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$289,900
3 Beds ⋅ 4 Baths ⋅ R1713613 MLS
Welcome to 7 South St in Panama NY, a beautifully transformed property that was gutted and completely redone from top to bottom. Thoughtful updates throughout combine modern style, comfort, efficiency, and versatile living space. The main home features 2 bedroom, 1.5 baths, luxury vinyl flooring, heated floors on both levels, new windows, new wiring, spray foam insulation throughout, mini splits, and a cozy gas fireplace. At the heart of the home is the beautifully updated kitchen featuring an abundance of cupboard space, stainless steel appliances, a built-in wall oven, and built in microwave. Just off the kitchen is a dedicated coffee and wine bar area, creating the perfect spot for your morning coffee, evening glass of wine, or additional space when entertaining family and friends. The bathrooms have also been completely updated, including an upstairs bathroom featuring a spacious walk-in shower. The laundry room is conveniently located upstairs, keeping everyday necessities close to the bedrooms. Additional improvements include a new roof and an on demand hot water system. Step outside to the covered back patio, an inviting extension of the living space where you can relax, entertain, enjoy outdoor dining, or simply take in the beautiful surrounding scenery. The property also features an impressive 28 x 32 heated floors in garage with epoxy flooring, providing plenty of space for vehicles, storage, hobbies, or a workshop. Above the garage is a separate one-bedroom apartment complete with its own kitchen, bathroom, living area, and mini split system. This additional space offers tremendous flexibility for guests, extended living arrangements, a home office, or potential rental income, subject to applicable local requirements. From the completely renovated main home and stylish kitchen with its own coffee and wine bar to the covered patio, heated garage, and separate apartment, 7 South St. offers a unique combination of modern updates, functionality, and versatility in the Panama community.

7 South Street, Harmony
$199,500
B1713668 MLS
MUST SEE!!! Rare opportunity to own this fantastic corner building lot in the Village of Williamsville with 125 feet of frontage, perfect for your new home! Lot is cleared and ready to build with very little site work required; ideal for personalizing & enhancing your new home! Enjoy living your village life in calm & quiet an incredible neighborhood nearby Mill Middle School, Amherst State Park, Glen Falls Park, and close to many other conveniences. Enjoy a peaceful 15-minute walk to Main Street; home to historic and unique restaurants and shops. With electric, gas, & public water already at the street, this lot is located on a PEACEFUL street and could be the perfect location for commuting to all areas of Buffalo. Low taxes, great Williamsville schools & a Village community feel close to ALL conveniences!

61 Stanton Street, Amherst
$200,000
3 Beds ⋅ 1 Baths ⋅ B1713500 MLS
Welcome to this 3-bedroom, 1-bath ranch tucked away on a quiet dead-end street in a highly desirable neighborhood in Cheektowaga. With only one owner, this well maintained home offers comfortable one-level living with many of the major updates already taken care of. The furnace and central A/C were replaced in 2021 and include a 10-year warranty. The roof is approximately 10 years old, and all windows have been replaced. All newer appliances are included in the sale. The home does need some cosmetic updating, giving the next owner the opportunity to add their own style and make it truly their own. With a little paint and some finishing touches, this home has the potential to be amazing! A great opportunity for someone looking for a solid home with important updates already completed and plenty of room to make it their own. Offers will be reviewed as they are received.

28 S Seine Drive, Cheektowaga
$126,500
4 Beds ⋅ 2 Baths ⋅ B1713589 MLS
City Of Batavia multifamily home. Both units have great floor plans and convenient access. Two long-term tenants, Newer Forced Air furnace , separate gas and electric meters with laundry hook ups in the basement. Convenient location for tenants for walking distances to local businesses. Also included in the sale is 50x62 vacant lot located at 5 McKinley Avenue for additional parking. There are delayed negotiations until Thursday September 17, 2026 offers are due by 3 PM.

