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$259,900
3 Beds ⋅ 2 Baths ⋅ B1698541 MLS
Welcome to this beautifully maintained 3-bedroom, 2-bath raised ranch located on a quiet cul-de-sac! This move-in ready home features updated laminate hardwood flooring throughout the main level, a spacious living room, formal dining room, three generous bedrooms, and a beautifully remodeled lower level with a large family room and second full bath. Enjoy the oversized 2-car attached garage, double-wide driveway, and a fully fenced backyard with a two-tier deck and above-ground pool with a new liner (2024). A perfect blend of comfort, style, and outdoor living!

7090 Academy Lane, Lockport Town
$550,000
4 Beds ⋅ 3 Baths ⋅ B1696854 MLS
Welcome to 2 Meadow Spring Court! Nestled in the desirable Whispering Meadow neighborhood, this beautifully maintained 4-bedroom, 2.5-bath Colonial is more than just a house—it is a place to feel at home. Lovingly cared for by its current owners, every room reflects the pride of ownership that has gone into maintaining this home over the years. From the beautiful Brazilian hardwood floors and soaring living room ceilings to the warm glow of the gas fireplace, you'll immediately feel welcomed. The formal dining room offers the perfect space to gather with family and friends to celebrate life's special moments. New flooring in the kitchen. Upstairs, brand-new carpeting leads to four spacious bedrooms, including a relaxing primary suite with cathedral ceilings and a private ensuite bath—a comfortable retreat at the end of each day. Thoughtful updates include a new furnace, new central air conditioning, and a newer hot water tank, providing comfort and peace of mind for years to come. Large windows throughout the home fill every space with natural light, creating a bright and cheerful atmosphere. Freshly painted throughout! Enjoy quiet mornings on the inviting front porch with your morning coffee, or spend your evenings on the back deck overlooking the peaceful pond and beautifully landscaped yard. Whether you're hosting friends, watching the seasons change, or simply enjoying a quiet moment outdoors, this backyard offers a setting you'll look forward to coming home to. The current owners have cherished their time here and are excited to welcome new owners who will create memories of their own. Conveniently located near shopping, dining, parks, and top-rated schools, 2 Meadow Springs is ready for its next chapter—and yours.

2 Meadow Spring Court, Amherst
$164,900
5 Beds ⋅ 2 Baths ⋅ B1698829 MLS
Excellent investment or owner-occupant opportunity at 78 Appenheimer Ave! This well-maintained 3/2 double features a spacious 3-bedroom lower unit and a comfortable 2-bedroom upper unit, offering strong rental potential or flexible living arrangements. Conveniently located, close to shopping, schools, public transportation, parks, hospital and other everyday amenities. Easy access to major roads and local services makes this property ideal for tenants and homeowners alike. Whether you’re looking to expand your investment portfolio or occupy one unit while generating income from the other, this property is a must-see!

78 Appenheimer Avenue, Buffalo
$35,000
B1698512 MLS
Fabulous location 120' wide x 100' deep mostly cleared fully buildable lot in the beautiful, ,fast growing, Lake Erie Beach district of Angola. The lot is located in between 343 and 331 Kennedy. Come build your dream home and enjoy a short stroll to Lake Erie Beach, Stroh's, and Castaway's as they are 1/2 mile away, straight down the inviting sidewalk on Kennedy. This lot offers 100% utilities available at the road. You can build 1 house, and/or split the lot in half and build 2 homes, one on each lot.

