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80 Cleveland Avenue is a grand and gracious 3000+ square foot home on one of Buffalo’s loveliest streets. Filled with light and classic features, this home has ample space for entertaining. The living room has built-in book shelves, a bay window and gas fireplace (NRTC). It connects to a large dining room with incredible glass-fronted cabinetry. The back of the home has two window-walled rooms overlooking the yard, one currently used as a sitting room and the other an office. The large kitchen and classic pantry connect to the dining room. Pretty vestibule with a coat closet and powder room. Hardwood floors throughout. The second floor has 4 good sized bedrooms and 2 full baths. The large primary suite includes a dressing room and a fireplace in the bedroom (NRTC). Big third floor offers tremendous opportunities with 3 additional rooms and plenty of storage space. The home sits on a beautiful 1/3 acre lot and has a 5 car garage. Walk to shops and restaurants on Elmwood and Delaware and the Museum District (AKG, Burchfield, History Museum). This home is literally steps to Nardin Academy and Canisius HS.

4 Beds ⋅ 4 Baths ⋅ B1649536 MLS

80 Cleveland Avenue is a grand and gracious 3000+ square foot home on one of Buffalo’s loveliest streets. Filled with light and classic features, this home has ample space for entertaining. The living room has built-in book shelves, a bay window and gas fireplace (NRTC). It connects to a large dining room with incredible glass-fronted cabinetry. The back of the home has two window-walled rooms overlooking the yard, one currently used as a sitting room and the other an office. The large kitchen and classic pantry connect to the dining room. Pretty vestibule with a coat closet and powder room. Hardwood floors throughout. The second floor has 4 good sized bedrooms and 2 full baths. The large primary suite includes a dressing room and a fireplace in the bedroom (NRTC). Big third floor offers tremendous opportunities with 3 additional rooms and plenty of storage space. The home sits on a beautiful 1/3 acre lot and has a 5 car garage. Walk to shops and restaurants on Elmwood and Delaware and the Museum District (AKG, Burchfield, History Museum). This home is literally steps to Nardin Academy and Canisius HS.

80 Cleveland Avenue, Buffalo

$1,014,999

Isabella Alden, known in the writer's world as "Pansy," built and lived in 37 Janes over 100 years ago, known for her beloved books like ""Four Girls at Chautauqua" and "Four Mothers at Chautauqua," along with many others. This rare opportunity awaits you too, and to live on Lincoln Park in central Chautauqua, just a few short level blocks to the Amphitheater. This seasonal home(can be converted into a year around home) has been lovingly cared for by the same family for over 50 years, with many new upgrades to include: 2 new tiled bathrooms, a new kitchen with stainless steel appliances and quartz countertops, brick paver driveway, new roof in 2025, central air-conditioning with three separate zones, water filtration system and booster pump for fabulous pressure, and some new windows throughout. The two large porches are perfect for entertaining, dining and relaxing on while being able to hear the symphony rehearse and listen to the evening concerts(you are that close to the amp). Lincoln Park across the street allows for open views and picnicking and playing, as if it were your own yard. Currently the first floor is an open concept plan with two living rooms, dining room, kitchen and full bath, while originally there was a first floor bedroom that could easily be converted back to if desired. The second floor hosts a bright and sunny primary bedroom suite complete with a walk-in closet and en-suite bath with a multiple therapeutic water experience walk-in tiled shower, all overlooking the park(and black out roller shades on a remote control to darken the room with the press of one button). Laundry is conveniently located on the second floor, along with a large bonus room that could serve multiple purposes- craft room, playroom, study, gym, office, another bedroom, ect.. And what fun will happen on the third floor, complete with three bedrooms and one full bath, and sleeping for 7. On-site parking for 2 and mostly furnished makes this home the complete package. Delayed negotiations until June 15th at 10:00am. Move right in after closing and enjoy the summer and multiple weeks Chautauqua has to offer, and own a part of Chautauqua's treasured history.

4 Beds ⋅ 3 Baths ⋅ R1684310 MLS

Isabella Alden, known in the writer's world as "Pansy," built and lived in 37 Janes over 100 years ago, known for her beloved books like ""Four Girls at Chautauqua" and "Four Mothers at Chautauqua," along with many others. This rare opportunity awaits you too, and to live on Lincoln Park in central Chautauqua, just a few short level blocks to the Amphitheater. This seasonal home(can be converted into a year around home) has been lovingly cared for by the same family for over 50 years, with many new upgrades to include: 2 new tiled bathrooms, a new kitchen with stainless steel appliances and quartz countertops, brick paver driveway, new roof in 2025, central air-conditioning with three separate zones, water filtration system and booster pump for fabulous pressure, and some new windows throughout. The two large porches are perfect for entertaining, dining and relaxing on while being able to hear the symphony rehearse and listen to the evening concerts(you are that close to the amp). Lincoln Park across the street allows for open views and picnicking and playing, as if it were your own yard. Currently the first floor is an open concept plan with two living rooms, dining room, kitchen and full bath, while originally there was a first floor bedroom that could easily be converted back to if desired. The second floor hosts a bright and sunny primary bedroom suite complete with a walk-in closet and en-suite bath with a multiple therapeutic water experience walk-in tiled shower, all overlooking the park(and black out roller shades on a remote control to darken the room with the press of one button). Laundry is conveniently located on the second floor, along with a large bonus room that could serve multiple purposes- craft room, playroom, study, gym, office, another bedroom, ect.. And what fun will happen on the third floor, complete with three bedrooms and one full bath, and sleeping for 7. On-site parking for 2 and mostly furnished makes this home the complete package. Delayed negotiations until June 15th at 10:00am. Move right in after closing and enjoy the summer and multiple weeks Chautauqua has to offer, and own a part of Chautauqua's treasured history.

37 Janes Avenue, Chautauqua

$1,010,000

Spectacular opportunity for office and warehouse space in prime location adjacent to Wegmans. Several overhead doors of various sizes. Expansive ceiling heights throughout! Nearly 30,000 sq ft ! Front and rear loading bays! 400AMP electrical. Approximately 75% of building has 2-year-old roof!

B1664042 MLS

Spectacular opportunity for office and warehouse space in prime location adjacent to Wegmans. Several overhead doors of various sizes. Expansive ceiling heights throughout! Nearly 30,000 sq ft ! Front and rear loading bays! 400AMP electrical. Approximately 75% of building has 2-year-old roof!

501 Amherst Street, Buffalo

$999,999

Welcome to 3 Blue Heron in the highly sought after Birdsong Estates. This luxury home was custom built in 2023 by Forbes Capretto offering 4467 square feet of bright open living space, soaring ceilings and high end finishes throughout. Dramatic 2 story foyer with L shaped staircase invites you into this home that is a perfect blend of modern elegance. Main floor is a showcase of open airy living and entertaining spaces. Expansive great room with 2 story vaulted ceilings defined by clean lines and a neutral sophisticated color palette, impressive wall of windows lets in an abundance of natural light and gas fireplace offers a cozy focal point to this space. Gourmet kitchen is an entertainer's dream with over sized island, quartz counter tops, high end appliances including induction range/oven w designer range hood, additional built in oven and microwave, custom soft close cabinetry w/ roll out storage, casual dining area complete with beverage center and built in chiller. Main floor also includes formal dining room, living room, home office, huge walk in pantry, mudroom with newly added storage(2025) and large half bath. 2nd level features spacious owner's suite w/ tray ceiling and serene aesthetic w/ modern spa inspired en suite w/ double vanity, quartz counter tops, frameless glass enclosed shower, soaking tub and walk in closet upgraded by California closets(2024). 3 more large bedrooms w/ 2 more attached full baths and large 2nd floor laundry room complete the 2nd level. Finished basement(2025) is a wow factor and includes 5th bedroom w/egress, full bath, bar, media room, gym and 2 extra storage rooms. Exterior offers expansive outdoor living space with covered back patio and generous newly landscaped green space w/ berm of trees adding additional privacy(2025) Plenty of space for a pool and other exterior additions! Rounding out this fantastic property is an L shaped 3 car garage, double wide driveway w/ an extra parking area. See attached list for full list of improvements & property survey.

5 Beds ⋅ 5 Baths ⋅ B1683252 MLS

Welcome to 3 Blue Heron in the highly sought after Birdsong Estates. This luxury home was custom built in 2023 by Forbes Capretto offering 4467 square feet of bright open living space, soaring ceilings and high end finishes throughout. Dramatic 2 story foyer with L shaped staircase invites you into this home that is a perfect blend of modern elegance. Main floor is a showcase of open airy living and entertaining spaces. Expansive great room with 2 story vaulted ceilings defined by clean lines and a neutral sophisticated color palette, impressive wall of windows lets in an abundance of natural light and gas fireplace offers a cozy focal point to this space. Gourmet kitchen is an entertainer's dream with over sized island, quartz counter tops, high end appliances including induction range/oven w designer range hood, additional built in oven and microwave, custom soft close cabinetry w/ roll out storage, casual dining area complete with beverage center and built in chiller. Main floor also includes formal dining room, living room, home office, huge walk in pantry, mudroom with newly added storage(2025) and large half bath. 2nd level features spacious owner's suite w/ tray ceiling and serene aesthetic w/ modern spa inspired en suite w/ double vanity, quartz counter tops, frameless glass enclosed shower, soaking tub and walk in closet upgraded by California closets(2024). 3 more large bedrooms w/ 2 more attached full baths and large 2nd floor laundry room complete the 2nd level. Finished basement(2025) is a wow factor and includes 5th bedroom w/egress, full bath, bar, media room, gym and 2 extra storage rooms. Exterior offers expansive outdoor living space with covered back patio and generous newly landscaped green space w/ berm of trees adding additional privacy(2025) Plenty of space for a pool and other exterior additions! Rounding out this fantastic property is an L shaped 3 car garage, double wide driveway w/ an extra parking area. See attached list for full list of improvements & property survey.

