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Welcome to 88 Middlebury Road. This expansive and beautifully appointed Eagle Heights Contemporary Colonial offers the perfect blend of privacy, luxury and modern convenience. Exquisite curb appeal meets architectural distinction in this expertly designed residence. The dramatic two-story foyer transitions into a wealth of main-level living spaces. An inviting, great room boasts soaring ceilings with updated skylights (2019), hardwood floors and a custom stone gas fireplace with built-ins. Entertain with ease in the gourmet kitchen with an abundance of granite counters and solid wood cabinetry, a large island with a 6-burner Wolf cooktop, built-in double ovens and a wet bar. Updated sliding doors (including a custom 12-foot door) and four new rear windows (2020) provide bountiful natural light. The formal dining room features more beautiful hardwood and flows seamlessly into a living room with a second gas fireplace. A home office further enhances the functional floor plan. A first-floor bedroom with an en-suite full bath provides the perfect space for guests or in-law setup. The laundry room with creative storage options and remodeled half bath complete the main floor. The second level offers a primary bedroom retreat with generous closet storage and a spa-like bath with a walk-in shower and soaker clawfoot tub in addition to three large bedrooms and a third full bath. The walk-out basement with a multi-purpose living area and home gym provides over 1,500 additional square feet of finished living space. Experience nature on the large multi-level deck and relax in the Wellis hot tub (2023) overlooking the backyard with a new privacy fence (2025). Capital improvements including a permanent gas generator, an architectural roof, new hybrid heat pump furnace for the lower level and a 50-gallon hot water tank (2025) provide immediate peace of mind. A three-car attached garage with an epoxy floor in the two-car section (2019), central air and a rebuilt chimney add to the property enhancements. Located in Top Rated Orchard Park Schools (Ellicott Elementary) and minutes to the villages of Orchard Park and East Aurora. A rare opportunity to own a truly exceptional home.

5 Beds ⋅ 4 Baths ⋅ B1677417 MLS

Welcome to 88 Middlebury Road. This expansive and beautifully appointed Eagle Heights Contemporary Colonial offers the perfect blend of privacy, luxury and modern convenience. Exquisite curb appeal meets architectural distinction in this expertly designed residence. The dramatic two-story foyer transitions into a wealth of main-level living spaces. An inviting, great room boasts soaring ceilings with updated skylights (2019), hardwood floors and a custom stone gas fireplace with built-ins. Entertain with ease in the gourmet kitchen with an abundance of granite counters and solid wood cabinetry, a large island with a 6-burner Wolf cooktop, built-in double ovens and a wet bar. Updated sliding doors (including a custom 12-foot door) and four new rear windows (2020) provide bountiful natural light. The formal dining room features more beautiful hardwood and flows seamlessly into a living room with a second gas fireplace. A home office further enhances the functional floor plan. A first-floor bedroom with an en-suite full bath provides the perfect space for guests or in-law setup. The laundry room with creative storage options and remodeled half bath complete the main floor. The second level offers a primary bedroom retreat with generous closet storage and a spa-like bath with a walk-in shower and soaker clawfoot tub in addition to three large bedrooms and a third full bath. The walk-out basement with a multi-purpose living area and home gym provides over 1,500 additional square feet of finished living space. Experience nature on the large multi-level deck and relax in the Wellis hot tub (2023) overlooking the backyard with a new privacy fence (2025). Capital improvements including a permanent gas generator, an architectural roof, new hybrid heat pump furnace for the lower level and a 50-gallon hot water tank (2025) provide immediate peace of mind. A three-car attached garage with an epoxy floor in the two-car section (2019), central air and a rebuilt chimney add to the property enhancements. Located in Top Rated Orchard Park Schools (Ellicott Elementary) and minutes to the villages of Orchard Park and East Aurora. A rare opportunity to own a truly exceptional home.

88 Middlebury Road, Orchard Park

$920,000

Welcome to Loch Lea Estates, one of the most sought-after communities in the Williamsville area. This elegant 4-bedroom, 3.5 full bath residence offers timeless charm, exceptional space, and the opportunity to make it your own. From the moment you arrive, the stately brick exterior and manicured setting set the tone for what’s inside. Rich woodwork, classic architectural details, and generously sized rooms create a warm and inviting atmosphere throughout the home. Designed with both comfort and entertaining in mind, the expansive kitchen provides ample space for gatherings, seamlessly flowing into the main living areas. Upstairs, all four bedrooms are thoughtfully positioned, offering both privacy and functionality. The spacious primary suite features its own ensuite bath, creating a private retreat, while one of the additional bedrooms also includes an attached full bath—perfect for guests, extended family, or a private teen suite. The finished basement adds valuable additional living space—perfect for a home theater, gym, or recreation area. Step outside to a beautifully crafted stamped concrete patio, ideal for hosting or enjoying quiet evenings in a private backyard setting. Open Houses will be Wednesday 3/25/26 from 5pm-7pm and Saturday 3/28/26 from 1pm-3pm.

4 Beds ⋅ 4 Baths ⋅ B1668607 MLS

Welcome to Loch Lea Estates, one of the most sought-after communities in the Williamsville area. This elegant 4-bedroom, 3.5 full bath residence offers timeless charm, exceptional space, and the opportunity to make it your own. From the moment you arrive, the stately brick exterior and manicured setting set the tone for what’s inside. Rich woodwork, classic architectural details, and generously sized rooms create a warm and inviting atmosphere throughout the home. Designed with both comfort and entertaining in mind, the expansive kitchen provides ample space for gatherings, seamlessly flowing into the main living areas. Upstairs, all four bedrooms are thoughtfully positioned, offering both privacy and functionality. The spacious primary suite features its own ensuite bath, creating a private retreat, while one of the additional bedrooms also includes an attached full bath—perfect for guests, extended family, or a private teen suite. The finished basement adds valuable additional living space—perfect for a home theater, gym, or recreation area. Step outside to a beautifully crafted stamped concrete patio, ideal for hosting or enjoying quiet evenings in a private backyard setting. Open Houses will be Wednesday 3/25/26 from 5pm-7pm and Saturday 3/28/26 from 1pm-3pm.

8145 Oak Leaf Lane, Clarence

$920,000

Rare opportunity to own a well-known mixed-use investment property in the heart of North Buffalo’s highly desirable Hertel Avenue corridor. Located at 1172 Hertel Avenue, home to Terrapin Station and the Virgil Cigar Shop, this property has been proudly owned and maintained by the same owner for over 37 years. The building features two established commercial storefronts along with six residential apartments, offering a strong blend of retail presence and residential income. Several residential units have been updated over time while maintaining the character of the property. Both operating businesses are also available for purchase separately, presenting a unique opportunity for an investor or owner-operator seeking a turnkey acquisition. Positioned in one of Buffalo’s most vibrant commercial districts, this is a generational asset ready for its next ownership.

B1664287 MLS

Rare opportunity to own a well-known mixed-use investment property in the heart of North Buffalo’s highly desirable Hertel Avenue corridor. Located at 1172 Hertel Avenue, home to Terrapin Station and the Virgil Cigar Shop, this property has been proudly owned and maintained by the same owner for over 37 years. The building features two established commercial storefronts along with six residential apartments, offering a strong blend of retail presence and residential income. Several residential units have been updated over time while maintaining the character of the property. Both operating businesses are also available for purchase separately, presenting a unique opportunity for an investor or owner-operator seeking a turnkey acquisition. Positioned in one of Buffalo’s most vibrant commercial districts, this is a generational asset ready for its next ownership.

1172 Hertel Avenue, Buffalo

$915,000

3 stories of Luxury Living! Stunning City Townhome showcasing the finest finishes, and detail and design available today. The magnificent main level is filled with loads of light and luxurious spaces to entertain. The kitchen is a chef's delight with its custom cabinetry, top of the line stainless appliances, eating area, and beautiful breakfast bar and butler's pantry. The graceful living room is complete with its gorgeous gas fireplace along with a spectacular sitting room that can double as a quiet office. Pretty powder room. Third floor boasts 2 bedrooms, 2 full baths, and laundry room. The elegant primary suite with its spa-like bath and wonderful walk-in closet is the perfect place to relax and unwind. The entry level features a sensational staircase, half bath, and another guest bedroom that could be an office or gym. Custom window shades, 2 car attached garage, heated driveway, hickory hardwood floors, and fantastic glass elevator to all three floors. Just steps away from the farmers market, AKG Museum, Delaware Park, and all the exciting events, shops, and dining in the Elmwood Village. I’d like to Welcome you to your home!

3 Beds ⋅ 4 Baths ⋅ B1656808 MLS

3 stories of Luxury Living! Stunning City Townhome showcasing the finest finishes, and detail and design available today. The magnificent main level is filled with loads of light and luxurious spaces to entertain. The kitchen is a chef's delight with its custom cabinetry, top of the line stainless appliances, eating area, and beautiful breakfast bar and butler's pantry. The graceful living room is complete with its gorgeous gas fireplace along with a spectacular sitting room that can double as a quiet office. Pretty powder room. Third floor boasts 2 bedrooms, 2 full baths, and laundry room. The elegant primary suite with its spa-like bath and wonderful walk-in closet is the perfect place to relax and unwind. The entry level features a sensational staircase, half bath, and another guest bedroom that could be an office or gym. Custom window shades, 2 car attached garage, heated driveway, hickory hardwood floors, and fantastic glass elevator to all three floors. Just steps away from the farmers market, AKG Museum, Delaware Park, and all the exciting events, shops, and dining in the Elmwood Village. I’d like to Welcome you to your home!

