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$90,000
4 Beds ⋅ 2 Baths ⋅ B1711803 MLS
Great investment opportunity! Side-by-side two-unit property offering two 2-bedroom, 1-bath apartments. One unit is in good condition and is ready for occupancy, while the second unit needs some cosmetic updates, offering an excellent opportunity to add value and increase rental potential. Both units feature separate living spaces, and the property offers a nice front and back yard. Ideal for an investor looking for a rental property, house hack, or flip project. With some updating, this property has excellent potential to generate rental income and build equity. Don’t miss this opportunity to own a two-unit property with plenty of upside!

511 24th Street, Niagara Falls
$175,000
6 Beds ⋅ 2 Baths ⋅ B1712643 MLS
Welcome to 218 Cambridge! This charming multi-family home features 3 bedrooms and 1 bathroom in each unit. A well-maintained, property with a spacious backyard and driveway parking. This home requires minor TLC to truly make it your own. New furnace installed for each apartment (2026 Lower 2025 upper). Conveniently located near the 33 and ECMC Hospital. Don’t miss out on this fantastic opportunity! All showings require 24-hour notice. All offers if any due Friday 9/18 at 3:00pm. Sewer tax $175.28 Name on contract should appear as " Latasha Graves-Wilson, as Power of Attorney for Catherine Graves, Trustee of the Catherine Graves Revocable Living Trust" Delayed showings until 9/12. Open houses Saturday 9/12 1:00pm-3:00 pm & Sunday 9/13 11:00 pm-1:00pm. Delayed negotiations until 9/18 3:00 pm

218 Cambridge Avenue, Buffalo
$89,900
3 Beds ⋅ 1 Baths ⋅ R1712618 MLS
Here is your opportunity to own instead of renting - that is right this Village of Perry home is being offered below assessed value - ready for a quick sale. Opportunity knocks with this one - will be completely emptied by October 1st - this 3 bedroom, 1 full bath home with attached garage has so many possibilities. Family room addition with vaulted ceilings and hot tub. Easy to show - no delayed negotiations!

50 Federal Street S, Perry
$239,900
3 Beds ⋅ 2 Baths ⋅ B1711465 MLS
Welcome to this storybook home, where beautiful curb appeal and extensive landscaping create an unforgettable first impression. Inside, thoughtful design and tasteful finishes are found throughout, including classic wainscoting, stylish fixtures, updated lighting, and gleaming hickory hardwood floors. The spacious living room and formal dining room offer plenty of room for entertaining. The large, open kitchen features abundant cabinetry, a subway tile backsplash, hardwood flooring, and stainless steel appliances. A generous first-floor laundry and mudroom includes Samsung front-loading appliances and exceptional storage space. The first floor also offers a bedroom and beautifully remodeled full bathroom. Upstairs, you’ll find two additional bedrooms, including an oversized primary suite with its own remodeled full bathroom. Step outside to your private backyard oasis, set on an impressive 40x146 lot. Relax beneath the 25-by-10-foot covered pergola with a hot tub, or gather around the firepit on the dry-laid flagstone patio—all surrounded by lush landscaping within the fully fenced backyard. A newly constructed 200-square-foot outbuilding with 10-foot ceilings, this dedicated work area provides incredible possibilities for storage, hobbies, or a workshop. Additional updates include an architectural roof, boiler, hot water tank, and electrical system. This truly special home combines storybook character, modern comfort, and outstanding indoor and outdoor space. Showings start Tuesday Sept. 8th @ 5pm. Offers are due Monday Sept.14th at 12:30pm.

404 Main Street, Tonawanda
$309,999
3 Beds ⋅ 2 Baths ⋅ B1712621 MLS
Welcome to the comfort of this ranch home which sits on 1.6 acres. Offering a park like setting to peacefully enjoy with family and friends. The home has had several updates over the past 10 years; The updated kitchen adds a fresh, modern touch with new cabinetry, countertop, walk in pantry, dish washer, microwave, gas range & oven, LVP vinyl blank flooring, new lighting, along with a large family eating area that exits out onto a 2 tier deck to enjoy your morning coffee, 2 full bathrooms remodeled, ceiling fans in all bedrooms. Wait until you see the well-done rec room that provides additional flexible living space complete with a dry bar. You will not want to miss this home tucked away from the hustle & bustle yet conveniently a short drive from your shop needs. Seller reserves the right to set an offer date. OPEN HOUSE September 12, 2026, 1pm - 3pm. OFFERS DUE ON TUESDAY SEPTEMBER 15th, BY 12:00PM