337 Kennedy Avenue, Evans
$199,900
4 Beds ⋅ 2 Baths ⋅ R1698709 MLS
Move-in ready 4-bedroom, 2-bath home in Olean's walkable West End, offering 2,250 sq ft across three finished levels. Originally a duplex, the conversion preserved the quality original woodwork and crown molding while opening the main floor into a bright, functional layout with natural light throughout. The remodeled eat-in kitchen features quartz countertops, tile backsplash, pull-out lower cabinets, soft-close drawers, and a walk-in pantry with built-in storage. It opens to the living room, anchored by a gas fireplace with remote and blower and wired for surround sound. A first-floor office with pocket doors, a built-in china cabinet, and a mudroom with storage benches and shoe cubbies complete the main level. Upstairs, the primary bedroom includes a walk-in closet and second-floor laundry. Three additional bedrooms, each with hardwood floors and ceiling fans, offer flexibility for guests, an office, or a hobby space. Both full baths are finished in subway tile, with tub/shower combos, one on each floor of the home. The finished walk-up attic adds real function: skylights, closets, and room for a fifth bedroom, gym, or play area. The mechanicals stand out: two furnaces create separate heat zones (first-floor unit new in 2021 with central air; second-floor unit updated in 2025), and two connected gas hot water tanks deliver continuous hot water. Roof new in 2023. Maintenance-free aluminum siding and insulating triple-track storm windows keep operating costs down — owner-reported utilities average $165/month for electricity, $155/month for gas, and $50–$100/month for water, depending on usage. Outside, enjoy morning coffee on the mahogany-floored front porch and entertain on the expansive back deck with composite Trex decking and lighted vinyl railings. A detached two-car garage with an updated concrete floor, automatic doors, an attached shed, and a metal roof completes the property. Appliances, window treatments, and window AC units included. Some furniture is available for sale. Walk to restaurants, shops, and everything the West End has to offer.

111 S 9th Street, Olean
$199,900
B1697938 MLS
1200 ft.² Commerical building/workshop built in 1997. With office space and bathroom. Heated 30 x 30 2 bay workshop. Two 10 x 10 overhead doors with 12 foot ceiling height. Metal roofing and exterior. The interior has been trimmed out in all metal too. Large paved and lighted parking area for approximately 25+ cars. The building is connected to public water & septic system. Public sewer is available at the road. 200 amp electric service. There is an office area and bathroom. The Security system and camera system will stay with the property, which is currently active. The seller is including the storage container that is currently on the property along with a 2018 Nissan van. This is a Great commercial location. The owner may hold 1st mortgage with agreed upon downpayment and terms.

West Main St Rd Road, Batavia
$350,000
4 Beds ⋅ 2 Baths ⋅ R1698750 MLS
Prestigious village home that has been completely restored from the roof to the basement! This home features a large Grand foyer with Grand staircase, formal dining room, living room, first floor large laundry room, beautiful kitchen with all new appliances, back entrance with a full bath, four bedrooms with large closets, second floor office, second floor full bath and a full walk up attic, attached two car garage and an additional one car garage. Everything in this home is NEW, including roof, electric service, plumbing, heating, central air, sidewalks, landscaping and more. This home will take you a step back in time with its unique features and still offers all the modern conveniences. Situated in the heart of Holley and walking distance to everything. Preapproved only!!

54 S Main Street, Murray
$120,000
4 Beds ⋅ 2 Baths ⋅ B1698797 MLS
Attention investors and savvy buyers! Unlock incredible potential at 46 Brownell St with this front-and-rear configured duplex! It’s a versatile two-family home that’s perfect for flipping, expanding your rental portfolio or living in one unit while letting the tenant pay your mortgage. Both units offer great value-add opportunity to update, renovate, and maximize your equity on a blank canvas, with 2 bedrooms in each and a spacious attic for storage. The rear unit boasts of a small private porch for your enjoyment. Conveniently located near shopping, schools, banks, parks, and major bus routes. Property SOLD “AS IS”.

46 Brownell Street, Buffalo
$250,000
B1698331 MLS
Prime Elmwood Strip Investment Property We are pleased to present a rare opportunity to acquire an income-producing, all-brick property in one of Buffalo's most recognizable and walkable urban corridors. Currently holding a Net Operating Income (NOI) of $67,360 at current occupancy (87%) with a potential projected NOI up to $96,716 at 100% occupancy. The asset is ideally positioned on the Elmwood Strip between Elmwood Village and Allentown, the property benefits from strong neighborhood visibility, convenient access to shops, restaurants, cafes, cultural destinations, and nearby employment anchors, including the Buffalo Niagara Medical Campus and Oishei Children's Hospital. The property is currently configured as a three-story lodging house with 16 rentable rooms, offering investors an established income stream with multiple occupancy options. Six rooms include private bathrooms, while the remaining rooms are supported by shared bathrooms located throughout the building. With approximately 9,684 square feet, the building provides substantial scale for continued operation as a cash-flowing rental asset, while also presenting potential long-term upside through repositioning, renovation, or possible conversion into larger apartment-style units, subject to applicable approvals. Located in the vibrant Elmwood Bryant area, the property sits within a neighborhood known for its walkability, historic architecture, independent businesses, restaurants, coffee shops, galleries, and active street life. This central location is a key demand driver for renters seeking convenient access to daily amenities, entertainment, public transit, and major Buffalo destinations. For investors, the combination of an irreplaceable urban location, existing rental income, and flexible future use potential makes this a compelling offering in a highly desirable Buffalo submarket.

