifestyle of Grandview Bay, just moments from the shores of Lake Erie. Situated on over an acre of land, this beautifully renovated 3 bedroom, 2 full bath home has been completely transformed from top to bottom and is truly move in ready. The stunning new kitchen features stylish finishes like quartz countertops and stainless steel appliances, while both the first and second floor bathrooms have been thoughtfully remodeled with brand new fixtures and finishes. Every detail has been carefully updated, including new recessed lighting, fresh paint and flooring throughout, and updated light fixtures. The spacious primary suite offers a truly unique retreat with cathedral ceilings, fireplace, and a custom walk in closet, creating the perfect blend of comfort and character. Step outside to enjoy your own private oasis with a newly built covered front porch, new siding, a fully fenced backyard, and a custom built in stone fire pit, ideal for entertaining or relaxing after a day at the lake. Additional improvements include a new mechanicals, smart thermostat, brand new windows throughout, and smart front door locks, offering modern comfort, energy efficiency, and convenience. Located just minutes from Lake Erie, you'll enjoy easy access to everything Grandview Bay has to offer, including beaches, boating, fishing, waterfront dining, and some of Western New York's most spectacular sunsets. Whether you're looking for a full time residence or a peaceful retreat near the water, this home delivers the perfect combination of luxury, privacy, and location. This is a rare opportunity to own a completely renovated home in one of the area's most desirable lake communities. Simply unpack and start enjoying everything 789 Lake Street has to offer.

789 Lake Street, Evans
$59,000
4 Beds ⋅ 2 Baths ⋅ B1700600 MLS
Great investor opportunity in Buffalo! This 1,683 sq ft two-family duplex (up/down setup) features 4 bedrooms and 2 bathrooms total, with 2 beds and 1 bath per unit. The property offers solid curb appeal and an unfinished basement for extra storage space. The upper unit is well-maintained with functional flooring and kitchen space, while the lower unit serves as a blank canvas ready for a full custom transformation. Ideal project for buyers looking to add value and build equity in 14211. No HOA fees.

250 Box Avenue, Buffalo
$400,000
4 Beds ⋅ 3 Baths ⋅ B1700655 MLS
Located on a dead-end street with easy access to Devil's Hole State Park and the Niagara Gorge Scenic Trail. This beautifully maintained 4 bedroom, 2.5 bath home offers 2,189 SqFt with quality craftsmanship evident throughout, including natural woodwork, solid oak doors & hardwood flooring, creating a warm and inviting place to call home. Exterior soffit lighting enhances the home's curb appeal. The foyer offers two coat closets for convenient storage. The living room provides a comfortable gathering space for family and friends. The adjoining formal dining room creates a natural flow for both everyday living and entertaining, complete with a wet bar, a wall of windows and a sliding glass door that seamlessly connect the indoor and outdoor living spaces. Outside, the fully fenced backyard with a vinyl privacy fence is centered around a large covered concrete patio with recessed lighting, complemented by beautiful landscaping, a storage shed and playset. The kitchen features granite countertops, tile backsplash, hardwood flooring, pull-out drawers, a pantry, skylight and coffee bar with beverage refrigerator. The breakfast room includes additional granite counter space, extra storage and a bay window. The first-floor primary suite features hardwood flooring and a walk-in closet. A first-floor laundry room with half bath. Upstairs you'll find three additional bedrooms, each with a walk-in closet and luxury vinyl plank flooring, along with a full bath and a dedicated office that could easily serve as a fifth bedroom. The finished basement provides additional living space. The insulated garage includes rubber tile flooring and overhead storage racks. Updates include: 2 bedroom addition, gutters, soffit lighting, finished basement, bathroom quartz countertop & sink, 3 mini split units, insulated & finished garage, and LVP flooring in 3 upper bedrooms, all in 2025. Covered concrete patio 2024. Shed 2023. Most windows, insulated overhead garage door & opener 2021. Vinyl fence, 4 mini split units, electrical service & panel, HWT, waterproofing, dining Rm & foyer LVP flooring, carpet, storm door & garage man door 2019. Showing begin 7/25