4 Mckinley Avenue, Batavia City
$299,900
3 Beds ⋅ 2 Baths ⋅ B1713696 MLS
Well-maintained 3-bedroom, 1.5-bath home offering comfort, style, and plenty of outdoor space. The remodeled kitchen features stainless steel appliances and granite countertops, creating a modern and functional space for everyday living and entertaining. The remodeled full bathroom includes a convenient walk-in shower. The spacious master bedroom offers excellent storage with dual closets. Step outside onto the private rear deck and enjoy peaceful views overlooking the expansive yard—perfect for relaxing, entertaining, or enjoying the outdoors. A wonderful opportunity to own a move-in-ready home with thoughtful updates and a great combination of indoor comfort and outdoor space. No HOA. Offers will be reviewed 9/21/26 at 5pm

14 Eagle, Lancaster
$420,000
4 Beds ⋅ 2 Baths ⋅ B1713474 MLS
A rare opportunity to own a truly exceptional property that is private, picturesque and lovingly cared for by its owners for many years. Set on a peaceful cul-de-sac in a charming village setting, this exceptional tri-level residence offers the perfect blend of timeless character, modern comfort, and an enviable lifestyle. With 4 bedrooms and 2 full bathrooms, the spacious and versatile layout provides room to live, gather, and grow. At the heart of the home is an updated gourmet chef’s kitchen, complete with a spacious casual dining area, beautifully appointed for effortless entertaining and everyday enjoyment. A gracious formal dining room adds an elegant touch for memorable dinners and celebrations, while the expansive living room offers the perfect setting for relaxing or hosting special gatherings. Abundant closet and storage space throughout ensures both beauty and functionality. You'll find the versatile layout provides potential for an in-law suite or private guest accommodations. Beyond the living spaces lies a truly remarkable private retreat. Situated on a large, deep double lot, the expansive grounds offer a special sense of space and seclusion. The centerpiece is an inground heated saltwater pool—an inviting oasis for summer gatherings, quiet afternoons, and unforgettable evenings under the stars. Enjoy the peaceful sights and sounds of nature from the comfort of your backyard sanctuary. The attached 2.5-car garage provides exceptional convenience along with generous storage for vehicles, equipment, and hobbies. Ideally located close to the lake and local amenities, this property offers the rare opportunity to enjoy village charm, everyday convenience, and a private resort-like setting all in one. A home filled with warmth, pride of ownership, and the kind of character that can only be created over time. This is more than a house—it is a place to create the next chapter of your story.

238 Bay Street, Wilson
$899,999
B1713701 MLS
15,747 square foot retail/ residential building available for sale for $899,000 on a 0.13 acre parcel in Buffalo, N Y. 4 apartments 3 bedrooms each,3 Retail/ Office space on the 1st. Floor. Street parking, Walking distance to shopping. Bus stop 65 Grant Street in Buffalo, NY (14213), is located in an area with significant development potential, often qualifying for NYS incentives, including being situated in a designated Opportunity Zone and having potential for Brownfield Tax Credits. It is also eligible for various city/state commercial, renovation, and energy incentives. Opportunity Zone: The location is within an Opportunity Zone, which may offer capital gains tax incentives for investors. Brownfield Program: The site is identified as having potential for New York State Brownfield Cleanup Program tax credits. Development Incentives: As a commercial or mixed-use site, it may qualify for Buffalo-based incentives, including NYSERDA energy incentives and Empire State Development grants.

65 Grant Street, Buffalo
$189,900
4 Beds ⋅ 2 Baths ⋅ B1711581 MLS
112 Colby Street has been looked after, and the proof is in the parts you'd rather not think about. A 2024 furnace, 2024 central air, and a 2024 tankless water heater, backed by new basement and attic insulation from the same year, and an updated electric panel from 2023. Both bathrooms have been fully updated, so there's no dated tile or leaky fixture waiting on you. Four bedrooms, two full baths, and a two-car garage fill out an easy 1,235 square feet. Everything here is ready for you — and getting around is easy from here, too. The I-90 and the 33 are minutes away, and Walden Avenue puts shopping, restaurants, and the Galleria Mall within a short drive. Take a look before someone else does — showings start immediately.

112 Colby Street, Cheektowaga
$179,900
3 Beds ⋅ 2 Baths ⋅ B1713689 MLS
Welcome to this stunningly renovated single-family home that seamlessly combines modern luxury with effortless comfort. Every square foot of this turn-key residence has been completely reimagined, featuring brand-new electrical systems, fresh lighting, and sleek wall and floor tiles throughout. The main level offers exceptional convenience with two spacious bedrooms, a beautifully updated full bathroom. Upstairs, you will find a quiet private retreat with a generous third bedroom and a convenient new half bath and an inviting family room perfect for relaxing or entertaining. With upgraded fixtures from top to bottom—including all-new kitchen and bathroom fittings—and an ideal location close to all top amenities, dining, shopping, School, this exquisite home is truly move-in ready and waiting for you. Square Footage is different from tax records for this property; please see the attached floor plan.