3 Blue Heron Drive, Orchard Park

$999,999

Sold before print

3 Beds ⋅ 3 Baths ⋅ B1651291 MLS

Sold before print

4 Woodshire Court, Orchard Park

$999,999

This exceptional Elmwood Village Victorian is an unmatched combination of classic, traditional curb appeal and thoughtful, artistic modern interior design. Stucco and shingle exterior with distinctive turret and welcoming front porch opens to large entryway room with built in bookshelves and extensive closet space. Fantastic open floor plan layout offers spacious living room featuring brick woodburning fireplace (NRTC), floor to ceiling all-new windows for incredible natural light, gleaming maple hardwood floors, curved wall detailing perfect for art display, and more. Modern fully applianced kitchen with designated dining area boasts modern fixtures, expansive cabinetry, oversized sink, and brick detail. Glass doors lead to a gorgeous raised deck, the perfect transition for indoor/outdoor entertaining! Primary suite stuns with fireplace (NRTC) in sitting area, curved wall to mirror exterior turret, and ample walk in closet and modern en-suite bath with double sink and oversized glass stall shower. Enjoy both full hallway bath and convenient laundry space! Two additional bedrooms, one with en-suite bath. Fully finished third floor, with brand new full bath and four bonus rooms, is a truly versatile space! Updates abound with all new Pella windows, new roof (2020), new electric, and fully reinforced basement. Full Renovation completed by Hayes Construction Services. Outside, 5+ car barn/garage (2400sqft) is second-to-none, with all new floors, walls & ceilings, school house lights, full stairs to upper level with tall rafters and beautiful view through large hayloft door. Would make the perfect studio, party venue, or home office! Private fully fenced yard with beautiful plantings and courtyard space feels like an absolute secret garden. Nothing to do but move in and enjoy gorgeous spaces and a perfect city location; great proximity to Elmwood Village attractions, parks, theatre district and medical campus. Showings begin Tuesday 9/23 @ 5:00pm.

6 Beds ⋅ 5 Baths ⋅ B1639506 MLS

This exceptional Elmwood Village Victorian is an unmatched combination of classic, traditional curb appeal and thoughtful, artistic modern interior design. Stucco and shingle exterior with distinctive turret and welcoming front porch opens to large entryway room with built in bookshelves and extensive closet space. Fantastic open floor plan layout offers spacious living room featuring brick woodburning fireplace (NRTC), floor to ceiling all-new windows for incredible natural light, gleaming maple hardwood floors, curved wall detailing perfect for art display, and more. Modern fully applianced kitchen with designated dining area boasts modern fixtures, expansive cabinetry, oversized sink, and brick detail. Glass doors lead to a gorgeous raised deck, the perfect transition for indoor/outdoor entertaining! Primary suite stuns with fireplace (NRTC) in sitting area, curved wall to mirror exterior turret, and ample walk in closet and modern en-suite bath with double sink and oversized glass stall shower. Enjoy both full hallway bath and convenient laundry space! Two additional bedrooms, one with en-suite bath. Fully finished third floor, with brand new full bath and four bonus rooms, is a truly versatile space! Updates abound with all new Pella windows, new roof (2020), new electric, and fully reinforced basement. Full Renovation completed by Hayes Construction Services. Outside, 5+ car barn/garage (2400sqft) is second-to-none, with all new floors, walls & ceilings, school house lights, full stairs to upper level with tall rafters and beautiful view through large hayloft door. Would make the perfect studio, party venue, or home office! Private fully fenced yard with beautiful plantings and courtyard space feels like an absolute secret garden. Nothing to do but move in and enjoy gorgeous spaces and a perfect city location; great proximity to Elmwood Village attractions, parks, theatre district and medical campus. Showings begin Tuesday 9/23 @ 5:00pm.

44 Brantford Place, Buffalo

$999,999

The perfect option for year-round living or a seasonal getaway here in Chautauqua! Located on the north end, this lovely ranch home has been beautifully maintained and upgraded by the current owners. With a bright, modern feel, you'll love the easy open flow of the main level which incudes vaulted ceilings, hardwood floors, spacious addition with a partially covered deck for entertaining. The living room features a gas fireplace with two large picture windows to let the natural light fill the space. Easy flow to the dining room and recent addition make entertaining a breeze. Just off the dining room is the new addition which features two built in work stations and expands the footprint, allowing for an additional gathering space. The modern kitchen is fully equipped with stainless appliances and highlights include custom cabinetry with granite countertops. Enjoy tranquility and privacy in the beautifully appointed primary suite complete with walk-in closet, double vanities and a step-in shower. The attached garage affords storage and parking. Winding down to the lower level you'll find additional living space which currently functions as a bedroom but could easily house a family room, craft room or more. Two additional bedrooms, each beautifully appointed are located on the lower level. The cheerful full bath is complete with a step-in shower and custom vanity to service family or guests. Start making your future plans here in this turn-key furnished home, ready for you to move right in! Delayed negotiations on Sept. 24th.

4 Beds ⋅ 3 Baths ⋅ R1631215 MLS

The perfect option for year-round living or a seasonal getaway here in Chautauqua! Located on the north end, this lovely ranch home has been beautifully maintained and upgraded by the current owners. With a bright, modern feel, you'll love the easy open flow of the main level which incudes vaulted ceilings, hardwood floors, spacious addition with a partially covered deck for entertaining. The living room features a gas fireplace with two large picture windows to let the natural light fill the space. Easy flow to the dining room and recent addition make entertaining a breeze. Just off the dining room is the new addition which features two built in work stations and expands the footprint, allowing for an additional gathering space. The modern kitchen is fully equipped with stainless appliances and highlights include custom cabinetry with granite countertops. Enjoy tranquility and privacy in the beautifully appointed primary suite complete with walk-in closet, double vanities and a step-in shower. The attached garage affords storage and parking. Winding down to the lower level you'll find additional living space which currently functions as a bedroom but could easily house a family room, craft room or more. Two additional bedrooms, each beautifully appointed are located on the lower level. The cheerful full bath is complete with a step-in shower and custom vanity to service family or guests. Start making your future plans here in this turn-key furnished home, ready for you to move right in! Delayed negotiations on Sept. 24th.

86 Hedding Avenue, Chautauqua

$999,000

Spectacular estate on 3.6 tree-lined acres, fully renovated home, 40x70 metal building with 20x24 office, 30x30 pool house with bathroom & small kitchen. Updated white kitchen featuring quartz counter tops/enormous island, Wolf gas stove & stainless subzero fridge, wine fridge, walk-in pantry. Updated first floor primary suite with his/her sinks, espresso cabinets with granite counter & oversized shower. Magnificent 2 story living room with hardwood floors & gas fireplace. Family room behind kitchen with wall of windows (transoms) & heated ceramic tile floor & fireplace (overlooking rear patio & pool). Upstairs has office with fireplace overlooking living room. Plus 3 other bedrooms & full bath. 5 gas fireplaces overall, finished rec area in basement with wet bar, fireplace & egress. Basement also has a bright craft room. There is a den upstairs overlooking foyer (with a fireplace). There is also a den/office on the first floor. Whole house gas generator located by the metal building. Square footage by CubiCasa.

4 Beds ⋅ 4 Baths ⋅ B1690292 MLS

Spectacular estate on 3.6 tree-lined acres, fully renovated home, 40x70 metal building with 20x24 office, 30x30 pool house with bathroom & small kitchen. Updated white kitchen featuring quartz counter tops/enormous island, Wolf gas stove & stainless subzero fridge, wine fridge, walk-in pantry. Updated first floor primary suite with his/her sinks, espresso cabinets with granite counter & oversized shower. Magnificent 2 story living room with hardwood floors & gas fireplace. Family room behind kitchen with wall of windows (transoms) & heated ceramic tile floor & fireplace (overlooking rear patio & pool). Upstairs has office with fireplace overlooking living room. Plus 3 other bedrooms & full bath. 5 gas fireplaces overall, finished rec area in basement with wet bar, fireplace & egress. Basement also has a bright craft room. There is a den upstairs overlooking foyer (with a fireplace). There is also a den/office on the first floor. Whole house gas generator located by the metal building. Square footage by CubiCasa.

2341 County Line Road, Darien

$999,000

This custom-built home spans 5,184 sqft & is situated on 10.8 acres, featuring 5 bdrms & 5 baths. The property inclds a lg picturesque pond w/covered deck & sand walkout & an insulated pole barn adds functionality w/heat, electric, gas & alarm. Potential mixed use as SINGLE or MULTI-family living or INVESTMENT for rental or Airbnb. Inside, the kitchen boasts granite counters, high-end appliances, an island,bar & pantry, while access to multi-level back patio is avail from the kitchen, dining & living rms. The living rm is highlighted by a unique vaulted ceiling w/transom windows, a fireplace & full wall of breathtaking views. 4 bdrms are located on the main level, 3 of which ftr en-suite bathrms. Custom woodwork is evident through built-in cabinetry, shelving & desks, solid wood doors, trim, wood blinds & plantation shutters. Colden closet systems are installed in all bedrms, as well as pantry,laundry & mudrm. The lower level provides multiple finished spaces, inclding a rec.room w/sliding door to the back patio plus a sm.room w/drain & tiled wall, ideal for dog wash or outdoor clean-up; the other is private entry to a bedrm, living rm & bathrm, suitable for in-law or rental. This home not only boasts an array of impressive ftrs inside but outside as well. The exterior is enhanced by Hardie board cement siding, custom brickwork & a durable rolled rubber roof. Prof. landscaping, sprinkler system & partially fenced side yard, along w/full property invisible fence, provide both beauty & security. The multi-level back deck ftrs a covered upper level adorned w/a cedar ceiling, recessed lighting, ceiling fans & built-in speakers, while the lower deck & concrete patio offer addtl. space & bridge access to a serene pond. The property is also equipped w/Culligan water system, security system & house generator for reliability& peace of mind. Located in Hamburg schools & zoned agricultural, w/Public Sewers & Water, this home is conveniently close to Hamburg village & offers quick access to Rt 219. Interested parties are required to schedule private showings to fully appreciate the unparalleled quality & attention to detail that this property has to offer. Also B1627560

5 Beds ⋅ 5 Baths ⋅ B1616075 MLS

This custom-built home spans 5,184 sqft & is situated on 10.8 acres, featuring 5 bdrms & 5 baths. The property inclds a lg picturesque pond w/covered deck & sand walkout & an insulated pole barn adds functionality w/heat, electric, gas & alarm. Potential mixed use as SINGLE or MULTI-family living or INVESTMENT for rental or Airbnb. Inside, the kitchen boasts granite counters, high-end appliances, an island,bar & pantry, while access to multi-level back patio is avail from the kitchen, dining & living rms. The living rm is highlighted by a unique vaulted ceiling w/transom windows, a fireplace & full wall of breathtaking views. 4 bdrms are located on the main level, 3 of which ftr en-suite bathrms. Custom woodwork is evident through built-in cabinetry, shelving & desks, solid wood doors, trim, wood blinds & plantation shutters. Colden closet systems are installed in all bedrms, as well as pantry,laundry & mudrm. The lower level provides multiple finished spaces, inclding a rec.room w/sliding door to the back patio plus a sm.room w/drain & tiled wall, ideal for dog wash or outdoor clean-up; the other is private entry to a bedrm, living rm & bathrm, suitable for in-law or rental. This home not only boasts an array of impressive ftrs inside but outside as well. The exterior is enhanced by Hardie board cement siding, custom brickwork & a durable rolled rubber roof. Prof. landscaping, sprinkler system & partially fenced side yard, along w/full property invisible fence, provide both beauty & security. The multi-level back deck ftrs a covered upper level adorned w/a cedar ceiling, recessed lighting, ceiling fans & built-in speakers, while the lower deck & concrete patio offer addtl. space & bridge access to a serene pond. The property is also equipped w/Culligan water system, security system & house generator for reliability& peace of mind. Located in Hamburg schools & zoned agricultural, w/Public Sewers & Water, this home is conveniently close to Hamburg village & offers quick access to Rt 219. Interested parties are required to schedule private showings to fully appreciate the unparalleled quality & attention to detail that this property has to offer. Also B1627560

5621 Homestead Road, Boston

$998,000

Natale-built luxury home that will take your breath away! Why build when you can move right into this exceptionally well-maintained 4 bed 4 bath 2019 custom home situated on a desirable corner lot in one of Clarence’s most sought-after neighborhoods. This stunning 4-bedroom home showcases quality craftsmanship, thoughtful upgrades, and truly turnkey living with every bell and whistle already in place. The impressive first floor features a dramatic two-story foyer, formal dining area, terrific den, mudroom, elegant powder room, and a bright white chef’s kitchen complete with quartz counters, custom cabinetry, breakfast bar, and premium appliances including a Bertazzoni Italian range, KitchenAid wall oven, microwave, dishwasher, and refrigerator. The soaring family room offers a gorgeous gas fireplace, built-in bookcases, upgraded chandelier, and abundant natural light throughout. The spectacular first-floor owner’s suite sets the stage with a beautiful spa-like bath and spacious walk-in closet. Upstairs offers 3 additional generously sized bedrooms, 2 full baths, and a versatile loft space perfect for studying, working, or relaxing. Luxury continues outdoors with professionally landscaped grounds, irrigation system, covered rear porch with retractable screens, electric heat units for extended seasonal enjoyment, ceiling fan, and a professionally installed fenced yard featuring pillars, 52 arborvitaes for privacy, and stunning outdoor uplighting. Additional upgrades include with sale include geothermal heating, backup generator, whole-house water filtration system with additional filtration for refrigerator and ice maker water, security system, backup sump pump, garage with drain and epoxy flooring, and lower rear window tinting. Sale includes all 8 Samsung TVs and sound systems. Washer and dryer are excluded from the sale. Annual HOA through Riegles Northwoods Homeowners Association is $251. A rare opportunity to own a meticulously upgraded luxury home offering comfort, elegance, and exceptional attention to detail throughout. I’d like to welcome you home!

4 Beds ⋅ 4 Baths ⋅ B1685662 MLS

Natale-built luxury home that will take your breath away! Why build when you can move right into this exceptionally well-maintained 4 bed 4 bath 2019 custom home situated on a desirable corner lot in one of Clarence’s most sought-after neighborhoods. This stunning 4-bedroom home showcases quality craftsmanship, thoughtful upgrades, and truly turnkey living with every bell and whistle already in place. The impressive first floor features a dramatic two-story foyer, formal dining area, terrific den, mudroom, elegant powder room, and a bright white chef’s kitchen complete with quartz counters, custom cabinetry, breakfast bar, and premium appliances including a Bertazzoni Italian range, KitchenAid wall oven, microwave, dishwasher, and refrigerator. The soaring family room offers a gorgeous gas fireplace, built-in bookcases, upgraded chandelier, and abundant natural light throughout. The spectacular first-floor owner’s suite sets the stage with a beautiful spa-like bath and spacious walk-in closet. Upstairs offers 3 additional generously sized bedrooms, 2 full baths, and a versatile loft space perfect for studying, working, or relaxing. Luxury continues outdoors with professionally landscaped grounds, irrigation system, covered rear porch with retractable screens, electric heat units for extended seasonal enjoyment, ceiling fan, and a professionally installed fenced yard featuring pillars, 52 arborvitaes for privacy, and stunning outdoor uplighting. Additional upgrades include with sale include geothermal heating, backup generator, whole-house water filtration system with additional filtration for refrigerator and ice maker water, security system, backup sump pump, garage with drain and epoxy flooring, and lower rear window tinting. Sale includes all 8 Samsung TVs and sound systems. Washer and dryer are excluded from the sale. Annual HOA through Riegles Northwoods Homeowners Association is $251. A rare opportunity to own a meticulously upgraded luxury home offering comfort, elegance, and exceptional attention to detail throughout. I’d like to welcome you home!

9008 Roberts Grove, Clarence

$997,500

IMMACULATE 3BR, 2.5 BATH, CUSTOM HILLSIDE RANCH NESTLED HIGH ON 68 ROLLING ACRES (ADJACENT TO THE ERIE CANAL & TOWPATH) OVERLOOKING 2 AC. STOCKED POND, FIELDS, WOODS & MANICURED GROUNDS. HOUSE FEATURES AN OPEN CONCEPT FLOORPLAN W/ HIGH CEILINGS & PLENTY OF WINDOWS TO ENJOY THE VIEWS. KITCHEN W/BREAKFAST BAR & QUARTZ COUNTERS INCL. STAINLESS BOSCH APPLIANCES & IS OPEN TO BREAKFAST NOOK, LR, DR & FRONT ENTRY. PRIMARY SUITE IS PRIVATE W/MODERN BATH, FEATURING CUSTOM SHOWER, DUAL VANITIES W/VESSEL BOWLS (McKenzie Childs) & OVERSIZED CLOSET (CALIFORNIA CLOSETS). 2 BDRMS & BATH OPPOSITE THE PRIMARY (1 USED AS OFFICE). LR FEATURES WALL OF WINDOWS W/CUSTOM DOORS TO RELAXING BALCONY. BSMT OFFERS HUGE REC. ROOM, GYM AREA, KITCHEN, DINING AREA & 1/2 BATH. MORE WINDOWS TO ENJOY THE VIEW & EASY ACCESS TO IMPRESSIVE TIERED PATIO & MORE. BASEMENT ALSO OFFERS SEPARATE UTILITY/STORAGE RM W/QUALITY MECHANICS. BOTH FLOORS HAVE EFFICIENT IN FLOOR RADIANT HEATING. OUTSIDE OFFERS 30 X 48 POLE BARN W/SHED ROOF & ADDITIONAL LOFT STORAGE. SOLAR PANELS ATOP THE BARN MAKE FOR AFFORDABLE LIVING W/MINIMAL UTILITY COSTS. DONT MISS YOUR OPPORTUNITY TO OWN THIS RARE PROPERTY!

3 Beds ⋅ 3 Baths ⋅ B1604558 MLS

IMMACULATE 3BR, 2.5 BATH, CUSTOM HILLSIDE RANCH NESTLED HIGH ON 68 ROLLING ACRES (ADJACENT TO THE ERIE CANAL & TOWPATH) OVERLOOKING 2 AC. STOCKED POND, FIELDS, WOODS & MANICURED GROUNDS. HOUSE FEATURES AN OPEN CONCEPT FLOORPLAN W/ HIGH CEILINGS & PLENTY OF WINDOWS TO ENJOY THE VIEWS. KITCHEN W/BREAKFAST BAR & QUARTZ COUNTERS INCL. STAINLESS BOSCH APPLIANCES & IS OPEN TO BREAKFAST NOOK, LR, DR & FRONT ENTRY. PRIMARY SUITE IS PRIVATE W/MODERN BATH, FEATURING CUSTOM SHOWER, DUAL VANITIES W/VESSEL BOWLS (McKenzie Childs) & OVERSIZED CLOSET (CALIFORNIA CLOSETS). 2 BDRMS & BATH OPPOSITE THE PRIMARY (1 USED AS OFFICE). LR FEATURES WALL OF WINDOWS W/CUSTOM DOORS TO RELAXING BALCONY. BSMT OFFERS HUGE REC. ROOM, GYM AREA, KITCHEN, DINING AREA & 1/2 BATH. MORE WINDOWS TO ENJOY THE VIEW & EASY ACCESS TO IMPRESSIVE TIERED PATIO & MORE. BASEMENT ALSO OFFERS SEPARATE UTILITY/STORAGE RM W/QUALITY MECHANICS. BOTH FLOORS HAVE EFFICIENT IN FLOOR RADIANT HEATING. OUTSIDE OFFERS 30 X 48 POLE BARN W/SHED ROOF & ADDITIONAL LOFT STORAGE. SOLAR PANELS ATOP THE BARN MAKE FOR AFFORDABLE LIVING W/MINIMAL UTILITY COSTS. DONT MISS YOUR OPPORTUNITY TO OWN THIS RARE PROPERTY!

6683 N Canal Road, Lockport Town

TBB Lot #23 42 Degrees North, Ellicottville

$997,250

Be one of the FIRST to build in this incredible community located 3 miles outside the village of Ellicottville where you have SECLUSION WITHOUT ISOLATION!!! 5+acre lots without the stress of designing a perfect layout or finding a trusteed builder. The Ellicott home plan included in this purchase price is a beautiful A-frame chalet with a full walkout ground floor. The main floor includes a primary bed/bath, 2 additional bedrooms, full bathroom, an open kitchen, dining room & living room with tons of windows to take advantage of the beautiful views and natural light. The ground floor has another primary bed/bath, large family room, an additional bed and bath, laundry, and a mechanical room. Well, Septic, On Demand Hot water, wood shaker cabinets, and quartz counter tops are just some of the many items included in the purchase price with the ability to customize. Pictures may include upgraded options not included. Appliances & Furnishings not included. Building can begin Spring 2024 with a move-in before Dec. 2024. Buyer my choose a larger house plan at additional cost. HOA includes road & common area maintenance. Being split from larger parcel. Taxes to be determined after split.