4321 Niagara Rapids Boulevard, Niagara Falls
$414,900
4 Beds ⋅ 2 Baths ⋅ B1700992 MLS
Spacious 4-bedroom, 1 1/2 Baths, Split Level home in Tranquil Clarence neighborhood boasting New Septic System 2025, Covered Patio in Fully Fenced yard (No Rear Neighbors), Spacious Interior includes Large Living Room, Formal Dining room, Bedrooms with Hardwood Floors, Kitchen with Under Cabinet Lighting, New Stainless Steel Appliances, Granite Counter tops, Breakfast Bar Plus Butcher Block Center Island overlooking the Family Room, Basement Rec Room & Bar, Low Clarence Taxes, Close to Clarence Schools, Shopping, and Restaurants. Agent Owned

4540 W Overlook Drive, Clarence
$395,000
2 Beds ⋅ 3 Baths ⋅ R1700558 MLS
A private, fenced courtyard filled with colorful flowers and a covered front porch create a warm and inviting welcome. Inside, the open-concept living and dining area features attractive Engineered Hardwood flooring, a cozy gas fireplace, and picturesque lake views that make the space perfect for relaxing or entertaining. The galley-style kitchen features granite countertops, tiled flooring, ample cabinet space, and stainless steel appliances, including a refrigerator, gas range, microwave, and dishwasher. A convenient half bath completes the main level. Upstairs, you'll find two comfortable, carpeted bedrooms and two full bathrooms. The primary bedroom opens to a private balcony overlooking Chautauqua Lake—the perfect spot to enjoy your morning coffee or unwind while taking in the sunset. One of the full bathrooms features a walk-in shower and convenient second-floor laundry, adding everyday ease and functionality. Residents enjoy the ease of HOA-maintained living, with fees that include water, parking, and access to a community boat dock. Sewer charges are $88.50, and there is a $100 lift installation fee per move. The community welcomes up to two pets (dogs and/or cats); exotic animals are not permitted. Whether you're looking for a year-round residence or a vacation getaway, this fully furnished townhouse offers scenic lake views, desirable amenities, and a welcoming community in one of Chautauqua Lake's most sought-after locations.

5672 The Circle, Ellery
$149,900
4 Beds ⋅ 2 Baths ⋅ B1700133 MLS
Welcome to 2254 Niagara Avenue! This well-maintained 4-bedroom, 2-bath home offers the perfect blend of timeless character, generous living space, and modern updates. Step inside to a spacious living room that flows seamlessly into a formal dining room, creating an inviting space for everyday living and entertaining. The kitchen features abundant cabinetry, ample countertop space, and a convenient breakfast bar for casual dining. The second floor offers three comfortable bedrooms and a beautifully renovated full bathroom, while the finished third floor provides an expansive fourth bedroom that could also serve as a private primary suite, home office, or bonus recreation space. The basement adds even more functionality with a second full bathroom, offering added convenience for guests, a growing household, or future finishing possibilities. Step through the sliding glass doors off the dining room to your own backyard retreat. Relax on the covered deck overlooking the fully fenced yard and enjoy the included above-ground pool—perfect for summer gatherings. A newer storage shed provides plenty of room for lawn equipment and seasonal storage. Additional highlights include beautiful original woodwork throughout, a welcoming covered front porch, and an owned security system for added peace of mind. Conveniently located near schools, shopping, parks, and local amenities, this move-in-ready home offers the space, character, and amenities today's buyers are looking for.

2254 Niagara Avenue, Niagara Falls
$275,000
4 Beds ⋅ 2 Baths ⋅ B1698818 MLS
Welcome to 18 Maple Street in the Village of Arcade, a spacious 4+ bedroom home offering over 2,600 square feet of living space in a desirable village location. Just a short walk to the Village Park, downtown Arcade, and everything the village has to offer, this home combines classic charm with the space today's buyers are looking for. The first floor offers plenty of room to spread out with multiple living areas, a formal dining room, first-floor laundry, and a beautifully updated full bathroom. The nicely updated kitchen opens to a comfortable family room with a gas fireplace, while the original woodwork and beautiful staircase showcase the character of the home. Upstairs you'll find four generously sized bedrooms along with another beautifully updated full bathroom. Need even more room? The finished third floor adds over 400 square feet of additional living space, featuring a large living room plus two additional rooms that could be used as guest rooms, bedrooms, home offices, hobby rooms, or whatever best fits your needs. Outside you'll appreciate the covered front porch, attractive landscaping, detached garage, and backyard space to enjoy. Major updates include a steel roof installed in 2017, vinyl replacement windows, and a recently painted exterior. If you've been searching for a home with plenty of living space, classic character, and a desirable Village of Arcade location, this is one you'll want to see.