673 Potomac Avenue, Buffalo

$915,000

Value Range Pricing- Owner will consider offers between $845,000 - $895,000 or higher. Welcome to your dream home in an incredible location! This stunning property offers the perfect blend of luxury and comfort, with the potential for six bedrooms by converting the spacious bonus room on the second floor. Step outside to enjoy the beautifully landscaped private yard, featuring a Kohler awning that provides shade for your outdoor gatherings. The expansive patio is perfect for entertaining, complete with a fire pit and gas hookups for your grill, making it an ideal space for summer barbecues .Inside, you’ll be greeted by oversized windows that flood the home with natural light. The updated master bathroom is a true retreat, while the two staircases add a touch of elegance. Enjoy the comfort of zoned heating and cooling, and cozy up by the gas fireplace during chilly evenings. The heated garage, equipped with hot and cold water, is a rare find. Additional highlights include new rugs , a tankless hot water system, and an updated second bathroom. This home is designed for the most discerning buyers, offering an abundance of features that must be seen to be appreciated. Don’t miss the chance to make this incredible property your own! Offers if any, will be reviewed on 9/12/2025 @10 am

6 Beds ⋅ 4 Baths ⋅ B1635309 MLS

Value Range Pricing- Owner will consider offers between $845,000 - $895,000 or higher. Welcome to your dream home in an incredible location! This stunning property offers the perfect blend of luxury and comfort, with the potential for six bedrooms by converting the spacious bonus room on the second floor. Step outside to enjoy the beautifully landscaped private yard, featuring a Kohler awning that provides shade for your outdoor gatherings. The expansive patio is perfect for entertaining, complete with a fire pit and gas hookups for your grill, making it an ideal space for summer barbecues .Inside, you’ll be greeted by oversized windows that flood the home with natural light. The updated master bathroom is a true retreat, while the two staircases add a touch of elegance. Enjoy the comfort of zoned heating and cooling, and cozy up by the gas fireplace during chilly evenings. The heated garage, equipped with hot and cold water, is a rare find. Additional highlights include new rugs , a tankless hot water system, and an updated second bathroom. This home is designed for the most discerning buyers, offering an abundance of features that must be seen to be appreciated. Don’t miss the chance to make this incredible property your own! Offers if any, will be reviewed on 9/12/2025 @10 am

5627 Marthas Vineyard, Clarence

$910,000

Experience easy lakefront living here on the "Gold Coast” at 190 Lakeside Dr. in Bemus Pt. NY. Perfectly positioned on the hillside, you’ll enjoy sweeping views of Chautauqua Lake with direct lake access. Highlights include upper and lower decks, large private yard plus a private dock with 100’ of lake frontage. Step outside and it’s a short stroll to the Village, where you’ll find ample dining options, shopping destinations, and summertime entertainment. This stunning home is ready for you to enjoy as a summer retreat or as an inviting year round residence. With 4 BR & 4 BA and generous gathering spaces, this thoughtfully designed home lends itself to entertaining or simply relaxing while taking in unforgettable sunsets and star-filled skies! The main floor features an open concept living and dining area with soaring cathedral ceilings and oversized windows capturing lake views from every angle. With two sets of sliding glass doors, experience easy indoor-outdoor flow with direct access to the wraparound porch. The rear wing on the main level includes 2 BR, one shared bath and laundry. Experience breathtaking lake views from the primary suite, complete with full bath and walk-in closet. Make every morning feel like a vacation in this comfortable space. Stairs lead from the main floor up to the second floor primary suite. This space is ideal for additional living space or use as a studio or private study. Once on the lower level, you’ll appreciate the additional living and gathering spaces. The double sliding glass doors repeat and offer another captivating vantage point and direct access to the water. Enjoy movie nights, game days or casual entertaining here. A full bath services the lower level which makes for easy cleanup after a day on the lake. Private storage room and attached garage complete the ground level. Come experience the beauty, tranquility and summer charm that makes this lakeside community a favorite destination.

4 Beds ⋅ 4 Baths ⋅ R1688209 MLS

Experience easy lakefront living here on the "Gold Coast” at 190 Lakeside Dr. in Bemus Pt. NY. Perfectly positioned on the hillside, you’ll enjoy sweeping views of Chautauqua Lake with direct lake access. Highlights include upper and lower decks, large private yard plus a private dock with 100’ of lake frontage. Step outside and it’s a short stroll to the Village, where you’ll find ample dining options, shopping destinations, and summertime entertainment. This stunning home is ready for you to enjoy as a summer retreat or as an inviting year round residence. With 4 BR & 4 BA and generous gathering spaces, this thoughtfully designed home lends itself to entertaining or simply relaxing while taking in unforgettable sunsets and star-filled skies! The main floor features an open concept living and dining area with soaring cathedral ceilings and oversized windows capturing lake views from every angle. With two sets of sliding glass doors, experience easy indoor-outdoor flow with direct access to the wraparound porch. The rear wing on the main level includes 2 BR, one shared bath and laundry. Experience breathtaking lake views from the primary suite, complete with full bath and walk-in closet. Make every morning feel like a vacation in this comfortable space. Stairs lead from the main floor up to the second floor primary suite. This space is ideal for additional living space or use as a studio or private study. Once on the lower level, you’ll appreciate the additional living and gathering spaces. The double sliding glass doors repeat and offer another captivating vantage point and direct access to the water. Enjoy movie nights, game days or casual entertaining here. A full bath services the lower level which makes for easy cleanup after a day on the lake. Private storage room and attached garage complete the ground level. Come experience the beauty, tranquility and summer charm that makes this lakeside community a favorite destination.

190 A Lakeside Drive, Ellery

$910,000

Stately brick home where quality craftsmanship meets contemporary sophistication. Artisan keystones above the stylish Palladian windows, fresh young landscape, winding walkway. Nestled on a secluded lot in one of WNY’s most desirable communities. Striking modern updates throughout! Dramatic 2 story foyer boasts gracious spindled staircase, oak treads. Formal living & dining rooms boast curated ceilings, recessed lighting. Fabulous kitchen features full suite of upgraded S/S appliances, double wall ovens, double bowl under-mount sink, generous center island, solid surface counters, custom glass tile backsplash. 1st floor den has bookshelves, closet, large window. Two story family room features refinished HW flooring, stone-flanked wall above gas fireplace, paired Palladian windows, wet bar, skylights w electric shades, rear staircase to 2nd floor. Master suite trimmed with tray ceiling, seating nook, gorgeous new bath with tranquil, spa-influenced fixtures & hardware, double sinks, separate commode room. Main bath fully updated as well, beautiful! Ample size BRs, gracious upper foyer winding w views downstairs. Secluded outdoor sanctuary, stamped concrete patio w gorgeous newer awning, inground pool w hot tub, quality fencing, and mature trees for ultimate privacy. Basement offers 3 finished rec rooms & storage. Side-load garage, separate bays, heated, and H/C water. Updates: Arch tear off roof ’18, HWT ’25, H/E furnace & A/C ’11. Dodge elementary, Transit Middle, East High. Brochure available w list of updates. OPEN Sat 3/14 11am-1pm. Square footage in assessor records show 3666 sf. Showings begin Thu 3/12.

4 Beds ⋅ 3 Baths ⋅ B1665975 MLS

Stately brick home where quality craftsmanship meets contemporary sophistication. Artisan keystones above the stylish Palladian windows, fresh young landscape, winding walkway. Nestled on a secluded lot in one of WNY’s most desirable communities. Striking modern updates throughout! Dramatic 2 story foyer boasts gracious spindled staircase, oak treads. Formal living & dining rooms boast curated ceilings, recessed lighting. Fabulous kitchen features full suite of upgraded S/S appliances, double wall ovens, double bowl under-mount sink, generous center island, solid surface counters, custom glass tile backsplash. 1st floor den has bookshelves, closet, large window. Two story family room features refinished HW flooring, stone-flanked wall above gas fireplace, paired Palladian windows, wet bar, skylights w electric shades, rear staircase to 2nd floor. Master suite trimmed with tray ceiling, seating nook, gorgeous new bath with tranquil, spa-influenced fixtures & hardware, double sinks, separate commode room. Main bath fully updated as well, beautiful! Ample size BRs, gracious upper foyer winding w views downstairs. Secluded outdoor sanctuary, stamped concrete patio w gorgeous newer awning, inground pool w hot tub, quality fencing, and mature trees for ultimate privacy. Basement offers 3 finished rec rooms & storage. Side-load garage, separate bays, heated, and H/C water. Updates: Arch tear off roof ’18, HWT ’25, H/E furnace & A/C ’11. Dodge elementary, Transit Middle, East High. Brochure available w list of updates. OPEN Sat 3/14 11am-1pm. Square footage in assessor records show 3666 sf. Showings begin Thu 3/12.

8137 Oak Leaf Lane, Clarence

$910,000

Showings begin at the Open Houses Saturday, Oct 11th and Sunday, Oct 12th 1-3pm. Spectacular Traditional home with Stunning Spaces to entertain in every Season! Beautifully appointed and designed, this 4-bedroom beauty boasts magnificent millwork and fabulous finishes throughout. Friends and guests will be greeted by an elegant foyer, and formal living and dining areas. The sunlit 4 season sunroom has sensational views of the resort like lot. The kitchen is a chef's delight with gorgeous Granite, island, custom cabinetry, top of the line appliances, and loads of cabinets and counter space. A 2-story family room is truly a showstopper with space for hosting the holidays or small gatherings. Pretty powder room, laundry, and a marvelous mudroom round up the first floor. 2nd floor is complete with a lovely loft / den. All nice sized bedrooms and 2 full baths. The wonderful primary bedroom has great closets and a glamour bath. A partly finished basement is the perfect place to relax and unwind during the winter months while the breathtaking backyard makes summer celebrations a breeze. Covered patio, firepit, in-ground pool, outdoor kitchen, and stone walls and walkways. No detail was left undone! Gleaming hardwoods, designer paint colors, and cul-de-sac setting. I’d like to Welcome you to your home!

4 Beds ⋅ 4 Baths ⋅ B1642600 MLS

Showings begin at the Open Houses Saturday, Oct 11th and Sunday, Oct 12th 1-3pm. Spectacular Traditional home with Stunning Spaces to entertain in every Season! Beautifully appointed and designed, this 4-bedroom beauty boasts magnificent millwork and fabulous finishes throughout. Friends and guests will be greeted by an elegant foyer, and formal living and dining areas. The sunlit 4 season sunroom has sensational views of the resort like lot. The kitchen is a chef's delight with gorgeous Granite, island, custom cabinetry, top of the line appliances, and loads of cabinets and counter space. A 2-story family room is truly a showstopper with space for hosting the holidays or small gatherings. Pretty powder room, laundry, and a marvelous mudroom round up the first floor. 2nd floor is complete with a lovely loft / den. All nice sized bedrooms and 2 full baths. The wonderful primary bedroom has great closets and a glamour bath. A partly finished basement is the perfect place to relax and unwind during the winter months while the breathtaking backyard makes summer celebrations a breeze. Covered patio, firepit, in-ground pool, outdoor kitchen, and stone walls and walkways. No detail was left undone! Gleaming hardwoods, designer paint colors, and cul-de-sac setting. I’d like to Welcome you to your home!