230 Dutton Avenue, Buffalo
$324,900
B1713355 MLS
Prime commercial building offering over 4,000 sqft across four vacant units, zoned R-C (Residential-Commercial) — ideal for a variety of business uses including retail, office, service, or mixed-use redevelopment. With all units currently vacant, this property offers a rare opportunity for an owner-user or investor to configure the space to their exact needs from day one. Featuring 18 off-street parking spots for tenants and customers, this location provides convenient access in a growing North Tonawanda corridor. Whether you're looking to occupy multiple units, lease them out individually, or reposition the property, 277 Division St offers flexibility and upside.

277 Division Street, North Tonawanda
$199,000
3 Beds ⋅ 2 Baths ⋅ B1713053 MLS
Welcome to this spacious home offering over 1,800 square feet of living space, an open front porch and entry foyer. The large living room leads into the kitchen, which offers solid surface countertops, ceramic tile flooring, ceramic tile backsplash and appliances. The kitchen is conveniently adjacent to the dining room, with a door leading to the patio and backyard, complete with a new shed. The first floor also offers a bedroom, full bath and convenient first-floor laundry. Upstairs you’ll find a large bedroom with an en-suite full bath, plus a second bedroom and a possible third bedroom or bonus room without a closet. Additional features include approximately two-year-old central air conditioning and furnace, a partially new fence, and an extended concrete driveway. Square footage listed differs from public records. Owners had the home professionally measured using CubiCasa.

13 Sawyer Avenue, Lancaster
$230,000
2 Beds ⋅ 1 Baths ⋅ B1712793 MLS
Welcome to this charming 2-bedroom, 1-bath ranch in the City of Tonawanda! This well-maintained property offers comfortable living space and numerous updates that provide peace of mind for its next owner. Recent improvements include New LVP Flooring in the living room, bathroom and sunroom. The hot water tank and sump pump are approximately 3 years old. The sewer line, bubbler system and concrete driveway were replaced approximately 5 years ago. Enjoy the added flexibility of a sunroom, plus a 7’ x 10’ shed (4 years old) for additional storage. Three A/C window units and two wall mounted TVs will remain. Both bedrooms and the rear-side windows also have window warranties.

27 Syracuse Street, Tonawanda
$269,900
3 Beds ⋅ 2 Baths ⋅ B1710086 MLS
Welcome to this well cared-for 3-bedroom, 2-bath home situated on a desirable corner lot in the Village of Lancaster! Pride of ownership shines throughout, with thoughtful updates and improvements that make this home truly move-in ready. The first floor features a spacious living room, eat-in kitchen, a convenient bedroom and a full bathroom. Upstairs, you'll find two additional bedrooms with newer vinyl flooring. The partially finished basement provides additional living and storage space, while the enclosed porch offers a wonderful place to relax and overlooks the spacious backyard. Step outside to your own private retreat featuring a heated in-ground pool, large yard, and detached garage—perfect for entertaining and enjoying warmer days at home. The heated in-ground pool is ready for enjoyment, with pool tile and filter repairs completed and a safety cover added for peace of mind. A/C was added in 2023. More recent updates include cedar shutters and landscaping to enhance the home's charming curb appeal. A fantastic opportunity to enjoy the convenience of village living while having plenty of space to relax and entertain at home. Showings begin Thursday, September 10th at 5:00 PM. Open House Saturday, September 12th from 1:00–3:00 PM. Offers, if any, are due Thursday, September 17th at 12:00 PM.

61 Grant Street, Lancaster
$299,999
3 Beds ⋅ 2 Baths ⋅ B1713268 MLS
Do not miss your chance to be the next owner of this 3-bedroom, 2-bathroom ranch-style home! There is far more to this property than what you see from the street view. Estate Sale & Early Access! The family will be holding an Estate Sale from Friday, September 11th through Sunday, September 13th. This presents a perfect opportunity for buyers to get an exclusive sneak peek before official showings begin on Wednesday, September 16th. Additional photos will be uploaded upon the completion of the estate sale and clean-out. Features include a large kitchen paired with a formal dining room, perfect for hosting. In addition to the main living room, enjoy the cozy family room featuring a gas fireplace. As a bonus, enjoy year-round comfort in an additional sunroom equipped with its own gas stove fireplace. Washer and dryer are conveniently located on the main floor for true single-level living. Bathroom #1 was fully updated in 2024 with a modern walk-in shower, while Bathroom #2 features a traditional tub. Electrical Panel newly installed in 2023: Hot water tank fully updated in 2015: Furnace 2025. Backyard Oasis! Step outside to a covered deck overlooking a beautiful in-ground pool. Plenty of space is available with a second driveway facing Terrylynn Drive that leads to the massive 3.5-car garage. This home is definitely a MUST SEE!

