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$299,900
3 Beds ⋅ 2 Baths ⋅ B1692273 MLS
Welcome to Nature Lover's Paradise on 30 beautiful acres. Escape to the peace and privacy of country living with this well maintained ranch home situated on 30 scenic acres. This spacious property features 3 bedrooms and 2 full bathrooms, fully furnished, offering comfortable single-level living in a quiet, serene setting. Surrounded by abundant wildlife and natural beauty, this property is ideal for outdoor enthusiasts. Avid hunters will appreciate the 4 strategically placed tree stands, making it a turnkey hunting retreat. Whether you are looking for a private residence, recreational getaway, or investment in acreage, this property offers endless possibilities. Enjoy breathtaking views, abundant wildlife and the tranquility of your own slice of nature. OPEN HOUSE will be on Saturday, July 11th, from 11am-2pm. Be sure to take a look at the virtual tour and the Aerial Drone Tour!

8148/8130 Healy Road, Farmersville
$249,900
3 Beds ⋅ 2 Baths ⋅ B1695782 MLS
This is a very nice clean 1513 square foot Ranch Style home with 3 bedrooms, 2 full baths, attached 2 car garage, all season room, full basement with high ceilings, black top driveway, central air conditioning, natural gas heat and cooking, all season porch with updated windows, 2 wooden sheds, public water and sewer on a large .91 acre building lot. This home is located at 261 Linwood Ave, Warsaw, NY 14427. This is an Estate Property Selling with on-line bidding only. Brokers (Agents) must register their clients prior to bidding. Once your registration is accepted you may bid online. There is no Buyer Premium! Bidders must show proof of funds at least 4 days prior to the close of bidding. The online bidding will start Closing on Monday August 8th at 7:00 PM. Terms: This property is selling in "As-Is" condition. The winning bidder will be required to sign the Purchase Contract along with a non-refundable deposit of $5,000.00 within 48 hours of the close of the bidding. The Seller will provide good and clear title, all taxes will be paid to date of closing, the property sells as described by the Wyoming County Tax Map. (No survey provided). There are no liens or encumbrances against the property. The property sells subject to the Seller approval of the high bid. Note: Bidding is Open to the Public. Buyers that are represented by a Buyers Broker are responsible for paying the Broker.

261 N Linwood Avenue, Warsaw
$40,000
2 Beds ⋅ 1 Baths ⋅ R1695292 MLS
Charming two bedroom, manufactured home in the Shore Acres park. Set right off the lake, a short drive into Bemus Point, and with easy access to I-86 this home is perfectly located to enjoy lake life. Inside, the home has a cozy kitchen with lots of cupboard space, two bedrooms, a living room and dining room combo, and a bonus storage room. The laundry is in the full bathroom, which also offers some built-in storage. Outside, the home features a covered porch and a three-seasons room to enjoy the temperate weather. This home is equipped for year-round living, but this could also be your weekend retreat! Whether you want to fish, go for a boat ride or even just dine in a fantastic restaurant, all of these options are right within your reach!

16 Shore Acres Drive, Ellery
$549,999
4 Beds ⋅ 3 Baths ⋅ B1692801 MLS
Motivated Sellers!! East Aurora zip, Alden Schools and Marilla taxes. This 1840 Farmhouse was the original home of the first Marilla flower shop which is now the addition that has been completely reframed from ground up and gives you 330 sq ft of extra living space or open your own flower shop or bakery. Outside the doors of the addition there is a foundation that can be used for an additional deck or patio. Sitting on 8.9 acres this 4 bed 2 and a half bath home , is one of a kind. The owners completely renovated whole house from the metal roof to Heating and Ac. House has been fully gutted, reframed, electrical, plumbing, windows, siding, and spray foam insulation throughout. Kitchen has soft close cabinetry and beautiful leather granite counter tops. The home has an attached 2 car garage, large 42x30 pole barn with an additional 10x10 pool house. Walk out your back door to a 1200 sq ft barn with a brand new roof just installed! Looking for extra space? There is also a large loft above the barn consisting of a couch, fireplace, tv, and fridge for a nice extra hang out area for your kids and friends. Above ground pool only 2 years old, pond, fire pit, trails for atv, dirt bikes and open land for hunting, 2 beautiful apple trees and one blueberry tree. Driveway was done last year and both front and back stamped concrete patios as well only one year old. Addition outside will be completed before closing, inside is optional .All stainless-steel appliances, washer and dryer stay, furniture left in house or barn they willing to leave as well. Houses like this are hard to come by with large frontage, open land, corner lot, and amazing neighbors! Your families future Homestead awaits!!! Showings start immediately. Owners Relocated to NC but Still live in home. . Offers as they come in. Some of the photos are representations of finished addition and pond for visual use.

