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$350,000
6 Beds ⋅ 4 Baths ⋅ B1688233 MLS
Impressive turnkey 4-unit delivering a 11.2% cap rate! The owner has invested heavily since 2008, with major updates throughout. Recent highlights include new gutters and fascia (2025), full tear-off roof (2020), commercial grade hot water tank (2020), windows throughout (2018, 2020, 2023), exterior painted (2019, 2025) and garage roof (2018). Additional updates include a rebuilt chimney, electrical upgrade to circuit breakers, updated water lines, boiler with 2 zone valves, front steps rebuilt, concrete parking pad, and refreshed kitchens, bathrooms, and flooring throughout, including refinished hardwood floors. Off-street parking with a 2-car garage and concrete parking pad. Serious cash flow, serious updates. Everything has been done, just collect the rent.

220 Stevenson Street, Buffalo
$595,000
4 Beds ⋅ 3 Baths ⋅ B1686804 MLS
Open House Sunday 7/26 1-3pm Welcome to 6035 White Gate Crossing! This beautifully updated 4-bedroom, 2.5-bath home offers the perfect blend of space, style, and convenience in a quiet, desirable neighborhood. Fresh white finishes, updated flooring, and abundant natural light create a bright, clean, and move-in-ready space throughout the home. The updated kitchen serves as the heart of the home, offering the perfect space for cooking, entertaining, and everyday gatherings. Enjoy multiple living spaces with two spacious family rooms highlighted by soaring vaulted ceilings that fill the home with natural light. A dedicated front office provides the perfect work-from-home setup, while the upstairs loft offers flexible space for a playroom, media room, or study area. The home features four generously sized bedrooms, including an upstairs bedroom with impressive 14-foot ceilings. The spacious primary suite welcomes you through double doors and includes a large walk-in closet and an expansive en-suite bath. Recent mechanical updates provide added peace of mind, including a new central air conditioning system installed in 2024 and a new sump pump installed in 2026. Step outside to the patio, perfect for relaxing or entertaining, and enjoy the convenience of an attached 2-car garage. Located in the highly sought-after Williamsville School District while benefiting from lower Clarence taxes, this home offers a rare combination of value and location. Tucked away in a peaceful neighborhood, you’ll enjoy a quiet residential setting just minutes from Transit Road’s shopping, restaurants, and everyday conveniences, with easy access to major routes throughout Western New York. Move-in ready and beautifully updated. Don’t miss out! Open House Sunday 7/26 1pm - 3pm

6035 Whitegate Crossing, Clarence
$870,000
3 Beds ⋅ 4 Baths ⋅ B1687558 MLS
Gorgeous All Brick Patio Home in High-demand Hampton Hill Estates Community. Three Bedrooms, 3 Full Baths plus Powder Room. Tesmer-built with beautiful Custom Finishes, trimwork, crown moldings, upscale features. Lives like a spacious ranch home: First floor Primary Bedroom with Ensuite, Beautiful Living Room, Secondary Bedroom & Ensuite, Plus Den/Study and Laundry Room. Kitchen has granite counters & island, stainless Appliances, deluxe Cabinetry. Stunning Sold Hardwood Hickory floors throughout main floor (7"wide boards). Second floor has roomy Loft, another full Bedroom and Bath - perfect and private for guests. Custom Plantation Shutters all Windows! This is a free-standing Single-family Home, with NO shared walls. Impeccably-maintained. Newer Light Fixtures. Brand new Architectural Shingle Roof with Assessment Fully Paid. Full footprint basement. Roomy attached garage. Convenient Location to Village of Williamsville, Airport, Hi-ways, Shopping. Easy Condo Living with Low Monthly fee which includes Lawn Maintenance, Snow Removal. See also B 1687559