333 Elmwood Avenue, Buffalo
$49,900
B1698644 MLS
Whether you're a builder or a buyer looking to create your own oasis near the lake, this property is a rare find in Angola-on-the-Lake. Discover the perfect canvas for your custom home! This 2.78-acre, mostly cleared lot and comes with pre-drafted plans for a 3,000 sq. ft. home (slab-on-grade). The heavy lifting is already done—stumps have been cleared, and over 130 tons of stone have been laid to create a durable, driveway foundation. The cleared building area extends beautifully into the woods, with a surveyor currently placing lot stakes. Enjoy the peaceful, private atmosphere featuring a gentle, seasonal rainwater creek running through the property (approx. 0.7 acres designated as wetlands). A short walk to the water and local beach access points. Town of Evans Park (as well as nearby beaches like Bennett Beach) Turtle Joe's Sandbar is a popular local spot on the beach, which is only a quick 3-minute drive. Sturgeon Point Marina is approximately 10 minute away. Lake Erie Beach, Point Breeze RV Resort & Evangola State Park is just minutes away. The official mailing address is Beach Road while the actual physical driveway access is on Sandy.

Beach Road Unit 207, Evans
$324,900
R1697812 MLS
Here is your opportunity to bring new energy to one of Van Buren's most recognizable gathering places! Formerly home to the beloved Fireside Manor Restaurant, 5377 W Lake Rd is ready for its next chapter. For generations, this property has been a destination for locals, summer residents, and visitors enjoying everything the Lake Erie shoreline has to offer! The commercial property features a spacious restaurant and bar, event space, ample parking, and an outdoor patio, offering endless possibilities for dining, entertainment, private events, or a new business concept. The fully equipped commercial kitchen includes prep stations, grills, fryers, coolers, wash stations, tables, chairs, bar stools, cookware, etc. providing a solid foundation for your vision. Included with the property is a beautifully renovated 2-bedroom, 1-bath home, ideal as an owner's residence, manager's quarters, or an income-producing rental. Extensive updates include electrical, plumbing, foundation improvements, siding, windows, flooring, kitchen, bathroom, sheetrock, and hot water tank. Located just moments from Van Buren Bay and Lake Erie, across the street from the Van Buren Drive-In Theatre, this property benefits from the area's thriving seasonal tourism while also drawing year-round support from Fredonia, Dunkirk, and neighboring communities. Whether you're dreaming of reopening a local favorite, creating a new dining destination, or developing a premier event venue, this iconic property offers the location, history, and potential to make it happen. The next chapter of this community landmark is waiting to be written, are you ready to bring your vision to life?

5377 W Lake Road, Pomfret
$875,000
2 Beds ⋅ 4 Baths ⋅ B1696142 MLS
An exquisite three-story townhome nestled in the heart of Buffalo's prestigious Waterfront Village. With high ceilings and an abundance of windows throughout, natural light pours in, illuminating every corner. Step inside to a stunning custom full-service bar crafted by BGI Interiors. Sliding glass doors lead to a private covered patio, offering a serene outdoor retreat. The main level sets the stage with its open-concept layout, showcasing a chef's kitchen with quartz countertops and a sizable center island. Living room is complete with a fireplace and dry bar allowing you to unwind in unparalleled luxury. Second private terrace offers an idyllic spot for relaxation and al fresco dining. Ascend to the third level and find an owners suite complete with a gas fireplace, considerable walk-in closet, and ensuite featuring a luxurious bathtub as well as another large bedroom, a full bathroom, and laundry. The details of this home have been thoroughly thought out to enhance your living experience including built in sonos speakers throughout the home, California Closets in bedrooms, mudroom and laundry room, upgraded hardwood floors, Pella windows, and custom blinds. Showings begin immediately.