13151 Bullis Road, Marilla
$99,900
3 Beds ⋅ 1 Baths ⋅ B1694812 MLS
Welcome to this move-in ready single-family home featuring fresh paint, updated flooring, and several recent improvements throughout. This well-maintained property offers a bright, inviting interior and is vacant for immediate occupancy. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this home is ready for its next owner.

116 Smith Street, Buffalo
$349,900
3 Beds ⋅ 2 Baths ⋅ B1695758 MLS
Welcome to 1794 Sweeney! Discover the perfect blend of comfort, space, and charm in this lovely three bedroom, two bath ranch home. From the inviting layout to the thoughtful updates, this home is ready for you to move right in. The beautifully updated kitchen is the heart of the home, while elegant double French doors add character and style. You’ll also appreciate the abundance of storage throughout. Step outside to your own backyard retreat featuring a spacious patio, enclosed raised garden bed, cozy fire pit, and the opportunity to enjoy fresh fruit from your very own cherry, pear, and apple trees. Recent updates include, Refrigerator (26) Roof (24) Boiler (24) Hot Water Tank (25) Flooring (25) Sump Pump (26). Ideally located near Tonawanda Creek, Deerwood Golf Course, shopping, restaurants, and everyday amenities, this home offers both tranquility and convenience.

1794 Sweeney Street, North Tonawanda
$3,700,000
B1695851 MLS
A rare Corporate Campus setting with a "State of The Art" class A office Building and more. Located in a growing commercial and industrial corridor with residential development growing around it. Class A, "State of The Art" Office Building 24000 sq ft, A secondary building a warehouse converted to a light industrial use (former Cidery) 10800 sq ft. A portion of which was converted to a 3300 sq ft restaurant, A third building is a pole barn 2960 sq ft for storage. The complex was built in 1994 and sold in 2009. The purchaser began to upgrade the then existing buildings. What was an office and industrial space building was upgraded to a "state-of-the-art" class "A" office facility. The secondary building was converted to a Cidery and Restaurant. The site has 100+ car parking as well. Imagine having your own restaurant for Corporate Events. The owners invested nearly $3 million Dollars in improvements and renovations to the site since they took ownership. 2018 Main Building Renovations 2018 Main Building New Metal Roof 2018/2019 Major Landscaping and Pond Installation 2019/2020 Major Landscaping, Driveway and Parking lot Install from Walden for Tap Room, Site Work at Cidery 2020-2021 Buildout of Cidery and Tap Room including all new HVAC 2021 New Metal Roof Cidery 2021/2022 New HVAC in Main Building 2023 Pole Barn constructed This property is the perfect Corporate Campus or can be leased by sections or office rented individually by the next owner. 2 large conference rooms 26 offices A large open work area 48 x 54. wired for power and Wi-Fi connectivity A fully equipped modern kitchen adjacent to the open work area. High-quality Office furniture included

4493 Walden Avenue, Lancaster
$399,000
5 Beds ⋅ 2 Baths ⋅ B1695231 MLS
Your Next Masterpiece Begins Here. Hidden among the trees on 6.11 private acres, this beautifully renovated contemporary home offers the rare opportunity to live in what feels like a modern four-story treehouse. Designed to embrace its natural surroundings, the home is filled with dramatic windows, soaring views of the forest, and an abundance of natural light that pours into every level, creating an atmosphere that is both inspiring and peaceful. With over 2,300 square feet, 4 levels of living space, 3 bedrooms, 2.5 baths, and thoughtful updates throughout, every floor offers its own unique experience. Multiple living areas provide endless flexibility for an artist studio, writer’s retreat, home office, music room, fitness space, or guest accommodations. The finished fourth floor has been transformed into additional living space, offering a private escape limited only by your imagination. Whether you’re entertaining friends, working remotely, or simply unwinding after a long day, every room is designed to connect you with nature. Expansive windows frame the changing seasons like living artwork, while the covered porch invites morning coffee, evening conversations, and quiet moments beneath the trees. A detached two-car garage provides additional storage, workshop potential, or space for outdoor recreation equipment. Conveniently located near Ellicottville, Holiday Valley, HoliMont, Allegany State Park, and the Southern Tier, this exceptional property is ideal as a luxury country home, vacation retreat, weekend escape, Airbnb investment, or full-time residence. More than just a house, this is a destination you’ll look forward to coming home to every single day—a place where the outside world fades away, creativity flourishes, and every season becomes part of the experience. Private. Renovated. Light-filled. One of a kind. Welcome home.

