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$750,000
5 Beds ⋅ 4 Baths ⋅ B1710926 MLS
Hard-to-find contemporary luxury on 5.3 sprawling acres in Lancaster! Built in 2017 by CMK Builders, this stunning home skips the new-construction wait. Features include a 2 story foyer, family and dining rooms, and a beautiful eat-in kitchen with a breakfast room looking out to a private backyard oasis. The first floor boasts a custom mudroom, walk-in pantry, and large laundry room. The breakfast room, mudroom, 1/2 bath were professionally designed with custom molding by 716 Design Co. New light fixtures throughout and 100% painted within the last 3 years. The upstairs has 4 spacious bedrooms, including a master suite and large 2025 California Closet. All four bathrooms were updated. The finished basement with egress adds a large 5th bedroom, family room, rec area and full bath. Enjoy pristine mechanicals and endless outdoor recreation—from trail riding to morning coffee or sunsets on the quiet back patio.

363 Westwood Road, Lancaster
$159,900
5 Beds ⋅ 2 Baths ⋅ R1706765 MLS
Welcome to 15 Bird St., Westfield! This property offers nearly 3,000 square feet of living space which has been used as a single-family as well as a multi-family. Whether you are looking to reside on just the spacious first floor which offers 3 comfortably-sized bedrooms, a large living room with a wood-burning Heatilator fireplace, a cozy kitchen, and a large dining room built for entertaining with access to the outdoor patio and rent out the 2nd floor, or utilize the full space yourself, you have options! The second floor brings 2 more spacious bedrooms, a living room, and a dining room with a smaller bathroom and kitchen - but the kitchen has access to the 2nd floor deck which was rebuilt in 2023. You will also find a rear mudroom with access to the full basement which provides so much additional space for storage or also can be used for additional space. The basement walls have been coated with Drylock to ensure that it stays nice and dry. The wall-mounted furnace was replaced in 2015, the water heater has been updated, and a new sump pump will be installed soon. Overlooking the property from the balcony you will see a large yard that is a half-acre in size as well as a dream of a garage for anyone who like to work on vehicles, use the space for a hobby, or simply park your cars in there, you will remain toasty all winter with a heater. The back half of the building had been permitted for horses and was used as a barn. Extend your entertaining outside on the paver patio with a pergola overhead and enjoy the peace and quiet of a low-traffic area. Nestled within the village limits but tucked away from the hustle and bustle, this home is located within minutes of Lake Erie/Barcelona for beautiful sunsets, Beach Glass Hunting, and swimming and I-90 as well as dining, shopping, Welch Field, the Farmer's Market, live music, and more! Within 15 minutes of Chautauqua Lake and Chautauqua Institution as well as the Rails to Trails for outdoor activities.

15 Bird Street, Westfield
$629,000
4 Beds ⋅ 3 Baths ⋅ R1709307 MLS
Enjoy the wonderful views of Chautauqua Lake from this home in the lakeside community of Sunrise Cove. There is a dock and boat slip available through the Sunrise Cove HOA. The dock is close to the house just one level down. Other amenities include the lakeside clubhouse which is available for events with a firepit and grill, a kayak launch, and a tennis & pickleball court. This friendly community has annual social events. Chautauqua Lake offers year-round recreation. Enjoy the many local attractions such as Rails to Trails, Panama Rocks, two ski areas, the National Comedy Center and more. Chautauqua Institution is close by offering summer concerts and programming. Affordable lakefront living at its best with the lake access for boating. There are lake views from almost every room! Gather with friends in the open living room, kitchen and dining room that open to the porch. The porch has both covered and uncovered sections making it a great space for both sunny and rainy days. There is a spacious main living area that provides a large gathering space for hosting get togethers. The kitchen island has room for casual dining and meal prep with the extended two-tiered countertop to separate this space from the living room and dining room. The main floor has a primary bedroom with windows facing the lake and an en-suite bathroom with both a tub and walk-in shower. There is a second bedroom on the main level and full bath for guests. The spacious lower level includes a family room and two more bedrooms, plus a full bathroom. The family room has wet bar and new vinyl plank flooring. Two of the bathrooms were updated with new tile flooring, vanities and fixtures. Along the backside of the house in the lower level is a large unfinished storage area with room for a workshop. Just inside the garage entrance is a combined mudroom and laundry on the main level. This home has lots of storage with all the closet space. The attached two car garage provides storage for your water toys. Conveniently located to I86 and centrally located on the lake making it easy to enjoy Chautauqua, Bemus Point, Lakewood and more. Chautauqua Lake is a great place to call home all year!