8697 Highland Drive, Eden
$23,000
3 Beds ⋅ 2 Baths ⋅ B1712521 MLS
Cozy 3 bedroom~2 bathroom single wide located in Colonial Village. This home offers a comfortable layout with plenty of storage throughout, making it easy to keep everything organized. This home features a separate laundry area, two full bathrooms, and a quaint living area with a fireplace (working condition is unknown). Right off the the driveway is a large enclosed shed that offers tons of potential and could be used as a workshop, hobby space, recreational space or additional storage. With plenty of room inside and out, this home offers a great combination of comfort, convenience and space.

3974 Route 417 Unit 138, Allegany
$115,000
2 Beds ⋅ 2 Baths ⋅ B1712248 MLS
Welcome to this charming 2-bedroom, 1½-bath home in the Village of Medina, situated on a spacious half-acre lot! The first floor features a nice size living room with new flooring, a kitchen with ample cabinet space, and convenient first-floor laundry. The stove and refrigerator are included and convey in as-is condition. A room off the half bath is currently being used as a pantry; the seller will be removing the freestanding shelving. Upstairs, you'll find two bedrooms, including one with a walk-in closet, plus a versatile bonus area that could be used as a playroom, home office, or hobby space. While tax records reflect three bedrooms, the additional upstairs area is not enclosed and has never been finished as a bedroom. With the addition of a wall, it may offer potential for a third bedroom, subject to buyer verification and applicable requirements. A walk-up attic provides even more potential for future finished living space. Recent updates include a roof (2016), vinyl replacement windows (2017), furnace (2020), electrical panel, and an updated full bathroom with Bath Fitter. The home needs some TLC and is ready for your personal touches. Enjoy the generous half-acre lot, flexible living spaces, and the opportunity to make this Village of Medina home your own!

429 E Oak Orchard Street, Shelby
$360,000
3 Beds ⋅ 1 Baths ⋅ B1712646 MLS
A storybook cottage on one of Buffalo’s most enchanting hidden streets! Located on “Little Summer,” a quiet, one-way lane designed in the 1870s to evoke the charm of an English village, this distinctive 3-bedroom home offers historic character, surprising space & an incredible garden setting. The bright Great room features a dramatic cathedral ceiling, ceiling fan, built-in shelving & gas fireplace insert. Hardwood floors & colorful stained-glass windows add warmth & personality throughout. The flexible main level includes the primary bedroom, an updated full bath & a laundry room w/ washer, dryer & new utility sink, and an additional bedroom with a built-in Murphy bed & access to the patio through a sliding glass door. The eat-in kitchen offers ceramic tile flooring & included appliances. The 2nd floor space has potential as a third bedroom or office space with a solar attic fan. The backyard is a true urban oasis. Mature plantings surround a private, fully fenced patio with an in-ground bubbling hot tub, multiple seating areas & a storage/pump shed- an exceptional setting for relaxing or entertaining beneath the trees. A welcoming side porch provides another connection between the home & its storybook gardens. Thoughtful improvements include the *roof and gutters (2012), *high-efficiency heating system (2009), *renovated bath (2019), *updated kitchen (2003), *vinyl windows, ** ALL DONE IN LAST 3 YEARS: gas fireplace insert, sliding patio door, electrical & interior plumbing updates, patio drainage, upgraded sump pump w/ water powered back up, hot-tub pump & upgraded electrical service to the pump shed & a new elephant cover for the hot tub. An upgraded whole-house security system is also included. Little Summer is known for its historic cottages, lovingly maintained gardens & village-like atmosphere. The street has been recognized through Buffalo in Bloom & is a favorite w/ Garden Walk Buffalo. Highest & best offers please. Sellers request no escalation clauses. Home is tenant occupied until the end of Sept. Property will be vacant at closing.

375 Summer Street, Buffalo
$219,000
3 Beds ⋅ 2 Baths ⋅ B1712436 MLS
Move quickly on this one! Village of Allegany in wonderful neighborhood! Three bedrooms/2 baths with attached garage, great backyard, full basement. Tons of room with a great room, sunroom and living room to boot. Make this your forever home. Desirable dead end street so light traffic. Allegany schools!. All offers due Thursday at 1:00.