9121 Dake Hill Road, Otto
$229,000
4 Beds ⋅ 3 Baths ⋅ R1695839 MLS
Welcome to this spacious 4-bedroom, 3-full-bath home located in the highly desirable Village of Allegany! Offering a functional layout with plenty of room for family and guests, this home is designed for comfortable everyday living. The first floor features a bright eat-in kitchen with easy access to the covered patio—perfect for enjoying your morning coffee or entertaining outdoors. Just off the kitchen is a welcoming living room, creating a warm gathering space. The first-floor primary suite offers privacy and convenience with its own en suite bathroom featuring a relaxing Jacuzzi tub, a dual 5-foot walk-in shower, and a double vanity. First-floor laundry adds everyday convenience, while the attached 2-car garage provides additional storage and direct access into the home. Upstairs, you'll find three generously sized bedrooms, including a second primary suite complete with its own private full bathroom, making it ideal for guests or multi-generational living. An additional full bathroom serves the remaining bedrooms. Additional highlights include a 3-zone hot water boiler system for efficient, customizable heating, a large blacktop driveway with parking for approximately eight vehicles, durable vinyl siding, and a low-maintenance metal roof for lasting value and peace of mind. Conveniently located near schools, parks, shopping, and all the amenities the Village of Allegany has to offer, this home combines space, comfort, and practicality in an exceptional location.

114 N 3rd Street, Allegany
$124,900
4 Beds ⋅ 1 Baths ⋅ R1694386 MLS
Welcome to this spacious home full of potential! The first floor offers the convenience of a bedroom, full bathroom, and dedicated laundry room, making it ideal for a variety of living arrangements. The home features a bright country style eat-in kitchen, a formal dining room, large bedroom with walk-in closet, a comfortable living room, and a charming covered front porch that's perfect for relaxing and enjoying the neighborhood. It offers a large paved driveway that can accommodate four vehicles. Step outside to a beautiful backyard with a deck and above ground SWIMMING POOL; where you can unwind while overlooking a picturesque creek. Located in a desirable neighborhood close to downtown, this property combines convenience with a peaceful setting. Bring your vision and creativity to make this house your own. With its generous layout, scenic backyard, and excellent location, this home offers incredible potential and an affordable opportunity to create the home you've been dreaming of.

110 Liberty Street, Pomfret
$179,900
5 Beds ⋅ 2 Baths ⋅ B1695826 MLS
Great Investment Opportunity – 392 Leroy Ave! Don’t miss this solid investment property in a growing Buffalo neighborhood. This multi-family home with strong rental potential or a great option for owner-occupants. This property features 5 bedrooms and 2 bathrooms, a spacious layout, and recent updates throughout, including an upgraded kitchen and bath and lots of other things you will discover when you will visit the house. The house conveniently Located near schools, shopping, public transit, and highways, ECMC Hospitals. Very low taxes, which will increase the ROI. Whether you're starting or expanding your portfolio, this property offers great value and steady income potential.

392 Leroy Avenue, Buffalo
$306,000
5 Beds ⋅ 3 Baths ⋅ R1695737 MLS
Step into the timeless charm of this well-maintained 1890's home, offering the perfect blend of historic character and modern functionality. This spacious property features 5 bedrooms, 2.5 bathrooms, and generous living spaces designed for comfortable living. A standout feature is the separate one-bedroom apartment above the garage , providing an excellent opportunity for rental income. The apartment is currently tenant-occupied, offering immediate cash flow for the new owner. With its spacious layout, this property also presents outstanding potential for college housing or multi-generational living, making it both a smart investment and a wonderful place to call home .This unique home offers endless possibilities . Whether you're seeking a large residence with supplemental income or an investment property with strong rental appeal, this unique home delivers endless possibilities. Don't miss your chance to own a beautifully maintained piece of history with built=in income potential.