162 Hampton Hill Drive, Amherst
$870,000
3 Beds ⋅ 4 Baths ⋅ B1687559 MLS
Gorgeous All Brick Patio Home in High-demand Hampton Hill Estates Community. Three Bedrooms, 3 Full Baths plus Powder Room. Tesmer-built with beautiful Custom Finishes, trimwork, crown moldings, upscale features. Lives like a spacious ranch home: First floor Primary Bedroom with Ensuite, Beautiful Living Room, Secondary Bedroom & Ensuite, Plus Den/Study and Laundry Room. Kitchen has granite counters & island, stainless Appliances, deluxe Cabinetry. Stunning Sold Hardwood Hickory floors throughout main floor (7"wide boards). Second floor has roomy Loft, another full Bedroom and Bath - perfect and private for guests. This is a free-standing Single-family Home, with NO shared walls. Impeccably-maintained. Newer Light Fixtures. Plantation Shutters All Windows. Brand new Architectural Shingle Roof with Assessment Fully Paid. Full footprint basement. Roomy attached garage. Convenient Location to Village of Williamsville, Airport, Hi-ways, Shopping. Easy Condo Living with Low Monthly fee which includes Lawn Maintenance, Snow Removal. See also B1687558

162 Hampton Hill Drive, Amherst
$663,000
4 Beds ⋅ 3 Baths ⋅ B1687025 MLS
Welcome to 94 Lynette Ln. Let this beautiful open floor plan delight you offering loads of natural daylight throughout. Enjoy the convenience of your home office adjacent to the front door. Spacious living room with gas fireplace overlooking the private wooded garden. Dining area with walkout to the beautiful deck allowing the enjoyment of the private yard. Luxurious kitchen with quartz over the top island. Super wonderful storage is offered including all appliances. Spacious convenient mud room with excellent storage & pantry. Full finished basement welcoming extra square footage. Primary bedroom full bath and spacious walk-in closet. All bedrooms are generous in space with excellent closet space. Laundry is conveniently on the second floor. This a better than being a new build as every convenience has been completed. Enjoy your front deck while being able to make new friends. This home has been very well maintained and loved. The grounds have been meticulously cared for.

94 Lynette, Amherst
$474,900
9 Beds ⋅ 4 Baths ⋅ B1686290 MLS
Welcome to 767 West Ave, a prime investment opportunity on Buffalo's West Side! This beautifully renovated multi-family property features four spacious apartments, each with modern finishes, updated kitchens, and bathrooms, plus a finished attic space for added versatility. Located in a desirable neighborhood with easy access to amenities and public transportation, this turnkey building is ready for immediate rental, making it an ideal choice for both seasoned investors and newcomers looking to capitalize on Buffalo's thriving rental market. Don't miss out on this fantastic opportunity!

767 West Avenue, Buffalo
$400,000
6 Beds ⋅ 2 Baths ⋅ B1686527 MLS
Welcome to 369 Colvin Avenue, a well-maintained two-family home in the heart of North Buffalo offering an excellent opportunity for both owner-occupants and investors. Each unit features 3 bedrooms, 1 full bathroom, and generously sized living spaces, providing comfortable living and strong rental appeal. This property has seen numerous major updates in recent years, providing peace of mind and long-term value. Recent improvements include a full tear-off roof completed in 2023, central air conditioning systems for both units installed in 2024, attic insulation added in 2024 for improved energy efficiency, and professional basement waterproofing completed in 2025. The home also features newer windows throughout. Outside, you'll find a fully fenced backyard with a large concrete pad, offering ample space for parking, entertaining, or outdoor activities. Conveniently located near parks, restaurants, shopping, and all that North Buffalo has to offer, this property combines classic charm with important modern upgrades. Whether you're looking to expand your investment portfolio or occupy one unit while generating rental income from the other, 369 Colvin Avenue is a fantastic opportunity you won't want to miss. Open house August 2nd 1:00pm - 3:00pm.

369 Colvin Avenue, Buffalo
$539,400
5 Beds ⋅ 5 Baths ⋅ B1686265 MLS
Welcome to this spacious single-family home in the Town of Clarence, located within the highly desirable Williamsville School District. Offering just under 3,000 square feet of living space, this versatile property features 5 bedrooms and an impressive 5 full bathrooms—a rare combination ideal for large families or multi-generational living. A standout feature is the private in-law suite complete with its own kitchenette, providing flexibility for extended family, guests, or additional living arrangements. There is also a very large primary suite located on the 2nd floor along with extra space, which is perfect for your home office. The property also offers abundant living space, first-floor laundry, and a partially finished basement for recreation, or storage. Step outside to enjoy the large concrete deck, perfect for entertaining or relaxing. Additional peace of mind comes from the newer roof installed in 2017. Situated in a quiet neighborhood, this home offers the perfect balance of privacy and convenience, with shopping, dining, parks, and everyday amenities just minutes away. Don't miss this unique opportunity to own a spacious home with 5 full bathrooms, an in-law suite, and exceptional flexibility in one of Western New York's most sought-after school districts.