4986 Sunrise Drive Unit L25, North Harmony
$389,000
3 Beds ⋅ 2 Baths ⋅ B1710936 MLS
Welcome to this beautifully updated Elma ranch offering turnkey comfort, modern finishes, and an exceptional park-like backyard. The home features a stunning kitchen with rich cherry cabinetry, granite island with prep sink, oven with microwave, Maytag refrigerator, tiled backsplash, wine storage, pendant lighting AND a heated floor for those "special" WNY days—an impressive culinary hub that shows even better in person. The living spaces are warm and inviting, highlighted by hardwood floors, abundant natural light, and a seamless flow from the front entry to the main living room. The family room stands out with its stone fireplace, working wood-burning stove, and large French Doors overlooking the expansive yard—perfect for cozy nights and Bills games! The primary bathroom is updated and features a Jacuzzi tub with shower, modern vanity, and contemporary tilework. Bedrooms are clean, bright, and versatile; the third bedroom is currently used as a dining room but can easily convert back. The newly waterproofed basement offers a large partially finished area with laminate flooring, a gym space (equipment negotiable), an updated half-bath, and a sump pump. Mechanical updates include a 1-year-old Lennox furnace and a 5-year-old hot water tank. Outside in the backyard, enjoy a large composite deck, shaded seating area, fire pit, and a truly massive yard with mature trees, a storage shed, and room for expansion or recreation. Additional highlights include all-new windows, new gutters, and a 2-car garage and a 2024 new roof! The is also a security system for added piece of mind. A well-cared-for home with meaningful updates, flexible spaces, and exceptional outdoor living. All services, shopping and highways nearby. 15 minutes to Downtown Bufalo by car—an outstanding opportunity to own in beautiful Elma.

1180 Bowen Road, Elma
$150,000
5 Beds ⋅ 2 Baths ⋅ B1710680 MLS
Welcome to 309 French Street, an exciting opportunity in the City of Buffalo! This property offers plenty of potential for an owner-occupant, investor, or buyer looking to add value through improvements. Conveniently located near neighborhood amenities, shopping, public transportation, schools, and major routes, the property provides easy access throughout the city. Whether you're looking to make it your own, expand your investment portfolio, or take advantage of Buffalo's continued revitalization, 309 French Street is ready for its next chapter. Bring your vision and explore the possibilities this property has to offer!

309 French Street, Buffalo
$249,000
6 Beds ⋅ 2 Baths ⋅ B1710637 MLS
Welcome to 162 14th St, Buffalo, NY 14213—a spacious two-family property presenting an excellent opportunity for investors or owner-occupants. The first-floor unit features 3 bedrooms, 1 full bathroom, a large kitchen, and generously sized living and dining rooms. The second-floor unit includes a spacious bedroom, large full bathroom, oversized kitchen, and huge living and dining areas. Both units feature abundant closet space throughout. The property also includes a full attic and full basement, providing substantial additional storage space. Located in Buffalo’s sought-after West Side, this property is conveniently close to Downtown Buffalo, restaurants, shopping, entertainment, schools, and major amenities.

162 14th Street, Buffalo
$229,000
3 Beds ⋅ 2 Baths ⋅ R1710942 MLS
Well-loved and cared-for ranch-style home on Jamestown’s west side, where quality construction and pride of ownership are evident inside and out. Conveniently located between downtown Jamestown and the Fairmount Avenue commercial corridor, with schools, parks, recreation, shopping and dining all close by. This move-in-ready home offers the ease of single-story living along with an open floor plan that works equally well for everyday living and entertaining. The spacious eat-in kitchen offers abundant cabinetry, plenty of counter and workspace, stainless steel appliances and an easy flow into the main living areas. The adjoining living room features gorgeous matte-finished hardwood flooring, a large picture window providing plenty of natural light and a fireplace that adds warmth and character. All three bedrooms are conveniently located on the main level and offer good closet storage. The updated full bath features a subway tile tub/shower surround, vanity with storage and marble top. First-floor laundry adds another level of convenience, while additional washer and dryer hookups remain in the basement should the next owner prefer to move the laundry downstairs. The huge full basement provides excellent storage and plenty of potential for additional finished living space. A convenient 1/4 bath is already in place, making a future bathroom expansion that much easier. Numerous improvements add to the home's appeal, including a newer roof, new electrical service and newer fenced yard. Mechanical updates include a high-efficiency furnace with Aprilaire, central air conditioning and tankless hot water. Outside, the semi-private fenced rear yard provides plenty of room to enjoy the outdoors, while the covered rear deck creates a comfortable spot for morning coffee, summer meals or relaxing at the end of the day. The home is fully applianced, including refrigerator, gas range, microwave, dishwasher, disposal, washer and dryer. With its desirable ranch layout, updated mechanicals, newer roof, fenced yard, attached garage and move-in condition, 15 Hilldale Avenue offers an appealing combination of comfort, convenience and easy living.