37 Ojibwa Circle, Buffalo
$229,900
5 Beds ⋅ 2 Baths ⋅ B1698506 MLS
Beautifully updated 2-unit investment property ideally located near Buffalo's Medical Corridor and just minutes from Downtown Buffalo! Whether you're looking to expand your investment portfolio or owner-occupy while generating rental income, this property offers exceptional versatility and value. Both units have been thoughtfully renovated with modern updates, including beautifully updated kitchens and bathrooms, new laminate flooring throughout, all of the closets dry walled, and finished, new interior doors, and all new energy-efficient windows. Additional improvements include two new hot water tanks, and a brand new sewer line, providing added peace of mind for the next owner. Outside, you'll find a partially fenced yard, perfect for added privacy and outdoor enjoyment. With all the major updates already completed, this property is truly move-in ready. Live in one unit and let the rental income from the other help offset your mortgage, or lease both units for strong investment potential. The opportunities are endless! Please allow 24 hour notice for showings as both units are occupied. Total monthly income between the 2 units is $2,600. Please remove your shoes before entering the units.

468 Kensington Avenue, Buffalo
$299,999
4 Beds ⋅ 4 Baths ⋅ R1698383 MLS
Welcome to country living with room to spread out! Situated on over 1.5 acres at the Four Corners in the Town of Napoli, this spacious property offers the perfect combination of comfort, flexibility, and outdoor enjoyment. With four bedrooms, plus a dedicated office and a den that could easily serve as additional bedrooms, this home provides plenty of space for guests, hobbies, or working from home. The layout also includes two full bathrooms and two half baths, making everyday living both convenient and functional. A large open kitchen and dining room provide space to move about. Kitchen appliances stay. There is a wood stove in the garage that supplements the propane hot water baseboard heat. Outside, you'll appreciate the circular blacktop driveway, the peaceful pond, and the expansive green space that offers endless opportunities for entertaining, gardening, recreation, or simply relaxing. The attached two-car garage provides convenient access to the home, while the detached three-car garage is a dream for hobbyists, car enthusiasts, or anyone needing extra storage. One bay has been finished into a heated and cooled flex space currently used as a workout room and movie room, creating the perfect year-round retreat. The backyard is designed for enjoying every season, featuring a charming chicken coop and an above-ground pool that's easily accessed from the private deck off the primary suite—your own peaceful escape to start or end the day. Conveniently located with easy access to Ellicottville, Holiday Valley Resort, Allegany State Park, and the surrounding communities, this versatile property offers the space, amenities, and country setting you've been looking for. Whether you're searching for a forever home, a place to entertain, or simply room to enjoy the outdoors, 10095 Route 242 is ready to welcome you home.

10095 Route 242, Napoli
$6,000
B1697866 MLS
Bring your dreams and visions to life with this beautiful 3000 Sq Ft Residential lot perfect for new build, Homeownership, Investors, garden, play space. Close to neighborhood amenities, schools, and major routes.

117 Verplanck Street, Buffalo
$177,000
4 Beds ⋅ 2 Baths ⋅ R1698747 MLS
Welcome to this well-maintained 3-bedroom home offering comfort, style, and plenty of functional living space. The spacious eat-in kitchen features beautiful granite countertops, modern appliances, and ample room for family meals and entertaining. Convenient first-floor laundry and a half bath are located just off the kitchen. Throughout the home, you'll find a combination of hardwood floors and carpeting, creating a warm and inviting atmosphere. The large living room is highlighted by a cozy gas fireplace, while the welcoming front foyer adds charm and functionality. A first-floor den provides the perfect space for a home office, playroom, or potential fourth bedroom. This home has been thoughtfully updated with a high-efficiency furnace and hot water heater, both just two years old, along with most windows replaced with energy-efficient vinyl replacements. Step outside to enjoy the large stamped concrete patio overlooking the spacious backyard—ideal for relaxing, entertaining, or outdoor activities.

115 W. James St., Ellicott
$179,900
4 Beds ⋅ 2 Baths ⋅ B1698335 MLS
Located on an expansive corner lot, this home is updated and move-in ready, with new vinyl flooring and a renovated kitchen complete with granite countertops, stainless steel appliances, bright white cabinetry, breakfast bar, and a spacious dining area. A bonus family room adds extra living space, while the highly sought-after 1st floor laundry brings everyday convenience. The home also offers a charming covered porch that wraps around the side, adding character and curb appeal. Upstairs, you'll find four well-sized bedrooms and the 2nd updated full bath. A huge attic provides excellent storage and offers potential for future finishing. Conveniently located near the shops, dining, and everyday essentials of E Main Street, with parks nearby, this home combines space, updates, and location. Seller reserves the right to set an offer deadline.