5 Beds ⋅ 4 Baths ⋅ B1524448 MLS

Be one of the FIRST to build in this incredible community located 3 miles outside the village of Ellicottville where you have SECLUSION WITHOUT ISOLATION!!! 5+acre lots without the stress of designing a perfect layout or finding a trusteed builder. The Ellicott home plan included in this purchase price is a beautiful A-frame chalet with a full walkout ground floor. The main floor includes a primary bed/bath, 2 additional bedrooms, full bathroom, an open kitchen, dining room & living room with tons of windows to take advantage of the beautiful views and natural light. The ground floor has another primary bed/bath, large family room, an additional bed and bath, laundry, and a mechanical room. Well, Septic, On Demand Hot water, wood shaker cabinets, and quartz counter tops are just some of the many items included in the purchase price with the ability to customize. Pictures may include upgraded options not included. Appliances & Furnishings not included. Building can begin Spring 2024 with a move-in before Dec. 2024. Buyer my choose a larger house plan at additional cost. HOA includes road & common area maintenance. Being split from larger parcel. Taxes to be determined after split.

TBB Lot #23 42 Degrees North, Ellicottville

$995,000

One-of-a-kind 5,100+ sqft single-family residence blending the grandeur of a classic brick Victorian with a bold 1970s architectural reimagining. From the moment you enter, the home captivates with soaring 13-foot ceilings, exquisite crown molding, oversized windows with ornate trim and foldaway shutters, 6 decorative fireplaces, antique marble-topped radiators, and rich original wood detailing throughout. The spacious kitchen and expansive double family room flow seamlessly into a sun-filled solarium with sliding glass doors opening to the fully fenced backyard, perennial gardens, and large storage shed. The second-floor primary suite offers a decorative fireplace, sitting room, oversized walk-in closet with 2nd floor laundry, and direct access to a beautifully renovated bath with soaking tub and step-in shower. Three additional bedrooms share a second renovated full bath, while a vaulted media room with spiral staircase leads to a third-floor loft. Additional highlights include an elevator, attached one car garage with EV charging station, two greenhouses, basement wine room, updated Weil-McLain boiler, newer A/C (2021), hot water tank (2025), 220-amp electric service, and roof updated approx. 2013. A truly distinctive home where historic craftsmanship meets architectural artistry.

4 Beds ⋅ 4 Baths ⋅ B1679596 MLS

One-of-a-kind 5,100+ sqft single-family residence blending the grandeur of a classic brick Victorian with a bold 1970s architectural reimagining. From the moment you enter, the home captivates with soaring 13-foot ceilings, exquisite crown molding, oversized windows with ornate trim and foldaway shutters, 6 decorative fireplaces, antique marble-topped radiators, and rich original wood detailing throughout. The spacious kitchen and expansive double family room flow seamlessly into a sun-filled solarium with sliding glass doors opening to the fully fenced backyard, perennial gardens, and large storage shed. The second-floor primary suite offers a decorative fireplace, sitting room, oversized walk-in closet with 2nd floor laundry, and direct access to a beautifully renovated bath with soaking tub and step-in shower. Three additional bedrooms share a second renovated full bath, while a vaulted media room with spiral staircase leads to a third-floor loft. Additional highlights include an elevator, attached one car garage with EV charging station, two greenhouses, basement wine room, updated Weil-McLain boiler, newer A/C (2021), hot water tank (2025), 220-amp electric service, and roof updated approx. 2013. A truly distinctive home where historic craftsmanship meets architectural artistry.

282 North Street, Buffalo

$995,000

BACK ON THE MARKET DUE TO NO FAULT OF THE SELLERS OR THE HOME. Rare opportunity to own an exceptional waterfront residence along Niagara River in Lewiston. Set on a beautifully landscaped property w/sweeping river views & private dock access, this distinctive French Country-inspired home w/slate roof offers a lifestyle rarely found in WNY. Blending timeless architectural character w/comfortable modern living, this remarkable residence spans 3,903 sq ft across 3 beautifully finished levels & features 6 BR & 3 full baths. Many rooms offer flexibility for home office, hobbies, etc. Potential in-law or guest suite w/private entrance. Rich HW flooring flows throughout entire home, enhancing its warmth & timeless elegance. Walk into an open-concept LR w/FP that seamlessly connects to dining area, creating the perfect setting for everyday living & entertaining. Stunning 4-season sunroom w/expansive windows invites you to relax while taking in breathtaking panoramic river views year-round. Primary ensuite is conveniently located on the main level, w/add rm which could serve as nursery, private dressing rm or walk-in closet. Lower level, you'll find a spacious family rm w/2nd FP & sunroom w/bar that opens directly to deck overlooking the water—perfect for quiet mornings or sunset gatherings. You will fall in love with the outdoor setting w/direct stair access to your floating dock, creating an unmatched waterfront experience for boating, kayaking, fishing & endless days enjoying the water. Nearby walking/biking trails & serene park setting across the street. Additional highlights include 3-car garage w/overhead storage & newer roof, new aggregate concrete driveway w/ample parking, high-efficiency boiler and HWT(2012), 200-amp elec service & newer windows throughout the entire home. Enjoy proximity to the dining & winery destinations of both WNY & nearby Canada, creating a unique international waterfront setting. Located minutes from shops & restaurants of Lewiston & within easy reach of Buffalo, this is a unique opportunity to experience one of the area’s most scenic & historically rich waterfront settings. (Sq ft differs from tax records-prof measured)

6 Beds ⋅ 3 Baths ⋅ B1688342 MLS

BACK ON THE MARKET DUE TO NO FAULT OF THE SELLERS OR THE HOME. Rare opportunity to own an exceptional waterfront residence along Niagara River in Lewiston. Set on a beautifully landscaped property w/sweeping river views & private dock access, this distinctive French Country-inspired home w/slate roof offers a lifestyle rarely found in WNY. Blending timeless architectural character w/comfortable modern living, this remarkable residence spans 3,903 sq ft across 3 beautifully finished levels & features 6 BR & 3 full baths. Many rooms offer flexibility for home office, hobbies, etc. Potential in-law or guest suite w/private entrance. Rich HW flooring flows throughout entire home, enhancing its warmth & timeless elegance. Walk into an open-concept LR w/FP that seamlessly connects to dining area, creating the perfect setting for everyday living & entertaining. Stunning 4-season sunroom w/expansive windows invites you to relax while taking in breathtaking panoramic river views year-round. Primary ensuite is conveniently located on the main level, w/add rm which could serve as nursery, private dressing rm or walk-in closet. Lower level, you'll find a spacious family rm w/2nd FP & sunroom w/bar that opens directly to deck overlooking the water—perfect for quiet mornings or sunset gatherings. You will fall in love with the outdoor setting w/direct stair access to your floating dock, creating an unmatched waterfront experience for boating, kayaking, fishing & endless days enjoying the water. Nearby walking/biking trails & serene park setting across the street. Additional highlights include 3-car garage w/overhead storage & newer roof, new aggregate concrete driveway w/ample parking, high-efficiency boiler and HWT(2012), 200-amp elec service & newer windows throughout the entire home. Enjoy proximity to the dining & winery destinations of both WNY & nearby Canada, creating a unique international waterfront setting. Located minutes from shops & restaurants of Lewiston & within easy reach of Buffalo, this is a unique opportunity to experience one of the area’s most scenic & historically rich waterfront settings. (Sq ft differs from tax records-prof measured)

4090 Lower River Road, Lewiston

$995,000

A distinguished residence in one of Orchard Park's most coveted enclaves. Situated within the exclusive Birdsong community — graced by serene ponds and scenic woodland trails — this impeccably crafted custom home offers a rare convergence of architectural elegance, gracious scale, and an idyllic .72-acre setting. At 3,767 square feet, the residence is thoughtfully composed across two levels, with 4 bedrooms and 5 baths. The first floor primary suite offers a tranquil sanctuary with a spa-caliber bath, marble counters, elegant fixtures, and multiple walk in closets. A soaring two-story foyer establishes the tone immediately: refined millwork, oversized windows, and room proportions that feel both generous and intimate. Natural light moves effortlessly through the home, culminating in a wraparound sunroom of exceptional beauty — a luminous retreat framed by lush grounds on all sides. The chef's kitchen is a study in quiet luxury, featuring a large center island with marble-style countertops, custom cabinetry, and a seamless connection to the breakfast area and sunroom beyond. The great room commands attention with its impressive scale, custom built-in cabinetry, stone-surround fireplace, and direct access to the rear terrace. A formal dining room with private patio, an elegant home office with four arched palladium windows, and two dedicated half bath complete the first level with ease and intention. The upstairs bedrooms are generously proportioned, and a notable bonus room provides flexible space for media, leisure, or overflow living. An additional room upstairs not included in the listed square footage provides additional space. Outside, a broad paver patio, pergola-covered porch, and artful landscaping create an outdoor setting worthy of the home's interior. Minutes from the Village, Stadium, and Orchard Park Country Club in the highly rated Orchard Park School District (Ellicott Elementary). Private, serene, and beautifully maintained — a property of enduring distinction.

4 Beds ⋅ 5 Baths ⋅ B1673669 MLS

A distinguished residence in one of Orchard Park's most coveted enclaves. Situated within the exclusive Birdsong community — graced by serene ponds and scenic woodland trails — this impeccably crafted custom home offers a rare convergence of architectural elegance, gracious scale, and an idyllic .72-acre setting. At 3,767 square feet, the residence is thoughtfully composed across two levels, with 4 bedrooms and 5 baths. The first floor primary suite offers a tranquil sanctuary with a spa-caliber bath, marble counters, elegant fixtures, and multiple walk in closets. A soaring two-story foyer establishes the tone immediately: refined millwork, oversized windows, and room proportions that feel both generous and intimate. Natural light moves effortlessly through the home, culminating in a wraparound sunroom of exceptional beauty — a luminous retreat framed by lush grounds on all sides. The chef's kitchen is a study in quiet luxury, featuring a large center island with marble-style countertops, custom cabinetry, and a seamless connection to the breakfast area and sunroom beyond. The great room commands attention with its impressive scale, custom built-in cabinetry, stone-surround fireplace, and direct access to the rear terrace. A formal dining room with private patio, an elegant home office with four arched palladium windows, and two dedicated half bath complete the first level with ease and intention. The upstairs bedrooms are generously proportioned, and a notable bonus room provides flexible space for media, leisure, or overflow living. An additional room upstairs not included in the listed square footage provides additional space. Outside, a broad paver patio, pergola-covered porch, and artful landscaping create an outdoor setting worthy of the home's interior. Minutes from the Village, Stadium, and Orchard Park Country Club in the highly rated Orchard Park School District (Ellicott Elementary). Private, serene, and beautifully maintained — a property of enduring distinction.