15 Hilldale Avenue, Jamestown
$298,000
B1710828 MLS
Rare opportunity to own a recently renovated commercial property at the highly visible corner of Pine Avenue, formerly known as Pete’s Market—a long-standing staple in the community. This versatile property offers multiple acquisition options, ideal for investors or business owner-operators. Endless possibilities for a variety of uses, including a turnkey restaurant or bar, retail storefront, mixed-use investment, or redevelopment opportunity. The space is currently well-suited for high-volume food & beverage operations & provides flexibility for a new concept or business venture. Potential investment opportunity with seller to remain as long-term tenant, providing immediate rental income. Recent updates include new hot water tank & some high-end improvements, enhancing both functionality & efficiency. Full basement adds value & storage. Property features an oversized cooler room & infrastructure designed to support demanding commercial operations. Positioned on a prime corner with strong traffic exposure & located near popular tourist attractions, this property presents exceptional business opportunities.

1701 Pine Avenue, Niagara Falls
$119,900
3 Beds ⋅ 3 Baths ⋅ B1710861 MLS
Waiting for your vision to be executed situated just blocks from Five Points, where morning lines form outside Remedy House & Butter Block & evenings start with a stop at Paradise Wines.This project is not for the lipstick flip crowd but a true pro that understands design-forward architectural restorations and thoughtful amenity packages achieve record settings prices.Mid-stage demo is underway so access to walls,ceilings & floors including crawl space makes for stress free MEP followed by your crew finishing over winter ready for spring market.The 2,492 gross sq ft footprint easily supports a custom 3 bed / 2.5-bath floor plan w/ an incredibly attractive floorplan.Tearing down the collapsed rear structure reclaims the deep 148’ rear yard which provides the space to build a high-end outdoor living space that buyers are seeking in the city but can't find for under a million. All selected comps sit within an average of just ~0.48 miles from the subject property. With half of the active/closed dataset located less than a half-mile away, this valuation is anchored directly in the immediate neighborhood. Across 11 closed sales in the past year, comps averaged $401,364 ($203.69/sq ft) with a max closed price of $500,000 ($233.20/sq ft). Applying the neighborhood average ($203.49/sq ft) directly to the 2,492 sq ft tax record establishes a baseline ARV of $507,000 and with nearby active/pending comps pushing $233–$250+/sq ft ($580k–$625k+ ceiling).Sales data over the past 6 months shows demand accelerating, w/ closed comps commanding an average 1.15 Sale-to-List price ratio (buyers bidding up to 19% over asking), up from the 1-year average of 1.10 which aligns w/ Redfin and Zillow data consistently ranking Buffalo near the top for percentage of homes sold over list price, with over 54–65% of all homes commanding bidding wars.Days on Market averages 7 to 8 Days across both 6-month and 1-year datasets. Major national publications like The New York Times, Architectural Digest, and Forbe frequently highlight the West side of Buffalo as a premier example of urban historic restoration and commercial-residential synergy. High-end finished inventory in Five Points won't sit.

252 15th Street, Buffalo
$149,900
3 Beds ⋅ 2 Baths ⋅ B1710753 MLS
Welcome home to this beautifully updated 3-bedroom house that blends classic character with extensive modern improvements. Step inside and you’ll immediately notice the gorgeous original woodwork complemented by newer flooring, updated lighting, and fresh finishes throughout. The completely renovated kitchen is a standout, featuring high-end fixtures, solid-surface countertops, soft-close cabinetry hardware, and a polished, modern look designed for everyday living and entertaining. Upstairs, the full bathroom was completely gutted and rebuilt with stylish finishes and the added comfort of a heated floor. The main level features high-end luxury vinyl plank flooring and was professionally painted throughout prior to the current owners moving in. Additional improvements include updated light fixtures throughout the home, a new hot water heater, and an exterior that was freshly painted just last year. The home also features 22 vinyl double-hung windows, helping bring in plenty of natural light. Need extra space? The finished third-floor bonus room has been painted and carpeted, including the staircase, creating an excellent option for a home office, playroom, hobby space, guest area, or private retreat. Additional conveniences include first-floor laundry off the kitchen and a bonus room/family room situated between the living and dining rooms. Outside, enjoy a fenced backyard with a deck and stamped patio—perfect for relaxing, entertaining, pets, or summer gatherings. A garage with an automatic opener adds even more convenience. With substantial renovations already completed and plenty of versatile living space, this property offers the character of an established Olean home with many of the updates today’s buyers are looking for!