2 Upland, Allegany
$269,900
2 Beds ⋅ 2 Baths ⋅ B1712604 MLS
Welcome home to this beautiful, classic brick Cape Cod situated on a desirable corner lot in the heart of the Village of Lancaster. Brimming with warmth and incredible curb appeal, this property offers the perfect setting surrounded by mature trees and within walking distance to the village. Currently configured as a two-family with an upper 1-bedroom apartment, it can easily function as a high-earning multi-family property or convert seamlessly into a spacious single-family layout. Step inside to find warm, neutral tones and low maintenance flooring flowing throughout the main level. The heart of the home is bright, open kitchen featuring a skylight, sleek stainless-steel appliances, abundant cabinet storage, and a dining space large enough for a large table. Light pours into the expansive living room through floor-to-ceiling windows, while recessed lighting adds an inviting ambiance throughout. The main-floor full bath features unique navy tile accenting and a soaking tub framed by a decorative glass-block wall. Upstairs offers a separate 1-bedroom suite featuring a nice sized living space, an updated bath with a modern shower, generous closet space, and a kitchen that can easily be transformed into an additional nursery, bedroom, or primary bonus room. Outside, enjoy a private, vinyl fenced backyard complete with a patio and a detached 2-car garage. Additional features include a full basement with laundry hook-ups, expansive storage, a newer forced air- furnace (2025) and new gutters (2023). Make it your dream single-family home as the options are endless. Best of all, you are just blocks away from Broadway with easy walking access to local dining, events, and shopping in the village of Lancaster. Showings begin immediately. Also listed as a mult-family B1712216.

14 Grant Street, Lancaster
$339,000
2 Beds ⋅ 2 Baths ⋅ B1697588 MLS
OUTDOORSMAN WELCOME TO THIS TWO STORY CHARMING CHALET PERCHED ON A HILLTOP 1309 SQ. FEET WITH 51.9 COMPLETELY WOODED ACRES WITH SPRAWLING LOWER DECK, SOUTH WESTERLY VIEWS, COVERED UPPER DECK, SWIMMING POOL, KNOTTY PINE INTERIOR, TWO STORY 34X28 BARN/GARAGE/WORKSHOP, SHED, FREE GAS, AND THE VIEWS YOU NEED RIGHT NOW, TOWN OF OLEAN, CLOSE TO THE CITY LINE...Only two owners, this property is currently a part-time residence, gently used, like new and beautiful inside. Well thought out and planned for comfort on both levels. Everyone from all ages and family pets will just love it here! From the driveway enter onto a decked tiered walkway. Entryway laundry with cabinets and storage closet, beautiful bright kitchen with oak cabinetry, higher cabinets and built-in pantry drawers for all of your storage needs, tile countertops-well done, your family or guests can join you at the built-in bar. All the views you are looking for out every window. Vaulted ceilings throughout make these space feel grand. Living room and dining room to front deck with 2 sets of sliding glass doors with the best breezes and views. First floor bedroom with large closet connects to full bath with tub. First floor living space is open to the lower level with beautiful pine stairs and wrought iron railing. Open the french doors to lower well-maintained sprawling deck, and heated swimming pool. Split the basement space for family room/gym/office or make it a gathering space for everyone with comfortable furnishings. Corner woodstove will keep your basement and upper level comfortable. The basement bedroom/guest bedroom has large closet and ensuite bath with stand up shower/storage. Ultility room is fully equipped with mechanicals for the home with added storage/shelving and freezer space. Maintain your driveway and live here year around or enjoy for three seasons like the current owners do. It will be difficult to say good bye but it is time for new owners to reap the enjoyment and rewards this property has to offer. And did I mention the view? All wheel drive better, 4 wheel drive best. Please no drive-bys. Preapproved buyers only please. This is a must see!!

2982 Buffalo Street Ext., Olean
$165,000
4 Beds ⋅ 2 Baths ⋅ R1712627 MLS
Two houses being sold as a package, side by side owner pays all utilities in both houses. 352 is a vacant 2 unit all new paint and floors, 354 is fully occupied, appointments are required. 352 Taxes County $456.00,City $1278.00, School $954.00 Lot Size 70 x 134 Access Val $49,600 Owner pays all Utlities The five unit is fully rented and the two unit is vacant, great office space or small shop. There is a garage 354 is a six unit and it has low rent amounts as utilities are included Apt 1 $575.00 Apt 2 $600.00 Apt 3 $600.00 Apt 4 $525.00 Apt 5 $ 575.00 Apt 6 $ 600.00