18 Maple Street, Arcade
$164,900
R1701055 MLS
Build your custom estate on this 3-acre Fredonia, NY lot, offering the ideal balance of quiet village living and direct access to metropolitan amenities. Zoned A-R, this property allows for horses, hobby farming, & barndominiums. Ready to start projects on day one? The acreage includes a pristine, structurally sound 32 x 60, (212 foot doors & 16 foot ceilings) pole barn, ideal for equipment & storage. Located minutes from local conveniences and major travel routes (I-90 and Route 20), you can enjoy rural peace while remaining within an hour's drive of major jobs, entertainment, and airports in Buffalo NY & Erie PA. Village of Fredonia has approved and planned for city water and city sewer to run up Straight Rd to Christy Rd in early 2027

Straight Road, Pomfret
$75,000
5 Beds ⋅ 1 Baths ⋅ B1700732 MLS
Opportunity awaits! This spacious 1,600 sq. ft. cottage-style home offer good things for u. A true fixer-upper, this property is ready for your cosmetic vision while providing a solid foundation to build on, featuring a stone foundation, HE furnace (23'), HWT (22'), a newer architectural shingle roof, and low-maintenance vinyl siding. The inviting covered front porch welcomes you into a traditional floor plan with a front foyer, living room, spacious formal dining room, and a large eat-in kitchen complete with a center island, walk-in pantry, and abundant cabinetry. The first floor also includes a full bath and two bedrooms, while the second floor offers three additional bedrooms. Outside, you'll find two backyard storage sheds for added convenience. Whether you're an investor seeking your next renovation project or an owner-occupant looking to build sweat equity, this home is packed with potential.

97 Burch Avenue, West Seneca
$103,899
2 Beds ⋅ 2 Baths ⋅ B1699821 MLS
This family home is ready for those looking to renovate, invest, and build equity. Located in the heart of Buffalo's thriving West Side, this classic home offers tremendous potential for homeowners and investors alike. Major improvements—including a new roof, furnace, and hot water tank—have already been completed, giving buyers a valuable head start on renovations. Inside you'll find spacious living areas, two full bathrooms, a flexible bonus room currently used as a third bedroom, and plenty of opportunity to customize the interior to your style. Outside, enjoy a large backyard, covered front porch, and convenient access to Downtown Buffalo, the waterfront, Niagara Street redevelopment, local restaurants, shopping, schools, and expressways. This is a rare opportunity to purchase a home with solid fundamentals in one of Buffalo's most active and growing neighborhoods. Bring your vision and unlock this property's full potential!

280 Dewitt Street, Buffalo
$75,000
3 Beds ⋅ 2 Baths ⋅ B1700219 MLS
Welcome to this well-maintained 3-bedroom, 2-bath double-wide manufactured home offering 1,404 square feet of comfortable living space in Arcade Valley Estates. The open floor plan creates a spacious feel and is perfect for everyday living and entertaining. The kitchen features abundant cabinetry and generous counter space, with the refrigerator and stove included. Some newer flooring adds a fresh touch, and the sliding glass door opens to a nice concrete patio—an ideal spot to relax or enjoy the outdoors. Conveniently located in the Pioneer School District with Arcade Electric service, this home offers affordable, low-maintenance living in a welcoming community. Purchaser must obtain park approval.