6150 Walnut Creek Court, Clarence

$910,000

Welcome to 8153 Golden Oak Circle, an exceptional Palumbo built home in the prestigious Loch Lea subdivision—one of Williamsville’s most sought-after neighborhoods, celebrated for its top-rated Williamsville schools and desirable location. Situated on a beautifully landscaped lot, this residence offers a perfect blend of elegance, comfort, and modern updates. A double-wide concrete driveway leads to the inviting entry, where a dramatic two-story foyer with a curved staircase sets the tone. Inside, gleaming hardwood floors and rich trim flow throughout the open floor plan. The remodeled chef’s kitchen features custom cherry cabinetry, quartz countertops, a walk-in pantry, double ovens, and a two-year-old refrigerator, opening to the spacious eat-in area and family room—ideal for entertaining. A formal dining room and office add functionality and sophistication. The first-floor laundry provides everyday convenience. Upstairs, the luxurious primary suite boasts a remodeled bath, while additional bedrooms offer comfort and flexibility. The lower level includes a finished rec room, perfect for hobbies or gatherings. Notable updates include an epoxy-coated garage floor, most windows replaced, forced air furnace with central air, glass block windows, and a 50-year GAF shingled roof for peace of mind. Step outside to your private retreat: a covered Trex deck overlooking the in-ground pool, hot tub, and stamped-concrete patio within a fully fenced yard. Enjoy the community pond for fishing or kayaking. This stunning property offers the rare combination of timeless craftsmanship, thoughtful updates, and a prime Williamsville location. Don’t miss the opportunity to make this prestigious address your own! Showings begin at the open house Sunday, September 21st from 1 pm to 3 pm. Offers are due Monday, September 29th at noon.

4 Beds ⋅ 3 Baths ⋅ B1639190 MLS

Welcome to 8153 Golden Oak Circle, an exceptional Palumbo built home in the prestigious Loch Lea subdivision—one of Williamsville’s most sought-after neighborhoods, celebrated for its top-rated Williamsville schools and desirable location. Situated on a beautifully landscaped lot, this residence offers a perfect blend of elegance, comfort, and modern updates. A double-wide concrete driveway leads to the inviting entry, where a dramatic two-story foyer with a curved staircase sets the tone. Inside, gleaming hardwood floors and rich trim flow throughout the open floor plan. The remodeled chef’s kitchen features custom cherry cabinetry, quartz countertops, a walk-in pantry, double ovens, and a two-year-old refrigerator, opening to the spacious eat-in area and family room—ideal for entertaining. A formal dining room and office add functionality and sophistication. The first-floor laundry provides everyday convenience. Upstairs, the luxurious primary suite boasts a remodeled bath, while additional bedrooms offer comfort and flexibility. The lower level includes a finished rec room, perfect for hobbies or gatherings. Notable updates include an epoxy-coated garage floor, most windows replaced, forced air furnace with central air, glass block windows, and a 50-year GAF shingled roof for peace of mind. Step outside to your private retreat: a covered Trex deck overlooking the in-ground pool, hot tub, and stamped-concrete patio within a fully fenced yard. Enjoy the community pond for fishing or kayaking. This stunning property offers the rare combination of timeless craftsmanship, thoughtful updates, and a prime Williamsville location. Don’t miss the opportunity to make this prestigious address your own! Showings begin at the open house Sunday, September 21st from 1 pm to 3 pm. Offers are due Monday, September 29th at noon.

8153 Golden Oak Circle, Clarence

$908,500

Rare opportunity in one of the area’s most desirable locations—offering the perfect combination of Williamsville Schools and low Clarence town taxes! Situated on an impressive 1.3-acre lot, 5551 Field Brook delivers exceptional space, style, and resort-like outdoor living. Step inside the dramatic 2-story foyerl and immediately appreciate the open, light-filled layout. The first floor features beautiful hardwood floors, a stunning vaulted family room, convenient first-floor laundry, and an oversized walk-in pantry ideal for everyday living and entertaining alike. The spacious kitchen is equipped with stainless steel appliances, granite countertops, and an inviting morning room overlooking the spectacular backyard. The partially finished lower level adds valuable living space and includes an egress window, offering endless possibilities for a recreation room, home gym, office, or guest retreat. Outside is where this home truly shines. Enjoy your own private backyard oasis featuring a spectacular in-ground pool and adjoining pool house—perfect for summer entertaining, relaxing weekends, and unforgettable gatherings. The expansive 1.3-acre setting provides privacy, beauty, and room to enjoy every season. This is a rare chance to own a beautifully maintained home in an exceptional location with highly sought-after schools, generous lot size, and incredible amenities.

4 Beds ⋅ 3 Baths ⋅ B1691186 MLS

Rare opportunity in one of the area’s most desirable locations—offering the perfect combination of Williamsville Schools and low Clarence town taxes! Situated on an impressive 1.3-acre lot, 5551 Field Brook delivers exceptional space, style, and resort-like outdoor living. Step inside the dramatic 2-story foyerl and immediately appreciate the open, light-filled layout. The first floor features beautiful hardwood floors, a stunning vaulted family room, convenient first-floor laundry, and an oversized walk-in pantry ideal for everyday living and entertaining alike. The spacious kitchen is equipped with stainless steel appliances, granite countertops, and an inviting morning room overlooking the spectacular backyard. The partially finished lower level adds valuable living space and includes an egress window, offering endless possibilities for a recreation room, home gym, office, or guest retreat. Outside is where this home truly shines. Enjoy your own private backyard oasis featuring a spectacular in-ground pool and adjoining pool house—perfect for summer entertaining, relaxing weekends, and unforgettable gatherings. The expansive 1.3-acre setting provides privacy, beauty, and room to enjoy every season. This is a rare chance to own a beautifully maintained home in an exceptional location with highly sought-after schools, generous lot size, and incredible amenities.

5551 Field Brook Drive, Clarence

$905,000

Why wait for new construction when this exceptional Forbes Capretto home is ready today? Built in 2022 and set on a lovely 1.10 acre corner lot, this beautifully appointed 4 bedroom, 2.5 bath residence delivers all the benefits of new construction in a peaceful setting just one mile from the charming Village of East Aurora. The thoughtfully designed floor plan offers a perfect balance of everyday living, with a home office, formal dining room, and spacious living room. Filled with natural light, the open concept kitchen, casual dining area, and spacious family room create a seamless flow throughout the main living space. Direct access to the covered rear patio extends the living space outdoors, perfect for relaxing, dining, or enjoying game day with an outdoor TV setup. The kitchen is beautifully designed with quartz countertops, a large center island, gas cooktop, secondary wall oven, built in microwave, and a convenient butler's pantry complete with beverage fridge, coffee bar, and additional storage. Upstairs, double doors lead to the spacious primary suite with an elevated ceiling detail, a luxurious ensuite bath, and a large walk in closet. Three additional bedrooms, including two connected by a Jack and Jill bathroom, provide plenty of space for family and guests. A second floor laundry room, wide hallway, and abundant closet space throughout add to the home's thoughtful design. Additional highlights include 9 foot ceilings throughout, 8 foot interior doors, a full basement with egress window ready for future finishing, an in ground sprinkler system, and a 2.5 car garage. Just minutes from the Village of East Aurora, shopping, restaurants, and convenient access to Route 400, newer homes in this location are rarely available. This is a fantastic opportunity to enjoy all the benefits of new construction without the wait of building in an established setting.

4 Beds ⋅ 3 Baths ⋅ B1689655 MLS

Why wait for new construction when this exceptional Forbes Capretto home is ready today? Built in 2022 and set on a lovely 1.10 acre corner lot, this beautifully appointed 4 bedroom, 2.5 bath residence delivers all the benefits of new construction in a peaceful setting just one mile from the charming Village of East Aurora. The thoughtfully designed floor plan offers a perfect balance of everyday living, with a home office, formal dining room, and spacious living room. Filled with natural light, the open concept kitchen, casual dining area, and spacious family room create a seamless flow throughout the main living space. Direct access to the covered rear patio extends the living space outdoors, perfect for relaxing, dining, or enjoying game day with an outdoor TV setup. The kitchen is beautifully designed with quartz countertops, a large center island, gas cooktop, secondary wall oven, built in microwave, and a convenient butler's pantry complete with beverage fridge, coffee bar, and additional storage. Upstairs, double doors lead to the spacious primary suite with an elevated ceiling detail, a luxurious ensuite bath, and a large walk in closet. Three additional bedrooms, including two connected by a Jack and Jill bathroom, provide plenty of space for family and guests. A second floor laundry room, wide hallway, and abundant closet space throughout add to the home's thoughtful design. Additional highlights include 9 foot ceilings throughout, 8 foot interior doors, a full basement with egress window ready for future finishing, an in ground sprinkler system, and a 2.5 car garage. Just minutes from the Village of East Aurora, shopping, restaurants, and convenient access to Route 400, newer homes in this location are rarely available. This is a fantastic opportunity to enjoy all the benefits of new construction without the wait of building in an established setting.

2240 Lapham Road, Aurora

$905,000

MODEL HOME FOR SALE! Available for quick move-in! Ask us about the amazing incentive choices on this home including FREE FURNITURE! Upon entering the Kenwood, you’ll be welcomed by a grand two-story foyer that is open to the office featuring a roomy closet and a half bathroom next to it. On the other side of the foyer, you will find the dining/flex room complemented by a butler’s pantry that seamlessly connects to the open concept kitchen, dinette, sunroom with cathedral ceiling and the great room with a stunning accent wall. Adjacent to the kitchen is the mudroom with a convenient walk-in pantry and laundry room. This area also provides access to the garage. The second level of this home features a balcony that overlooks the open foyer below. The primary bedroom is connected to a generously sized walk-in closet and the luxurious primary bathroom. Additionally, this floor boasts three more bedrooms, each with their own ample closet space. Exterior photo reflects elevation upgrades. Features many luxurious selections throughout. Purchase this beautiful home today or choose from many other floorplans to build in Miller's Crossing! Homesites are now available in 2 new phases!

4 Beds ⋅ 4 Baths ⋅ B1664122 MLS

MODEL HOME FOR SALE! Available for quick move-in! Ask us about the amazing incentive choices on this home including FREE FURNITURE! Upon entering the Kenwood, you’ll be welcomed by a grand two-story foyer that is open to the office featuring a roomy closet and a half bathroom next to it. On the other side of the foyer, you will find the dining/flex room complemented by a butler’s pantry that seamlessly connects to the open concept kitchen, dinette, sunroom with cathedral ceiling and the great room with a stunning accent wall. Adjacent to the kitchen is the mudroom with a convenient walk-in pantry and laundry room. This area also provides access to the garage. The second level of this home features a balcony that overlooks the open foyer below. The primary bedroom is connected to a generously sized walk-in closet and the luxurious primary bathroom. Additionally, this floor boasts three more bedrooms, each with their own ample closet space. Exterior photo reflects elevation upgrades. Features many luxurious selections throughout. Purchase this beautiful home today or choose from many other floorplans to build in Miller's Crossing! Homesites are now available in 2 new phases!