35 Birdsong Parkway, Orchard Park

$993,600

Elegance and grace… This stunning Spaulding Lake home is filled with heavenly details and timeless design. Nestled on a quiet cul-de-sac with gorgeous curb appeal, this Tesmer-built beauty is truly something to see. The first floor showcases formal living and dining areas enriched with magnificent moldings. The sun-drenched family room features a fabulous gas fireplace and beautiful built-in bookcases. A breathtaking chef’s kitchen makes entertaining a breeze with custom cabinetry, granite counters, a butler’s pantry, and a breakfast bar, while the marvelous mudroom, workstation, and laundry room add ease and luxury to everyday living. The second floor boasts nicely sized bedrooms and three full baths, including a sensational owner’s suite with a glamour bath. A second suite offers a special retreat for guests with its own bath, sitting area, and laundry. The partially finished basement provides endless possibilities for work, study, and play. Designer colors and décor, gleaming hardwoods, glorious gardens, and private patios create the perfect setting for al-fresco dining. Spectacular in every season… I'd like to Welcome you to your home!

4 Beds ⋅ 4 Baths ⋅ B1698120 MLS

Elegance and grace… This stunning Spaulding Lake home is filled with heavenly details and timeless design. Nestled on a quiet cul-de-sac with gorgeous curb appeal, this Tesmer-built beauty is truly something to see. The first floor showcases formal living and dining areas enriched with magnificent moldings. The sun-drenched family room features a fabulous gas fireplace and beautiful built-in bookcases. A breathtaking chef’s kitchen makes entertaining a breeze with custom cabinetry, granite counters, a butler’s pantry, and a breakfast bar, while the marvelous mudroom, workstation, and laundry room add ease and luxury to everyday living. The second floor boasts nicely sized bedrooms and three full baths, including a sensational owner’s suite with a glamour bath. A second suite offers a special retreat for guests with its own bath, sitting area, and laundry. The partially finished basement provides endless possibilities for work, study, and play. Designer colors and décor, gleaming hardwoods, glorious gardens, and private patios create the perfect setting for al-fresco dining. Spectacular in every season… I'd like to Welcome you to your home!

4975 Sandstone Court, Clarence

$990,000

Welcome to 5527 Meadowglen Dr, a beautifully crafted residence in Clarence’s sought-after Spaulding Green community, where timeless design meets everyday luxury. Step through the double front doors into a bright, open two-story foyer that immediately sets the tone, airy, welcoming, and thoughtfully designed. Just off the entry, a spacious dining room with board & batten and tray ceilings sits across from a private office/study with French doors, offering the perfect balance of elegance and functionality. At the heart of the home, the kitchen features shaker cabinetry, double ovens, a wine fridge, stainless steel appliances, and an expansive walk-in pantry. A dedicated command center adds everyday convenience, while sliding glass doors lead to the back patio ideal for entertaining or quiet evenings at home. The great room is warm and inviting, with wood beams, a gas fireplace with tiled surround, and custom built-ins, all framed by large windows that flood the space with natural light. Throughout the home, you’ll find elevated details including crown molding, tray ceilings, and floor-to-ceiling windows that enhance the character. Upstairs, the primary suite offers a true retreat with a soaking tub set beneath a window, a walk-in shower with a seat, double vanity, and a custom-built closet. Two additional bedrooms feature ensuite baths, while a fourth bedroom offers flexible space. A convenient second-floor laundry adds ease to everyday living. The basement features 9' ceilings, egress window, and approved plans—ready to be finished to suit your lifestyle. Additional highlights include Pella windows, a whole-house air ventilation system, mudroom with built-ins, and a fully integrated alarm system. Showings begin at the open house Wednesday. Open houses Wed. 4/1 from 5–7PM & Sat. 4/4 from 1–3PM. This is where your next chapter begins.

4 Beds ⋅ 4 Baths ⋅ B1669992 MLS

Welcome to 5527 Meadowglen Dr, a beautifully crafted residence in Clarence’s sought-after Spaulding Green community, where timeless design meets everyday luxury. Step through the double front doors into a bright, open two-story foyer that immediately sets the tone, airy, welcoming, and thoughtfully designed. Just off the entry, a spacious dining room with board & batten and tray ceilings sits across from a private office/study with French doors, offering the perfect balance of elegance and functionality. At the heart of the home, the kitchen features shaker cabinetry, double ovens, a wine fridge, stainless steel appliances, and an expansive walk-in pantry. A dedicated command center adds everyday convenience, while sliding glass doors lead to the back patio ideal for entertaining or quiet evenings at home. The great room is warm and inviting, with wood beams, a gas fireplace with tiled surround, and custom built-ins, all framed by large windows that flood the space with natural light. Throughout the home, you’ll find elevated details including crown molding, tray ceilings, and floor-to-ceiling windows that enhance the character. Upstairs, the primary suite offers a true retreat with a soaking tub set beneath a window, a walk-in shower with a seat, double vanity, and a custom-built closet. Two additional bedrooms feature ensuite baths, while a fourth bedroom offers flexible space. A convenient second-floor laundry adds ease to everyday living. The basement features 9' ceilings, egress window, and approved plans—ready to be finished to suit your lifestyle. Additional highlights include Pella windows, a whole-house air ventilation system, mudroom with built-ins, and a fully integrated alarm system. Showings begin at the open house Wednesday. Open houses Wed. 4/1 from 5–7PM & Sat. 4/4 from 1–3PM. This is where your next chapter begins.

5527 Meadowglen Drive, Clarence

$990,000

Experience urban luxury in Buffalo's downtown historic theatre district with this stunning 3200sq ft condominium. Step into elegance through the beautiful lobby, greeted by your private elevator accessing the unit directly. Revel in brand new Cafe by Design appliances, a spacious mudroom, large laundry room, wet bar, and large windows flooding natural light onto beautiful hardwood floors. Each condo includes two private fenced-in covered parking spaces. Own a piece of Buffalo history with a modern twist.

2 Beds ⋅ 3 Baths ⋅ B1632610 MLS

Experience urban luxury in Buffalo's downtown historic theatre district with this stunning 3200sq ft condominium. Step into elegance through the beautiful lobby, greeted by your private elevator accessing the unit directly. Revel in brand new Cafe by Design appliances, a spacious mudroom, large laundry room, wet bar, and large windows flooding natural light onto beautiful hardwood floors. Each condo includes two private fenced-in covered parking spaces. Own a piece of Buffalo history with a modern twist.

674 Main Street Unit 4, Buffalo

$989,900

Location, Location, Location......Welcome to your future lakeside retreat on the shores of Chautauqua Lake—just minutes and a short stroll from the cultural heartbeat of Chautauqua Institution at sought-after Chautauqua Shores, a wonderful neighborhood community. A large kitchen, an open living/dining room, and ample bedrooms provide a solid foundation for your dream home Step inside to discover a light-filled, open floor plan with panoramic lake views. The main level features a generous living area, a large kitchen, and a dining space that opens to a lakeside enclosed, heated 40' sunroom—ideal for entertaining or quiet sunset dinners. This space opens to a 54' terrace which is mostly covered and opens to a stone terraced area just off the Primary Bedroom Suite. The Primary Suite is a true sanctuary, complete with a spa-inspired ensuite bath, a therapeutic climate unit, and a private, enclosed sunroom overlooking the lake. 3 additional Bedrooms offer ample space for family, guests, or a home office, and 2 full Bathrooms. Enjoy private lake frontage with a private dock, perfect for boating, fishing, or simply soaking in the serenity. The lakeside yard offers space for gardening, games, or gathering around a fire pit under the stars. While the property could benefit from some updating, it’s a rare chance to customize a lakefront gem to your taste and style. The possibilities are inspiring. Whether you're drawn to the world-class lectures, performances, and art at Chautauqua Institution or the year-round recreation of the lake, this property places you at the center of it all. Currently used as a home office and offered partially furnished. Dock is included. CENTRAL HVAC; New furnace 2025 and hot water tank 2023. 4' crawl space.

4 Beds ⋅ 3 Baths ⋅ R1632602 MLS

Location, Location, Location......Welcome to your future lakeside retreat on the shores of Chautauqua Lake—just minutes and a short stroll from the cultural heartbeat of Chautauqua Institution at sought-after Chautauqua Shores, a wonderful neighborhood community. A large kitchen, an open living/dining room, and ample bedrooms provide a solid foundation for your dream home Step inside to discover a light-filled, open floor plan with panoramic lake views. The main level features a generous living area, a large kitchen, and a dining space that opens to a lakeside enclosed, heated 40' sunroom—ideal for entertaining or quiet sunset dinners. This space opens to a 54' terrace which is mostly covered and opens to a stone terraced area just off the Primary Bedroom Suite. The Primary Suite is a true sanctuary, complete with a spa-inspired ensuite bath, a therapeutic climate unit, and a private, enclosed sunroom overlooking the lake. 3 additional Bedrooms offer ample space for family, guests, or a home office, and 2 full Bathrooms. Enjoy private lake frontage with a private dock, perfect for boating, fishing, or simply soaking in the serenity. The lakeside yard offers space for gardening, games, or gathering around a fire pit under the stars. While the property could benefit from some updating, it’s a rare chance to customize a lakefront gem to your taste and style. The possibilities are inspiring. Whether you're drawn to the world-class lectures, performances, and art at Chautauqua Institution or the year-round recreation of the lake, this property places you at the center of it all. Currently used as a home office and offered partially furnished. Dock is included. CENTRAL HVAC; New furnace 2025 and hot water tank 2023. 4' crawl space.

4411 Canterbury Drive, Chautauqua

$985,000

Escape to your own magnificent 63±-acre private estate, where complete seclusion, luxury, and the Ellicottville lifestyle come together just 8 minutes from the Village! Tucked away amid beautiful acreage, this extensively updated property offers a rare opportunity to live, entertain, and unwind surrounded by nature while remaining minutes from four-season recreation. The sale includes an additional 27.72-acre parcel, SBL #043200-028-004-0001-018.1, for a total of 63.87 acres of groomed trails. Step inside to a home transformed with exceptional craftsmanship and thoughtful upgrades. The chef-inspired gourmet kitchen is a showpiece with custom cabinetry, Sub-Zero refrigerator, 48” 8-burner Wolf gas range, Cove dishwasher, and Thermador built-in coffee maker. Updates continue with new windows and doors, flooring, lighting, custom railings and closets, remodeled baths, family room with fireplace, butler’s pantry and mudroom/storage areas. Comfort and efficiency include Lennox ductless A/C, high-efficiency wall-mounted boiler, tankless water heater, Culligan water filtration, newer Generac generator and a second well with 300-gallon reserve tank. New siding and gutters were added in 2024, and the roof was replaced in 2018. Outside is where this estate becomes an experience—spend evenings beneath the Amish-built pergola, gather around the brick pizza oven, relax in the newer hot tub, garden, explore your acreage, or simply enjoy the peace and privacy around you. Beautiful landscaping, a cottage-style garden shed and custom chicken coop add to the country-estate lifestyle. Ski, snowmobile, mountain bike and hike nearby, then return to your own secluded retreat. An exceptional year-round residence, vacation escape or Airbnb opportunity in one of WNY’s premier four-season destinations.

3 Beds ⋅ 3 Baths ⋅ B1707295 MLS

Escape to your own magnificent 63±-acre private estate, where complete seclusion, luxury, and the Ellicottville lifestyle come together just 8 minutes from the Village! Tucked away amid beautiful acreage, this extensively updated property offers a rare opportunity to live, entertain, and unwind surrounded by nature while remaining minutes from four-season recreation. The sale includes an additional 27.72-acre parcel, SBL #043200-028-004-0001-018.1, for a total of 63.87 acres of groomed trails. Step inside to a home transformed with exceptional craftsmanship and thoughtful upgrades. The chef-inspired gourmet kitchen is a showpiece with custom cabinetry, Sub-Zero refrigerator, 48” 8-burner Wolf gas range, Cove dishwasher, and Thermador built-in coffee maker. Updates continue with new windows and doors, flooring, lighting, custom railings and closets, remodeled baths, family room with fireplace, butler’s pantry and mudroom/storage areas. Comfort and efficiency include Lennox ductless A/C, high-efficiency wall-mounted boiler, tankless water heater, Culligan water filtration, newer Generac generator and a second well with 300-gallon reserve tank. New siding and gutters were added in 2024, and the roof was replaced in 2018. Outside is where this estate becomes an experience—spend evenings beneath the Amish-built pergola, gather around the brick pizza oven, relax in the newer hot tub, garden, explore your acreage, or simply enjoy the peace and privacy around you. Beautiful landscaping, a cottage-style garden shed and custom chicken coop add to the country-estate lifestyle. Ski, snowmobile, mountain bike and hike nearby, then return to your own secluded retreat. An exceptional year-round residence, vacation escape or Airbnb opportunity in one of WNY’s premier four-season destinations.

8850 Rohr Hill Road, Ashford

$984,500

Welcome to 101 Fairlawn Dr., where timeless character meets modern comfort in one of Snyder’s most sought after neighborhoods. Offering over 3,600 square feet of beautifully maintained living space, this move in ready home showcases stunning natural woodwork throughout while seamlessly blending classic charm with thoughtful updates. Upon entering, you’re welcomed by a spacious foyer that immediately sets the tone for the warmth & character found throughout the home. Just off the foyer is a convenient half bath. The 1st flr features beautiful natural woodwork, original hardwood floors, & a spacious formal dining room that’s perfect for everyday meals or entertaining guests. The beautifully remodeled kitchen (2013) features heated Jerusalem stone flrs, high end appliances, & plenty of room to gather. This home also features a 3 car attached garage, offering ample room for vehicles, storage, & more. The 2nd floor provides the perfect balance of comfort and functionality, featuring three spacious bedrooms, two beautifully updated full bathrooms with heated floors, and an expansive, bright family room that creates an ideal second living space. Step out onto the private balcony overlooking the expansive backyard, the perfect place to enjoy your morning coffee or unwind at the end of the day. One of the bathrooms also features a generous walk in closet, adding both convenience and extra storage. The private third floor suite offers a spacious fourth bedroom complete with its own full bath, making it ideal for guests, extended family, or a private retreat. Additional updates include a boiler (2022), hot water tank (2018), a whole house generator (2021) and a roof approximately 18 years old. The partially finished bsmnt provides additional living or recreation space, while the oversized, fully fenced backyard offers endless possibilities for entertaining, pets, or play. A new gate installed this year adds both convenience and privacy. Perfectly situated on the highly desirable Fairlawn Dr. in the heart of Snyder, this exceptional home combines historic character, quality craftsmanship, modern amenities, & an unbeatable location. Offers due Tuesday, 7/28/26 at 12pm.

4 Beds ⋅ 4 Baths ⋅ B1700312 MLS

Welcome to 101 Fairlawn Dr., where timeless character meets modern comfort in one of Snyder’s most sought after neighborhoods. Offering over 3,600 square feet of beautifully maintained living space, this move in ready home showcases stunning natural woodwork throughout while seamlessly blending classic charm with thoughtful updates. Upon entering, you’re welcomed by a spacious foyer that immediately sets the tone for the warmth & character found throughout the home. Just off the foyer is a convenient half bath. The 1st flr features beautiful natural woodwork, original hardwood floors, & a spacious formal dining room that’s perfect for everyday meals or entertaining guests. The beautifully remodeled kitchen (2013) features heated Jerusalem stone flrs, high end appliances, & plenty of room to gather. This home also features a 3 car attached garage, offering ample room for vehicles, storage, & more. The 2nd floor provides the perfect balance of comfort and functionality, featuring three spacious bedrooms, two beautifully updated full bathrooms with heated floors, and an expansive, bright family room that creates an ideal second living space. Step out onto the private balcony overlooking the expansive backyard, the perfect place to enjoy your morning coffee or unwind at the end of the day. One of the bathrooms also features a generous walk in closet, adding both convenience and extra storage. The private third floor suite offers a spacious fourth bedroom complete with its own full bath, making it ideal for guests, extended family, or a private retreat. Additional updates include a boiler (2022), hot water tank (2018), a whole house generator (2021) and a roof approximately 18 years old. The partially finished bsmnt provides additional living or recreation space, while the oversized, fully fenced backyard offers endless possibilities for entertaining, pets, or play. A new gate installed this year adds both convenience and privacy. Perfectly situated on the highly desirable Fairlawn Dr. in the heart of Snyder, this exceptional home combines historic character, quality craftsmanship, modern amenities, & an unbeatable location. Offers due Tuesday, 7/28/26 at 12pm.

101 Fairlawn Drive, Amherst

$982,500

A Stunning Classic Colonial with all the bells and whistles. Designer lighting, window treatments, paint colors, custom cabinetry, and quality craftsmanship fill this spectacular showstopper. Holidays, birthdays, and special celebrations are a breeze with all the sensational spaces inside and out. First floor showcases a formal living and dining area. A fabulous family room with wet bar and built-in bookcases. The sparkling white kitchen has gorgeous countertops, backsplash and appliances. A sun-drenched morning room doubles as a marvelous mudroom. A pretty powder room rounds up the first floor. 2nd floor boasts all nice sized bedrooms and two full baths; the primary bedroom has its own beautiful bath. 3rd floor has another large bedroom and full bath. The partly finished basement with another full bath adds endless possibilities to host family and friends. Private patios and a professionally landscaped lot are the perfect spot for Al-fresco dining and for summer fun. Magnificent moldings, and fine fixtures and finishes. I’d like to Welcome you to your home! Please submit all offers by Tuesday, March 31st at 10:00 am

5 Beds ⋅ 5 Baths ⋅ B1667927 MLS

A Stunning Classic Colonial with all the bells and whistles. Designer lighting, window treatments, paint colors, custom cabinetry, and quality craftsmanship fill this spectacular showstopper. Holidays, birthdays, and special celebrations are a breeze with all the sensational spaces inside and out. First floor showcases a formal living and dining area. A fabulous family room with wet bar and built-in bookcases. The sparkling white kitchen has gorgeous countertops, backsplash and appliances. A sun-drenched morning room doubles as a marvelous mudroom. A pretty powder room rounds up the first floor. 2nd floor boasts all nice sized bedrooms and two full baths; the primary bedroom has its own beautiful bath. 3rd floor has another large bedroom and full bath. The partly finished basement with another full bath adds endless possibilities to host family and friends. Private patios and a professionally landscaped lot are the perfect spot for Al-fresco dining and for summer fun. Magnificent moldings, and fine fixtures and finishes. I’d like to Welcome you to your home! Please submit all offers by Tuesday, March 31st at 10:00 am

217 Brantwood Road, Amherst

$980,000

Spectacular Traditional Home offering heavenly spaces for entertaining and hosting the holidays, this exceptional property is truly the one worth waiting for. The first floor showcases a dramatic two-story foyer, a handsome den, and an elegant formal dining room. The chef’s kitchen is a delight, featuring abundant cabinetry, generous counter space, beautiful built-ins, and a sun-drenched eating area/sitting room. The inviting family room is anchored by a gorgeous gas fireplace. A pretty powder room and an amazing laundry area complete the first floor. The second floor boasts all nicely sized bedrooms, including a stunning primary suite with its own fireplace, a wonderful walk-in closet, and a breathtaking bath. The luxurious lower level adds even more sensational space for family and friends, complete with a beautiful bar, play area, and bathroom. Set on a park-like, professionally landscaped lot, the private patio makes al-fresco dining a breeze. Designer colors and décor, along with a serene cul-de-sac setting, elevate the home’s appeal even further. Recent updates include: Patio & outdoor living space (2021), Roof (2022), Two furnaces & Two A/C units (2024), washer, dryer & refrigerator (2025). Get ready to hang your clothes and fill the fridge—this is truly something to see. I’d like to Welcome you to your home!