53 Southview Dr, Arcade
$374,000
3 Beds ⋅ 2 Baths ⋅ B1700670 MLS
Step inside your dream home at 117 Patrice Terrace, perfectly situated within the highly sought-after Williamsville Central School District! This completely updated, move-in-ready gem boasts 3 bedrooms and 1.5 baths, designed from top to bottom for modern living and effortless entertaining. Walk in through the charming covered front porch to a bright, airy foyer featuring a spacious coat closet that flows seamlessly into the family room. Here, stylish whitewashed shiplap and a sliding patio door draw you right out to your private outdoor oasis. Flooded with natural light from updated vinyl windows and accented by crisp white crown molding, the living room centers around a cozy gas-insert fireplace flanked by custom built-in bookcases. Gorgeous hand-scraped hardwood floors guide you into the formal dining room—complete with a custom plate rail—and into the heart of the home. The kitchen features pristine white craftsman-style cabinets, included appliances, a convenient coffee bar for your morning routine, and a functional peninsula for quick bites, this space overlooks the family room so you're never disconnected from your guests. Upstairs, you'll find three comfortable bedrooms and a full bath. The primary suite is a true sanctuary featuring a tray ceiling, wall-to-wall carpeting, a walk-in closet, and its very own cozy gas fireplace for those chilly winter nights! Plus, convenient access to a spacious walk-in attic means storage will never be an issue. Step outside to an entertainer's dream! Choose between the covered patio with custom concrete flooring, the composite deck, or the stunning custom concrete patio with a firepit. Surrounded by professional landscaping and fully fenced, this backyard is built for unforgettable evenings. A spacious 1-car heated garage complete with a rear storage and workspace, plus the peace of mind of a quiet, sidewalk-lined neighborhood served by fantastic schools. Don't let this incredible opportunity slip by! Showings begin immediately. Open House, Sunday, July 26th from 1:00 PM – 3:00 PM. Offers due Tuesday, July 28th at 10:00 AM.

117 Patrice, Amherst
$525,000
4 Beds ⋅ 3 Baths ⋅ B1701030 MLS
Beautiful traditional 4 bedroom, 2.5 bath home situated on a private wooded lot. Home is in move in condition with updates to the roof, garage doors, concrete driveway. Home offers a gracious formal dining room. Formal living room, spacious office / den. Spacious family kitchen complete with bar all newer appliances. Entertainment family room with gas fireplace, vaulted ceiling. Primary bedroom with walk in closet, full ensuite bath, Main floor laundry. This home is being aggressively priced for the area. Enjoy the spacious wooded lot allowing you to open all ideas in landscape almost like using an artist paint brush. Newer roof, newer concrete driveway.Newer garage doors, Still plenty of time to be in for the school year. Seller is very motivated. This will be a short lived listing. Furniture is also optional. Williamsville school district, very friendly neighborhood. This home is aggressively priced. You will not be​​‌​​​​‌​‌​​​​‌‌​​‌‌​‌‌​​‌​​​‌​‌ dissapointed.

231 Londonderry Ln, Amherst
$419,990
6 Beds ⋅ 3 Baths ⋅ B1700741 MLS
Welcome to 307 S. Ellicott Creek! Tucked away on a private 1.70-acre flag lot approximately 250 feet from the road, this spacious 6-bedroom, 3-full-bath home offers 2,479 square feet of well-designed living space along the banks of Ellicott Creek, where you can enjoy kayaking, fishing, and other outdoor recreation just steps from your backyard. The main floor features an open-concept kitchen and living room centered around a cozy wood-burning fireplace, seamlessly flowing across the open foyer and into the formal dining room—creating an ideal space for both everyday living and entertaining. Two first-floor bedrooms and a full bathroom provide exceptional flexibility for multigenerational living, guest accommodations, or a dedicated home offices. An attached two-car garage, conveniently located at the rear of the home, offers easy access and additional storage. Upstairs, you'll find four additional bedrooms and a full bathroom, including a spacious primary suite complete with a private en suite bath and walk-in closet. Major updates provide added peace of mind, including a house roof (2020), garage roof (2025), electric panel (2018), hot water tank (2018), and a NAVIEN modulating boiler (2024). Conveniently located in the Sweet Home School District, this home is just minutes from the University at Buffalo North Campus, I-990 for easy commuting, and the shopping, dining, and everyday conveniences along Niagara Falls Boulevard. Nature lovers will also appreciate the nearby walking and biking trails, adding to the property's exceptional location. You don't find a home this big, on this sized property, offering all of this very often in Amherst, so don't delay and get in today! Open House: Saturday, July 25, 10:00 AM–12:00 PM and Sunday, July 26, 1:00 PM–3:00 PM.