4 Streamsong Court, Amherst

$900,001

Opportunity knocks at 15 Maple Street in Batavia. Offering approximately 2,247 square feet, this 3-bedroom, 1-bath home presents a chance to build equity for the buyer willing to put in some work. The home features a traditional two-story layout with a living room, formal dining room, enclosed front porch, rear porch, and a first-floor full bathroom. All three bedrooms are located upstairs. A full basement provides additional storage space with laundry area, while public water and sewer add convenience. Outside, the property includes a detached single-car garage, shed, and a manageable 0.14-acre village lot. The vinyl siding and overall footprint offer a solid starting point for renovation, whether you are looking for an investment property, rental opportunity, or a project to make your own. Being sold as-is, this property offers substantial square footage and potential at an approachable price point with convenient access to local amenities, the NYS Thruway, Rochester, and Buffalo. Cash, rehab or strong conventional financing likely required due to property condition. Property being sold in current condition with no repairs to be made by seller. Do not enter the property without an agent.

3 Beds ⋅ 1 Baths ⋅ R1683145 MLS

Opportunity knocks at 15 Maple Street in Batavia. Offering approximately 2,247 square feet, this 3-bedroom, 1-bath home presents a chance to build equity for the buyer willing to put in some work. The home features a traditional two-story layout with a living room, formal dining room, enclosed front porch, rear porch, and a first-floor full bathroom. All three bedrooms are located upstairs. A full basement provides additional storage space with laundry area, while public water and sewer add convenience. Outside, the property includes a detached single-car garage, shed, and a manageable 0.14-acre village lot. The vinyl siding and overall footprint offer a solid starting point for renovation, whether you are looking for an investment property, rental opportunity, or a project to make your own. Being sold as-is, this property offers substantial square footage and potential at an approachable price point with convenient access to local amenities, the NYS Thruway, Rochester, and Buffalo. Cash, rehab or strong conventional financing likely required due to property condition. Property being sold in current condition with no repairs to be made by seller. Do not enter the property without an agent.

15 Maple Street, Batavia City

$900,000

Welcome to 7661 Abbott Hill Rd. This custom built Alliance Home sits on approximately 15 private acres with breathtaking views, a 3/4 acre private pond, and exceptional privacy. A grand two story foyer opens to a formal dining room with oak hardwood floors, a cozy living room, a den with a double sided gas fireplace, and great room featuring floor to ceiling windows. The fully renovated kitchen (2026) showcases high quality quartz countertops, custom rustic hickory and maple cabinetry, a center island, and new stainless steel dishwasher, microwave, and stove (2026). Step outside to the deck overlooking the covered patio, and picturesque grounds. The primary suite features a spa inspired bath with quartz countertops, double vanities, a skylight, and a frameless glass shower. Recent improvements also include an updated second floor bathroom, fresh interior paint throughout, new lighting, new second floor carpeting, and porcelain tile flooring throughout the first floor. Additional highlights include an unfinished full walkout basement, 25' x 25' pole barn, potting shed with electric, architectural roof (2015), furnace and central air (2016), water softener (2018), and hot water tank (2021). Properties combining this level of craftsmanship, recent updates, and nearly 15 private acres are a rare find. Don't miss your opportunity to make this exceptional property your own.

3 Beds ⋅ 3 Baths ⋅ B1703522 MLS

Welcome to 7661 Abbott Hill Rd. This custom built Alliance Home sits on approximately 15 private acres with breathtaking views, a 3/4 acre private pond, and exceptional privacy. A grand two story foyer opens to a formal dining room with oak hardwood floors, a cozy living room, a den with a double sided gas fireplace, and great room featuring floor to ceiling windows. The fully renovated kitchen (2026) showcases high quality quartz countertops, custom rustic hickory and maple cabinetry, a center island, and new stainless steel dishwasher, microwave, and stove (2026). Step outside to the deck overlooking the covered patio, and picturesque grounds. The primary suite features a spa inspired bath with quartz countertops, double vanities, a skylight, and a frameless glass shower. Recent improvements also include an updated second floor bathroom, fresh interior paint throughout, new lighting, new second floor carpeting, and porcelain tile flooring throughout the first floor. Additional highlights include an unfinished full walkout basement, 25' x 25' pole barn, potting shed with electric, architectural roof (2015), furnace and central air (2016), water softener (2018), and hot water tank (2021). Properties combining this level of craftsmanship, recent updates, and nearly 15 private acres are a rare find. Don't miss your opportunity to make this exceptional property your own.

7661 Abbott Hill Road, Concord

$900,000

WHETHER YOU ARE LOOKING FOR A SPACIOUS HOME OR A BUSINESS OPPORTUNITY, THIS VILLAGE BED AND BREAKFAST IS A UNIQUE PROPERTY FOR SALE! CURRENTLY OPERATING AS A SUCCESSFUL B & B, THE PROPERTY INCLUDES FIVE RENTAL ROOMS, EACH WITH ENSUITE BATHROOMS, TWO EFFICIENCY APARTMENTS, THE OWNER'S QUARTERS, AND A THIRD-FLOOR APARTMENT THAT COULD BE IDEAL FOR A CARETAKER SUITE. THE ENTRY LEVEL COULD ALSO ACCOMMODATE A HANDICAP-ACCESSIBLE BEDROOM AND BATHROOM FOR ADDED VERSATILITY. THE DINING ROOM IS DESIGNED FOR BOTH LARGE GATHERINGS AND INTIMATE MEALS, FEATURING A FAMILY-SIZED TABLE AS WELL AS SMALLER TABLES AND CHAIRS FOR A COZY AMBIENCE. THE LIVING ROOM OFFERS A RELAXING ATMOSPHERE WITH A FIREPLACE AND A BAR AREA, PERFECT FOR GUESTS TO ENJOY. THE KITCHEN IS FULLY EQUIPPED WITH A CENTER ISLAND AND AN OFFICE WORKSPACE, MAKING IT EASY TO RUN THE BUSINESS EFFICIENTLY. THE OWNER’S ONE-BEDROOM, ONE-BATH APARTMENT WITH A SEPARATE ENTRANCE IS JUST AROUND THE CORNER FROM THE KITCHEN, OFFERING PRIVACY AND COMFORT. THE TWO EFFICIENCY APARTMENTS ARE PET-FRIENDLY, MAKING THEM A GREAT OPTION FOR A VARIETY OF GUESTS. THE THIRD-FLOOR QUARTERS HAVE ONLY EVER BEEN OCCUPIED BY FAMILY AND FRIENDS, ADDING TO THE PROPERTY'S APPEAL. THE WRAP-AROUND FRONT PORCH IS THE PERFECT PLACE TO RELAX, ENJOYING A CUP OF TEA OR HAPPY HOUR IN ONE OF THE ROCKING CHAIRS WHILE TAKING IN THE VILLAGE'S CHARM. RECENT UPDATES INCLUDE NEW SIDING, PORCH, ROOF, HOT WATER TANKS, AND A NEW DISHWASHER. THE SECOND FLOOR IS EQUIPPED WITH CENTRAL AIR CONDITIONING, ENSURING COMFORT FOR GUESTS THROUGHOUT THE YEAR. OWN A PIECE OF ELLICOTTVILLE'S HISTORY AND ENJOY THE CONVENIENCE OF BEING JUST ONE BLOCK AWAY FROM DOWNTOWN SHOPS, RESTAURANTS, AND ALL THE VILLAGE HAS TO OFFER! THIS PROPERTY IS ALSO LISTED COMMERCIALLY UNDER B1514575. DON’T MISS OUT ON THIS RARE OPPORTUNITY TO OWN A WELL-LOVED AND ESTABLISHED B & B IN ONE OF THE MOST DESIRABLE LOCATIONS IN THE VILLAGE. ONLY 1 MILE TO HOLIMONT SKI RESORT, HOLIDAY VALLEY GOLF & SKI RESORT, AND ADVENTURE PARK. ONE HOUR SOUTH OF BUFFALO MAKES THIS THE IDEAL STOP FOR NORTH BOUND OR SOUTH BOUND VISITORS. THE OWNER IS REMAINING IN THE AREA AND CAN ASSIST IN THE SALE TRANSITION.

9 Beds ⋅ 10 Baths ⋅ B1514674 MLS

WHETHER YOU ARE LOOKING FOR A SPACIOUS HOME OR A BUSINESS OPPORTUNITY, THIS VILLAGE BED AND BREAKFAST IS A UNIQUE PROPERTY FOR SALE! CURRENTLY OPERATING AS A SUCCESSFUL B & B, THE PROPERTY INCLUDES FIVE RENTAL ROOMS, EACH WITH ENSUITE BATHROOMS, TWO EFFICIENCY APARTMENTS, THE OWNER'S QUARTERS, AND A THIRD-FLOOR APARTMENT THAT COULD BE IDEAL FOR A CARETAKER SUITE. THE ENTRY LEVEL COULD ALSO ACCOMMODATE A HANDICAP-ACCESSIBLE BEDROOM AND BATHROOM FOR ADDED VERSATILITY. THE DINING ROOM IS DESIGNED FOR BOTH LARGE GATHERINGS AND INTIMATE MEALS, FEATURING A FAMILY-SIZED TABLE AS WELL AS SMALLER TABLES AND CHAIRS FOR A COZY AMBIENCE. THE LIVING ROOM OFFERS A RELAXING ATMOSPHERE WITH A FIREPLACE AND A BAR AREA, PERFECT FOR GUESTS TO ENJOY. THE KITCHEN IS FULLY EQUIPPED WITH A CENTER ISLAND AND AN OFFICE WORKSPACE, MAKING IT EASY TO RUN THE BUSINESS EFFICIENTLY. THE OWNER’S ONE-BEDROOM, ONE-BATH APARTMENT WITH A SEPARATE ENTRANCE IS JUST AROUND THE CORNER FROM THE KITCHEN, OFFERING PRIVACY AND COMFORT. THE TWO EFFICIENCY APARTMENTS ARE PET-FRIENDLY, MAKING THEM A GREAT OPTION FOR A VARIETY OF GUESTS. THE THIRD-FLOOR QUARTERS HAVE ONLY EVER BEEN OCCUPIED BY FAMILY AND FRIENDS, ADDING TO THE PROPERTY'S APPEAL. THE WRAP-AROUND FRONT PORCH IS THE PERFECT PLACE TO RELAX, ENJOYING A CUP OF TEA OR HAPPY HOUR IN ONE OF THE ROCKING CHAIRS WHILE TAKING IN THE VILLAGE'S CHARM. RECENT UPDATES INCLUDE NEW SIDING, PORCH, ROOF, HOT WATER TANKS, AND A NEW DISHWASHER. THE SECOND FLOOR IS EQUIPPED WITH CENTRAL AIR CONDITIONING, ENSURING COMFORT FOR GUESTS THROUGHOUT THE YEAR. OWN A PIECE OF ELLICOTTVILLE'S HISTORY AND ENJOY THE CONVENIENCE OF BEING JUST ONE BLOCK AWAY FROM DOWNTOWN SHOPS, RESTAURANTS, AND ALL THE VILLAGE HAS TO OFFER! THIS PROPERTY IS ALSO LISTED COMMERCIALLY UNDER B1514575. DON’T MISS OUT ON THIS RARE OPPORTUNITY TO OWN A WELL-LOVED AND ESTABLISHED B & B IN ONE OF THE MOST DESIRABLE LOCATIONS IN THE VILLAGE. ONLY 1 MILE TO HOLIMONT SKI RESORT, HOLIDAY VALLEY GOLF & SKI RESORT, AND ADVENTURE PARK. ONE HOUR SOUTH OF BUFFALO MAKES THIS THE IDEAL STOP FOR NORTH BOUND OR SOUTH BOUND VISITORS. THE OWNER IS REMAINING IN THE AREA AND CAN ASSIST IN THE SALE TRANSITION.