69 Sunset Boulevard, Evans
$444,900
4 Beds ⋅ 3 Baths ⋅ B1713130 MLS
Welcome to 102 Florence Ln! Built in 2020, this turn-key 4 bedroom, 2.5-bath, 2-story home in Amherst offers modern finishes and seamless everyday comfort. Step inside to an inviting open layout with great natural light connecting the spacious living room, dining area and contemporary kitchen. Making entertaining easy and functional. The second level features four well-sized bedrooms, highlighted by a private primary suite with its own ensuite bath and generous closet space. Need extra room? The full basement provides incredible storage or future finishing potential for a rec room, office, or home gym. Complete with central air, an attached garage and low-maintenance living in the Sweet Home School District, just minutes from UB North, shopping, dining and thruway access. Don't wait on this one! Showings begin Saturday 9/12 at the open house!

102 Florence Lane, Amherst
$93,500
4 Beds ⋅ 2 Baths ⋅ B1713459 MLS
Opportunity awaits at 25 Colfax Avenue! This spacious four-bedroom, one and a half-bath home offers approximately 1,600 square feet and plenty of potential for an owner-occupant or investor. The traditional two-story layout features generously sized living and dining areas, an eat-in kitchen, abundant natural light, and flexible rooms ready to be refreshed to suit your needs. Additional highlights include a covered front porch, full basement, unfinished attic, private driveway, detached garage, and fully fenced yard with a rear deck. Built in 1910, the home retains the scale and character of a classic Buffalo residence while offering an excellent opportunity for thoughtful updates and added value. Conveniently located near public transportation, neighborhood shopping, ECMC, parks, and Route 33 for an easy connection to downtown Buffalo and the airport. Perfect for the first-time homebuyer or local investor. Bring your vision to life at 25 Colfax Avenue.

25 Colfax Avenue, Buffalo
$579,900
4 Beds ⋅ 3 Baths ⋅ B1713242 MLS
Welcome to this spotless and beautifully maintained 4-bedroom, 2.5-bath Colonial nestled in a sought-after Clarence neighborhood! From the moment you step inside, you’ll appreciate the spacious layout, thoughtful updates, and pride of ownership throughout. This central-entrance Colonial features a welcoming foyer, generous closet space, and an abundance of natural light. The first floor offers a large eat-in kitchen with center island and newly installed ceramic tile flooring, opening to the family room with a cozy gas fireplace and features gorgeous newly installed bamboo flooring . The front room, highlighted by beautiful bow windows, offers flexibility as either a formal living room or dining area where the bamboo flooring carries over. A convenient first-floor laundry and updated half bath complete the main level. Upstairs, you’ll find four generously sized bedrooms, including a spacious primary suite with vaulted ceilings and an updated en-suite bath. The additional bedrooms offer plenty of space for family, guests, or a home office. Enjoy the outdoors from the beautiful deck overlooking the spacious, private yard with vinyl fencing, plus a lower-level concrete patio—perfect for relaxing, entertaining, or enjoying the seasons. The basement provides abundant storage and flexible additional space that can be used for a home office, workout area, playroom, or whatever best suits your needs. Numerous updates include most interior rooms freshly painted in 2026, new hot water tank (2026), new sewer line from the house to the street (2026), new sump pump (2026) new garage man door, new slider door to the deck, and all-new Pella windows in the front of the home. Furnace/AC replaced in 2012, and the roof is approximately 10 years old. Don’t miss the opportunity to make this move-in-ready Clarence Colonial your new home! Open Houses: Saturday, 9/12 from 1–3 PM and Sunday, 9/13 from 11 AM–1 PM. Offers are due Thursday, 9/17 at noon.