352-354 E Fourth Street, Jamestown
$69,900
3 Beds ⋅ 1 Baths ⋅ R1712397 MLS
This single wide manufactured home with wood framed addition consists of 3 bedrooms. From the bedroom enter to a hallway with laundry. Primary bedroom and full bath. A second bedroom on the opposite side of full bath. Hall opens to large eat in kitchen with dining area, and open concept to the living room. From there two more large rooms serving a bedroom 3 and a bonus room that could be used as an office, hobby room or even a 4TH BEDROOM. Forced air heat provides efficient comfort through the seasons changing. Located in the Panama school district situated on TWO acres consisting or two 1 acre lots that both convey with the sale. Two out buildings offer opportunity to garage space, coop, workshop, storage, or any other various purposes. With much more room to build, this is an affordable opportunity to get into a great investment with utilities already in place including a well and septic. Fully functional and turn key living with a small price tag in a country setting close to State public land.

2125 Fox Road, North Harmony
$299,900
3 Beds ⋅ 2 Baths ⋅ B1711826 MLS
WELCOME HOME TO THIS NICELY UPDATED 3-BEDROOM, 2-BATH RANCH-STYLE HOME, BEAUTIFULLY SITUATED ON OVER 1/2 ACRE IN A SCENIC COUNTRY SETTING! OFFERING A GREAT BLEND OF COMFORT, CONVENIENCE, AND VERSATILITY, THIS PROPERTY IS READY FOR YOU TO MOVE RIGHT IN AND ENJOY. THE NEWER KITCHEN COUNTER BAR PROVIDES A FRESH, FUNCTIONAL SPACE FOR EVERYDAY MEALS. WHILE THE FORMAL DINING IS PERFECT FOR HOLIDAY GATHERINGS AND ENTERTAINING. THIS UPDATED AND SPACIOUS RANCH LAYOUT OFFERS EASY ONE-LEVEL LIVING. WOOD FLOORING ACCENTS THE AMBIANCE. IN FRONT OF THE FIREPLACE IS WHERE YOU CAN SPEND YOUR WINTER NIGHTS. RECENT UPDATES INCLUDE A NEWER FORCED-AIR FURNACE AND NEWER HOT WATER TANK, ADDING TO THE HOME'S COMFORT AND PEACE OF MIND. THE PARTIALLY FINISHED BASEMENT PROVIDES VALUABLE ADDITIONAL SPACE FOR A FAMILY ROOM, RECREATION AREA, HOME GYM, STORAGE, OR HOBBY SPACE. OUTSIDE, THE OVER 1/2-ACRE LOT OFFERS PLENTY OF ROOM TO RELAX, GARDEN, PLAY, OR SIMPLY TAKE IN THE PEACEFUL COUNTRY SURROUNDINGS. RELAX AFTER WORK ON THE COVERED FRONT PORCH. A DETACHED ONE-CAR GARAGE AND ATTACHED CARPORT PROVIDE AMPLE COVERED PARKING AND STORAGE. THE BONUS IS THE ADDITIONAL AREA WITHIN THE DETACHED GARAGE, WHICH IS IDEAL FOR A HOME OFFICE, HOBBY SHOP, WORKSHOP, OR CREATIVE SPACE. AND FOR THOSE WHO ENJOY THE OUTDOORS, THE LOCATION IS A TRUE PLUS—ONLY 4 MILES FROM THE SLOPES IN ELLICOTTVILLE! WHETHER YOU'RE LOOKING FOR A FULL-TIME HOME, WEEKEND GETAWAY, OR A CONVENIENT BASE FOR YEAR-ROUND RECREATION, THIS PROPERTY OFFERS A WONDERFUL COUNTRY LIFESTYLE WITH EASY ACCESS TO SKIING AND AREA AMENITIES.

7654 Hinman Hollow Road, Mansfield
$79,900
4 Beds ⋅ 2 Baths ⋅ B1712617 MLS
INVESTOR OPPORTUNITY! Currently generating $2,500/month in rental income while still being owner-occupied, offering additional income potential for the next investor. This updated and well-maintained property is a strong addition to any rental portfolio, with many major improvements already completed and a low-maintenance interior and exterior. The lower unit features 2 bedrooms and 1 full bath. The upper unit features 2 bedrooms, 1 full bath, plus 2 additional bonus rooms offering added flexibility and potential. Strong condition throughout with updated finishes and a convenient location near shopping, schools, parks, and major roadways. A solid income-producing property with room to maximize returns.