520 Ellicott Street, Batavia City
$1,199,900
5 Beds ⋅ 5 Baths ⋅ B1698728 MLS
Welcome to this stunning 3,500 sq ft traditional home, built by Patrick in 2005 and thoughtfully designed for both everyday living and exceptional entertaining. Featuring 4 spacious bedrooms and 4.5 baths, this home offers timeless elegance with modern comforts throughout. A full front brick exterior and rare 5-car garage create impressive curb appeal, while inside you’ll find soaring ceilings, gleaming hardwood floors, and an abundance of natural light that fills every room. The expansive layout includes generously sized bedrooms, an updated guest bath, and a luxurious primary ensuite complete with a private sitting room and dual walk in closets. The fully finished basement adds incredible additional living space, featuring daylight windows, a fireplace, wet bar, full bath, and flexible areas perfect for a home gym, media room, or guest suite. Step outside to your private backyard oasis—complete with a beautiful gunite saltwater in-ground pool, hot tub, and meticulously landscaped grounds enhanced by exterior lighting. Enjoy outdoor living on the maintenance-free deck with a Kohler awning, ideal for relaxing or entertaining in any weather. The yard is complete with a private full seasonal bath and exterior landscape lighting. Roof 2015 w/transferrable warranty. This exceptional home offers the perfect blend of space, style, and resort-like amenities—truly a must-see. Located on a quiet cul de sac in Orchard Parks premier Birdsong community and with Ellicott Elementary. Minutes from The Village, Restaurants, Shops, Freeways & HighMark Stadium, 20 minutes to Downtown Buffalo & Airport. Showings for prequalified buyers begin with advance notice. Full List of Updates attached. Difference in square footage was measured/confirmed by licensed appraiser, does not include 1250 finished sq ft in basement.

5 Kingfisher Court, Orchard Park
$1,350,000
5 Beds ⋅ 4 Baths ⋅ B1698620 MLS
Welcome to this stunning, secluded, 2000-built residence in the highly sought-after The Summit at Scherff. Designed with elegance and modern living in mind, this home features an open floor plan highlighted by rich dark hardwood floors, custom trim and exquisite Restoration Hardware light fixtures throughout. Neutral tones perfectly complement the sophisticated, contemporary décor. The custom chef’s kitchen is a true showpiece, complete with marble countertops, self-closing cabinetry, and top-of-the-line appliances including Viking, Sub-Zero, and a built-in Miele espresso machine. A spacious laundry room offers ultimate convenience with two washers and two dryers. The luxurious primary suite features vaulted ceilings, a fireplace and boasts a fully renovated (2023) spa-like bath. Features include radiant heated floors with soaking tub and shower, an expansive walk-in closet outfitted with custom California Closets built-ins and a walkthrough room with additional potential Step outside to your private backyard oasis—fully fenced for maximum privacy—featuring an in-ground, heated gunite Beauty pool (2016), maintenance free trex deck with charming gazebo, perfect for entertaining or relaxing. The newly finished basement (2023) adds incredible versatility with an additional bedroom, mini kitchen with high-end appliances, and new carpeting. With a private entrance, this space is ideal for a potential in-law suite or guest quarters. Additional highlights include a three-car garage, a golf simulator, generator (2022), classic brick façade, and a newly installed exposed aggregate driveway (2022). This exceptional home seamlessly blends luxury, comfort, and privacy. Showings for prequalified buyers, begin immediately. Showings to resume Monday 7/20 for pre-qualified Buyers with 24 hour notice

16 Woodstream, Orchard Park
$120,000
4 Beds ⋅ 2 Baths ⋅ B1698172 MLS
Investor special! This multifamily property offers a fantastic value-add opportunity for investors, contractors, or buyers looking to renovate and build equity. Featuring 4 bedrooms, 2 full bathrooms, this property is ready for repairs and updates to bring out its full potential. Conveniently located near public transportation, shopping, restaurants, and schools, it offers excellent rental or owner-occupant possibilities after renovation. Whether you're looking to add to your investment portfolio or take on your next rehab project, this property is full of potential. Property is being sold as-is. Bring your vision and don't miss this opportunity!