307 S Ellicott Creek Road, Amherst
$1,100,000
4 Beds ⋅ 4 Baths ⋅ B1700668 MLS
The Key To Your Luxury Dream Home is here at this Meticulously Maintained 2017 Custom Built Forbes Capretto Home located in highly sought Spaulding Green.Offering 4,084 sq. ft. of finished living space across 3 levels, featuring 4 beds, 3.5 baths & open-concept floor plan ideal for everyday living & entertaining.Exterior showcases shake vinyl siding w/stone accents, architectural roof, oversized Pella windows, prof landscaping, exterior lighting, covered front porch w/seating, X-Wide concrete driveway, front walkway & an oversized 3-car attached garage. Upon entering, you’re welcomed by gleaming hardwood floors, dramatic 2 story foyer, and an elegant split staircase that immediately showcase the home’s impressive design&craftsmanship. Front Living Rm /Dining Rm offers a flex space for your needs. $20k custom wood shutters are a tasteful addition to the homes interior. The Open-Concept Chef's Eat-In kitchen flows seamlessly into the spacious family rm, creating the perfect gathering space. Kitchen features granite countertops, shaker-style cabinetry, stainless steel appliances, Dbl Ovens, center island w/breakfast seating, abundant prep space & overlooks the main living area filled w/natural light.Conveniently located off the garage is a functional mudroom w/custom cubbies & adjacent 1'st Flr laundry rm, providing the perfect everyday drop zone.The 2'nd flr Primary Suite is a private retreat featuring a tray ceiling, spacious walk-in closet, and a Spa Bath w/ dual vanities, an air-jetted soaking tub, and a tiled walk-in shower. Also on the second floor is a private ensuite bedroom with its own full bath, plus 2 additional bedrooms connected by a Jack-and-Jill full bathroom, all offering generous closet space.The professionally finished lower level adds exceptional living space with a large family room, recreation area, fitness room, egress window and abundant storage. Step outside to your own backyard oasis featuring an oversized covered patio, expansive green space, custom hardscape patio with fire pit and plenty of room for entertaining while enjoying the beautifully landscaped yard.Some Rooms Virtually Staged for Design & Layout. A Must See To Appreciate!

5345 Glenview Drive, Clarence
$65,000
2 Beds ⋅ 2 Baths ⋅ R1700245 MLS
Welcome to easy SEASONAL living in the desirable Lawndale community on beautiful Chautauqua Lake! This well-maintained and recently updated single-wide mobile home offers 2 bedrooms and 1.5 baths in a peaceful lakefront setting. Recent improvements include new flooring, fresh interior paint, new appliances, a new metal roof (2025), and a new in-wall air conditioning unit, making this home truly move-in ready. Being sold fully furnished, you can start enjoying lake life from day one. Additional outdoor amenities include a recently remodeled covered porch, perfect for relaxing and enjoying the peaceful surroundings, a craftsmen built 8' x 10' storage shed with a new metal roof, two full-size gravel parking spaces, and a separate newly graveled area ideal for your grill, golf cart, kayaks, bicycles, or other outdoor recreational equipment. Enjoy the convenience of shared lake access with a dock and boat slips, perfect for boating, fishing, kayaking, or simply relaxing by the water. Whether you're looking for a summer getaway or a quiet seasonal retreat, this property offers the ideal combination of comfort, recreation, and low-maintenance living in a serene lakeside community. All offers are contingent upon park approval. Per Lawndale community rules, no pets are permitted.