2523 Falls Street, Niagara Falls
$449,900
3 Beds ⋅ 2 Baths ⋅ B1712575 MLS
Welcome to 691 E. Goundry St, a beautifully maintained 3-bed, 2-full-bath RANCH offering exceptional one-floor living in North Tonawanda. From the moment you arrive, the captivating curb appeal, manicured landscaping & inviting covered entry set the tone for this thoughtfully designed home, built in 2008. Step inside to a welcoming tiled foyer with crown molding, opening to a spacious great room where a dramatic cathedral ceiling, gleaming hardwood floors and a tile-surround gas fireplace create a warm gathering space filled with natural light from oversized windows overlooking the backyard. The dining room features a tray ceiling and beautiful windows, creating an inviting space for everyday meals or entertaining. A sliding glass door leads directly to the private covered patio, the perfect spot for sipping your morning coffee. The kitchen is both functional and inviting, featuring rich cherry-toned cabinetry with crown detail & generous counter space. Stainless steel appliances, recessed lighting, & pendant fixtures over the peninsula add warmth and style, while tile flooring and bright windows keep the space light and easy to work in. The convenient layout includes first-floor laundry. The spacious primary suite offers a peaceful retreat at the end of the day, featuring a tray ceiling, ceiling fan, plush carpeting & windows that fill the room with natural light. The suite leads to a generous walk-in closet & private full bath with standing shower. Two additional bedrooms, each with its own ceiling fan & closet, complete the main level along with a second full bath. The full basement has tall ceilings & provides an abundance of additional space for storage, hobbies or future possibilities. An attached two-car garage adds everyday convenience, while the beautifully landscaped yard is complemented by an irrigation/sprinkler system. Additional features include gas heat, central AC and a backup sump pump for added comfort & peace of mind. With its impeccable condition, beautiful details, spacious layout & effortless one-floor lifestyle, this captivating North Tonawanda ranch is ready to welcome you home. Showings start Wed, 9/9/26.

691 E Goundry Street, North Tonawanda
$189,900
3 Beds ⋅ 2 Baths ⋅ B1712611 MLS
Classic Brick LaSalle ranch. Quality construction throughout. Great location convenient to shopping, restaurants and entertainment. Features include hardwood flooring, ceramic walled first floor bath, high efficiency furnace in 2020, central air, huge, finished basement with a 22'x17' rec room with a full kitchen and bath! They don't build them like this anymore!

412 72nd Street, Niagara Falls
$249,900
R1712210 MLS
Great Visibility on West Main Street/Route 20! Currently operating as an automobile collision and paint shop, this 28' x 48' commercial building offers an excellent opportunity for an automotive business or a variety of other uses. The building features finished office space, a restroom, overhead door, circuit breakers, and propane heat. An automobile lift is included, while additional tools and the frame machine are negotiable. Plenty of paved parking provides convenient access for customers and vehicles. Situated on a 68' x 167' corner lot with a metal-sided exterior and roof approximately 10 years old. High-visibility location in the Village of Fredonia!

278 W Main Street, Pomfret
$269,900
2 Beds ⋅ 2 Baths ⋅ B1712216 MLS
Welcome home to this beautiful, classic brick Cape Cod situated on a desirable corner lot in the heart of the Village of Lancaster. Brimming with warmth and incredible curb appeal, this versatile property offers the perfect combination of village convenience and income potential. Currently configured as a 2-family home with an upper 1-bedroom apartment, it can easily function as a high-earning multi-family property or convert seamlessly into a spacious single-family layout. Step inside to find warm, neutral tones and low-maintenance flooring flowing throughout the main level. The heart of the home is a bright, open kitchen featuring a skylight, sleek stainless-steel appliances, abundant cabinet storage, and a dining space large enough for a large table. Light pours into the expansive living room through floor-to-ceiling windows, while recessed lighting adds an inviting ambiance throughout. The main-floor full bathroom features unique navy tile accenting and a soaking tub framed by a decorative glass-block wall. Upstairs offers a separate 1-bedroom suite featuring a nice sized living space, an updated bathroom with a modern shower, generous closet storage, and a kitchen that can easily be transformed into an additional bedroom, nursery, or primary bonus room. Outside, enjoy a private, fully vinyl-fenced backyard complete with a patio and a detached 2-car garage. Additional features include a full basement with laundry hookups, expansive storage, and a newer forced-air furnace (2025) and new gutters (2023). Live in one unit and rent the other or make it your dream single-family home—the options are endless. Upstairs will stay completely furnished for the new buyer with everything from the appliances to the silverware. Best of all, you are just blocks from Broadway with easy walking access to local dining, events, and shopping in the Village of Lancaster. Showings begin immediately! Also listed as a single-family B1712604.