1594 Fillmore Avenue, Buffalo
$950,000
12 Beds ⋅ 6 Baths ⋅ B1698704 MLS
Fully renovated, fully occupied, turnkey 6-unit brick multifamily with a comprehensive top-to-bottom 2023 renovation, meaning the heavy lifting is finished and buyers face little to no immediate capex. This stabilized asset offers long-term performance with minimal maintenance, positioned in the Buffalo-Niagara market where quality inventory at this scale is scarce. Every apartment is leased to a long-term tenant with a strong on-time payment record. 6 units, 6,204 sq ft, 12 bedrooms, 6 baths. Base rent of $6,875/month ($82,500/year) plus coin laundry income. Solid brick construction. Fully electric building with 7 separate electric meters (one per apartment plus one landlord/common area meter) and a 12-space private parking lot. PROFESSIONAL MANAGEMENT AVAILABLE: For buyers seeking a completely hands-off position, the current owner offers full professional property management after closing, so the building can be owned from anywhere. This includes rent collection and accounting, tenant relations, maintenance and repairs, leasing and renewals, move-ins and move-outs, and full day-to-day management. For an owner-occupant, live in one unit while the remaining five carry the property. 2023 RENOVATION: New roof (full plywood and architectural shingles). All new windows. Brand-new kitchens with new cabinets, quartz countertops, and stainless steel appliances. New flooring. Full bath renovations: tile, vanities, toilets, mirrors, lighting, cabinetry. New interior and exterior doors, closet doors, locks, and hardware. New balcony doors and balcony flooring. New electric radiators throughout. New A/C units in every apartment. New commercial coin-operated laundry equipment. New sound insulation between units for improved privacy. New lighting throughout the building and exterior. New hallway carpeting. New exterior landscaping being completed in the coming weeks; updated photos will be posted July 24, 2026. ADDITIONAL FEATURES: Security camera system. Secure tenant mailboxes. Professionally maintained. Fully occupied. By APPOINTMENT ONLY. No trespassing. No showings until 7/22. Proof of funds required.

6293 Robinson Road, Lockport Town
$799,999
B1698716 MLS
VR Pricing - Sellers will entertain offers between $799,999 and $849,900. Who wants to live in a mansion that was part of the development of Cheektowaga & helped launch Grover Cleveland's presidential career? Over 7000 SF masterpiece was built w/ exquisite craftmanship/style/sophistication. As you enter you will notice a huge foyer w/ coffer ceiling/natural woodwork/cozy reception area w/ FP. the elegant woodwork throughout the home showcases the skilled carpentry of yester years. Formal parlor has gold leaf adorned ceiling & wolf of windows great entertainment space that leads to a nice sitting room w/ pocket doors. Enjoy a private LR to relax, large eat in kitchen has huge brick FP/plenty of space to cook. 1st floor office w/ built ins allow you to work from home. Enjoy your indoor pool complete with full bath/dressing room/sauna, plus a 6-car garage, private grounds /outdoor patio for those summer parties. plenty of parking or convert space pack to your private tennis ct. 2nd floor features 6 beds, 3 full baths, which is currently being used as a primary en suite Attic can be in-law/attendants' quarters, guest suite rec room/or converted to additional bedrooms also perfect for theater/game room. Great opportunity to live in a piece of WNY History. Multi-use zoning great for office/AirBNB/boutique hotel/event space with town approval

280 Pine Ridge Road, Cheektowaga
$799,999
8 Beds ⋅ 6 Baths ⋅ B1698711 MLS
VR Pricing - Seller will entertain offers between $799,999 and $849,900. Some photos virtually stage. Who wants to live in a mansion that was part of the development of Cheektowaga & helped launch Grover Cleveland's presidential career? 7000 SF masterpiece was built w/ exquisite craftmanship/style/sophistication. As you enter you will notice a huge foyer w/coffer ceiling/natural woodwork/cozy reception area w/FP. The elegant woodwork throughout the home showcases the skilled carpentry of yester years. Formal parlor has gold leaf adorned ceilings & wall of windows great entertainment space that leads to a nice sitting room w/ door. Enjoy a private LR to relax, large eat in kitchen has huge brick FP/plenty of space to cook. 1st floor office room/sauna, plus a 6-car garage, private grounds/outdoor patio for those summer parties, plenty of parking or convert space back to your private tennis ct. 2nd floor features 6 beds, 3 full baths, which is currently being used as a primary en suite Attic can be in-law/attendants quarters, guest suite rec room/or converted to additional bedrooms also perfect for theatre/game room. Great opportunity to live in a piece of WNY history.