504 W Henley Street, Olean
$279,900
3 Beds ⋅ 2 Baths ⋅ B1710704 MLS
Welcome to 4209 Polly Lane! This charming raised ranch is ready to welcome its next owner. Ideally located near Frontier High School, major shopping, Route 5, Route 20, Thruway access, and countless everyday conveniences, this home offers both comfort and convenience. The main level features two bedrooms, an updated full bathroom, a bright eat-in kitchen, and a three-season room that overlooks the backyard. Step outside to a spacious tiered deck with direct access to the above ground pool, all within a fully fenced yard that's perfect for entertaining, relaxing, or enjoying summer with family and friends. The lower level offers incredible flexibility with a finished space that can serve as a third bedroom, recreation room, home office, gym, or playroom. You'll also find a convenient half bath and laundry/utility area. Just beyond the lower level is a roughed-in bonus space ready for your vision. Whether you dream of a home bar, additional entertaining area, workshop, storage space, or expanded living area, the opportunity is there to customize it to fit your needs. With so much potential inside and out this home won't last long! Open House Thursday, September 3, 5-7pm.

4209 Polly Lane, Hamburg
$70,000
3 Beds ⋅ 1 Baths ⋅ B1710935 MLS
Spacious 3-bedroom, 1-bathroom single-family home located on Niagara Avenue in Niagara Falls. This property features a detached 1.5 car garage, a covered front porch, and a rear patio deck overlooking a fully fenced backyard. Interior highlights include a functional kitchen with ceramic tile countertops and tile flooring, carpeted bedrooms and living spaces, and a large attic offering ample storage potential. Conveniently located near local amenities, shopping, and major routes!

2439 Niagara Avenue, Niagara Falls
$100,000
3 Beds ⋅ 2 Baths ⋅ R1710863 MLS
This spacious 3-bedroom, 1.5-bath home offers plenty of room to make your own. The first floor features a large kitchen with ample space for cooking and gathering, a convenient first-floor laundry room, and a generously sized living room and dining room combination—perfect for entertaining or everyday living. Upstairs, you’ll find 3 bedrooms along with a full bath. Outside, the property offers excellent parking and storage with a 1+ car detached garage located on Columbus Street, plus concrete driveways on both Deer Street and Columbus Street. Fully fenced in yard. With its spacious interior, practical first-floor amenities, and multiple off-street parking options, 517 Deer Street is a great opportunity for a homeowner or investor looking to buy in Dunkirk. Come see the possibilities this home has to offer! For sale to settle an estate, home sold as is.

517 Deer Street, Dunkirk
$129,900
4 Beds ⋅ 2 Baths ⋅ R1710913 MLS
A DUPLEX THAT HAS BEEN LOOKED AFTER There is a difference between a rental property that has been owned and one that has been cared for. This one reads immediately as the second kind. THE UNITS Both apartments offer two bedrooms and a full bath, and each carries a bonus — an extra room beyond the standard layout that works as a dining room, a home office, or simply additional living space. That flexibility is quietly valuable in a rental: it widens the pool of people the unit suits and it supports a stronger rent. The downstairs unit adds private outdoor space of its own, with a back deck and a small front porch. THE GARAGE A spacious two-car garage sits on the property. In a market where covered parking is scarce, this is not a footnote — it is a feature tenants stay for, and it gives the property something most comparable rentals simply cannot offer. THE OPERATING PICTURE Both units are occupied under long-term tenancies, so the property produces from closing rather than after a lease-up. Tenants currently handle lawn maintenance and snow removal, which keeps the owner's seasonal workload and outside vendor costs down. Laundry for both apartments is located in the basement. DISCLOSED PLAINLY: electrical service throughout the building is a mix of fuses and circuit breakers. It is noted here so buyers can price it accurately and address it with their lender and insurer up front. AVAILABLE AS A PACKAGE This duplex may be purchased together with a nearby three-unit property held by the same owner — a combined five units in a single transaction, with one seller and one closing timeline. Each property is a one- to four-unit residential building and can also be purchased individually. Buyers should confirm financing structure with their own lender. For an investor building a footprint in Olean, acquiring two well-maintained, fully occupied buildings at once is a considerably faster path than assembling them one at a time.