3 Jefferson Street, Ellicottville

$900,000

Once in a lifetime business opportunity! This money maker of a building is in pristine condition. Absolutely meticulous and well maintained throughout the years. This brick and stone building is producing boatloads of income and in turn key condition. Gross income is over $26,000.00 a month currently. Ten (1) bedroom units, ten (2) bedroom units including appliances and all utilities. House electric and water. Four levels of housing. The basement floor boasts coin operated washer and dryer, common areas, bathrooms and storage for the tenants. Office, kitchenette area and mechanical rooms are on the lower level as well. Updates include: flooring, windows, paint to name a few. This rare gem offers an opportunity to invest in an extremely well oiled machine, producing income with even more room to grow. Tons of buyer incentives for financing and grant opportunities. This is truly one of a kind and a must see!Also listed under MLSB1509232.

B1505919 MLS

Once in a lifetime business opportunity! This money maker of a building is in pristine condition. Absolutely meticulous and well maintained throughout the years. This brick and stone building is producing boatloads of income and in turn key condition. Gross income is over $26,000.00 a month currently. Ten (1) bedroom units, ten (2) bedroom units including appliances and all utilities. House electric and water. Four levels of housing. The basement floor boasts coin operated washer and dryer, common areas, bathrooms and storage for the tenants. Office, kitchenette area and mechanical rooms are on the lower level as well. Updates include: flooring, windows, paint to name a few. This rare gem offers an opportunity to invest in an extremely well oiled machine, producing income with even more room to grow. Tons of buyer incentives for financing and grant opportunities. This is truly one of a kind and a must see!Also listed under MLSB1509232.

942 Niagara Avenue, Niagara Falls

$899,900

Step into your own private paradise, nestled just steps from the vibrant heart of the Village of Lewiston. This stunning riverfront retreat offers magical sunsets, ever-changing seasonal scenery, and panoramic views of Canada—creating a one-of-a-kind living experience. The first floor features a formal living room with a cozy gas fireplace, Brazilian cherry hardwood floors, and views of the beautifully landscaped yard. A gourmet kitchen shines with stainless steel appliances, abundant cabinetry, granite countertops, and a charming eat-in nook. Entertain guests in the elegant formal dining room, or find inspiration in the versatile den—ideal as a home office, guest room, or library—featuring a stone chimney and custom built-ins. Step down into the showstopping family room with views of the river. Slide open the glass doors and walk into a private sanctuary—complete with an endless pool, serene patio, and endless opportunities to relax, fish, or birdwatch. Upstairs, the expansive primary suite is a true retreat, boasting new flooring, a wet bar, walk-in closet, and a full bath. Enjoy your morning coffee or unwind at sunset on the glass-surround balcony. Three additional bedrooms, a full bath with whirlpool tub, and a convenient second-floor laundry complete the upper level. Outside, the oversized lot is perfect for entertaining or unwinding—featuring a new patio with hot tub/swim-current pool. All the wiring is complete for lighting above the rear patio, and is set up for electricity at the top of the stairs leading to the dock area. Venture down the newly built stairs to the river's edge, where new steel stairs and a dock provide the perfect spot to soak in the river life. This is more than a home—it's a lifestyle.

4 Beds ⋅ 3 Baths ⋅ B1637410 MLS

Step into your own private paradise, nestled just steps from the vibrant heart of the Village of Lewiston. This stunning riverfront retreat offers magical sunsets, ever-changing seasonal scenery, and panoramic views of Canada—creating a one-of-a-kind living experience. The first floor features a formal living room with a cozy gas fireplace, Brazilian cherry hardwood floors, and views of the beautifully landscaped yard. A gourmet kitchen shines with stainless steel appliances, abundant cabinetry, granite countertops, and a charming eat-in nook. Entertain guests in the elegant formal dining room, or find inspiration in the versatile den—ideal as a home office, guest room, or library—featuring a stone chimney and custom built-ins. Step down into the showstopping family room with views of the river. Slide open the glass doors and walk into a private sanctuary—complete with an endless pool, serene patio, and endless opportunities to relax, fish, or birdwatch. Upstairs, the expansive primary suite is a true retreat, boasting new flooring, a wet bar, walk-in closet, and a full bath. Enjoy your morning coffee or unwind at sunset on the glass-surround balcony. Three additional bedrooms, a full bath with whirlpool tub, and a convenient second-floor laundry complete the upper level. Outside, the oversized lot is perfect for entertaining or unwinding—featuring a new patio with hot tub/swim-current pool. All the wiring is complete for lighting above the rear patio, and is set up for electricity at the top of the stairs leading to the dock area. Venture down the newly built stairs to the river's edge, where new steel stairs and a dock provide the perfect spot to soak in the river life. This is more than a home—it's a lifestyle.

305 S 1st Street, Lewiston

$899,000

Over a century ago, one of the country's first breakfast cereal titans built himself a home worthy of the Gilded Age. It's six thousand square feet of brick and walnut and marble, rising up on the corner of Norwood Avenue and Summer Street like a declaration, like a monument built not just for a cereal baron but for the ages. Step through the enormous wood front door and understand immediately that craftsmanship is a word that has been cheapened, degraded, run through the modern mill and spat out as a marketing term. Here it means something. The walnut floors in the living room. The marble in the foyer. The moldings in the dining room, climbing the walls in their plaster splendor. The house has lived many lives in its 124 years — private mansion, music school, speech clinic, private mansion again-cycling through Buffalo's own century of boom and retrenchment and renaissance, never falling backwards and standing exactly where Ellsworth planted it, on this tree-lined street in the Elmwood Village, immovable, unapologetic, magnificent. Five bedrooms. Three full bathrooms and two half bathrooms. A chef's kitchen of serious scale. A grand living room with a pool table and a fireplace and enough space for all your friends and family. A terrace. An in-ground pool and hot tub. And outside, the Elmwood Village — the restaurants, the shops, Kleinhan's with its symphonies by Mozart and Brahms and the AGK with its de Koonings and its Rothkos — all of it walkable, all of it there, humming away just outside the thick, expertly-laid brick walls. They are not building houses like this anymore. But occasionally, one does get offered for sale.

5 Beds ⋅ 5 Baths ⋅ B1683074 MLS

Over a century ago, one of the country's first breakfast cereal titans built himself a home worthy of the Gilded Age. It's six thousand square feet of brick and walnut and marble, rising up on the corner of Norwood Avenue and Summer Street like a declaration, like a monument built not just for a cereal baron but for the ages. Step through the enormous wood front door and understand immediately that craftsmanship is a word that has been cheapened, degraded, run through the modern mill and spat out as a marketing term. Here it means something. The walnut floors in the living room. The marble in the foyer. The moldings in the dining room, climbing the walls in their plaster splendor. The house has lived many lives in its 124 years — private mansion, music school, speech clinic, private mansion again-cycling through Buffalo's own century of boom and retrenchment and renaissance, never falling backwards and standing exactly where Ellsworth planted it, on this tree-lined street in the Elmwood Village, immovable, unapologetic, magnificent. Five bedrooms. Three full bathrooms and two half bathrooms. A chef's kitchen of serious scale. A grand living room with a pool table and a fireplace and enough space for all your friends and family. A terrace. An in-ground pool and hot tub. And outside, the Elmwood Village — the restaurants, the shops, Kleinhan's with its symphonies by Mozart and Brahms and the AGK with its de Koonings and its Rothkos — all of it walkable, all of it there, humming away just outside the thick, expertly-laid brick walls. They are not building houses like this anymore. But occasionally, one does get offered for sale.

325 Summer Street, Buffalo

$897,500

6434 Hencoop Road showcases the kind of space, setting, and craftsmanship buyers hope to find but rarely do in Ellicottville’s countryside market. Set on a private, wooded 1+ acre parcel, this home offers expansive living space designed to host, relax, and entertain in true four-season style. With multiple bedrooms and additional sleeping areas, the layout comfortably accommodates large groups — ideal for full-time living, ski retreats, or investment use. The home opens into a warm, lodge-style great room anchored by a stunning floor-to-ceiling stone fireplace, soaring ceilings, exposed beams, and walls of windows that flood the space with natural light and frame peaceful wooded views. The open layout flows seamlessly into a dedicated dining area and a well-appointed kitchen featuring granite countertops, quality cabinetry, stainless appliances, and an oversized island perfect for gathering after a day on the slopes or trails. Bedroom accommodations are generously sized, including sun-filled spaces with tranquil nature views that create true retreat-style comfort. Well-designed baths offer double vanities, walk-in showers, and ample storage. The finished lower level expands the home’s footprint with a recreation and game area complete with billiards, lounge seating, and walk-out style natural light — a perfect extension of the entertaining space and overnight capacity. A 3 car garage provides convenience and protection from winter weather, while additional storage easily handles skis, boards, bikes, and year-round gear. Step outside and you’re surrounded by nature — frequent deer sightings, wooded privacy, and the quiet that defines Ellicottville’s countryside lifestyle. Located just minutes from the Village, HoliMont’s slopes and renowned bike park, and Holiday Valley, this property delivers true four-season enjoyment — skiing, mountain biking, hiking, festivals, and outdoor adventure — all from your own private retreat.