4 Beds ⋅ 5 Baths ⋅ B1684189 MLS

Spectacular Traditional Home offering heavenly spaces for entertaining and hosting the holidays, this exceptional property is truly the one worth waiting for. The first floor showcases a dramatic two-story foyer, a handsome den, and an elegant formal dining room. The chef’s kitchen is a delight, featuring abundant cabinetry, generous counter space, beautiful built-ins, and a sun-drenched eating area/sitting room. The inviting family room is anchored by a gorgeous gas fireplace. A pretty powder room and an amazing laundry area complete the first floor. The second floor boasts all nicely sized bedrooms, including a stunning primary suite with its own fireplace, a wonderful walk-in closet, and a breathtaking bath. The luxurious lower level adds even more sensational space for family and friends, complete with a beautiful bar, play area, and bathroom. Set on a park-like, professionally landscaped lot, the private patio makes al-fresco dining a breeze. Designer colors and décor, along with a serene cul-de-sac setting, elevate the home’s appeal even further. Recent updates include: Patio & outdoor living space (2021), Roof (2022), Two furnaces & Two A/C units (2024), washer, dryer & refrigerator (2025). Get ready to hang your clothes and fill the fridge—this is truly something to see. I’d like to Welcome you to your home!

47 Lockhart Circle, Amherst

$980,000

Set on a Frederick Law Olmsted–designed parkway in Buffalo's Elmwood Village, this turnkey 5-bed, 3.5-bath home pairs preserved historic architecture with a full modern renovation. Mahogany paneling, coffered ceilings, stained glass, and restored hardwoods throughout. The chef's kitchen features a Sub-Zero, Blue Star 6-burner range, stainless countertop, custom cabinetry, and quartz surfaces, opening to a dining room with original paneling via a quartz buffet. Three-room primary suite: bedroom with decorative WBFP, California Closets walk-in, full bath with double vanities, soaking tub, and glass shower. Two more 2nd-floor bedrooms, full bath, laundry. Finished 3rd floor adds two bedrooms, expansive flex room, full bath. Trex deck, gardening yard, detached 2-car garage off shared drive. Updates 2020–2024: roof, gutters, multi-zone HVAC, HWT, stucco/exterior paint, interior paint, refinished hardwoods. Farmers market across the street, AKG and Delaware Park steps away.

5 Beds ⋅ 4 Baths ⋅ B1678545 MLS

Set on a Frederick Law Olmsted–designed parkway in Buffalo's Elmwood Village, this turnkey 5-bed, 3.5-bath home pairs preserved historic architecture with a full modern renovation. Mahogany paneling, coffered ceilings, stained glass, and restored hardwoods throughout. The chef's kitchen features a Sub-Zero, Blue Star 6-burner range, stainless countertop, custom cabinetry, and quartz surfaces, opening to a dining room with original paneling via a quartz buffet. Three-room primary suite: bedroom with decorative WBFP, California Closets walk-in, full bath with double vanities, soaking tub, and glass shower. Two more 2nd-floor bedrooms, full bath, laundry. Finished 3rd floor adds two bedrooms, expansive flex room, full bath. Trex deck, gardening yard, detached 2-car garage off shared drive. Updates 2020–2024: roof, gutters, multi-zone HVAC, HWT, stucco/exterior paint, interior paint, refinished hardwoods. Farmers market across the street, AKG and Delaware Park steps away.

74 Bidwell Parkway, Buffalo

$980,000

Come see this exceptional Timberbuilt (Kirsch Series) home set on 16.94 private acres in Strykersville, NY. This custom build features reclaimed barnwood floors, in-floor radiant heat, custom lighting, surround sound, and a stunning great room with balcony overlook. The primary suite includes solid-wood barn doors, a built-in bed frame, and matching soapstone-accented furniture. The upgraded kitchen offers reclaimed barnwood cabinetry, soft-close drawers, fabric-lined storage, undercabinet lighting, and a new (2025) high-capacity refrigerator. Spa-like baths feature tiled multi-head showers and a relaxing soaking tub with TV. A heated, smart garage includes hollow-core plank, smart doors, and a professional-grade hot-water pressure washer. Outdoor amenities include creek access, Pella windows and doors, recessed soffit lighting, powered firepit area, Generac generator, a 20x14 shed with power and water, newly planted maple and magnolia trees, propane grill lines, and pet fencing. Whole-home systems include geothermal heating/cooling, forced air with propane backup, a 2024 instant combination water boiler, Life Breath circulation, central vacuum, essential oil diffuser, and a four-stage water filtration system with softener. Smart-home features include HomeSeer automation with sensors, mobile control, Alexa/Google compatibility, Unifi networking with cameras, whole-home WiFi, and Spectrum 1GB service. The finished lower-level bar area includes a commercial refrigerator, ice maker, surround sound, RedZone TV setup, sitting area, and a urinal—ideal for entertaining. This remarkable Timberbuilt home blends luxury, privacy, and modern comfort in a peaceful country setting.

3 Beds ⋅ 4 Baths ⋅ B1653360 MLS

Come see this exceptional Timberbuilt (Kirsch Series) home set on 16.94 private acres in Strykersville, NY. This custom build features reclaimed barnwood floors, in-floor radiant heat, custom lighting, surround sound, and a stunning great room with balcony overlook. The primary suite includes solid-wood barn doors, a built-in bed frame, and matching soapstone-accented furniture. The upgraded kitchen offers reclaimed barnwood cabinetry, soft-close drawers, fabric-lined storage, undercabinet lighting, and a new (2025) high-capacity refrigerator. Spa-like baths feature tiled multi-head showers and a relaxing soaking tub with TV. A heated, smart garage includes hollow-core plank, smart doors, and a professional-grade hot-water pressure washer. Outdoor amenities include creek access, Pella windows and doors, recessed soffit lighting, powered firepit area, Generac generator, a 20x14 shed with power and water, newly planted maple and magnolia trees, propane grill lines, and pet fencing. Whole-home systems include geothermal heating/cooling, forced air with propane backup, a 2024 instant combination water boiler, Life Breath circulation, central vacuum, essential oil diffuser, and a four-stage water filtration system with softener. Smart-home features include HomeSeer automation with sensors, mobile control, Alexa/Google compatibility, Unifi networking with cameras, whole-home WiFi, and Spectrum 1GB service. The finished lower-level bar area includes a commercial refrigerator, ice maker, surround sound, RedZone TV setup, sitting area, and a urinal—ideal for entertaining. This remarkable Timberbuilt home blends luxury, privacy, and modern comfort in a peaceful country setting.

893 Minkel Road, Sheldon

$980,000

Welcome to your next chapter in one of the area’s most sought-after neighborhoods in the Williamsville School District. From the moment you step into the two-story foyer, you’ll feel how inviting and open this 4,000+ sq ft home truly is. Perfect floor plan for both entertaining and everyday comfort. The first floor offers space for everything that matters. A gorgeous kitchen with granite countertops and stainless steel appliances including a brand new (2025) custom-built refrigerator. A large dining room off the kitchen, ready for memorable dinners. A bright home office. And the convenience of first-floor laundry off a large mudroom. In the living room you'll find an inviting space with soaring ceilings, floor to ceiling windows and a gas fireplace perfect for cozying up on those cold winter nights ahead. Upstairs, you’ll find four spacious bedrooms and three full baths, including a primary suite that’s more like a personal retreat, complete with a spa-style bath and a generous walk-in closet. A versatile bonus room finishes off the second floor to give you extra space for whatever you may need. Think 5th bedroom, guest suite, playroom, or creative studio. And when it’s time to unwind? Step outside to your own private backyard oasis featuring an outdoor kitchen and bar, gas fire pit, hot-tub, and a sparkling in-ground pool that makes summer feel endless. But backyards aren't just for summer! This yard is stunning in the fall and Fall is the perfect time to host a party too! What better place to entertain for a Bills game? Plenty of green space with playing. And let's not forget the basketball hoop for fitness enthusiasts! The finished basement completes the package with a bar, TV room, rec room, and space for a home gym. This home combines style, space, and comfort and it's ready for you to make it your own! Offers due Tuesday Nov 4th at noon

4 Beds ⋅ 5 Baths ⋅ B1646685 MLS

Welcome to your next chapter in one of the area’s most sought-after neighborhoods in the Williamsville School District. From the moment you step into the two-story foyer, you’ll feel how inviting and open this 4,000+ sq ft home truly is. Perfect floor plan for both entertaining and everyday comfort. The first floor offers space for everything that matters. A gorgeous kitchen with granite countertops and stainless steel appliances including a brand new (2025) custom-built refrigerator. A large dining room off the kitchen, ready for memorable dinners. A bright home office. And the convenience of first-floor laundry off a large mudroom. In the living room you'll find an inviting space with soaring ceilings, floor to ceiling windows and a gas fireplace perfect for cozying up on those cold winter nights ahead. Upstairs, you’ll find four spacious bedrooms and three full baths, including a primary suite that’s more like a personal retreat, complete with a spa-style bath and a generous walk-in closet. A versatile bonus room finishes off the second floor to give you extra space for whatever you may need. Think 5th bedroom, guest suite, playroom, or creative studio. And when it’s time to unwind? Step outside to your own private backyard oasis featuring an outdoor kitchen and bar, gas fire pit, hot-tub, and a sparkling in-ground pool that makes summer feel endless. But backyards aren't just for summer! This yard is stunning in the fall and Fall is the perfect time to host a party too! What better place to entertain for a Bills game? Plenty of green space with playing. And let's not forget the basketball hoop for fitness enthusiasts! The finished basement completes the package with a bar, TV room, rec room, and space for a home gym. This home combines style, space, and comfort and it's ready for you to make it your own! Offers due Tuesday Nov 4th at noon

6712 Westminster Drive, Clarence

$980,000

Experience unparallel luxury in this custom-built lake house, a masterpiece completed in 2008. Prepare to be captivated by breathtaking panoramic vistas, offering iconic views of the Toronto skyline from expansive, light-filled windows that seamlessly merge indoor and outdoor living. Designed for sophisticated living and grand entertaining, this residence boasts a meticulously crafted open floor plan. The heart of the home, an expansive, state-of-the-art chef's kitchen, features professional-grade Viking appliances, a built-in wine and beverage cooler, and exquisite copper and granite countertops complementing the elegant slate and tile floors throughout. Discover architectural splendor with 12-foot ceilings and three distinctive fireplaces, each adorned with intricate crown molding. Beyond the main living areas, a serene sunroom with a gas fireplace offers a tranquil retreat. The full, finished walk-out basement provides versatile space for guests and in-laws, opening to private patios and a two-tiered porch, perfect for al fresco dining and relaxation. Manicured gardens and winding pathways invite leisurely strolls through this magnificent estate. This isn't just a house; it's a one-of-a-kind haven designed for an extraordinary lifestyle. Home is currently heated with propane, Natural gas available at the road should a preference be desired.