8165 Miles Road, Clarence
$3,800,000
6 Beds ⋅ 8 Baths ⋅ B1686094 MLS
An incredible and rarely available opportunity to bring the floor plans from one of Brownstone Homes’ most remarkable custom builds to the 10th and final lot in this exclusive cul-de-sac at 11 Sanctuary Court in Amherst. Located within the sought-after Williamsville School District, this proposed modern luxury estate offers approximately 8,800 sq ft of finished living space with a rare 6 bedroom, 6 full bath, 2 half bath layout across three expansive levels. The main floor is anchored by a breathtaking two-story great room with soaring 20' ceilings and a dramatic floor-to-ceiling stone fireplace, opening to a covered outdoor living area. The proposed design includes fully retractable pocket-style doors in both the kitchen and living room, creating a seamless indoor-outdoor connection. High-end details may include tray ceilings, 9/16" champagne white oak flooring, reverse brick ledge construction for flush first-floor transitions, custom cabinetry, quartz countertops and backsplashes, a Wolf six-burner cooktop, walk-in pantry, designer tile work, and top-tier finishes throughout. The first-floor primary suite is designed with a massive walk-in closet, fireplace, and a luxurious bath with dual vanities, dual showerheads, and a soaking tub within the shower. A second first-floor bedroom suite, private office, and impressive first-floor theater room with stadium-style seating complete the main level, while three additional bedroom suites are planned upstairs. The finished lower level is designed for elevated entertaining and recreation, including a lowered area ideal for a golf simulator and a walk-in safe. Additional proposed highlights include an oversized five-car garage, multiple gas fireplaces, built-in speakers, dedicated laundry rooms on both levels, and exceptional Brownstone Homes craftsmanship throughout. Every detail and finish can be customized with Brownstone Homes’ design team, allowing the buyer to personalize the home while maintaining the scale, presence, and vision of this remarkable floor plan. Final plans, finishes, pricing, and specifications are subject to builder approval and may vary.

11 Sanctuary Court, Amherst
$435,900
4 Beds ⋅ 3 Baths ⋅ B1686049 MLS
Exceptional 2/2 Double in the Heart of Buffalo's Elmwood Village! Located in one of Buffalo's most desirable neighborhoods, this well-maintained double offers off street parking and a spacious two-story owner's unit complete with a fully finished third floor. Step onto the welcoming front porch, featuring covered parking beneath and enter through the tiled foyer. The first floor apartment showcases beautiful hardwood floors throughout, living room with a decorative fireplace & dining room with ceiling fan. The kitchen comes fully equipped with a gas stove and refrigerator. Down the hall, you'll find two generously sized bedrooms with ample closet space and a full bath featuring a walk-in shower, pedestal sink and tile flooring. The expansive owner's unit spans the second and third floors and includes private second & third story porches. The main level features a living room with a decorative fireplace, dining room with ceiling fan open to kitchen with appliances & updated flooring. Two spacious bedrooms and a full bath with a walk in shower, pedestal sink, and tile floor complete this level. The finished third floor offers incredible flexibility with a large open bonus room featuring cathedral ceilings and a mini-split system for year round comfort. Additional highlights include a kitchenette with counter seating, a sliding glass door leading to private third floor balcony, full bath with shower stall and updated vanity and a separate bonus room ideal for a home office, studio or guest space. The full basement includes updated mechanical systems and separate laundry facilities serving both units. Outside, enjoy a partially fenced backyard with a concrete patio, perfect for entertaining or relaxing. This prime Elmwood Village property presents an outstanding opportunity for owner occupants or investors alike, combining character, functionality and an unbeatable location. Updates include but not limited to: Mini split '18, Upper boiler (also feeds hot water) '23, Lower boiler '25, Water line to street '24, sewer line to street '24. Square footage from floor plan includes finished 3rd floor.