14 Grant Street, Lancaster
$124,000
3 Beds ⋅ 2 Baths ⋅ B1712157 MLS
Welcome to this beautifully maintained 2022-built manufactured home offering 1,393 square feet of warm, inviting living space. Featuring three bedrooms and two full bathrooms, this home combines cozy comfort with a spacious, open-concept design. The living room flows seamlessly into the large kitchen, where a fabulous center island provides the perfect setting for casual meals, entertaining and gathering with loved ones. A charming fireplace with built-in shelving creates a welcoming focal point in the living area. Vinyl flooring and carpeting add both style and comfort throughout. Additional highlights include a covered front porch, a dedicated utility room with washer and dryer hookups, a parking pad and a detached storage shed. The refrigerator, stove and dishwasher are included. This lovely home is ready for its next owner to move in and begin making wonderful memories! Some listing photos have been virtually staged.

349 Applewood Drive, Lockport Town
$114,900
3 Beds ⋅ 2 Baths ⋅ R1712549 MLS
Welcome to this peaceful country living opportunity located at 6795 Abbott Road in the Town of Lyndon, Franklinville, NY. Situated on approximately 4 picturesque acres, this manufactured double wide home offers beautiful rural scenery. Take in the breathtaking countryside views from your own yard and front porch. Whether you're looking for a full time residence, a weekend escape, or a property with room to expand, this acreage offers possibilities for gardening, recreation, or simply enjoying the outdoors. The home is serviced by a private well and septic system, providing independent country living, and features a new roof installed just one year ago. Conveniently located just minutes from Franklinville while still offering the privacy of the countryside, this property provides easy access to local amenities, schools, and year round outdoor recreation. Nearby attractions include the scenic Zoar Valley Multiple Use Area, Rock City Park, Holiday Valley Resort, HoliMont Ski Area, and thousands of acres of public land for hiking, hunting, snowmobiling, and exploring. along with a short drive to the Ellicottville area. If you've been searching for an affordable home with acreage, panoramic views, and the opportunity to enjoy all that Western New York has to offer, this property deserves a look. Seller prefers a cash deal and AS IS sale. A survey from October 2020 will convey. Washer and refrigerator will not be included in the sale.

6795 Abbott Road, Lyndon
$184,900
2 Beds ⋅ 2 Baths ⋅ B1712593 MLS
Welcome to the Crownview Terrace condominiums! This is the preferred first floor model with 2 bedrooms and 1.5 baths, living room, kitchen, and full basement. Appliances include an electric oven, refrigerator 1 year old, and 2 sets of washer and dryers (main level set is approximately 2 years old). Furnace, HWT, and AC approximately 10 years old. Sliding glass door and some windows replaced 2019. New dishwasher will be installed on or about 9-21-26. Off the kitchen is a nice size living room with a pass through area ready for bar stools or breakfast seating. Farther up is one of two bedrooms with French doors and a sliding glass patio door to the garden area. These are attractive homes with classic red brick fronts and convenient to everything Hamburg Village has to offer. Enjoy your leisure time with condo amenities at a modest price!

19 Crownview, Hamburg
$214,999
3 Beds ⋅ 1 Baths ⋅ B1712589 MLS
Move right in and enjoy this beautifully updated 3-bedroom, 1-bath two-story home in a convenient Batavia location! Extensive updates have been completed within the last two years, making this home truly move-in ready. Improvements include a new roof, windows, siding, exterior doors, concrete driveway, vinyl flooring, vinyl fencing, storage shed, central air and a beautifully remodeled bathroom. With so many major updates already taken care of, all that’s left to do is unpack and make it your own. Conveniently located near shopping, dining, schools, and everyday amenities. A wonderful opportunity to own an updated home without the worry of immediate projects!