5 Lawndale Rd, Chautauqua
$3,500,000
8 Beds ⋅ 6 Baths ⋅ B1700361 MLS
Discover an extraordinary destination property offering unmatched versatility, breathtaking surroundings, and incredible income potential. At the heart of the property is a beautifully restored main home where timeless character and craftsmanship shine through stunning original woodwork. Extensive renovations have blended historic charm with modern comfort, including updated kitchens and bathrooms, new windows, flooring, walls, insulation, plumbing, and electrical systems.With direct access to Lake Ontario, this one-of-a-kind property is perfectly suited for retreats, weddings, corporate events, camps, vacation rentals, family reunions, and outdoor recreation. The property features an impressive variety of lodging accommodations designed to host groups of all sizes. Overnight guests can enjoy five residential homes, nine glamping cabins, a 20-room dormitory-style hotel, two private suite apartments accommodating up to five and two guests, a large bunk room with 60 beds, and a newly developed cabin retreat area that comfortably sleeps more than 50 additional guests. Whether hosting intimate gatherings or large-scale events, the accommodations provide exceptional flexibility.Outdoor enthusiasts will appreciate 16 full RV hookup sites, with infrastructure already in place to expand to an additional 30–35 RV sites, creating even greater revenue potential. Campers can also enjoy 25 tent sites, allowing visitors to fully experience the property’s stunning natural surroundings.Designed for recreation, hospitality, and events, the grounds include a conference and meeting center, game room, fitness center, concession area, shared commercial-style kitchen, maintenance garage, campfire gathering areas, expansive open spaces, and direct access to the shoreline of Lake Ontario.This is far more than a piece of real estate—it’s a thriving hospitality and event destination with endless possibilities. Whether your vision is to operate a resort, campground, retreat center, wedding and event venue, corporate training facility, youth camp, or income-producing vacation destination, this waterfront property offers limitless potential for growth, expansion, and long-term success.

6419 Lake Road, Newfane
$799,000
B1699608 MLS
Listed for sale separately under B1698518 and B1698526. Exceptional investment opportunity featuring two neighboring mixed-use commercial properties being offered together. Each property includes a commercial storefront on the first floor and a residential apartment on the second floor, creating multiple income-producing possibilities in one package. Whether you're looking to expand your investment portfolio, establish a business presence while generating rental income, or capitalize on the flexibility of mixed-use properties, this offering provides tremendous potential. Located side by side in an established commercial corridor with strong visibility and convenient access to surrounding businesses, this unique package offers versatility that is difficult to find. Properties are available individually or together to suit your investment goals.

1357-1361 Hertel Avenue, Buffalo
$399,000
B1698526 MLS
Listed for sale as a package under B1699608. Opportunity awaits with this mixed-use property offering both commercial and residential space in one versatile package. The first floor features a storefront with excellent visibility, making it ideal for a variety of business uses, while the second floor offers a spacious apartment that can provide additional income or owner-occupant flexibility. Whether you're an investor looking to expand your portfolio or an entrepreneur seeking the convenience of operating a business with residential space above, this property offers endless potential. Conveniently located in an established commercial corridor with easy access to nearby businesses, amenities, and major roadways. Also available as part of a package with the neighboring property at 1357 Hertel Ave for an expanded investment opportunity.

1361 Hertel Avenue, Buffalo
$399,000
B1698518 MLS
Listed for sale as a package under B1699608 with ability to add 1361 Hertel and 50 Saranac. Opportunity awaits with this mixed-use property offering both commercial and residential space in one versatile package. The first floor features a storefront with excellent visibility, making it ideal for a variety of business uses, while the second floor offers a spacious apartment that provides additional income. Whether you're an investor looking to expand your portfolio or an entrepreneur seeking the convenience of operating a business with residential space above, this property offers endless potential. Conveniently located in an established commercial corridor with easy access to nearby businesses, amenities, and major roadways.

1357 Hertel Avenue, Buffalo
$249,999
3 Beds ⋅ 1 Baths ⋅ B1700995 MLS
Welcome to 332 Belmont! This 3 bed 1 bath Colonial is right in the heart of the Town of Tonawanda! Tucked away but minutes from some of the town's favorite restaurants, bars, and coffee shops. Conveniently located by Tonawanda's "Rails to Trials" and in the Ken-Ton School District. Seller has done updates such as foam insulation (2025), vinyl fence installed (2020), new service line and updated electrical panel (2025). All appliances stay as well as washer and dryer. Seller reserves the right to set an offer due date.