75 E Main Street, Allegany
$299,000
2 Beds ⋅ 1 Baths ⋅ B1695810 MLS
Move-In Ready! Fantastic 2 bedroom 1 bath Ranch situated in a beautiful country setting. The view is spectacular! Blue skies, green grass, open fields, & a plethora of trees surrounds this 4.53 acre property. Open concept kitchen/family room combo w/cathedral ceiling, recessed lighting, all great for entertaining. Two large bedrooms and a potential for a 2nd bath already plumbed. Centrally located laundry/utility room. Spacious 20 x 30 pole barn/garage w/electric, new built-in work bench & an insulated greenhouse room, along w/an 8 x 20 metal storage container behind barn adds plenty of additional storage. Updates include new septic, well pump, vinyl plank flooring, freshly painted, and a 40 x 50, 4’ high, vinyl coated, chain link fence. This beautifully well maintained home is country living at its best located w/in minutes from all amenities. Plenty of fun... boutique shops, restaurants, parks, fishing streams, golf courses, snowmobile trails, hunting, etc. Definitely a Must See!!

10248 Clarksburg Road, North Collins
$159,000
3 Beds ⋅ 2 Baths ⋅ B1695821 MLS
Investment opportunity with immediate cash flow! This 3bedroom, 2bath duplex features a 1bed/1bath unit on the first floor and a 2bed/1bath unit on the upper level, plus a bonus attic space for storage or future potential. Both units are currently occupied with paying tenants in place, delivering day-one income and a strong cap rate for the savvy investor. Split utilities keep operating costs efficient, while shared backyard space and basement laundry add tenant appeal. A straightforward value-add opportunity for investors looking to expand their portfolio! 24hr Notice Required prior. Showings begin 7/6!

3 Lilac Street, Buffalo
$189,900
3 Beds ⋅ 1 Baths ⋅ B1695816 MLS
Welcome to 34 Clover Place! From the moment you arrive, you’ll be welcomed by the beautifully refreshed landscaping and inviting covered front porch. Step inside to an open-concept living and dining area. For those who appreciate original character, hardwood floors are located beneath the current flooring. Those looking for first-floor living will find two bedrooms and bathroom on the first floor. Upstairs, you’ll find a spacious and versatile layout featuring a unique bedroom, newer flooring and an additional bonus room ideal for a home office, playroom, or hobby space, plus extra attic storage in the crawl space. The basement includes a front-loading washer and dryer along with both gas and electric dryer hookups. Updates include BRAND NEW FURNACE!, fully renovated bathroom and year-old refrigerator. The fully fenced backyard retreat, with no rear neighbors, provides privacy while relaxing in the charming she shed, complete with its own covered outdoor sitting area. It’s the perfect place to entertain, create your own backyard oasis, or gather around a fire pit on cool evenings. Located in the desirable Maryvale School District, this home is just minutes from shopping, restaurants, parks, and all the everyday conveniences you need.

34 Clover Place, Cheektowaga
$79,900
2 Beds ⋅ 2 Baths ⋅ B1695783 MLS
Brand new manufactured home built in 2025 built by Eagle River Homes. Fresh open floor plan. 2 bedrooms and 2 full baths. Size 62x14 for a total of 868 square feet. Located in a quiet community with a new park owner committed to improvements. Affordable lot rent at just $435/month. This home combines comfort, value, and convenience.

9170 Sheridan Drive Unit 10, Clarence
$275,000
2 Beds ⋅ 1 Baths ⋅ R1694918 MLS
Your Private Country Escape!!! Welcome to 7663 North Center Road in the Town of Lyndon, where peaceful surroundings and scenic views create the perfect country retreat. A scenic, straight driveway leads through the woods to the home, providing a welcoming entrance and a sense of privacy. This 1,152 square foot home features an open floor plan with the dining area flowing seamlessly into the kitchen and living room, creating a comfortable space for everyday living and entertaining. The kitchen showcases granite countertops and beautiful woodwork that adds warmth and character throughout the home. Just off the dining area are a bedroom, a full bathroom, and convenient first-floor laundry. The living room provides access to the primary bedroom and a versatile bonus room that offers additional storage and access to the partial basement where the utilities are located. Step outside onto the expansive 50' x 18' covered front porch, an inviting space to relax, entertain, or simply enjoy views overlooking the pond, open field, and surrounding woods. The pond is stocked with koi, grass carp, trout, catfish, perch, bluegill, and bass, adding to the property's outdoor appeal. The 9.93-acre property (432,551 ± square feet) offers approximately 389 feet of road frontage and extends approximately 1,115 feet deep, providing a blend of open and wooded acreage. A 30' x 40' pole barn with concrete flooring, electric, and a wood stove offers excellent space for storage, hobbies, or workshop use. Attached to the rear is a fully enclosed 30' x 16' lean-to with a gravel floor, providing additional storage or workspace. Whether you're looking for a full-time residence or a peaceful place to enjoy the outdoors, this property offers a wonderful combination of privacy, open space, functional outbuildings, and natural beauty.

7663 N Center Road, Lyndon
$74,900
B1694831 MLS
Build your dream home on this spacious 4.4-acre cleared lot in the Town of Lewiston, located within the Niagara Wheatfield School District. Currently being farmed with no lease in place, this buildable parcel offers flexibility for your future plans. Utilities are available at the road, making it an excellent opportunity to create the home you've been envisioning while enjoying the space and privacy of country living with convenient access to local amenities. Parcel is located between 5083 and 5097 Bridgeman.

V/L Bridgeman (#2) Road, Lewiston
$352,500
3 Beds ⋅ 3 Baths ⋅ R1695779 MLS
3 Br's, +, 3 full bath, your choice of walk in shower, low height tub or deep soaking jetted tub in upper Br. Extra finished rooms in the basement, storage, offices, studio, your choice. wrapped around semi covered deck to side and back, Country, nature, everything but Bears so far have visited the property. Home just emptied by POA. High ceilings. AC, extra storage areas, 2Br's, 2 full bath on 1st. floor. Home sold as is, all existing appliances and pool table to convey in its present condition, POA does not have any information on overall condition, utilities on, first floor designated laundry area inside the oversized garage and just off the kitchen. Public utilities with extra well on site only connected to outdoor faucets for watering plants and yard.

1757 Parkmeadow Drive, Busti
$39,900
B1695780 MLS
Exceptional opportunity to own over 23 acres of prime hunting and recreational land on Route 394 in Randolph, NY! This impressive parcel offers approximately 1,400 feet of road frontage, providing excellent visibility and access while still delivering the privacy and natural setting outdoor enthusiasts crave. With abundant wildlife habitat and a beautiful rural backdrop, this property is ideal for hunting, exploring, or creating your own peaceful retreat. A roughly 150’ x 150’ area may offer potential for a building site, while the majority of the land is located within designated wetlands, making this a unique property for those who appreciate nature and conservation-style acreage. Conveniently located near Randolph, I-86, Allegany State Park, Ellicottville, and Salamanca, this land offers the perfect blend of seclusion and accessibility. Buyers are not permitted to walk the property without their agent.

Route 394, Cold Spring
$335,000
4 Beds ⋅ 2 Baths ⋅ B1695713 MLS
Gorgeous well-maintained Four Square in the heart of Lancaster Village! This property boasts modern amenities while still highlighting original charm, leaded glass & natural woodwork! The first floor flows great as an Entertaining Space; Open Kitchen with Butlers Pantry & Island, Formal Dining, Spacious Living room w/ gas Fireplace & Beautiful Foyer. Bonus room with sliding glass doors out to the Deck & 1st floor Full Bath! Upstairs you'll find a traditional landing with built-ins, 4 sizable beds & a full bath. Private balcony overlooking the backyard. Large full size walk-up 3rd floor attic, fully wired & insulated, perfect for bonus living space! Full basement w/ glass block windows & Updated Mechanics; Hwt 22', Boiler 23', Sewer line 23', Roof 22'. And it doesn't stop there; the backyard showcases a rare deep lot, fire pit area, sprawling deck & oversized 2 car garage. Stunning curb appeal, landscaped with covered front porch. This home shows true pride in ownership. Come see for yourself, Open House Saturday July 25th from 1-3pm. Currently taking offers as they come, seller reserves the right to set an offer due date.

66 Holland Avenue, Lancaster
$199,900
3 Beds ⋅ 1 Baths ⋅ B1694556 MLS
Beautiful 2nd floor 3bd and 1 full bath condo located in the Williamsville School district. Open concept updated kitchen includes all appliances and pantry. Plenty of closets which includes a master bedroom walk in. Assigned storage area and coin operated laundry in the basement. Quaint and quiet community close to Transit affording all the shopping amenities close by.

5 Cambridge Unit G, Amherst
$151,900
B1695761 MLS
The owner says make an offer! Motivated to sell as they decided not to build this year. Perfect location to build your Ellicottville vacation home. A beautiful view over to Holiday Valley ski slopes and HoliMont's Greer Hill slopes. You can see the fireworks on the 4th from your new home. Just a 5 minute walk on the new sidewalk into the village. Walk to all the restaurants, shops and Top's Supermarket. Very desireable location. A brand new home just finished next to this lot and yourss can be next. All utility services are available at the front of the lot to connect to. Now is the time to buy as the owner is motivated to sell. This is the lowest priced lot in the village. Hurry and get this inot your portfolio and start looking at your plans for building. If you want to generate income, with village approval, you can build a duplex on this lot. Good for additional family or rent it our for the ski season and Summer and generate good income while you are enjoying the Ellicottville Lifestyle!!

48 Mill Street, Ellicottville
$299,999
B1694276 MLS
Exceptional opportunity to own a well-established, fully equipped mixed-use restaurant property in the City of Niagara Falls. Lahori Fried Chicken & Gyro is an owner-operated business that has been successfully serving the community for nearly three years, offering multiple revenue streams, including dine-in, takeout, walk-in service, catering, online ordering through its own website, and third-party delivery through DoorDash, Uber Eats, and Grubhub. The first floor features approximately 1,530 sq. ft of restaurant space with seating for 12 guests and a fully equipped commercial kitchen. Included are a commercial hood system, walk-in cooler, walk-in freezer, pressure fryer, deep fryer, griddle, BBQ grill, commercial refrigerators, upright freezer, meat slicer, commercial dough mixer, salad bar display refrigerator, front food warmer, warming table, tea machine, two rice cookers, two rice warmers, two soda coolers, stainless steel prep tables, sixteen storage racks, tables, chairs, security camera system, seven TVs, and a fully paid-off Clover POS system with handheld ordering device. Recent improvements include a replaced gas line, a new hood exhaust fan, a replaced main sewer line, a tankless water heater, two split-unit heating and cooling systems, and central forced air heating and air conditioning, providing added efficiency and comfort. The second floor consists of a one-bedroom apartment located in an area that permits short-term rentals (buyer to verify zoning and permit requirements), creating additional income potential. The sale includes commercial real estate, established business, furniture, fixtures, equipment, goodwill, website, and existing online ordering platforms, allowing the next owner to continue operations with minimal downtime. Financial information is available to qualified buyers upon execution of a confidentiality agreement (NDA). Please do not approach employees or discuss the sale with staff. All showings are by appointment only.

1738 Pierce Avenue, Niagara Falls
$199,900
4 Beds ⋅ 3 Baths ⋅ R1695528 MLS
This classic farm house has so much potential to be your peaceful countryside retreat! The home features a main-level bedroom plus three upstairs bedrooms, with an additional living space with attached full bath. There are 2 full baths on each level, an additional half bath downstairs, and first-floor laundry for convenient single-level living. Original hardwood floors throughout and some original arched door ways provide warmth and charm. Mechanicals and updates include central air, new well, updated hot water tank, breakers, vinyl siding, vinyl windows, and a newer roof for low-maintenance comfort. This property includes a 1,200 sq ft pole barn/garage with power overhead doors that accommodate 3+ cars, concrete floor, new metal roof, and a full attic for additional storage or workshop potential. If you like to tinker, enjoy the peaceful country side, or simply just need more room: this home could be the one!

11577 Center Road, Sheridan
$675,000
4 Beds ⋅ 4 Baths ⋅ B1694375 MLS
A PRIVATE MOUNTAIN RETREAT JUST MINUTES FROM ELLICOTTVILLE: Nestled on 5 private wooded acres with a picturesque creek winding along the eastern boundary, this architect designed contemporary home offers the perfect combination of privacy &.year round recreation. Designed for comfortable living & entertaining, the main residence features an open concept kitchen, dining & living area with 9 ft.ceilings & dramatic double height corner windows that flood the home with natural light.The second floor primary bedroom overlooks the open living area & enjoys the same beautiful woodland views through the expansive windows. A screened porch & spacious deck provide the perfect place to relax, entertain, and enjoy the peaceful natural surroundings. The walk out lower level offers a fully contained guest or in law suite with open concept living and dining area, kitchenette, bedroom, full bathroom , 2 person sauna, and private deck overlooking the woodland. Above the double garage is a separate self contained studio apartment, 484 sq. ft., with an open concept living and sleeping area, full kitchen, full bathroom, & private deck. The studio provides ideal accommodation for extended family, guests, a home office, or private retreat. The home's flexible layout is ideal for extended family, multi-generational living, or comfortably accommodating family and friends. The property offers exceptional privacy, mature woodland ,and abundant wildlife, creating a true four season retreat while remaining just 7 minutes from world class skiing, golf, hiking, mountain biking, restaurants and year round attractions of Ellicottville. Whether you are seeking a full time residence, a weekend escape, this exceptional property offers the rare opportunity to enjoy the privacy of a mountain retreat just minutes from everything Ellicottville has to offer, skiing, golf, mountain biking, and vibrant village life Every season brings something to enjoy.The square footage 2623sq ft. was measured by an appraiser to be in compliance with the MLS Rules. See attachment.

5464 Partridge Hill Road, Great Valley
$314,999
B1695749 MLS
Welcome to 314 E Delavan Ave. Mixed use property great for investors to add to your portfolio or a first time home buyer looking to make passive income. Finished full attic with full bathroom. 3/3 double with store front used for barbershop. Just a 5 min walk to Canisus college and bus routes. Showings must be scheduled 24 hours in advance through showingtime. Offers will be reviewed as they come in. Also listed under multi family B1695112

314 E Delavan Avenue, Buffalo
$224,900
3 Beds ⋅ 2 Baths ⋅ B1695073 MLS
Welcome to this charming Cape Cod situated on a desirable corner lot! This move-in ready home features a formal dining room, perfect for everyday living and entertaining. Enjoy peace of mind knowing the major updates have already been completed, including a new roof (2022), furnace and central air (2022), replacement windows (2026), updated electrical (2018), updated plumbing (2018), and a new sump pump (2018). With all the major mechanicals taken care of, you can simply move in and enjoy everything this well-maintained home has to offer.

8116 Lindbergh Avenue, Niagara Falls
$124,900
3 Beds ⋅ 1 Baths ⋅ B1695486 MLS
Great potential for this older solid home, at this time it is under construction and much of the gutting is done, home needs lots of work but has good bones and a solid foundation, owner may leave some construction material, large 4.5 acre lot with nearly 400 ft road frontage could possible be broken into more lots, Lime lake outlet creek in the rear of the property great for fishing right in your own backyard ( house not in a flood plain ) also has commercial possibilities being on the main rd with high traffic count, being sold as is

11029 Route 16, Yorkshire
$319,000
2 Beds ⋅ 3 Baths ⋅ B1678407 MLS
This beautifully maintained Townhouse will allow you effortless living. 2 bedroom, 2.5 bath. Spacious living room & dining room. The wood burning fireplace is the focal point of the open kitchen-family room combination and overlooks your private slate patio with awning. Vaulted ceilings. First floor laundry. The loft is ideal for hobbies, crafts or office. The primary bedroom offers large walk-in closet & spacious bath with double vanities. New roof is paid in full and was completed June 2026. Pond Brook is a very appealing community development and its location is second to none. Elma Plaza offers pharmacy, gift shop, pizzeria, liquor store and hardware store. Minutes to the 400 and Village of East Aurora.

18 Old Mill Circle, Elma