43 Kingsbury Avenue, Batavia City
$205,000
3 Beds ⋅ 2 Baths ⋅ B1712538 MLS
Check out this 3 bed/2 full bath Colonial in North Tonawanda! Walking up, you will love the large covered front porch and the spacious entryway. The Foyer area showcases the classic woodwork that is throughout the house and also opens into the Living Room. The large formal Dining Room has a sliding door to the newly rebuilt back deck. The Kitchen has been opened up to a convenient counter stool seating area and bonus counterspace. (Appliances are included). Upstairs has 3 good sized bedrooms with the Primary Bedroom having an extra deep closet. The full bath has newer sink, vanity, faucet and toilet! The basement is a blank canvas - it currently has an area used as a Man Cave but easily could be work out area, craft space or even additional storage. There is an oversized storage room in the basement and even a full bath with stand-up shower. Solid mechanics with the hot water tank (~1 year old) and the electrical service was updated from fuses to brakers in 2007. All newer luxury vinyl plank flooring throughout the house, updated ceiling fans/lights and many windows are replacement vinyl windows. The back deck was recently rebuilt (~6 months), fully fenced yard and 1.5 car detached garage. Move-in ready and blocks from the River, this is a must-see home.

86 Felton Street, North Tonawanda
$405,000
3 Beds ⋅ 2 Baths ⋅ B1712276 MLS
Welcome to this brand-new 1,250 sq. ft. ranch, ideally situated at the end of a quiet dead-end street in Blasdell. Enjoy the convenience of Town of Hamburg taxes and the highly desirable Frontier Central School District. This thoughtfully designed single-story home will feature 3 bedrooms and 2 full bathrooms, with a modern, functional layout designed for comfortable everyday living. New construction provides buyers with the opportunity to enjoy a brand-new home without the maintenance and updating typically associated with older properties. The location offers a great combination of privacy and convenience, tucked away at the end of the street while remaining close to shopping, restaurants, schools, and major routes throughout the Southtowns. Property Highlights include: Brand-new construction, Approximately 1,250 sq. ft., 3 bedrooms, 2 full bathrooms, Single-story ranch design, Located at the end of a dead-end street, Town of Hamburg taxes, Frontier Central School District, Architectural drawings included with the listing, Reference photos included to illustrate the anticipated style and appearance of the completed home A great opportunity to own an affordable, newly constructed ranch in a desirable Blasdell location. Not too many vacant lots available in the Hamburg area.

VL Willett Road S, Hamburg
$189,900
3 Beds ⋅ 1 Baths ⋅ B1712587 MLS
Welcome to this spacious and light-filled three-bedroom home in the heart of North Buffalo! The bright, inviting interior features a generous living room, formal dining room, and an additional front sitting room, offering flexible space for relaxing, entertaining, or working from home. Numerous updates provide peace of mind and modern comfort, including luxury vinyl plank flooring, newer carpeting, an updated full bath, an efficient boiler, and a beautifully refreshed kitchen with granite countertops and appliances included for your convenience. Step outside to a fabulous rear deck overlooking a private, fully fenced backyard—perfect for summer gatherings, pets, or simply unwinding outdoors. Additional improvements include a newly replaced sidewalk and a brand-new water line from the house. Whether you're searching for a wonderful owner-occupied home or a smart investment property with strong rental potential, this North Buffalo gem is an opportunity you won't want to miss.

874 Hertel Avenue, Buffalo
$189,900
3 Beds ⋅ 2 Baths ⋅ B1712059 MLS
MUST SEE!!! Come see this SPACIOUS, vinyl-clad 2/1 double in South Buffalo, mere steps from Mulroy Park, Cazenovia Park and only 8 minutes from downtown. This charming investment property has FANTASTIC rental potential w/gorgeous luxury vinyl plank loors throughout the renovated lower unit with an abundance of NATURAL LIGHT. This former owner’s unit has a generous living rm with faux brick fireplace, period woodwork, formal dining room opening to the beautifully remodeled kitchen w/white wood, soft-close cabinetry, distinctive Granite counters and hanging shelves with two bedrooms and bathroom w/tile shower surround. The upper has one bedrm and an expansive eat-in kitchen with tile flooring & LVP throughout. Featuring a 2.5 car detached garage for ample storage with a rear wood deck, perfect for sipping your morning coffee, private & fully fenced backyard, separate utilities & laundry hookups, and happy tenants that would love to stay, all conveniently located close to the I-190 for morning commutes, minutes from local shops, downtown Buffalo, schools & entertainment. Updates include whole house exterior paint & landscaping 2026, sump 2024, overhead garage door 2023, back deck 2022, lower Armstrong Air furnace, lower kitchen, bath & flooring, some windows and electric services 2020, full tear-off arch. shingle roof & HWTs 2014, upper Airtemp furnace 2013, w/copper plumbing & vented glass block. This is a strong addition to your investment portfolio or perfect for owner occupied buyers collecting rent to help cover a mortgage! Showings start Wednesday, 9/9/25.