5 Beds ⋅ 3 Baths ⋅ B1661524 MLS

6434 Hencoop Road showcases the kind of space, setting, and craftsmanship buyers hope to find but rarely do in Ellicottville’s countryside market. Set on a private, wooded 1+ acre parcel, this home offers expansive living space designed to host, relax, and entertain in true four-season style. With multiple bedrooms and additional sleeping areas, the layout comfortably accommodates large groups — ideal for full-time living, ski retreats, or investment use. The home opens into a warm, lodge-style great room anchored by a stunning floor-to-ceiling stone fireplace, soaring ceilings, exposed beams, and walls of windows that flood the space with natural light and frame peaceful wooded views. The open layout flows seamlessly into a dedicated dining area and a well-appointed kitchen featuring granite countertops, quality cabinetry, stainless appliances, and an oversized island perfect for gathering after a day on the slopes or trails. Bedroom accommodations are generously sized, including sun-filled spaces with tranquil nature views that create true retreat-style comfort. Well-designed baths offer double vanities, walk-in showers, and ample storage. The finished lower level expands the home’s footprint with a recreation and game area complete with billiards, lounge seating, and walk-out style natural light — a perfect extension of the entertaining space and overnight capacity. A 3 car garage provides convenience and protection from winter weather, while additional storage easily handles skis, boards, bikes, and year-round gear. Step outside and you’re surrounded by nature — frequent deer sightings, wooded privacy, and the quiet that defines Ellicottville’s countryside lifestyle. Located just minutes from the Village, HoliMont’s slopes and renowned bike park, and Holiday Valley, this property delivers true four-season enjoyment — skiing, mountain biking, hiking, festivals, and outdoor adventure — all from your own private retreat.

6434 Hencoop Hollow Road, Mansfield

$895,000

A Gorgeous Patio Home in the Sought-After Greythorne Community. Beautifully designed and decorated, this stunning patio home showcases an all-neutral décor, fine finishes, and exceptional spaces perfect for hosting family and friends. An elegant foyer welcomes your guests and opens to the fabulous family and dining areas, highlighted by a fantastic gas fireplace that adds warmth and style. The spectacular kitchen offers abundant cabinetry and counter space, top-of-the-line appliances, a sunlit eating area, and a wonderful island—ideal for everyday living and entertaining. A four-season sunroom provides the perfect transition to the private patio and lovely yard. With 2 bedrooms and 2 full baths, the home includes a sensational owner's suite with a glamour bath, plus a terrific den and a pretty powder room. The luxurious lower level expands your living options with endless possibilities with generous storage, wonderful entertaining spaces, and an additional full bath. Set on glorious grounds with exceptional curb appeal, this home is close to all conveniences and offers the ease, comfort, and elegance you’ve been searching for. I’d like to Welcome you to your home!

2 Beds ⋅ 4 Baths ⋅ B1689674 MLS

A Gorgeous Patio Home in the Sought-After Greythorne Community. Beautifully designed and decorated, this stunning patio home showcases an all-neutral décor, fine finishes, and exceptional spaces perfect for hosting family and friends. An elegant foyer welcomes your guests and opens to the fabulous family and dining areas, highlighted by a fantastic gas fireplace that adds warmth and style. The spectacular kitchen offers abundant cabinetry and counter space, top-of-the-line appliances, a sunlit eating area, and a wonderful island—ideal for everyday living and entertaining. A four-season sunroom provides the perfect transition to the private patio and lovely yard. With 2 bedrooms and 2 full baths, the home includes a sensational owner's suite with a glamour bath, plus a terrific den and a pretty powder room. The luxurious lower level expands your living options with endless possibilities with generous storage, wonderful entertaining spaces, and an additional full bath. Set on glorious grounds with exceptional curb appeal, this home is close to all conveniences and offers the ease, comfort, and elegance you’ve been searching for. I’d like to Welcome you to your home!

168 Stonham Way, Amherst

$890,000

Welcome to this stunning luxury home located just a short walk from the heart of the Village of Orchard Park! Offering nearly 3,900 sq. ft., this impressive 2-story center-entrance colonial combines elegant finishes, generous living spaces and exceptional outdoor entertaining. Enter through the open foyer where gleaming hardwood floors flow throughout the first floor. A private den/office and formal dining room flank the entry. The gourmet kitchen features a large center island, stainless steel appliances, walk-in pantry, subway tile backspalsh, and plenty of space for gathering. The kitchen opens to a sunroom overlooking the private backyard and a dramatic 2-story great room featuring a wall of windows, abundant natural light and gas fireplace. First-floor laundry adds everyday convenience. Upstairs, the spacious owner’s suite is a true retreat with tray ceiling, large walk-in closet and luxurious en suite featuring a jetted soaking tub, oversized glass-enclosed shower, double vanity and private water closet. Three additional generously sized bedrooms and a main bath with double vanity complete the second floor, along with an open overlook to the great room below. The beautifully finished basement provides even more space, including a recreation/man cave area, separate workout room, tastefully finished third full bath and plenty of storage. Step outside to a professionally landscaped, fully fenced backyard with no rear neighbors, offering exceptional privacy. Enjoy the maintenance-free deck leading to an expansive exposed-aggregate concrete patio with an oversized built-in gas fire pit—perfect for entertaining or relaxing outdoors. Additional features include a whole-house generator, Rain Soft whole-house water treatment system and attic storage. Beautifully maintained, filled with natural light and truly turnkey—move right in and enjoy everything this exceptional home has to offer! Seller reserves the right to set an offer deadline if needed.

4 Beds ⋅ 4 Baths ⋅ B1711816 MLS

Welcome to this stunning luxury home located just a short walk from the heart of the Village of Orchard Park! Offering nearly 3,900 sq. ft., this impressive 2-story center-entrance colonial combines elegant finishes, generous living spaces and exceptional outdoor entertaining. Enter through the open foyer where gleaming hardwood floors flow throughout the first floor. A private den/office and formal dining room flank the entry. The gourmet kitchen features a large center island, stainless steel appliances, walk-in pantry, subway tile backspalsh, and plenty of space for gathering. The kitchen opens to a sunroom overlooking the private backyard and a dramatic 2-story great room featuring a wall of windows, abundant natural light and gas fireplace. First-floor laundry adds everyday convenience. Upstairs, the spacious owner’s suite is a true retreat with tray ceiling, large walk-in closet and luxurious en suite featuring a jetted soaking tub, oversized glass-enclosed shower, double vanity and private water closet. Three additional generously sized bedrooms and a main bath with double vanity complete the second floor, along with an open overlook to the great room below. The beautifully finished basement provides even more space, including a recreation/man cave area, separate workout room, tastefully finished third full bath and plenty of storage. Step outside to a professionally landscaped, fully fenced backyard with no rear neighbors, offering exceptional privacy. Enjoy the maintenance-free deck leading to an expansive exposed-aggregate concrete patio with an oversized built-in gas fire pit—perfect for entertaining or relaxing outdoors. Additional features include a whole-house generator, Rain Soft whole-house water treatment system and attic storage. Beautifully maintained, filled with natural light and truly turnkey—move right in and enjoy everything this exceptional home has to offer! Seller reserves the right to set an offer deadline if needed.

51 Golden Crescent Way, Orchard Park

$890,000

Welcome to this stunning home in the highly sought-after Golden Pheasant Estates in Getzville! Situated on a corner lot and nearly one acre of private, beautifully landscaped grounds, this exquisite property offers resort-style living at its finest. Enjoy a luxurious in-ground pool with a hot tub and waterfall, a multi-tiered deck with gazebo, concrete patio, playset and picturesque views of a serene pond — perfect for relaxing or entertaining. Inside, the first floor features Brazilian hardwood floors, gorgeous spacious dining room with wainscoting and 9-foot ceilings in both the family room. The newer kitchen is truly a showstopper, ideal for any home chef. A first-floor study with custom built-ins provides the perfect work-from-home space. Upstairs, you’ll find spacious bedrooms, including a primary suite with 9 foot ceilings and dual walk-in closets and a luxurious ensuite bath. The finished basement expands your living space and is equipped with a separate service entrance, full bathroom, dedicated workout room, wet bar, and a pool table — a true entertainment hub! Other amenities include a new shed, partial roof 2025, new generator , sump pump with backup, sprinkler system, 2024 furnace and AC 2021 ; adding even more convenience to this exceptional property. This won't last !

4 Beds ⋅ 4 Baths ⋅ B1637939 MLS

Welcome to this stunning home in the highly sought-after Golden Pheasant Estates in Getzville! Situated on a corner lot and nearly one acre of private, beautifully landscaped grounds, this exquisite property offers resort-style living at its finest. Enjoy a luxurious in-ground pool with a hot tub and waterfall, a multi-tiered deck with gazebo, concrete patio, playset and picturesque views of a serene pond — perfect for relaxing or entertaining. Inside, the first floor features Brazilian hardwood floors, gorgeous spacious dining room with wainscoting and 9-foot ceilings in both the family room. The newer kitchen is truly a showstopper, ideal for any home chef. A first-floor study with custom built-ins provides the perfect work-from-home space. Upstairs, you’ll find spacious bedrooms, including a primary suite with 9 foot ceilings and dual walk-in closets and a luxurious ensuite bath. The finished basement expands your living space and is equipped with a separate service entrance, full bathroom, dedicated workout room, wet bar, and a pool table — a true entertainment hub! Other amenities include a new shed, partial roof 2025, new generator , sump pump with backup, sprinkler system, 2024 furnace and AC 2021 ; adding even more convenience to this exceptional property. This won't last !

46 Golden Pheasant Drive, Amherst

$890,000

This stunning home located in prestigous Ellicottville is nestled in a secluded and private natural oasis.Custom built by the original owner has all upgrades and custom features.The exterior boasts Hardie Board cementious siding and absolutely beautiful curb appeal.Also featuring stone front accenting covered front door entry.Fabulous Bamboo flooring gleaming throughout.Open and bright gourmet kitchen with island and breakfast bar.Open staircase leading to stunning upstairs.Large bedrooms and baths.Stand up ceramic showers and large soaking tub.Beautiful and soft trending colors throughout this relaxing home.Pendant lights in kitchen offer added brightness.Cozy dining/family room overlooking warm gas fireplace with breathtaking mantle.This area overlooks covered porch with barbeque and 6 person hot tub.The yard is so spectacular and hidden away in nature all around for perfect privacy and to take a minute to yourself.Also a lovely patio as well.There is a steam room sauna for added relaxation as well.This home is on 3 levels for added diversity and interest throughout.Large primary suite for a quiet getaway or just to unwind after a long day.This home is well insulated and offers low utility bills.Under floor heating in lower level for those cold winter nights.There is also a huge oversized garage perfect for the car buff or all your storage needs.The garage also adds 575 square feet.This is a superb and outstanding residence and is located in the beautiful ski hill area of the delightful town of Ellicottville.Ellicottville offers some of the best skiing in New York State,golfing,all kinds of activities,festivals ,restauarants,cafes and bars.This home is absolutely perfect and offers something for everyone!