5 Beds ⋅ 4 Baths ⋅ B1634712 MLS

Experience unparallel luxury in this custom-built lake house, a masterpiece completed in 2008. Prepare to be captivated by breathtaking panoramic vistas, offering iconic views of the Toronto skyline from expansive, light-filled windows that seamlessly merge indoor and outdoor living. Designed for sophisticated living and grand entertaining, this residence boasts a meticulously crafted open floor plan. The heart of the home, an expansive, state-of-the-art chef's kitchen, features professional-grade Viking appliances, a built-in wine and beverage cooler, and exquisite copper and granite countertops complementing the elegant slate and tile floors throughout. Discover architectural splendor with 12-foot ceilings and three distinctive fireplaces, each adorned with intricate crown molding. Beyond the main living areas, a serene sunroom with a gas fireplace offers a tranquil retreat. The full, finished walk-out basement provides versatile space for guests and in-laws, opening to private patios and a two-tiered porch, perfect for al fresco dining and relaxation. Manicured gardens and winding pathways invite leisurely strolls through this magnificent estate. This isn't just a house; it's a one-of-a-kind haven designed for an extraordinary lifestyle. Home is currently heated with propane, Natural gas available at the road should a preference be desired.

941 Lake Rd. / Woodcliff, Porter

$975,000

Amazing opportunity to live at Hanford Bay with exceptional lakefront living. This custom waterfront residence was thoughtfully designed to maximize breathtaking lake views while offering sophisticated comfort across three beautifully finished levels. Step inside to soaring 14-foot ceilings, expansive windows, skylights, rich hardwood floors, and a stunning gas Heatilator fireplace that anchors the open-concept living space. The dining area flows seamlessly into the well-appointed kitchen featuring beautiful maple cabinetry, center island, newer appliances, and heated ceramic flooring. A first-floor bedroom, full bath, and laundry room provide added convenience. The second level offers a luxurious primary suite retreat complete with a walk-in closet and spa-inspired bath with separate shower. Two additional bedrooms share a Jack-and-Jill bath, and there is easy access to attic storage. The finished lower level expands the home's versatility with a fifth bedroom (per town records) or recreation room, half bath, office or craft room, and a second kitchen with stove—ideal for entertaining guests or extended family. Additional storage includes a spacious 26' x 20' crawl space. Car enthusiasts and hobbyists will appreciate the rare convenience of two heated garages. The attached garage includes a sink and shower, while the detached garage offers 220-volt service and abundant cabinetry. Exceptional mechanical features include dual furnaces, central air units and hot water tanks. Plus central vacuum, security system, sump pump, Nest thermostats, whole-house generator, and Cat 5 wiring throughout. Recent improvements include the roof, front windows, hot water tanks, and more (see attached update list). Hanford Bay Property Owners Association dues are only $235 annually and include street lighting, maintenance of 7 beach right-of-ways, and trash collection. Optional clubhouse membership is available for just $150 annually and provides a list of Summer Events, access to a playground plus basketball, pickleball, tennis, and baseball facilities. Experience the beauty, comfort, and lifestyle of waterfront living at Hanford Bay—It's a Wonderful Life at "The Bay"!

4 Beds ⋅ 4 Baths ⋅ B1689601 MLS

Amazing opportunity to live at Hanford Bay with exceptional lakefront living. This custom waterfront residence was thoughtfully designed to maximize breathtaking lake views while offering sophisticated comfort across three beautifully finished levels. Step inside to soaring 14-foot ceilings, expansive windows, skylights, rich hardwood floors, and a stunning gas Heatilator fireplace that anchors the open-concept living space. The dining area flows seamlessly into the well-appointed kitchen featuring beautiful maple cabinetry, center island, newer appliances, and heated ceramic flooring. A first-floor bedroom, full bath, and laundry room provide added convenience. The second level offers a luxurious primary suite retreat complete with a walk-in closet and spa-inspired bath with separate shower. Two additional bedrooms share a Jack-and-Jill bath, and there is easy access to attic storage. The finished lower level expands the home's versatility with a fifth bedroom (per town records) or recreation room, half bath, office or craft room, and a second kitchen with stove—ideal for entertaining guests or extended family. Additional storage includes a spacious 26' x 20' crawl space. Car enthusiasts and hobbyists will appreciate the rare convenience of two heated garages. The attached garage includes a sink and shower, while the detached garage offers 220-volt service and abundant cabinetry. Exceptional mechanical features include dual furnaces, central air units and hot water tanks. Plus central vacuum, security system, sump pump, Nest thermostats, whole-house generator, and Cat 5 wiring throughout. Recent improvements include the roof, front windows, hot water tanks, and more (see attached update list). Hanford Bay Property Owners Association dues are only $235 annually and include street lighting, maintenance of 7 beach right-of-ways, and trash collection. Optional clubhouse membership is available for just $150 annually and provides a list of Summer Events, access to a playground plus basketball, pickleball, tennis, and baseball facilities. Experience the beauty, comfort, and lifestyle of waterfront living at Hanford Bay—It's a Wonderful Life at "The Bay"!

12765 Beach Avenue, Hanover

$975,000

This magnificent 6 year old custom patio home in popular Spaulding Green with condo status/low taxes is better than new ! 4 bedrooms and 3 full baths, over 3,000 sf ! Elegant millwork throughout this home is fabulous, oversized baseboards and wood moldings over each window, coffered ceiling in the great room, the den has a peeked ceiling with a half window adding charm and light - blinds and shutters throughout - 2 covered patios, one from the kitchen and primary suit and the second from the lower level rec room - Ceiling heights throughout are high, including 9’ ceilings on the lower level - Walk in to a large inviting entry foyer to the left is a stunning great room with a gas fireplace and a delightful den - The fully applianced chefs kitchen with large island/breakfast bar, boasts granite and stainless appliances including a Forno gas convection range, walk in pantry - spacious dining area opens to a covered balcony with gas line for grill - Primary ensuite also has direct balcony access - primary en-suite with granite 2 sink vanity and a large shower - 1st floor secondary bedroom with a full bath next to it located in a private enclave hallway - The finished lower level with two large finished bedrooms, rec room and full bath, also walks-out to a second covered patio - plenty of storage - 2 zones of heating and cooling, tankless HWT - too much to mention -convenient to bike and walking path - don’t miss this custom opportunity!! Also lised as a condo: B1669602.

4 Beds ⋅ 3 Baths ⋅ B1669603 MLS

This magnificent 6 year old custom patio home in popular Spaulding Green with condo status/low taxes is better than new ! 4 bedrooms and 3 full baths, over 3,000 sf ! Elegant millwork throughout this home is fabulous, oversized baseboards and wood moldings over each window, coffered ceiling in the great room, the den has a peeked ceiling with a half window adding charm and light - blinds and shutters throughout - 2 covered patios, one from the kitchen and primary suit and the second from the lower level rec room - Ceiling heights throughout are high, including 9’ ceilings on the lower level - Walk in to a large inviting entry foyer to the left is a stunning great room with a gas fireplace and a delightful den - The fully applianced chefs kitchen with large island/breakfast bar, boasts granite and stainless appliances including a Forno gas convection range, walk in pantry - spacious dining area opens to a covered balcony with gas line for grill - Primary ensuite also has direct balcony access - primary en-suite with granite 2 sink vanity and a large shower - 1st floor secondary bedroom with a full bath next to it located in a private enclave hallway - The finished lower level with two large finished bedrooms, rec room and full bath, also walks-out to a second covered patio - plenty of storage - 2 zones of heating and cooling, tankless HWT - too much to mention -convenient to bike and walking path - don’t miss this custom opportunity!! Also lised as a condo: B1669602.

9681 Sand Cherry Court, Clarence

$975,000

This magnificent 6 year old custom patio home in popular Spaulding Green with condo status/low taxes is better than new ! 4 bedrooms and 3 full baths, over 3,000 sf ! Elegant millwork throughout this home is fabulous, oversized baseboards and wood moldings over each window, coffered ceiling in the great room, the den has a peeked ceiling with a half window adding charm and light - blinds and shutters throughout - 2 covered patios, one from the kitchen and primary suit and the second from the lower level rec room - Ceiling heights throughout are high, including 9’ ceilings on the lower level - Walk in to a large inviting entry foyer to the left is a stunning great room with a gas fireplace and a delightful den - The fully applianced chefs kitchen with large island/breakfast bar, boasts granite and stainless appliances including a Forno gas convection range, walk in pantry - spacious dining area opens to a covered balcony with gas line for grill - Primary ensuite also has direct balcony access - primary en-suite with granite 2 sink vanity and a large shower - 1st floor secondary bedroom with a full bath next to it located in a private enclave hallway - The finished lower level with two large finished bedrooms, rec room and full bath, also walks-out to a second covered patio - plenty of storage - 2 zones of heating and cooling, tankless HWT - too much to mention - convenient to bike and walking path - don’t miss this custom opportunity!! Also lised as a single family: B1669603.

4 Beds ⋅ 3 Baths ⋅ B1669602 MLS

This magnificent 6 year old custom patio home in popular Spaulding Green with condo status/low taxes is better than new ! 4 bedrooms and 3 full baths, over 3,000 sf ! Elegant millwork throughout this home is fabulous, oversized baseboards and wood moldings over each window, coffered ceiling in the great room, the den has a peeked ceiling with a half window adding charm and light - blinds and shutters throughout - 2 covered patios, one from the kitchen and primary suit and the second from the lower level rec room - Ceiling heights throughout are high, including 9’ ceilings on the lower level - Walk in to a large inviting entry foyer to the left is a stunning great room with a gas fireplace and a delightful den - The fully applianced chefs kitchen with large island/breakfast bar, boasts granite and stainless appliances including a Forno gas convection range, walk in pantry - spacious dining area opens to a covered balcony with gas line for grill - Primary ensuite also has direct balcony access - primary en-suite with granite 2 sink vanity and a large shower - 1st floor secondary bedroom with a full bath next to it located in a private enclave hallway - The finished lower level with two large finished bedrooms, rec room and full bath, also walks-out to a second covered patio - plenty of storage - 2 zones of heating and cooling, tankless HWT - too much to mention - convenient to bike and walking path - don’t miss this custom opportunity!! Also lised as a single family: B1669603.

9681 Sand Cherry Court, Clarence

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