332 Belmont Avenue, Tonawanda
$160,000
4 Beds ⋅ 2 Baths ⋅ B1700738 MLS
Fantastic investment or owner-occupant opportunity in the heart of the Village of Kenmore, close to all local conveniences! This classic double features two spacious units, each offering 2 bedrooms, 1 full bathroom, a cozy living room, a formal dining area, and a functional kitchen, along with a full basement for extra storage. With just a little TLC needed to bring out its full potential, this property is perfect for an investor seeking high rental upside or a buyer looking to live in one unit while generating income from the other. Delayed negotiations until Wednesday July 29th at noon.

158 Wabash Avenue, Tonawanda
$424,900
4 Beds ⋅ 3 Baths ⋅ B1695222 MLS
Welcome too 4789 Clifton Parkway! This charming 2384 square foot home features 4 bedrooms, 2.5 baths and offers beautiful water views. This inviting floor plan is designed for comfortable everyday living as well as entertaining. The living room, set at the front of the home features a WBFP, hardwood floors and bright bay window. The formal dining room is ideally situated between the living room and kitchen creating a natural flow that is perfect for family meals as well as entertaining guests. The well designed kitchen opens seamlessly to the family room that has a second WBFP flanked by bookshelves and features two sets of sliding glass doors that overlook the gorgeous yard full of perennials. There is a convenient breezeway that serves as the perfect everyday mudroom offering easy access for coats, umbrellas and dog leashes before heading out. The one car garage includes a rear access door making it easy to reach gardening tools and lawn equipment while maintaining this beautiful outdoor space. The primary suite offers a private bath and walk in closet. A first floor den provides flexible space for a home office, library or playroom. There is a partially finished basement that adds even more room for recreation, hobbies and storage. Set in a desirable location near shopping, restaurants and 15 minutes to downtown, this home combines timeless charm comfortable living and a setting you will coming home to. No showings until open house on Sat., July 25, 2026, 11:00 AM -1:00 PM.

4789 Clifton Parkway, Hamburg
$99,900
2 Beds ⋅ 1 Baths ⋅ B1700752 MLS
Very well cared for 2 bedroom ranch with a spacious attic that can easily be converted into additional bedrooms or added living space. Good sized living room complete with hardwoods and original wood work. Cozy eat in kitchen with recently painted cabinets and back door leading out to the quaint backyard space. Maintenance free exterior, some copper plumbing, glass block windows and newer electrical panel are but just a few of the upgrades. Clean and dry basement with pour concrete walls. Nice front porch sitting area with recently painted awning. Detached one car garage. All this and more ! Come and check this home out and make it your own.

484 22nd Street, Niagara Falls
$375,000
3 Beds ⋅ 2 Baths ⋅ B1697224 MLS
Welcome to 597 Alt Boulevard. This Spacious and Turn Key Grand Island Ranch is ready for its new owner. Situated on 6.5 wooded serene acres and within walking distance to the West River. A maintenance free-vinyl exterior and double wide driveway that leads to an attached two car garage welcomes you to this special property. The large living room features a wood burning fireplace and flows seamlessly into a fully applianced eat-in kitchen with easy access to a convenience half bath and an inviting and bright family room. The family features a sliding glass door that provides access to the backyard patio. Three generous bedrooms and an updated full bath complete the main level. Original hardwood is underneath the living room and bedroom carpeted areas. The full basement offers potential for great additional living space and storage. Substantial capital improvements include updated windows, central air, architectural roof (2019), newer sump pump and hot water tank and sliding glass door (2019). Recent basement waterproofing was completed with a transferable warranty for even more peace of mind. Enjoy the outdoors on the stamped concrete patio overlooking the park like setting with mature landscaping, a variety of beautiful flowering plants and a thriving apple tree that produces an abundance of fruit each season. A great opportunity on the Island to make your new home!

597 Alt Boulevard, Grand Island