176 Crystal Avenue, Buffalo
$465,000
3 Beds ⋅ 4 Baths ⋅ B1712490 MLS
This is the Ellicottville location you've been looking for! Ideally situated directly across Holiday Valley Road from the slopes, this nicely updated 3-bedroom, 2.5-bath townhouse puts skiing, recreation and all the fun of Ellicottville right outside your door. Walk across the road to the Sunrise Chairlift or Main Lodge, or take a healthy stroll into the Village for restaurants, shopping, nightlife and après-ski. A true four-season destination, this is a fantastic spot for enjoying everything Ellicottville has to offer. Ski and snowboard all winter, then trade the slopes for golf, hiking, mountain biking and other outdoor adventures when the weather warms up. Use it as your own weekend getaway, a year-round retreat, or take advantage of the strong vacation rental appeal when you're not enjoying it yourself. The townhouse has been nicely updated with a new gas fireplace, new hot water tank and mini-split system to keep things comfortable on warm summer nights. The 3-bedroom, 2.5-bath layout offers plenty of space for family and friends, with an inviting living area that is perfect for relaxing after a day outdoors. Short-term rentals are permitted, and some permits are still available, creating an attractive opportunity for those looking to generate rental income while owning their own piece of Ellicottville. With the slopes across the street and the Village within walking distance, this is a prime location for experiencing the best of Ellicottville in every season.

14 Alpine Meadows, Ellicottville
$199,900
3 Beds ⋅ 2 Baths ⋅ B1711425 MLS
MUST SEE!!! Spacious and desirable ranch in the Town of Niagara that is MOVE-IN READY and close to Veterans Memorial Parks, backing to woods for peace and privacy. Featuring an attractive eat-in kitchen w/charming wood cabinetry and parquet flooring, opening to the expansive living room with a massive wall of windows for an abundance of NATURAL LIGHT. Enjoy three generous bedrooms with a renovated Jack & Jill bathrm with LVP flooring, no-step shower & vanity w/Granite top. The 2.5 car attached garage is ideal for storage & convenience with direct basement access. Appreciate the beautifully appointed exterior with expanded footer, which could be utilized for a future brick facade, and relax in the low maintenance backyard on the rear concrete patio, perfect for sipping your morning coffee while enjoying the serene views. Ease of living w/many updates including the HWT & some paint 2026, stationary tub pub 2025, A/C 2023, double wide asphalt driveway, full tear-off arch. shingle roof & furnace all in 2015 and more. Well-maintained and VERY clean, this delightful home rests on a PEACEFUL street w/low taxes, great schools & very close to ALL conveniences! Showings begin 9/9/2026 and offers due by 12 PM noon on Wednesday, 9/16/2026.

7221 Laur Road, Niagara
$55,000
3 Beds ⋅ 2 Baths ⋅ R1707392 MLS
Welcome to 11 Buffalo Street, a charming year-round home located in the unique and historic community of Lily Dale, New York. The first floor offers a comfortable and functional layout featuring one bedroom and a half bath, along with a large eat-in kitchen, dining area, and inviting living room. Enjoy quiet mornings or relaxing evenings on the welcoming front porch, while the private back patio provides another wonderful outdoor space for entertaining, reading, or simply unwinding. Upstairs, you'll find two generously sized bedrooms and a full bath, providing plenty of room for family, guests, or a home office. Unlike many seasonal cottages, this home is equipped for year-round living with hot-water baseboard heat. A metal roof and vinyl siding add durability and help make exterior maintenance easier. Located within Lily Dale, a historic and close-knit community along the Cassadaga Lakes, this home provides the opportunity to enjoy the peaceful surroundings and distinctive character that have made Lily Dale a special destination for generations. Lily Dale is a unique, gated community with strict rules. You must be a member in good standing of the Spiritualist religion, and property is handled through leaseholds rather than traditional land ownership. Housing and Rules: No Land Ownership: You cannot actually buy and own the land under a home. Instead, you buy a leasehold that gives you the right to live on the property for a set number of years. Cash Only: Mortgages are not allowed inside the community, meaning you must buy your home outright with cash. Even without land ownership, you still have to pay property taxes. Religious Requirement: You must be a member in "good standing" of a recognized Spiritualist church and go through an application process with the Lily Dale Assembly board of directors. Community Life: Small Population: Only around 250 to 275 people live there year-round, though thousands of visitors arrive during the summer program season. Land lease is currently $1143/year

11 Buffalo Street Unit S, Pomfret