8952 Michael Douglas Drive, Clarence
$349,000
3 Beds ⋅ 2 Baths ⋅ B1713430 MLS
Turn-key and fully renovated 3-bedroom ranch featuring approximately 473 sq. ft. of finished, heated basement space, just minutes from Olcott Beach and Lake Ontario! This beautifully updated home has the feel of new construction with extensive improvements throughout. The bright, open main level features new flooring and carpeting, modern LED lighting, and a completely renovated kitchen with custom cabinetry, premium countertops, and stainless-steel appliances. An updated full bath and three comfortable bedrooms complete the main level. Major improvements include new windows and doors, upgraded insulation, new roof and fascia, recessed exterior lighting, new boiler, hot water tank, mini-split A/C, updated plumbing, and a new 200-amp electrical panel. Outside, enjoy the spacious blacktop driveway, professional landscaping, and front and rear decks with exterior lighting. The full basement is partially finished, with approximately 473 sq. ft. of finished space, and is heated, providing additional living and entertaining space. It features a second full bath with walk-in shower, built-in refrigerator/freezer, laundry hookups, and abundant storage. This versatile space can accommodate a recreation room, home office, gym, or guest area. A standout feature is the massive, detached barn/workshop, complete with a new 12-foot garage door with garage door opener, separate electrical panel, and existing water, gas, heat, and sewer connections. The generous size and utility connections provide excellent flexibility for hobbies, storage, workshop use, or other potential uses. Enjoy easy access to boating, fishing, hiking, and camping, with Golden Hill State Park and other area attractions nearby. A great opportunity to enjoy modern updates in a desirable location!

6034 Godfrey Road, Newfane
$269,900
4 Beds ⋅ 3 Baths ⋅ B1713657 MLS
Welcome to 1261 Ridge Road—an impressive all-brick multi-family home offering timeless character, generous space and excellent income potential. Each thoughtfully designed unit features two bedrooms, a bright living room, formal dining room, kitchen and full bathroom, creating comfortable and functional living spaces for tenants or owner-occupants. The lower level expands the possibilities with a spacious recreation room, an additional bedroom and a convenient half bathroom—ideal for entertaining, a home office, gym or flexible bonus space. A full basement and full attic provide exceptional storage, while the detached three-car garage and abundant off-street parking add convenience and value. Whether you’re looking to expand your investment portfolio or live in one unit while generating rental income from the other, this versatile property presents an outstanding opportunity in Lackawanna.

1261 Ridge Road, Lackawanna
$179,900
3 Beds ⋅ 1 Baths ⋅ B1713400 MLS
Welcome to this beautifully updated 3-bedroom, 1-bathroom single-family home offering 1,344 sq. ft. of move-in ready living space in the heart of Batavia! Freshly renovated in 2026, this property seamlessly blends classic charm with modern convenience. Step inside to discover fresh, brand-new flooring throughout the entire main level. The heart of the home is the newly renovated eat-in kitchen (2026), featuring sleek new laminate countertops, freshly repainted cabinetry, a generous pantry, and a dedicated nook perfect for your custom coffee bar. The center island boasts a gorgeous butcher block countertop with seating space, making it ideal for casual meals or entertaining guests. All stainless-steel appliances—including the oven/range, overhead microwave, dishwasher, and refrigerator—are included in the sale. Adjacent to the kitchen is a formal dining room complete with sliding glass doors that lead directly to the rear deck—re-stained in 2026 and originally built in 2020. Up front, enjoy morning coffee on the newly built front porch (2024). The flexible main floor layout also includes a private den, perfect for a dedicated home office, playroom, or first-floor bedroom. Upstairs, you will find three comfortable bedrooms and a spacious, fully renovated full bathroom. The bathroom showcases a classic clawfoot tub, brand-new vanity, modern mirror, and fresh flooring. Need extra space? Storage is endless with a full walk-up attic and a clean full basement featuring a workbench for hobbies and projects. Major mechanical updates give added peace of mind, including a full tear-off roof completed in August 2017. Conveniently located just minutes from city amenities, local parks, entertainment, and the NYS Thruway (I-90), this home offers an easy 40-minute commute to both Buffalo and Rochester. Every detail has been taken care of—all that is left to do is move in! Delayed negotiations 9/17/26 @ 5pm. OPEN HOUSE SATURDAY, 9/12 11-2.

52 N Lyon Street, Batavia City
$300,000
3 Beds ⋅ 2 Baths ⋅ B1709533 MLS
Welcome to 20 Maria Lane, Cheektowaga. You will be captivated when you enter this meticulously maintained move-in ready Ranch. Features include an open and inviting layout, spacious rooms, hardwood floors, appliances in BOTH kitchens, ample closet/storage space throughout, living room fireplace, partially finished basement with a 2nd kitchen, wet bar, full bath, recreation area with fireplace, laundry room and workshop. All this awaits you for easy living and all your entertaining needs. This home is situated on a corner lot with a 1 1/2 car garage with pull-down stairs to the attic and sliding glass doors to the outdoor covered patio. You and your guests can park comfortably on the wide concrete driveway. This home offers the best of both worlds, a true beauty inside and out, a MUST SEE!! Please remove your shoes or wear booties when visiting. The seller is offering a one-year home warranty to the buyer for your peace of mind. Open House Fri 9/11 5-7, Sat 9/12 3-5 & Sun 9/13 1-3. Offers to be presented as received.

20 Maria Lane, Cheektowaga
$299,900
3 Beds ⋅ 2 Baths ⋅ B1713011 MLS
Welcome to 55 West Cavalier, a beautiful 3 bed 1.5 bath home on a quiet street in the West Seneca School district! This well taken care of home features a brand new kitchen with new cabinetry, granite countertops, stainless steel undermount sink, SS appliances and gorgeous porcelain floors. Original hardwoods flank the large formal LR and DR with recessed lighting throughout. In the family room, you'll find laminate floors, fresh paint, a convenient half bath, and large sliding glass doors that lead to a fully fenced backyard with a newer shed, stamped concrete patio, and a hard Kohler awning for easy entertainment. Upstairs features 3 generous size bedrooms and a great size modern bath. Updates include an A/C split unit for the first floor, HWT ('25), Expansion Tank ('25), new gate for the fence, some newer windows, and new landscaping (including removal of 2 trees). This will not last long! Showings begin immediately.

55 W Cavalier Drive, Cheektowaga
$349,900
4 Beds ⋅ 3 Baths ⋅ B1712784 MLS
Welcome to 240 Greengage Circle. Situated on the bend of a quiet street, this well-maintained raised ranch offers a surprisingly spacious and flexible layout along with a peaceful and private backyard setting. The bright living room features a large front window and vinyl plank flooring that continues into the dining room. Just off the dining area, a sliding glass door opens to the second-story deck overlooking the fully fenced backyard and wooded area beyond. The updated kitchen is bright and inviting with white cabinetry, quartz countertops, stainless steel appliances, a gas range and plenty of cabinet and counter space. Three bedrooms are located on the main level, including the primary bedroom with its own private bath. A second full bath completes this level. The lower level adds two finished rooms and a half bath, giving you plenty of options for a family room, home office, workout space, playroom or guest area. There is also direct access to the attached two-car garage. The backyard is one of the features that really sets this home apart. The upper deck leads down to a large concrete patio and a spacious, fully fenced yard with mature trees and no rear neighbors. There is plenty of room for outdoor dining, entertaining or simply enjoying the privacy of the setting. Important updates include a new Lennox high-efficiency furnace installed in December 2023 and new central air conditioning in 2024. With an updated kitchen, flexible living space, newer mechanicals and a private backyard setting, 240 Greengage Circle is truly move-in ready. Please note: Tax records list the home as 3 bedrooms. The lower level has 2 additional finished rooms. Showings begin Saturday, 9/12 at 10am.

240 Greengage Circle, Amherst
$349,000
2 Beds ⋅ 2 Baths ⋅ R1712530 MLS
Welcome to exceptional waterfront living at 2427 Lakeside Drive in beautiful Ashville, New York. Situated in a peaceful Chautauqua County lakeside community, this fully furnished turnkey retreat rests on two beautifully landscaped lots offering one hundred feet of pristine canal frontage. You will enjoy direct access to Chautauqua Lake, allowing you to easily board your boat and cruise into open water whenever you desire. The property provides ample space to dock two boats right at your doorstep. When you prefer recreation on land, the nearby community park features tennis and pickleball courts, ball fields, and a wonderful playground. Inside this inviting home, a bright and open layout is perfectly designed for both entertaining and relaxation. The kitchen boasts elegant vaulted ceilings and flows seamlessly into the dining and living areas, creating a welcoming atmosphere for gathering with friends and family. The residence offers two comfortable bedrooms, two full bathrooms, and a generous loft that effortlessly accommodates your overnight guests. Picture enjoying your morning coffee on the charming front porch, followed by evenings gathered around the backyard firepit as the sun sets. The spacious front yard is beautifully enhanced by mature landscaping, lush greenery, and vibrant flowering accents that deliver exceptional curb appeal and a wonderful sense of privacy. The detached garage is on a separately deeded lot offering the potential for independent water/sewer connections creating an outstanding opportunity to add living space or an additional lucrative rental property. The current home already boasts a strong short term rental history, making it an excellent investment, an idyllic vacation getaway that generates income. Just minutes away from the delightful shops, dining, and marinas of Lakewood. With premier golf courses and excellent ski resorts located nearby, you can easily embrace outdoor adventures throughout every season. Opportunities to secure a versatile and beautifully appointed property like this are truly rare, so seize the chance to experience the ultimate Chautauqua Lake lifestyle today.