4 Beds ⋅ 5 Baths ⋅ B1621078 MLS

This stunning home located in prestigous Ellicottville is nestled in a secluded and private natural oasis.Custom built by the original owner has all upgrades and custom features.The exterior boasts Hardie Board cementious siding and absolutely beautiful curb appeal.Also featuring stone front accenting covered front door entry.Fabulous Bamboo flooring gleaming throughout.Open and bright gourmet kitchen with island and breakfast bar.Open staircase leading to stunning upstairs.Large bedrooms and baths.Stand up ceramic showers and large soaking tub.Beautiful and soft trending colors throughout this relaxing home.Pendant lights in kitchen offer added brightness.Cozy dining/family room overlooking warm gas fireplace with breathtaking mantle.This area overlooks covered porch with barbeque and 6 person hot tub.The yard is so spectacular and hidden away in nature all around for perfect privacy and to take a minute to yourself.Also a lovely patio as well.There is a steam room sauna for added relaxation as well.This home is on 3 levels for added diversity and interest throughout.Large primary suite for a quiet getaway or just to unwind after a long day.This home is well insulated and offers low utility bills.Under floor heating in lower level for those cold winter nights.There is also a huge oversized garage perfect for the car buff or all your storage needs.The garage also adds 575 square feet.This is a superb and outstanding residence and is located in the beautiful ski hill area of the delightful town of Ellicottville.Ellicottville offers some of the best skiing in New York State,golfing,all kinds of activities,festivals ,restauarants,cafes and bars.This home is absolutely perfect and offers something for everyone!

1 Moranda Lane, Mansfield

$885,000

Tucked away on a quiet cul-de-sac in one of East Aurora's most sought after neighborhoods, 17 Nye Hill is an exceptional home with over 3,400 square feet of thoughtfully designed living space surrounded by beautifully landscaped grounds & private backyard setting. A grand foyer welcomes you inside, where rich hardwood floors, elegant formal living and dining rooms, and abundant natural light create an immediate sense of warmth and sophistication. The stunning cathedral ceiling family room serves as the heart of the home, offering an inviting gathering space while remaining seamlessly connected to the spacious kitchen. One of the home's most impressive features is the expansive sun filled porch overlooking the backyard and mature landscape beyond. With walls of windows and generous space for both dining and lounging, this remarkable retreat extends the living area outdoors and provides the perfect setting for morning coffee or quiet evenings taking in the view. Designed with both functionality and flexibility in mind, the home features dual staircases, 1st and 2nd floor laundry areas, generously sized bedrooms, and exceptional architectural detail throughout. The spacious primary suite offers hardwood floors, a beautiful tray ceiling, spacious ensuite with soaking tub, radiant heated flooring, 2 walk-in closets - a peaceful retreat at the end of the day. Two secondary bedrooms are connected by a desirable Jack and Jill bath, providing both privacy and convenience. The finished basement offers valuable additional living space with a 5th bedroom, full bathroom & recreation room. Mechanicals updates include Roof Dec'22, Hot Water Tank '25 & new Sump pump. Located in the Village of East Aurora, you'll enjoy convenient access to boutique shopping, restaurants, theaters, parks, and community events while coming home each day to the privacy and tranquility of this exceptional property. A rare opportunity to own a beautifully maintained home that combines timeless design, flexible living space, and an outstanding location. Showings begin at the Open House on Wed, June 3 from 5PM to 7PM. Another Open House to be held on Sat, June 6 from 1PM to 3PM. Offers due 06/08 at 7pm

5 Beds ⋅ 4 Baths ⋅ B1685630 MLS

Tucked away on a quiet cul-de-sac in one of East Aurora's most sought after neighborhoods, 17 Nye Hill is an exceptional home with over 3,400 square feet of thoughtfully designed living space surrounded by beautifully landscaped grounds & private backyard setting. A grand foyer welcomes you inside, where rich hardwood floors, elegant formal living and dining rooms, and abundant natural light create an immediate sense of warmth and sophistication. The stunning cathedral ceiling family room serves as the heart of the home, offering an inviting gathering space while remaining seamlessly connected to the spacious kitchen. One of the home's most impressive features is the expansive sun filled porch overlooking the backyard and mature landscape beyond. With walls of windows and generous space for both dining and lounging, this remarkable retreat extends the living area outdoors and provides the perfect setting for morning coffee or quiet evenings taking in the view. Designed with both functionality and flexibility in mind, the home features dual staircases, 1st and 2nd floor laundry areas, generously sized bedrooms, and exceptional architectural detail throughout. The spacious primary suite offers hardwood floors, a beautiful tray ceiling, spacious ensuite with soaking tub, radiant heated flooring, 2 walk-in closets - a peaceful retreat at the end of the day. Two secondary bedrooms are connected by a desirable Jack and Jill bath, providing both privacy and convenience. The finished basement offers valuable additional living space with a 5th bedroom, full bathroom & recreation room. Mechanicals updates include Roof Dec'22, Hot Water Tank '25 & new Sump pump. Located in the Village of East Aurora, you'll enjoy convenient access to boutique shopping, restaurants, theaters, parks, and community events while coming home each day to the privacy and tranquility of this exceptional property. A rare opportunity to own a beautifully maintained home that combines timeless design, flexible living space, and an outstanding location. Showings begin at the Open House on Wed, June 3 from 5PM to 7PM. Another Open House to be held on Sat, June 6 from 1PM to 3PM. Offers due 06/08 at 7pm

17 Nye Hill Road, Aurora

$885,000

Enjoy this summer at the beach in this impeccable 3 bed 2.5 bath, year-round house with stunning Lake Erie views and a beautiful beach. Take morning walks along the shore, enjoy summer evening beach fires, bring your jet skis and boats to the nearby launch just one door down, or relax on your deck and take in breathtaking sunset views—this is a rare find. The home welcomes you with an open floor plan featuring walls of windows overlooking the lake, filling the space with natural light. The spacious living and dining area offers direct access to the back deck, yard, and beach, all enhanced by the warmth of a gas fireplace. The attractive kitchen includes an island, granite counters, and all appliances. First-floor living is easy with a primary bedroom and bath, a generously sized laundry room, and a convenient half bath. The second floor features a large bedroom with vaulted ceilings and a walk-in closet, ideal as a primary suite or flexible guest space, along with a third bedroom and sitting area. The full poured basement includes a direct walkout staircase, perfect for easy storage of beach gear, kayaks, and more. A bonus 2.5-car attached garage with a finished floor completes this beautifully maintained home. Get ready to enjoy coffee overlooking Lake Erie, beach walks, boating, jet skis, fires by the water, and unforgettable sunsets—this is the lifestyle you’ve been waiting for.

3 Beds ⋅ 3 Baths ⋅ B1676217 MLS

Enjoy this summer at the beach in this impeccable 3 bed 2.5 bath, year-round house with stunning Lake Erie views and a beautiful beach. Take morning walks along the shore, enjoy summer evening beach fires, bring your jet skis and boats to the nearby launch just one door down, or relax on your deck and take in breathtaking sunset views—this is a rare find. The home welcomes you with an open floor plan featuring walls of windows overlooking the lake, filling the space with natural light. The spacious living and dining area offers direct access to the back deck, yard, and beach, all enhanced by the warmth of a gas fireplace. The attractive kitchen includes an island, granite counters, and all appliances. First-floor living is easy with a primary bedroom and bath, a generously sized laundry room, and a convenient half bath. The second floor features a large bedroom with vaulted ceilings and a walk-in closet, ideal as a primary suite or flexible guest space, along with a third bedroom and sitting area. The full poured basement includes a direct walkout staircase, perfect for easy storage of beach gear, kayaks, and more. A bonus 2.5-car attached garage with a finished floor completes this beautifully maintained home. Get ready to enjoy coffee overlooking Lake Erie, beach walks, boating, jet skis, fires by the water, and unforgettable sunsets—this is the lifestyle you’ve been waiting for.

386 Roat Drive, Evans

$885,000

Rental Investment Opportunity in the Village of Fredonia! This well-maintained property features a 20-unit apartment complex along with a spacious 4–5 bedroom, 1.5-bath single-family home, all situated on approximately 1.9 acres. Built in 1971 and meticulously cared for, the property offers a proven track record of consistent tenancy and lucrative rental income. Each apartment is a generously sized one-bedroom, one-bath unit designed for comfortable living. The property also provides ample onsite parking and additional storage space for tenants. Ideally located near SUNY Fredonia, the NYS Thruway, D&F Plaza, and the Lake Erie waterfront, pier, and beaches—making it highly attractive to renters. An outstanding opportunity for investors seeking a stable, income-producing asset with long-term growth potential. Showings need to be between Tuesday-Friday, 9am-4pm when management is available to assist. *Being sold, "as is", seller will not do repairs.

20 Beds ⋅ R1634164 MLS

Rental Investment Opportunity in the Village of Fredonia! This well-maintained property features a 20-unit apartment complex along with a spacious 4–5 bedroom, 1.5-bath single-family home, all situated on approximately 1.9 acres. Built in 1971 and meticulously cared for, the property offers a proven track record of consistent tenancy and lucrative rental income. Each apartment is a generously sized one-bedroom, one-bath unit designed for comfortable living. The property also provides ample onsite parking and additional storage space for tenants. Ideally located near SUNY Fredonia, the NYS Thruway, D&F Plaza, and the Lake Erie waterfront, pier, and beaches—making it highly attractive to renters. An outstanding opportunity for investors seeking a stable, income-producing asset with long-term growth potential. Showings need to be between Tuesday-Friday, 9am-4pm when management is available to assist. *Being sold, "as is", seller will not do repairs.

346-350 Central Avenue, Pomfret

$885,000

Welcome to 70 Muirfield Drive, an exceptional residence in Crag Burn Village, located next to Crag Burn Golf Club. With approximately 3900 square feet on the first and second floors and an additional 1200 square feet of finished space in the walkout basement, this home blends elegant design with modern comforts with over 5,000 sqft of finished living space. The 1st floor master suite is a true retreat, offering a whirlpool tub, walk in steam shower, spacious walk in closet and its own wood burning fireplace. A mounted projector screen adds versatility to the space, creating a relaxing private haven. The expansive living room features a built in wet bar and a gas fireplace. The gourmet kitchen, remodeled in 2014, is highlighted by premium Siematic cabinetry, an island, and built in appliances. A formal dining room and casual eat in area provide multiple spaces for entertaining. The first floor laundry includes a cedar closet currently used as a pantry. Upstairs, two additional bedrooms are complemented by a full bath remodeled in 2018. In total, the home includes four bedrooms, three full baths, and two half baths. Cathedral ceilings, natural woodwork, and expansive windows fill the interiors with light and character. The finished basement expands the living options with a recreation room, additional bath, and walkout access to the private yard. Outdoor living is enhanced by a Kohler awning and a huge wrap around deck, perfect for gatherings or quiet evenings. Notable updates include a cedar roof being professionally cleaned this month, 3 furnaces dedicated to the home allow zoned heating/cooling and a heated garage. A permanent generator provides peace of mind. The three car attached garage, circular drive, and wooded 2.5 acre lot complete this remarkable property. Located in the Iroquois School District, this home presents a rare opportunity in one of East Aurora’s most desirable neighborhoods. Sqft based on recent measurement done by licensed appraiser. Above grade finished living area is 3,892 sqft, additional basement square footage is 1,270.