815 Washington Street, Olean
$299,900
5 Beds ⋅ 2 Baths ⋅ B1710899 MLS
RARE 20-ACRE COUNTRY ESTATE: 1900 Historic homestead private hunting acreage Unleash the full potential of this expansive 20-acre Middleport property offering the ultimate blend of privacy, recreational land and historic architectural character. The grounds feature 15 acres of expansive open acreage paired with a densely wooded, mature 5-acre timber section ideal for whitetail hunting or total seclusion. The property boasts a detached 2-car garage with dedicated workspace and an adjoining shed - perfect for hobbies, mechanics or outdoor recreation toys. Boasting massive scale across 9-spacious rooms, this 5 bedroom 1.5 bath historic home features "great bones" and structural integrity rarely found today. For the old-house preservationist or restoration enthusiast, the interior showcases stunning, intact original unpainted walnut window casings and built-in cabinetry, a well-positioned central staircase and upstairs center hall, and solid original wood plank flooring that needs only refinishing. Natural light floods the layout, which includes a 1st floor bedroom or office, 1st floor utility room, large basement and a stand-up gabled attic ripe for a hideaway. Priced strategically to reflect the need for a full kitchen/bath renovation and exterior siding updates, this property is a blank canvas. Whether you want to build a private country homestead, establish a hobby farm or stables, or execute a high-equity historical restoration, the value is firmly anchored in the acreage and infrastructure. Property being sold as-is.

3566 Drum Road, Hartland
$159,900
6 Beds ⋅ 3 Baths ⋅ R1710917 MLS
THREE UNITS, THREE LONG-TERM TENANCIES, AND WOODWORK YOU HAVE TO SEE Some multi-family properties are bought for the spreadsheet alone. This one gives you both — a solid set of numbers and a building people actually want to live in. THE CONDITION The property presents as well maintained throughout — looked after rather than merely occupied. All three units are in solid rentable condition today, with incredible woodwork throughout. WHAT HAS ALREADY BEEN DONE NEW SEWER LINE FROM THE STREET. If you have owned rental property in an older neighborhood, you know exactly what this is worth. It is among the most expensive and disruptive repairs a building of this era can face, and it is done. UPDATED ELECTRICAL PANELS. UTILITIES LARGELY SEPARATED by unit, keeping operating costs predictable and accountability clear. THE LAYOUT Three units, six bedrooms, and three baths in total. Each unit has its own porch—private outdoor space for each tenancy—and the upstairs unit has two. The front lower unit has its own laundry. The upper and rear units share a laundry area in the basement. THE INCOME PICTURE All three units are occupied under long-term tenancies, so the property produces income from day one rather than after a lease-up period. Current rents sit below market. That is deliberate, not an oversight: the income has room to move for a buyer who wants it, and the in-place figures are conservative rather than stretched. PLEASE NOTE, in the interest of a clean transaction: there is no off-street parking, and the owner currently pays electric and water for the lower front and rear units. AVAILABLE AS A PACKAGE These three units may be purchased together with a nearby duplex held by the same owner — a combined five units in a single transaction, with one seller and one closing timeline. Each property is a one- to four-unit residential building and can also be purchased individually. Buyers should confirm financing structure with their own lender.

947 N Union Street, Olean
$350,000
3 Beds ⋅ 4 Baths ⋅ R1710887 MLS
Charming split-level offering the best of country living while remaining conveniently close to everyday amenities. Surrounded by peaceful wooded views with glimpses of Lake Erie, this move-in-ready property has been thoughtfully improved with numerous recent updates designed for comfort and low-maintenance living. Great setting with five open acres with views of Lake Erie, attached two car garage and additional 3 bay pole barn. The first floor has an attractive foyer, 1/2 bath with laundry, and two large versatile rooms. Heading up the half staircase the renovated kitchen is a true centerpiece, featuring custom cabinetry, quartz countertops, a center island. The level is split with the living room complete with a stone wood-burning fireplace with heatilator and an attractive beamed ceiling. Head out the french doors onto a large wrap-around porch. The upper floor offers three bedrooms and 3 full baths baths, including an impressive primary suite with two private balconies, a walk-in closet, and a beautifully appointed primary bath with heated tile flooring and a tiled shower. With extensive updates, abundant living space, exceptional outdoor amenities, and a peaceful setting with views of the woods and Lake Erie, this property offers a rare combination of privacy, comfort, and convenience. Town of Arkwright, Fredonia Schools.