11 Cleveburn Place, Buffalo
$615,000
5 Beds ⋅ 3 Baths ⋅ B1684757 MLS
Sellers will consider offers between $615,000 and $625,000 and higher. Located in the heart of Buffalo’s coveted Parkside neighborhood, and just steps away from Frank Lloyd Wright's Martin House, 40 Jewett Parkway blends timeless architectural character with many modern updates across three full floors of living space. A grand living room with fireplace opens through glass doors to a large front porch, creating the perfect setting for relaxing or entertaining. The home also features a spacious formal dining room ideal for gatherings and everyday living alike. The second floor offers three bedrooms, including a primary suite with its own en-suite full bath, plus an additional full bathroom for guests and family. The finished third floor provides three additional flexible living spaces perfect for home offices, guest rooms, playrooms, or studio space. Outside the yard is private and offers space for play or entertaining, while the large three-car garage is perfect for autos or other storage needs. Recent improvements include all brand-new windows, whole-house exterior painting, tankless hot water heater, six split units providing supplemental heat and air conditioning throughout the home, a concrete driveway, and an automatic gated entrance. Ideally located just moments from Delaware Park, the Buffalo Zoo, Hertel Avenue, and Buffalo’s renowned cultural destinations, this home offers the perfect combination of historic Parkside charm and modern convenience. Open House Saturday, 1-3pm.

40 Jewett Parkway, Buffalo
$1,299,000
3 Beds ⋅ 2 Baths ⋅ B1685753 MLS
Wondrous water views from every room! This exquisite city condo offers sweeping vistas throughout, paired with spectacular fixtures, refined finishes, and a thoughtfully designed floor plan. Flooded with natural light, every inch of this stunning home is beautifully appointed with designer detail and sophisticated style. The gorgeous kitchen features a large breakfast bar, premier appliances, and custom countertops and cabinetry. Living and dining areas feel as though you’re floating above the city, framed by walls of windows and enhanced by elegant architectural touches. The soothing owner’s suite boasts beautiful built-ins and a breathtaking spa-inspired bath. Creamy color palettes and luxurious lighting elevate each space. Two private balconies and 2 covered parking space. Easy city living with all the conveniences you’re looking for. I’d like to Welcome you to your home!

132 Lakefront Boulevard Unit 902, Buffalo
$683,900
2 Beds ⋅ 2 Baths ⋅ B1685826 MLS
Patio Homes at Millers Crossing. Stunning new Patio homes to be built. Condo status for reduced property taxes. HOA includes landscaping and snow plowing. Upon entering the Bari floorplan, a charming foyer grants you a full view of the expansive great room area. A well-designed entertaining space seamlessly connects the kitchen, dining area, and great room. There’s also an option to incorporate a covered porch off the dining area at the rear of the house. On the opposite side of the home, the layout features the bedrooms, bathrooms, and a conveniently placed laundry room. As you step in from the entrance, the laundry room and main bathroom are immediately accessible, followed by the first bedroom. Progressing towards the back of the home, you’ll encounter the luxurious primary suite and an office/nook situated at the rear of the house. This home also has the option to add a loft. This area features a bedroom and a full bathroom, serving as an ideal multi-use space that can cater to your needs, providing a comfortable place to stay. Build your new Natale patio home today! This home is To Be Built.

68 River Oak Lane, Amherst
$818,900
2 Beds ⋅ 2 Baths ⋅ B1685786 MLS
Patio Homes at Miller's Crossing! Stunning new Patio homes to be built. Condo status for reduced property taxes. HOA includes landscaping and snow plowing. As you step into the Verona, you’re greeted by the foyer, situated at the front. This area provides access to both the main entrance and the garage. Conveniently positioned adjacent to the foyer and garage is the laundry/mudroom. Across from this space lies the dining room, kitchen, and great room seamlessly interconnected, perfect for hosting gatherings. Moving to the left side of the house, you’ll discover the first bedroom, main bathroom, and the spacious primary suite. The primary suite comprises a generously sized bedroom, a luxurious bathroom, and two walk-in closets. Towards the rear of the house, you’ll encounter the office and covered porch area. Connected to the great room is a staircase guiding you up to the optional loft. This area features a generously sized room and a full bathroom, with the possibility of including a walk-in closet as an added option. Build your new Natale patio home today. This home is TO BE BUILT.