280 Pine Ridge Road, Cheektowaga
$324,900
6 Beds ⋅ 2 Baths ⋅ B1698700 MLS
Beautifully maintained two-unit property situated on a quiet residential street. Each spacious apartment features three bedrooms, providing comfortable and functional living space in both the upper and lower units. The property has been thoughtfully cared for and reflects pride of ownership throughout. Conveniently located near shopping, restaurants, schools, parks, public transportation, and other everyday amenities, with easy access to major roadways and surrounding neighborhoods. An excellent opportunity for an owner-occupant or investor seeking a well-kept multifamily home with strong rental potential and ample living space.

106 Jewett Avenue, Buffalo
$99,900
B1698439 MLS
Build your dream home on this beautiful 1.6 acre building lot in the Town of Marilla! Offering approximately 225' of road frontage and 311' of depth (per tax records), this spacious parcel provides the perfect setting for your custom home with plenty of room for a garage, outdoor living space, gardens or more. Located within the highly desirable Iroquois Central School District, you'll enjoy the peaceful country setting while remaining just a short drive to East Aurora, Elma & surrounding conveniences. This parcel is currently being subdivided from a larger property. Town & school taxes are TBD following subdivision. Don't miss this opportunity to secure a fantastic homesite and start planning your future today! Offers due by Monday 7/20 by 12 PM.

VL #4 Eastwood, Marilla
$499,900
3 Beds ⋅ 2 Baths ⋅ B1697206 MLS
Nestled on 16.26 beautiful acres, this spacious ranch offers the privacy, tranquility & outdoor lifestyle you've been searching for! Enjoy a beautiful backyard overlooking your own pond, while the wooded acreage beyond is ideal for hunting, hiking, ATV trails & exploring nature right outside your door. Inside, you'll find a home filled with character & opportunity. The spacious family room (25' x 22') can fit any size sectional. It is truly the showpiece, featuring a massive floor-to-ceiling fireplace with an impressive mantle & walls of windows overlooking the property. While the living room contains exposed beams & brick flooring, a second fireplace creates another cozy gathering space, making this home perfect for entertaining & relaxing near the large back sliding door. The eat-in kitchen offers abundant cabinet storage, a peninsula, dinette space, an office nook & all appliances are included. The efficient ranch layout features 3 good size bedrooms with closets & a spacious full bathroom with 2 vanities back to back! Plenty of natural light throughout the home too. A drive-under attached garage leads to the full basement with exceptional storage, mechanics, workshop space & endless possibilities. Outside, you'll appreciate the large patio, mature landscaping, storage shed, rustic two story barn & wide-open yard to enjoy every sport season. Wrap-around balcony too! Whether you dream of fishing, hunting, gardening or simply escaping the hustle of everyday life, this property offers a lifestyle that's becoming increasingly difficult to find! This cherished family estate has been lovingly owned for generations & is ready for its next chapter. Being sold as-is, this is a rare opportunity to restore & personalize a truly special home on an unforgettable piece of land. If you've been searching for acreage, privacy & potential in Marilla, this is the one! Located in the Iroquois School District. Don't let this one pass you by.

2035 Eastwood Road, Marilla
$299,900
4 Beds ⋅ 2 Baths ⋅ B1698592 MLS
Welcome to the beautifully maintained, 189 Wabash Avenue! A 2 family home to add to your real estate portfolio or occupy one unit and help pay the mortgage with the other. With a laundry list of updates including: Roof was fully replaced in 2020 and balcony's rubber roof was replaced in 2024. In 2017 the upstairs unit received a remodeled bathroom along with updated windows and doors. Both hot water tanks were replaced in 2018. Both furnaces were replaced in 2020. Both washer and dryers are 2 years old. Upstairs refrigerator is 1 year old. With a long driveway and a two car garage, this property allows plenty of off street parking. Close to local bus routes and Elmwood Ave, this property allows quick and easy access to the city and neighboring suburbs. Don't miss your chance.

189 Wabash Avenue, Tonawanda
$375,000
5 Beds ⋅ 3 Baths ⋅ B1698275 MLS
Welcome to 466 4th Street, where modern updates meet exceptional income potential! This fully renovated two-unit property has been thoughtfully updated from top to bottom, offering both style and peace of mind. Major improvements include a newer roof, siding, windows, furnace, central air conditioning units, hot water tank, flooring, kitchens, bathrooms, and much more—allowing the next owner to focus on enjoying the property instead of tackling renovations. Inside, you'll find bright, contemporary living spaces highlighted by stunning custom tray ceilings with recessed LED lighting that create a one-of-a-kind atmosphere rarely found in the area. The spacious kitchens feature modern cabinetry, sleek finishes, and ample room for entertaining, while the updated bathrooms and finishes throughout provide a clean, move-in-ready experience. Currently operating as a successful Airbnb, this property presents multiple investment opportunities. Continue generating short-term rental income, live in one unit while renting the other, or add a turnkey duplex to your portfolio. Located just minutes from Niagara Falls State Park, the Casino, restaurants, entertainment, and the city's world-famous attractions, this property offers the ideal combination of location, versatility, and cash-flow potential. Whether you're searching for your next home, vacation rental, or investment property, 466 4th Street is an opportunity you won't want to miss.

466 4th Street, Niagara Falls
$750,000
5 Beds ⋅ 3 Baths ⋅ B1698295 MLS
Some homes are simply built. Others are quietly exceptional. Nestled on nearly two acres of enchanting woodlands in one of the Village of East Aurora's most coveted locations, this custom-crafted residence is a private sanctuary where timeless architecture and extraordinary natural beauty exist in perfect harmony. Towering trees, sweeping lawns, and exquisite shade gardens create a setting that feels worlds away, yet the charm of the Village is only moments from your doorstep. Thoughtfully designed with enduring quality and gracious proportions. Five spacious bedrooms, three full baths, and beautifully connected living spaces. Elegant living room, where a wood-burning fireplace invites intimate evenings, while the adjoining dining room is simply breathtaking. Dramatic picture windows, soaring ceilings, skylights, and a graceful bay window dissolve the boundary between indoors and out, framing the ever-changing beauty of the surrounding gardens and woodland beyond. A beautifully appointed kitchen where quartz countertops, double wall ovens, and thoughtfully designed workspaces inspire both casual family meals and memorable gatherings. The inviting family room is anchored by an impressive floor-to-ceiling natural stone fireplace, custom built-in cabinetry, and warm architectural details. Perhaps the home's most captivating space is the cedar three-season room. Wrapped in windows with panoramic views of the gardens and forest, this vaulted retreat features radiant heated ceramic floors and invites you to experience every season—from spring blossoms and summer birdsong to the brilliant colors of autumn and the peaceful stillness of freshly fallen snow. The finished rec room in the lower level has custom built-ins, extensive bookshelves. Outdoors, the property unfolds like a private estate. A picturesque two-story carriage barn dating to 1880 with its own private drive, generous workshop and storage space and original hayloft door it offers endless possibilities. This is a legacy property. A place where craftsmanship, elegance, and nature come together to create a lifestyle that is both peaceful and profoundly beautiful. Delayed negotiation until 7/28/26 Noon.

205 Blake Hill Rd, Aurora
$420,000
6 Beds ⋅ 3 Baths ⋅ B1698645 MLS
Rare opportunity to own an income-producing mixed-use property in the heart of North Buffalo with the potential to assume the seller’s existing 2.25% mortgage (subject to lender approval)! Whether you’re looking to expand your investment portfolio or owner-occupy while generating rental income, this property offers exceptional value. The property features two spacious 3-bedroom apartments, each offering generous living space with newer vinyl flooring. The upper unit has been refreshed with new carpeting in the bedrooms and fresh paint throughout, while the common hallway also features new carpeting for a clean, welcoming appearance. Additional updates include newer electrical, a newer hot water tank, and laundry hookups in the basement for added convenience. Enjoy the yard, offering a private outdoor space for tenants or an owner-occupant. The street-level storefront is currently occupied, providing immediate rental income and adding another income stream to this versatile property. Conveniently located near North Buffalo’s popular restaurants, shopping, parks, and public transportation, this is a rare opportunity to own a well-maintained property with multiple income sources and outstanding financing potential.

2289 Delaware Avenue, Buffalo