2427 Lakeside Drive, Busti
$329,900
4 Beds ⋅ 3 Baths ⋅ B1671542 MLS
Welcome to 15 Hilltop Courts! This four-bedroom* Tudor-style colonial is situated on the first of three quiet courts with no through traffic. The expansive, pie-shaped wooded lot is backed by several acres owned by the West Seneca Fire Dept., providing a private, hamlet-like feel within an established neighborhood. Loved by the original family, this home offers a unique opportunity for its new owners to add their personal style. From the covered front porch, you enter the foyer which features a large closet, a discreet half-bath, and stairs to the second floor. The main level includes a gracious and bright step-down living room that leads into a formal dining room with lovely views of the treed yard. The well-designed eat-in kitchen has ample storage, built-in refrigerator, double oven, and cooktop, with plenty of space to gather around the kitchen table and plan the day.  Adjacent to the kitchen is a HUGE family room centered around a stunning stone wall with gas fireplace topped with long rustic mantel, classic wood paneling and overhead beams. Completing the circular floor plan is a convenient mudroom off the garage, which leads to an adorable first-floor laundry room equipped with a laundry chute (first bedroom closet) and a built-in ironing board. Upstairs, you will find four* generously sized bedrooms all with great closet space, and two full bathrooms. The first and second bedrooms are similar size with the second having two closets- one of which is cedar, both rooms with excellent morning light. The large third bedroom, currently used as the primary, has ample storage and direct access to the hall bath. The expansive fourth bedroom, originally designed as an in-law suite with water & electric hookups— currently serves as the largest bedroom suite / home office. It features a dedicated full bath and walk-in closet that was once the suite’s private bedroom. Simply adding an interior door easily creates a fifth* room. The exterior features established landscaping, wide concrete driveway, deep two-car garage, secluded back patio, and a shaded lot overlooking open green fields. Lot square footage is greater on tax parcel map than tax records.

15 Hilltop Cts, West Seneca
$684,900
3 Beds ⋅ 3 Baths ⋅ B1712335 MLS
Imagine living in a home that feels like a private retreat, located on over 3/4 an acre, while keeping you connected to everything you love. Located on a private, peaceful cul-de-sac near the vibrant Village of Hamburg's shops, restaurants, and festivals. From the moment you walk through the doors, you’ll feel the pride of ownership. Whether you're hosting a dinner party in the formal dining room, working from your beautiful first-floor office with its quiet French doors, or enjoying a family movie night in the soaring two-story great room, this home is designed for the way you live. The kitchen is truly the heart of the house—a bright, spacious area that invites you to cook, gather, and create memories. The partially finished basement is great bonus, finished space, not included in the square footage. The lifestyle continues outdoors, where professionally landscaping and a saltwater pool awaits your summer afternoons. Whether you’re dreaming of a backyard garden or just wanting extra green space, this property delivers. With a high-efficiency HVAC system including central air conditioning and ample room for family and guests, this isn’t just a house; it’s the place where you’ll put down roots. The house sits on .27 acres while the rear separately deeded wooded lot is .50 acres and is included in the sale, for a total of .77 acres. Located in the Hamburg School District. Offers are reviewed as received.