41 River Oak Lane, Amherst
$839,900
3 Beds ⋅ 2 Baths ⋅ B1685743 MLS
Patio Homes at Miller's Crossing now selling! Beautiful new built Patio Homes with Condo status for reduced property taxes. HOA covers landscaping and snow plowing. Upon entering the Monaco floorplan, you’re welcomed by a foyer offering a preview of the entire home’s open layout. The journey begins at the front of the house, where the first bedroom is situated and connected to a full bathroom. Moving along the hallway, the subsequent room serves as the second bedroom, also adjoining the main bathroom. Continuing down the hallway leads to the private, luxury primary suite. This suite boasts a generously sized bedroom, a large walk-in closet, and a luxury primary bathroom. Adjacent to the primary suite lies the great room, seamlessly linked to the kitchen and dinette area creating a wonderful open floorplan. The stunning chef's kitchen with space for an oversized island leads to the laundry room, mudroom and huge pantry, providing access to the 2 car garage. There are many options to choose from in this popular Natale design! A sunroom and covered porch can be added to the first floor. There is also the opportunity to add a second floor loft or 4th bedroom & bath- whatever you need to make this your dream home! Other floorplan options are available on this homesite. This home is To-Be-Built.

32 River Oak Lane, Amherst
$525,000
4 Beds ⋅ 3 Baths ⋅ R1685359 MLS
Back on market after tenant departure with a great new price, come see it while you can! Spacious and beautifully updated, this impressive 4-bedroom, 2.5-bath home offers over 9-foot ceilings and an open-concept layout designed for both comfortable living and entertaining. The main-floor primary suite provides a private retreat complete with a large ensuite bath featuring a jacuzzi tub, walk-in closet, and convenient powder room access. Luxury vinyl plank flooring flows throughout the home, complemented by fresh paint and numerous recent updates. The bright and airy living room, family room, and kitchen feature soaring vaulted ceilings with skylights that fill the home with natural light, while a cozy gas fireplace adds warmth and character. The spacious kitchen comes fully equipped with updated appliances including a newer dishwasher, stove, microwave, refrigerator, and large-capacity washer and dryer located in the convenient first-floor laundry room. Situated on a quiet cul-de-sac in a highly desirable neighborhood near Transit Middle School, Williamsville East High School, Country Parkway, shopping, and dining, this home offers both privacy and convenience. Additional highlights include a newer roof, recently renovated bathrooms, an attached 2-car garage, and a huge clean unfinished basement offering endless possibilities for storage, recreation, or future finishing. Step outside to enjoy the expansive deck with gazebo, basketball area, and peaceful wooded backyard setting—perfect for relaxing or entertaining. Combining space, updates, location, and scenic surroundings, this move-in ready home is a rare opportunity in one of the area’s most sought-after neighborhoods. The deck is being refinished and painted and the driveway being redone as well before closing.

6015 Whitegate Crossing, Clarence
$695,000
3 Beds ⋅ 3 Baths ⋅ B1685118 MLS
A sparkling gem in the Village of Williamsville! Village charm in a 1927 Four-Square which has been renovated down-to-the-bones with an architect-designed Addition & layout! Now 3 Bedrooms, 2 1/2 Baths, First-floor Mudroom, Powder, & Laundry Rooms. Stunning white Kitchen, quartz counters. Brand new Stainless Appliances. High-end finishes throughout. Hickory hardwood floors, Carpet by Tiftickjian, Custom Plantation shutters by Shutterworks. New Water service and plumbing; New 200 Amp Electric Service and all new fixtures. New zoned heating air-conditioning system by HeatWave. New Family Room. All new Baths, Kitchen, Drywall, Insulation, Flooring. New Primary Suite w/tray ceiling, deluxe Ensuite. New Architectural shingle Roof and new siding. New fascia, aluminum, and Asek trim. All new interior 2 panel doors. New Therma-True Exterior doors. Brand new Concrete Driveway and Concrete Paths to front and side entrances. Free-standing garage w new/ Roof and Siding. