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From top-to-bottom structural and mechanical updates to outdoor living spaces built for entertaining, this exceptional property is ready for its next owner. Pride of ownership shines throughout every square foot, starting on the freshly repainted main level featuring endless possibilities with two flexible bonus rooms—ideal for a home office, guest space, or playroom. Enjoy absolute energy efficiency and year-round comfort with multi-source heating (propane, electric, and a 1-year-old high-efficiency wood stove), complete with brand-new individual thermostats in every room. Major high-ticket improvements have already been checked off your list: a roof that is only 5–6 years old, downstairs replacement windows installed just 1 year ago, 3 new exterior storm/screen doors, and recent appliances throughout (oven/range 2 yrs, dishwasher 1 yr, washer 4 yrs, dryer 2 yrs). Fresh updates continue upstairs, where brand-new carpet on the staircase and entire second floor will be professionally installed in early November. Step outside to your private retreat, featuring a generous 16'x10' storage shed, your own backyard orchard with producing plum, peach, and Honeycrisp apple trees, and a spacious deck prepped and ready for a new pool. Relax year-round on the 16'x16' screened-in back porch offering picturesque, panoramic views. NO DELAYED NEGOTIATIONS—offers will be reviewed immediately as received. Schedule your private showing today before this impressive home is gone!

3 Beds ⋅ 2 Baths ⋅ R1724619 MLS

From top-to-bottom structural and mechanical updates to outdoor living spaces built for entertaining, this exceptional property is ready for its next owner. Pride of ownership shines throughout every square foot, starting on the freshly repainted main level featuring endless possibilities with two flexible bonus rooms—ideal for a home office, guest space, or playroom. Enjoy absolute energy efficiency and year-round comfort with multi-source heating (propane, electric, and a 1-year-old high-efficiency wood stove), complete with brand-new individual thermostats in every room. Major high-ticket improvements have already been checked off your list: a roof that is only 5–6 years old, downstairs replacement windows installed just 1 year ago, 3 new exterior storm/screen doors, and recent appliances throughout (oven/range 2 yrs, dishwasher 1 yr, washer 4 yrs, dryer 2 yrs). Fresh updates continue upstairs, where brand-new carpet on the staircase and entire second floor will be professionally installed in early November. Step outside to your private retreat, featuring a generous 16'x10' storage shed, your own backyard orchard with producing plum, peach, and Honeycrisp apple trees, and a spacious deck prepped and ready for a new pool. Relax year-round on the 16'x16' screened-in back porch offering picturesque, panoramic views. NO DELAYED NEGOTIATIONS—offers will be reviewed immediately as received. Schedule your private showing today before this impressive home is gone!

6151 Clinton Street Road, Stafford

$149,999

Welcome to this beautifully renovated ranch just outside the City of Batavia! Extensively updated in 2025, this charming 2-bedroom, 1-bath home offers the perfect blend of modern finishes and convenient one-floor living. The impressive list of 2025 improvements includes a stunning new kitchen complete with appliances, luxury vinyl flooring, updated lighting, ceiling fans, new windows, a high-efficiency propane furnace, new septic system, and expanded driveway! The spacious living room offers plenty of natural light, while first-floor laundry adds everyday convenience. An attached garage provides additional storage and functionality, and the expansive backyard offers endless possibilities for entertaining, recreation, or simply relaxing. Conveniently located just minutes from Batavia’s shopping, dining, and amenities, this beautifully updated home is truly move-in ready. Nothing to do but unpack and enjoy! ----- DELAYED SHOWINGS BEGIN THURSDAY 10/22 DELAYED NEGOTIATIONS BEGIN FRIDAY 10/30 AT NOON -----

2 Beds ⋅ 1 Baths ⋅ R1717909 MLS

Welcome to this beautifully renovated ranch just outside the City of Batavia! Extensively updated in 2025, this charming 2-bedroom, 1-bath home offers the perfect blend of modern finishes and convenient one-floor living. The impressive list of 2025 improvements includes a stunning new kitchen complete with appliances, luxury vinyl flooring, updated lighting, ceiling fans, new windows, a high-efficiency propane furnace, new septic system, and expanded driveway! The spacious living room offers plenty of natural light, while first-floor laundry adds everyday convenience. An attached garage provides additional storage and functionality, and the expansive backyard offers endless possibilities for entertaining, recreation, or simply relaxing. Conveniently located just minutes from Batavia’s shopping, dining, and amenities, this beautifully updated home is truly move-in ready. Nothing to do but unpack and enjoy! ----- DELAYED SHOWINGS BEGIN THURSDAY 10/22 DELAYED NEGOTIATIONS BEGIN FRIDAY 10/30 AT NOON -----

8807 Prole Road, Stafford

$525,000

Timeless character meets spacious living in this 1840 Federal-style cobblestone with Greek Revival details, set on 50 acres with woods at the rear! Lovingly maintained by its current owner for 32 years, this distinctive home is featured in the Architectural Heritage of Genesee County. The 1st floor offers an expansive double-size living room and an entertaining-size dining room, both with wide-plank wood flooring. The kitchen features wood cabinetry, an expandable pantry cabinet, granite counters, tile flooring and all appliances. An adjoining hallway provides extensive pantry cabinetry and storage closets, including a concealed laundry area. A breakfast bar opens to the family room wing, added in the late 1960s–early 1970s, featuring 2 stone walls, a Timberline woodstove and a Rinnai natural gas heater installed in 2016. Exterior doors lead to the rear yard and a covered side patio. A spiral staircase leads to a 2nd floor loft/office with abundant walk-in storage rooms. The 1st floor full bath features a tiled corner shower, tiled walls and flooring, a pedestal sink and a storage cabinet. Upstairs, the King sized primary bedroom offers wood flooring and a large walk-in closet with built-in drawers. Three additional bedrooms include one with walk-up attic access and a step down to a spacious walk-in closet/dressing room. A 2nd full bath features a solid surfaced walled tub, tile flooring, a pedestal sink and linen storage. All windows have been replaced and retained the extra deep window sills! Additional features include a Brand new Andersen front Storm door Oct 19th, furnace installed in October 2009, a water heater installed in March 2016. 200-amp electric service and concrete basement floor. A detached 2 car garage built in 2005 and an 1890 barn with 1½ stories complete this Remarkable Property!

4 Beds ⋅ 2 Baths ⋅ B1723440 MLS

Timeless character meets spacious living in this 1840 Federal-style cobblestone with Greek Revival details, set on 50 acres with woods at the rear! Lovingly maintained by its current owner for 32 years, this distinctive home is featured in the Architectural Heritage of Genesee County. The 1st floor offers an expansive double-size living room and an entertaining-size dining room, both with wide-plank wood flooring. The kitchen features wood cabinetry, an expandable pantry cabinet, granite counters, tile flooring and all appliances. An adjoining hallway provides extensive pantry cabinetry and storage closets, including a concealed laundry area. A breakfast bar opens to the family room wing, added in the late 1960s–early 1970s, featuring 2 stone walls, a Timberline woodstove and a Rinnai natural gas heater installed in 2016. Exterior doors lead to the rear yard and a covered side patio. A spiral staircase leads to a 2nd floor loft/office with abundant walk-in storage rooms. The 1st floor full bath features a tiled corner shower, tiled walls and flooring, a pedestal sink and a storage cabinet. Upstairs, the King sized primary bedroom offers wood flooring and a large walk-in closet with built-in drawers. Three additional bedrooms include one with walk-up attic access and a step down to a spacious walk-in closet/dressing room. A 2nd full bath features a solid surfaced walled tub, tile flooring, a pedestal sink and linen storage. All windows have been replaced and retained the extra deep window sills! Additional features include a Brand new Andersen front Storm door Oct 19th, furnace installed in October 2009, a water heater installed in March 2016. 200-amp electric service and concrete basement floor. A detached 2 car garage built in 2005 and an 1890 barn with 1½ stories complete this Remarkable Property!

9295 Fargo Road, Stafford

$215,000

PEACEFUL COUNTRY LIVING AT ITS' BEST! Welcome to this well-maintained and carefully thought out home. The first thing you will notice as you drive into the blacktop driveway is the variety of plants and flowers scattered throughout the property. This is the home of a master gardener and it shows. A spacious backyard complimented by a gorgeous composite deck (built 2012)featuring vinyl railings and a Sunsetter retractable awning take outdoor entertaining to a new level. As you enter the home you will immediately notice the beauty of the natural woodwork throughout and unique built in cabinetry that creates the warmest feeling kitchen you have ever walked into. The formal dining room features additional built in cabinetry and a glass door that allows easy access to the deck. The downstairs continues to entice with a comfortable living room, an office area and a convenient combination laundry room/ half bath.(built 2018) Upstairs you will find more natural woodwork, three bedrooms and a full bath. Looking for more storage? The staircase from the 2nd floor will take you to a full attic. In addition to all these great features you will find thermal windows throughout the entire home, as well as Leaf filter gutter guards on both the house and garage (with full transferable warranty). Be sure to add this home to your must see list so you don't miss the chance to live in a great home with convenient access to Batavia, Leroy and the New York State Thruway. Showings begin Sunday October 18th at noon. Delayed negotiations until Tuesday October 27th at 5 pm.

3 Beds ⋅ 2 Baths ⋅ B1722225 MLS

PEACEFUL COUNTRY LIVING AT ITS' BEST! Welcome to this well-maintained and carefully thought out home. The first thing you will notice as you drive into the blacktop driveway is the variety of plants and flowers scattered throughout the property. This is the home of a master gardener and it shows. A spacious backyard complimented by a gorgeous composite deck (built 2012)featuring vinyl railings and a Sunsetter retractable awning take outdoor entertaining to a new level. As you enter the home you will immediately notice the beauty of the natural woodwork throughout and unique built in cabinetry that creates the warmest feeling kitchen you have ever walked into. The formal dining room features additional built in cabinetry and a glass door that allows easy access to the deck. The downstairs continues to entice with a comfortable living room, an office area and a convenient combination laundry room/ half bath.(built 2018) Upstairs you will find more natural woodwork, three bedrooms and a full bath. Looking for more storage? The staircase from the 2nd floor will take you to a full attic. In addition to all these great features you will find thermal windows throughout the entire home, as well as Leaf filter gutter guards on both the house and garage (with full transferable warranty). Be sure to add this home to your must see list so you don't miss the chance to live in a great home with convenient access to Batavia, Leroy and the New York State Thruway. Showings begin Sunday October 18th at noon. Delayed negotiations until Tuesday October 27th at 5 pm.

6130 Main Road, Stafford

$399,900

Behind the rustic exterior of this 6 acre, 4-bedroom, 2.5-bath home is an unexpectedly modern interior offering approximately 2,190 square feet of living space. Post-and-beam construction, exposed natural wood, hardwood flooring and unique architectural details create character throughout, while the open layout gives the home a comfortable, contemporary feel. The gourmet kitchen is a standout, featuring a substantial center island, abundant workspace, modern cabinetry, swing-arm pot filler, stainless appliances and radiant floor heat for an extra touch of comfort during Western New York winters. The kitchen flows naturally into the dining and living spaces, making it an inviting place to cook, entertain and gather. First-floor laundry adds everyday convenience, while the property's private sauna provides your own place to unwind and recharge at home. Then step outside, because that's where this property becomes even more interesting. The property includes four substantial outbuildings—two 2-story barns and two large pole barns—all featuring metal roofs. Whether your needs involve equipment, vehicles, storage, hobbies, collections or workspace, there's room here to think bigger. Add three-phase electric service and two separate electric meters, and you've got a property offering a level of versatility that's increasingly difficult to find. For the buyer who has been saying, “I need more than just a house,” this may be exactly what you've been waiting for. Modern living. Rustic character. Serious outbuilding space. And possibilities everywhere you look. This is not your typical Stafford property—and that's exactly the point. 2144 sq ft as per measurement by nys licensed appraiser.

4 Beds ⋅ 3 Baths ⋅ R1711572 MLS

Behind the rustic exterior of this 6 acre, 4-bedroom, 2.5-bath home is an unexpectedly modern interior offering approximately 2,190 square feet of living space. Post-and-beam construction, exposed natural wood, hardwood flooring and unique architectural details create character throughout, while the open layout gives the home a comfortable, contemporary feel. The gourmet kitchen is a standout, featuring a substantial center island, abundant workspace, modern cabinetry, swing-arm pot filler, stainless appliances and radiant floor heat for an extra touch of comfort during Western New York winters. The kitchen flows naturally into the dining and living spaces, making it an inviting place to cook, entertain and gather. First-floor laundry adds everyday convenience, while the property's private sauna provides your own place to unwind and recharge at home. Then step outside, because that's where this property becomes even more interesting. The property includes four substantial outbuildings—two 2-story barns and two large pole barns—all featuring metal roofs. Whether your needs involve equipment, vehicles, storage, hobbies, collections or workspace, there's room here to think bigger. Add three-phase electric service and two separate electric meters, and you've got a property offering a level of versatility that's increasingly difficult to find. For the buyer who has been saying, “I need more than just a house,” this may be exactly what you've been waiting for. Modern living. Rustic character. Serious outbuilding space. And possibilities everywhere you look. This is not your typical Stafford property—and that's exactly the point. 2144 sq ft as per measurement by nys licensed appraiser.

6407 Main Road, Stafford

$479,000

Welcome to 68.47 acres of prime land on Sweetland Rd in Stafford. A rare opportunity offeared at 8400 an acre. This is your chance to own a substantial piece of WNY countryside with endless potential. With over 840 ft of road frontage and more than 2,600 ft deep, this property offers the space, flexibility, and layout ideal for a wide range of uses. The land features a beautiful mix of open clearings and partially wooded on the backside, creating the perfect balance for agriculture, recreation, or building your dream home. Whether you're envisioning a private estate, hunting retreat, farmland, or future development, this property checks every box. Located on a quiet rural road in an agricultural district, you’ll enjoy peaceful surroundings while still being within a convenient drive to both Buffalo and Rochester. Utilities including electric and telephone are available at the road, with well and septic required, giving you the flexibility to design and build exactly what you want. This wonderful property is ready for your vision. You get a blank canvas with size, location, and versatility that’s getting harder to find. Opportunities like this don’t come around often. Secure your slice of land before it’s too late. Taxes to be determined.

R1713566 MLS

Welcome to 68.47 acres of prime land on Sweetland Rd in Stafford. A rare opportunity offeared at 8400 an acre. This is your chance to own a substantial piece of WNY countryside with endless potential. With over 840 ft of road frontage and more than 2,600 ft deep, this property offers the space, flexibility, and layout ideal for a wide range of uses. The land features a beautiful mix of open clearings and partially wooded on the backside, creating the perfect balance for agriculture, recreation, or building your dream home. Whether you're envisioning a private estate, hunting retreat, farmland, or future development, this property checks every box. Located on a quiet rural road in an agricultural district, you’ll enjoy peaceful surroundings while still being within a convenient drive to both Buffalo and Rochester. Utilities including electric and telephone are available at the road, with well and septic required, giving you the flexibility to design and build exactly what you want. This wonderful property is ready for your vision. You get a blank canvas with size, location, and versatility that’s getting harder to find. Opportunities like this don’t come around often. Secure your slice of land before it’s too late. Taxes to be determined.

Sweetland Road, Stafford

$199,900

Unlock the potential of this beautiful 42-acre parcel in Stafford! This private property offers a great mix of wooded acreage, approximately 17 acres of tillable land, and a peaceful creek. With its close proximity to the NY State Thruway, the property may also offer potential for solar, billboard advertising, agricultural, recreational, or other permitted uses, subject to zoning, approvals, and due diligence. Whether you're looking to build, farm, hunt, invest, or explore development opportunities, this versatile property offers plenty of possibilities. The previous owner represented that a perc test had been completed and that 3 potential buildable lots had been identified. Buyers are encouraged to conduct their own due diligence regarding the current validity of any prior testing, approvals, zoning, subdivision potential and building requirements. Come see what you can create!

R1711282 MLS

Unlock the potential of this beautiful 42-acre parcel in Stafford! This private property offers a great mix of wooded acreage, approximately 17 acres of tillable land, and a peaceful creek. With its close proximity to the NY State Thruway, the property may also offer potential for solar, billboard advertising, agricultural, recreational, or other permitted uses, subject to zoning, approvals, and due diligence. Whether you're looking to build, farm, hunt, invest, or explore development opportunities, this versatile property offers plenty of possibilities. The previous owner represented that a perc test had been completed and that 3 potential buildable lots had been identified. Buyers are encouraged to conduct their own due diligence regarding the current validity of any prior testing, approvals, zoning, subdivision potential and building requirements. Come see what you can create!

Morganville Road, Stafford

$99,999

Awesome Barn with Metal Roof - Terrific Storage!

3 Beds ⋅ R1693532 MLS

Awesome Barn with Metal Roof - Terrific Storage!

6477 Griswold Road, Stafford

$330,000

This prime 6.0-acre commercial parcel located in Stafford, New York offers an outstanding opportunity for development in a growing corridor of Genesee County. Positioned within a community that blends rural charm with convenient access to nearby business hubs like Batavia, the property is ideally suited for a variety of commercial ventures. Strategically located along a well-traveled roadway—such as routes near NYS Route 5 or Route 237—this property benefits from steady traffic flow and accessibility. Surrounded by a mix of agricultural land, small businesses, and nearby residential communities, the site offers both visibility and a built-in customer base. Its proximity to major routes and the New York State Thruway enhances regional connectivity, making it convenient for customers, employees, and deliveries.

R1631097 MLS

This prime 6.0-acre commercial parcel located in Stafford, New York offers an outstanding opportunity for development in a growing corridor of Genesee County. Positioned within a community that blends rural charm with convenient access to nearby business hubs like Batavia, the property is ideally suited for a variety of commercial ventures. Strategically located along a well-traveled roadway—such as routes near NYS Route 5 or Route 237—this property benefits from steady traffic flow and accessibility. Surrounded by a mix of agricultural land, small businesses, and nearby residential communities, the site offers both visibility and a built-in customer base. Its proximity to major routes and the New York State Thruway enhances regional connectivity, making it convenient for customers, employees, and deliveries.

Main Road, Stafford

$330,000

This prime 6.0-acre commercial parcel located in Stafford, New York offers an outstanding opportunity for development in a growing corridor of Genesee County. Positioned within a community that blends rural charm with convenient access to nearby business hubs like Batavia, the property is ideally suited for a variety of commercial ventures. Strategically located along a well-traveled roadway—such as routes near NYS Route 5 or Route 237—this property benefits from steady traffic flow and accessibility. Surrounded by a mix of agricultural land, small businesses, and nearby residential communities, the site offers both visibility and a built-in customer base. Its proximity to major routes and the New York State Thruway enhances regional connectivity, making it convenient for customers, employees, and deliveries.

R1631100 MLS

This prime 6.0-acre commercial parcel located in Stafford, New York offers an outstanding opportunity for development in a growing corridor of Genesee County. Positioned within a community that blends rural charm with convenient access to nearby business hubs like Batavia, the property is ideally suited for a variety of commercial ventures. Strategically located along a well-traveled roadway—such as routes near NYS Route 5 or Route 237—this property benefits from steady traffic flow and accessibility. Surrounded by a mix of agricultural land, small businesses, and nearby residential communities, the site offers both visibility and a built-in customer base. Its proximity to major routes and the New York State Thruway enhances regional connectivity, making it convenient for customers, employees, and deliveries.

Main Road, Stafford

$99,999

There is a 2-acre building lot at the Southeast corner of Westbrook Road & Clinton Street Road (Rt. 33). The remaining acreage is gorgeous land with terrific topography that has Black Creek running through it. This portion of the property is a protected wetland area that is in the 'Great Lakes Restoration Initiative" there are some limitations that run with this protection, as in there will no building or modifications to the land area within the protested boundaries. You can build a home or hunt to your heart's content!

R1488972 MLS

There is a 2-acre building lot at the Southeast corner of Westbrook Road & Clinton Street Road (Rt. 33). The remaining acreage is gorgeous land with terrific topography that has Black Creek running through it. This portion of the property is a protected wetland area that is in the 'Great Lakes Restoration Initiative" there are some limitations that run with this protection, as in there will no building or modifications to the land area within the protested boundaries. You can build a home or hunt to your heart's content!

Lot #12 Westbrook Road, Stafford

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