4168 Tasseff, Hamburg
$249,000
3 Beds ⋅ 2 Baths ⋅ B1713059 MLS
Welcome home to this beautifully updated 3-bedroom, 2-full-bath home in the heart of South Buffalo! Combining modern comfort with timeless charm, this move-in-ready property features gorgeous hardwood floors throughout and a light-filled living room anchored by a cozy artificial fireplace with a detailed mantle. The pristine kitchen is a home chef’s dream, boasting an abundance of cabinetry and included appliances. Relax in the dedicated family room or unwind in the first-floor bathroom's luxurious Jacuzzi tub. Sliding glass doors off the main area open to a private, fenced backyard—ideal for outdoor relaxing or summer entertaining. Major mechanical updates provide complete peace of mind, including a refreshed roof, high-efficiency furnace, central AC, and updated electrical system. Complete with a 1.5-car garage , this South Buffalo gem offers exceptional value and convenience. Schedule your tour today! Tax records do not include addition. Property was measured through Cubi Casa AC needs fuse and is being sold as is

125 Choate Avenue, Buffalo
$249,900
4 Beds ⋅ 2 Baths ⋅ B1712147 MLS
Welcome to Main Street in Newfane! This impressive 2-story, all-brick Colonial at 2840 Lockport-Olcott Rd offers over 2,000 sq. ft. of living space, blending turn-of-the-century character with modern updates. The second floor features 4 large, spacious bedrooms, while the first floor den/study offers the possibility of a 5th bedroom. The beautifully renovated 4-piece full bathroom features heated floors, a custom-tiled oversized shower, and a large soaking tub. A convenient half bath and first-floor laundry add to the home’s functionality. Throughout the home, you’ll find custom woodworking, classic architectural details, and dual staircases leading to the second floor. Additional updates include an updated furnace and hot water tank, along with 200-amp electrical service. Enjoy the outdoors from the beautiful open-air front porch or the wood wraparound rear deck overlooking the property. A spacious 3-bay detached garage features propane heat and electric—perfect for vehicles, storage, a workshop, or recreational equipment. Best of all, this unique property sits along the waterfront of Eighteen Mile Creek, offering a picturesque setting right in Newfane. A wonderful combination of space, craftsmanship, character, waterfront, and garage space that is hard to find!

2840 Lockport-Olcott Road, Newfane
$299,900
3 Beds ⋅ 2 Baths ⋅ B1713353 MLS
Well-maintained 3-bedroom, 1.5-bath home offering comfort, style, and plenty of outdoor space. The remodeled kitchen features stainless steel appliances and granite countertops, creating a modern and functional space for everyday living and entertaining. The remodeled full bathroom includes a convenient walk-in shower. The spacious master bedroom offers excellent storage with dual closets. Step outside onto the private rear deck and enjoy peaceful views overlooking the expansive yard—perfect for relaxing, entertaining, or enjoying the outdoors. A wonderful opportunity to own a move-in-ready home with thoughtful updates and a great combination of indoor comfort and outdoor space. Offers will be reviewed 9/21/26 at 5pm

14 Eagle, Lancaster
$289,900
3 Beds ⋅ 2 Baths ⋅ B1713237 MLS
Welcome to 446 Maynard Drive in the Town of Amherst! This charming, well-maintained two-story Colonial offers 3 bedrooms, 1½ baths, and an inviting blend of classic character and modern updates—all within the highly regarded Amherst Central School District. Step inside the welcoming foyer and discover a bright, spacious living room featuring beautiful hardwood floors, natural wood trim, and newer warrantied windows. The adjoining dining room is perfect for entertaining guests or enjoying intimate meals, with a sliding glass door providing easy access to the backyard. The remodeled kitchen is designed for both style and functionality, offering quartz countertops, custom wood cabinetry, abundant storage, and included appliances. A conveniently located half-bath completes the first floor. Upstairs, you’ll find three generously sized bedrooms, each with pristine hardwood floors and fresh paint. The primary bedroom features two closets and an abundance of natural light. Another bedroom offers an oversized closet area that could easily serve as a home office, craft room, or flexible bonus space. The basement provides additional space with endless possibilities, while French drains and a new sump pump add peace of mind. Outside, the fully fenced backyard is accessible from both the dining room and a side entrance. Beautiful gardens, drainage tile, and a poured concrete patio create the perfect setting for entertaining, relaxing, or enjoying the outdoors. The single-car garage offers convenient parking and protection from the elements. Updates include a newer roof, warrantied windows, freshly painted exterior, furnace, central air conditioning, updated kitchen, poured concrete patio, French drains, and a new sump pump. A whole-house generator provides added security and comfort during power outages. This move-in-ready Amherst home has been lovingly cared for and is ready for its next chapter. Don’t miss the opportunity to make it yours! **Open House:** Saturday, September 12, 2026, from 1:00–3:00 p.m. **Offers reviewed:** Thursday, September 17, 2026, at 1:00 p.m. Come see all that 446 Maynard Drive has to offer—this beautiful home won’t last!

446 Maynard Drive, Amherst