9911 Miller Road, Arkwright
$170,000
3 Beds ⋅ 1 Baths ⋅ R1710912 MLS
Enjoy 5 acres of open and private land situated on quiet Wattlesburg Rd in the Town of Ripley! This 3 bedroom, 1 bath home is ready for it's new owners to love it as much as it's previous owners have! Step out on to the breezeway where you can host outdoor family gatherings and enjoy the manicured, private back yard. Inside, you will find a generous layout ideal for entertaining and holiday gatherings. This home has been fully insulated and has had a new forced air furnace installed within the last year. The home also includes all appliances and a supplemental wood stove. Located only minutes from 2 different boat launches and 2 world class steelhead streams, this property is perfect for those who like to fish. Many deer and turkey have been observed on the property as well! Don't miss out on your chance to put your own personal touches on this Ripley property! Property is as is.

5699 Wattlesburg Road, Ripley
$595,000
3 Beds ⋅ 2 Baths ⋅ B1707982 MLS
Enjoy the 33 wooded acres with private lake. The Grounds offer privacy and seclusion with a 3 bedroom, 1.5-bath home in South Wales featuring a shaded blacktop driveway and beautiful Gardens and Blooming annual flowers. There is a large pond located on the property that provides a wonderful place for fishing, swimming and other recreational activities. Property has timber Value included in Sale.

6667 Hunters Creek Road, Wales
$220,000
3 Beds ⋅ 1 Baths ⋅ B1710309 MLS
Welcome to 65 Gardenvale Dr. Enter through the front door onto this charming home in Cheektowaga! It is conveniently located right off NY-33, offering a quick and easy acess to all that Buffalo and surrounding areas have to offer. This house has it all. A corner lot with a well-maintained yard and fenced-in private garden including an apple, a peach and a mulberry tree. With just over 1,700 square feet, this home features a fully updated full bathroom, three bedrooms and eat-in kitchen. The first floor also has a family room featuring a stone-faced gas fireplace, but it is currently being used as a master bedroom and could be easily converted back. Offers will be reviewed as they are received, but the seller reserves the right to set a deadline if activity warrants. Open House is schedule for Wednesday, 9/2 5:00 - 8:00pm.

65 Gardenvale Drive, Cheektowaga
$2,295,000
4 Beds ⋅ 4 Baths ⋅ R1707574 MLS
Welcome to the Gold Coast of Chautauqua Lake! Located at 320 Lakeside Drive in the heart of Bemus Point, this beautifully redesigned contemporary home offers approximately 4,414 square finished living space which comes mostly furnished, combining upscale finishes, inviting gathering spaces, and breathtaking lake views.... The open-concept main living area features 4 bedrooms 3 full baths in addition to a multi use exercise or sitting room is designed for both everyday living and entertaining, featuring vaulted and Aspen plank ceilings, expansive windows, hardwood flooring, and two gas fireplaces. The impressive kitchen showcases custom cabinetry, granite countertops, high-end appliances, and generous workspace, flowing seamlessly into the dining and living areas.... The spacious primary suite provides a private retreat with its own sitting area, while additional bedrooms and guest accommodations offer plenty of room for family and visitors. Custom cabinetry, ceramic tile, in-floor radiant heat, a finished walkout lower level, security system, generator, WiFi thermostat, and water system add comfort and convenience throughout.... Step outside to enjoy 75 feet of private Chautauqua Lake frontage with a dock, hardscaping, outdoor fireplace a custom double door storage building for outdoor furniture, summer and winter toys along with multiple flagstone patios, and professionally landscaped grounds. Whether boating, entertaining, or simply relaxing by the water, the outdoor spaces are designed to make the most of this exceptional setting.... A heated three-car detached garage has half bath, hot & cold water with ton's of upstairs storage completes this remarkable property. An exceptional opportunity to enjoy luxury, space, and waterfront living in one of Chautauqua Lake's most desirable locations. Conveniently located just one block from the Village of Bemus Point next door to Long Point State park, near snowmobile trails with Peak n Peak and Holiday Valley ski resorts within driving distance.

320 Lakeside Drive, Ellery
$249,900
3 Beds ⋅ 1 Baths ⋅ B1710329 MLS
Welcome home to this recently updated property, offering spacious rooms, thoughtful updates, and plenty of versatility! Step inside to a generously sized mudroom complete with laundry, providing the perfect spot to keep everyday life organized. The main level features a lovely kitchen with an adjoining bedroom that could also make an ideal home office or flex space. A large bathroom boasts a brand-new double vanity. Continue into the spacious dining room, where built-in storage adds both character and functionality. The expansive living room offers plenty of space to relax and entertain, with a gas outlet already in place for a future fireplace. Just off the living room is the home's largest bedroom, featuring a built-in dresser and two closets for ample storage. Upstairs, you'll find an additional bedroom along with abundant storage space that offers exciting potential to be converted into another room to suit your needs. Outside, enjoy the privacy of a fully fenced-in yard, perfect for relaxing, entertaining, or enjoying time outdoors. The inviting front porch provides another wonderful spot to sit back and unwind. With its recent updates, generous room sizes, flexible spaces, and outdoor amenities, this home offers a great combination of comfort, functionality, and potential! Updates include brad new flooring on the main level. new lighting through out, fresh paint, and many more. Showings start immediately, offers will be reviewed as they are received, however the seller has the right to set a deadline for offers.

1946 Two Rod Road, Marilla
$799,900
5 Beds ⋅ 3 Baths ⋅ B1710734 MLS
This gorgeous custom-built craftsman home, situated on over two acres, located in the Hamburg school district & minutes to the village of Hamburg, combines stunning curb appeal with beautiful landscaping & a welcoming covered front porch, and offers an exceptional blend of rural tranquility and modern suburban convenience. The open-concept interior boasts a chef's kitchen with a double stove, oak cabinets, granite countertops, island and a breakfast bar, and flows seamlessly into a bright great room featuring an 18-foot ceiling, hardwood floors, and a striking stone fireplace. High-end details such as plantation shutters, built-in shelving, and tray/vaulted ceilings run throughout the property. The first floor includes a primary suite with a full bath and walk-in closet, a second bedroom, a guest full bath, an office, a laundry room, and a versatile bonus room leading to a rear patio. The upper level offers three additional bedrooms, a full bathroom, and a spacious loft area, while the full basement features nine-foot ceilings, a finished bedroom space, furnace, AC, tankless water heater, radon safety unit, and a whole-house air cleaning system. Outside, the park-like backyard provides privacy & ample space for recreation and entertaining, and is complemented by two separate patios & awning, plus a brick outbuilding shed, an attached 3.5-car garage (with (dog) washing tub station) and an oversized concrete driveway. This home is spectacular and shows in every detail! Private showings start Wed Sep 2.

6799-L Gowanda State #1 Road, Hamburg
$279,900
R1709074 MLS
Are you ready to build your dream home? This is an exceptional opportunity to own just over 80 beautiful acres in the Town of Busti and also presents a versatile investment opportunity. The total of 81.5 acres is comprised of three parcels and provides access on both Mead Road and Cowing Rd. The property features a balanced mix of tillable farmland and mature woodlands. There are many maintained trails throughout the property, wide enough for UTV's but also great for hiking or cross country skiing too. The tillable acreage is well-suited for pasture, agricultural use or food plots, while the wooded areas provide significant privacy and premier recreational and hunting potential. There is standing timber on the wooded portion that is coming in nicely and should be ready for harvest in approximately 5-7 years offering additional equity. The property includes a couple gravel driveways providing convenient access. Included is a 1 acre parcel that provides access off Cowing Rd if so desired. The hunting is fantastic here with an abundance of Deer, Turkey, game birds and even a Bear or two are regular visitors to this property. Conveniently located within minutes of Lakewood and Jamestown, this land provides an ideal blend of rural tranquility and proximity to local amenities. This offering represents a prime opportunity for residential development, agricultural expansion, hunting/recreation or long-term land investment in Chautauqua County. Seller may consider splitting up the parcels giving just over 40 acres to each. So many possibilities but don't delay or you may miss this rare opportunity.

Mead Road N, Busti
$99,900
3 Beds ⋅ 1 Baths ⋅ B1710684 MLS
Charming 3-bedroom, 1-bath cabin-style ranch offering a cozy and peaceful retreat near Lake Ontario, with partial lake views from the street. A spacious screened-in front porch provides the perfect place to relax, enjoy your morning coffee, or unwind at the end of the day. The home also features a new septic system for added peace of mind. Whether you’re searching for a relaxing weekend getaway, seasonal retreat, or comfortable year-round residence, this inviting home offers the perfect escape from the everyday hustle. Seller financing is an option.

3280 Orchard Place, Wilson
$360,000
3 Beds ⋅ 2 Baths ⋅ B1710633 MLS
Welcome to your ultimate private sanctuary. Nestled on a spectacular 20-acre lot, this stunning 3 bedroom, 2 bathroom home offers the perfect blend of modern comfort and pristine beauty, complete with its own tranquil small pond and breathtaking panoramic views! 3 spacious bedrooms with ample natural light. Master features a private en-suite bathroom with jacuzzi tub and stand up shower. Attached two car garage, with an additional unattached garage and workshop area. Beautiful oak flooring and fully finished basement area for extra entertaining space. Deck area with pool, but the pool has not been used in several years. Escape the hustle and bustle without sacrificing convenience. This property offers the rare opportunity to live an off-grid lifestyle while staying a short distance away from local shopping, dining and schools. From breathtaking views to peaceful starry nights, this spectacular 20 acre estate is ready for your next chapter. t

1381 Two Mile Road, Allegany
$219,900
3 Beds ⋅ 1 Baths ⋅ B1710771 MLS
Charming cape in quiet neighborhood near all conveniences. Character galore in this cozy rustic home. Giant eat in kitchen has granite counters, beautiful backsplash, large pantry and comes with all appliances. Two bedrooms downstairs one with door to massive partially covered composite deck overlooking the fully fenced backyard. Brand new full bath is beautiful. Upstairs has a large walk thru room, that can be used in a variety of ways, that leads to the 3rd bedroom. Full dry basement with large finished room to add additional living space. Washer and dryer included. Mechanically in very good condition. Whole house generator, Lennox high efficiency furnace, central air. Huge double wide driveway and attached 1.5 car garage.

132 Farmingdale Road, Cheektowaga
$192,500
4 Beds ⋅ 2 Baths ⋅ B1709212 MLS
Excellent investment opportunity! Well-maintained two-family home situated in a quiet neighborhood within walking distance to Villa Maria College and conveniently located near the Walden Galleria area. An ideal property for investors seeking strong rental potential or an owner-occupant looking to offset their mortgage with rental income. The lower unit features a covered front porch, while the upper unit offers a private balcony. Tax records show 6 bedrooms total; the current owner has configured each unit as a 2-bedroom, but both units can be converted back to 3 bedrooms, offering additional rental flexibility and potential. Separate living spaces provide an attractive setup for maximizing occupancy and income potential. Numerous updates include a new porch in 2026, hot water tanks replaced in 2021 and 2019, replacement windows in 2015, and roof and furnaces updated in 2012. Convenient location, flexible bedroom configurations, and solid updates make this a compelling addition to an investment portfolio or a great owner-occupied opportunity.

66 Haller Avenue, Cheektowaga
$79,900
4 Beds ⋅ 2 Baths ⋅ B1710868 MLS
Was a successful convivence store in 2023. Bring this brick building back to life. Great business opportunity. Building had fire. Damage was mostly in basement and one bedroom apartment. 3 bedroom apartment and store had mostly just smoke damage.

336 19th Street, Niagara Falls
$649,900
2 Beds ⋅ 4 Baths ⋅ B1710867 MLS
Exceptional Three-Level Townhouse in the Village of Williamsville. Experience elevated village living in this beautiful three-level townhouse, located within walking distance to the shops, cafés, restaurants, and vibrant amenities of the Village of Williamsville. Thoughtfully designed with an open, light-filled layout, this upgraded builder model offers both modern style and functionality. The first-floor living room is a bright and inviting space filled with natural light, and features a stylish wet bar and convenient half bath. This flexible room is ideal for entertaining, a private home office or a guest retreat. It could easily be converted to a third bedroom, offering an attractive option for those seeking additional sleeping space. The second-floor great room is a centerpiece of the home, featuring dramatic two-story ceiling heights that create an expansive and airy atmosphere. Custom bookcases surrounding a cozy gas fireplace add both character and functionality. The adjoining kitchen is designed for both everyday living and entertaining, with stainless steel appliances, a center island and quartz countertops. This level includes the primary with ensuite, a walk-in California closet and access to a private balcony—perfect for enjoying your morning coffee or unwinding at the end of the day. A versatile third-level provides the second large bedroom with full ensuite, another large walk-in closet, space for a sitting room or work desk, and a loft overlooking the great room below. A private two-car garage with EV charger adds exceptional convenience and modern functionality. From the soaring ceilings and abundant natural light to the upgraded finishes, generous storage, and unbeatable walkability, this exceptional townhouse offers a rare combination of sophisticated living and village lifestyle in the heart of Williamsville. Showings to begin Tuesday, Sept 1 at 10am.

102 California Drive Unit B, Amherst