4 Beds ⋅ 5 Baths ⋅ B1638464 MLS

Welcome to 70 Muirfield Drive, an exceptional residence in Crag Burn Village, located next to Crag Burn Golf Club. With approximately 3900 square feet on the first and second floors and an additional 1200 square feet of finished space in the walkout basement, this home blends elegant design with modern comforts with over 5,000 sqft of finished living space. The 1st floor master suite is a true retreat, offering a whirlpool tub, walk in steam shower, spacious walk in closet and its own wood burning fireplace. A mounted projector screen adds versatility to the space, creating a relaxing private haven. The expansive living room features a built in wet bar and a gas fireplace. The gourmet kitchen, remodeled in 2014, is highlighted by premium Siematic cabinetry, an island, and built in appliances. A formal dining room and casual eat in area provide multiple spaces for entertaining. The first floor laundry includes a cedar closet currently used as a pantry. Upstairs, two additional bedrooms are complemented by a full bath remodeled in 2018. In total, the home includes four bedrooms, three full baths, and two half baths. Cathedral ceilings, natural woodwork, and expansive windows fill the interiors with light and character. The finished basement expands the living options with a recreation room, additional bath, and walkout access to the private yard. Outdoor living is enhanced by a Kohler awning and a huge wrap around deck, perfect for gatherings or quiet evenings. Notable updates include a cedar roof being professionally cleaned this month, 3 furnaces dedicated to the home allow zoned heating/cooling and a heated garage. A permanent generator provides peace of mind. The three car attached garage, circular drive, and wooded 2.5 acre lot complete this remarkable property. Located in the Iroquois School District, this home presents a rare opportunity in one of East Aurora’s most desirable neighborhoods. Sqft based on recent measurement done by licensed appraiser. Above grade finished living area is 3,892 sqft, additional basement square footage is 1,270.

70 Muirfield Drive, Elma

$880,000

Welcome to this exceptional lakefront property mostly furnished is offering space, comfort, and an unbeatable location. Situated on a spacious lot, this 4-bedroom, 3.5-bath home combines thoughtful design with the lifestyle benefits of waterfront living. The custom kitchen features elegant marble countertops, quality cabinetry, and ample workspace—ideal for both everyday use and entertaining. The oversized living room is a standout, offering two distinct sitting areas with a wood-burning fireplace and lake view creating a warm and inviting atmosphere. A light filled sunroom provides year-round enjoyment and the perfect place to relax while taking in the surrounding views. The home includes two en-suite bedrooms, offering flexibility for guests or multi-generational living. The primary suite is generously sized, complete with a walk-in closet and a custom-designed bathroom. Step outside to an expansive, maintenance-free deck—perfect for entertaining or simply enjoying the peaceful setting. The large front yard adds additional outdoor space rarely found in lakefront properties. Additional features include a garage and a basement offering excellent storage. Located just two minutes from the Village of Lakewood, you’ll enjoy easy access to local shops, restaurants, a public beach and park, and tennis courts—giving you the best of both privacy and convenience. A rare opportunity to own a spacious lakefront home in a highly desirable area.

4 Beds ⋅ 4 Baths ⋅ R1673287 MLS

Welcome to this exceptional lakefront property mostly furnished is offering space, comfort, and an unbeatable location. Situated on a spacious lot, this 4-bedroom, 3.5-bath home combines thoughtful design with the lifestyle benefits of waterfront living. The custom kitchen features elegant marble countertops, quality cabinetry, and ample workspace—ideal for both everyday use and entertaining. The oversized living room is a standout, offering two distinct sitting areas with a wood-burning fireplace and lake view creating a warm and inviting atmosphere. A light filled sunroom provides year-round enjoyment and the perfect place to relax while taking in the surrounding views. The home includes two en-suite bedrooms, offering flexibility for guests or multi-generational living. The primary suite is generously sized, complete with a walk-in closet and a custom-designed bathroom. Step outside to an expansive, maintenance-free deck—perfect for entertaining or simply enjoying the peaceful setting. The large front yard adds additional outdoor space rarely found in lakefront properties. Additional features include a garage and a basement offering excellent storage. Located just two minutes from the Village of Lakewood, you’ll enjoy easy access to local shops, restaurants, a public beach and park, and tennis courts—giving you the best of both privacy and convenience. A rare opportunity to own a spacious lakefront home in a highly desirable area.

79 E Terrace Avenue, Busti

$880,000

Commanding curb appeal and classic Buffalo charm define this three-story brick home. Designed in the Second Empire style, it is rich with architectural character and thoughtful updates, presenting a rare opportunity to enjoy historic elegance with modern comfort. Throughout the property, you’ll find every space has been thoughtfully designed for hosting, gathering, and bringing people together. A series of glass entry doors presents a soaring two-story foyer, where a curved staircase makes a stunning first impression. French doors open to a spacious dining room with loads of natural light, a gas fireplace, coffered ceiling, and built-in bookshelves. Just beyond, a cozy living room offers a comfortable space to unwind, while a dedicated media room—equipped with a projector screen and built-in surround sound—sets the stage for quiet movie nights. The modern kitchen is both stylish and functional, featuring quartz countertops, a tiled backsplash, built-in oven and range, a walk-in pantry, and a convenient coffee/wine bar. Upstairs, the second floor offers a spacious primary suite with its own sitting room and an expansive dream bath and closet combination, complete with a soaking tub. This level also includes a laundry room, an additional large bedroom, with ensuite full bath. Accessible by both front and back staircases, the third floor provides incredible flexibility with a large office or lounge space, two additional bedrooms, and an additional 1.5 baths. A separate entrance to the basement provides a well appointed garden-level apartment complete with a chef’s kitchen, deluxe full bath, separate laundry, and more—ideal for guests, extended living, or in-law quarters. Outside, the fully fenced backyard transforms into a private garden oasis. Designed for entertaining, it features multiple spaces for dining, cooking, and relaxing. Positioned across the street from The Saturn Club and within the Linwood preservation district, this home qualifies for historic tax credits to preserve its character and charm. Don’t miss your chance to call this home. Let’s Move.

5 Beds ⋅ 6 Baths ⋅ B1664976 MLS

Commanding curb appeal and classic Buffalo charm define this three-story brick home. Designed in the Second Empire style, it is rich with architectural character and thoughtful updates, presenting a rare opportunity to enjoy historic elegance with modern comfort. Throughout the property, you’ll find every space has been thoughtfully designed for hosting, gathering, and bringing people together. A series of glass entry doors presents a soaring two-story foyer, where a curved staircase makes a stunning first impression. French doors open to a spacious dining room with loads of natural light, a gas fireplace, coffered ceiling, and built-in bookshelves. Just beyond, a cozy living room offers a comfortable space to unwind, while a dedicated media room—equipped with a projector screen and built-in surround sound—sets the stage for quiet movie nights. The modern kitchen is both stylish and functional, featuring quartz countertops, a tiled backsplash, built-in oven and range, a walk-in pantry, and a convenient coffee/wine bar. Upstairs, the second floor offers a spacious primary suite with its own sitting room and an expansive dream bath and closet combination, complete with a soaking tub. This level also includes a laundry room, an additional large bedroom, with ensuite full bath. Accessible by both front and back staircases, the third floor provides incredible flexibility with a large office or lounge space, two additional bedrooms, and an additional 1.5 baths. A separate entrance to the basement provides a well appointed garden-level apartment complete with a chef’s kitchen, deluxe full bath, separate laundry, and more—ideal for guests, extended living, or in-law quarters. Outside, the fully fenced backyard transforms into a private garden oasis. Designed for entertaining, it features multiple spaces for dining, cooking, and relaxing. Positioned across the street from The Saturn Club and within the Linwood preservation district, this home qualifies for historic tax credits to preserve its character and charm. Don’t miss your chance to call this home. Let’s Move.

283 Linwood Avenue, Buffalo

$880,000

Magnificent Traditional home with marvelous modern touches. This wonderful Woodstream Farms Colonial has fine finishes, a fantastic floor plan, and spectacular spaces to host family and friends. Guests are greeted by the elegant foyer and graceful staircase. The large formal living and dining areas make entertaining a breeze. Terrific den with French doors. The stunning chef’s kitchen (renovations 2023) complete with custom cabinetry, breakfast bar, and pantry looks over the sun-lit sunroom. A warm and inviting family room has a wall of windows, beautiful built-ins, and fabulous fireplace. The Mudroom and pretty powder room round up the first floor. 2nd floor boasts all nice sized bedrooms and 2 full baths. The primary bedroom has its own en-suite bath. The sensational park-like lot is the perfect spot for summer celebrations. Neutral paint colors and decor. New landscaping with gorgeous gardens and patios (2025). Siding and updated attached garage (2025). Sump pump back up equipment 2023. Whole house generator. I’d like to Welcome you to your home!

4 Beds ⋅ 3 Baths ⋅ B1664772 MLS

Magnificent Traditional home with marvelous modern touches. This wonderful Woodstream Farms Colonial has fine finishes, a fantastic floor plan, and spectacular spaces to host family and friends. Guests are greeted by the elegant foyer and graceful staircase. The large formal living and dining areas make entertaining a breeze. Terrific den with French doors. The stunning chef’s kitchen (renovations 2023) complete with custom cabinetry, breakfast bar, and pantry looks over the sun-lit sunroom. A warm and inviting family room has a wall of windows, beautiful built-ins, and fabulous fireplace. The Mudroom and pretty powder room round up the first floor. 2nd floor boasts all nice sized bedrooms and 2 full baths. The primary bedroom has its own en-suite bath. The sensational park-like lot is the perfect spot for summer celebrations. Neutral paint colors and decor. New landscaping with gorgeous gardens and patios (2025). Siding and updated attached garage (2025). Sump pump back up equipment 2023. Whole house generator. I’d like to Welcome you to your home!

125 Briarhill Road, Amherst

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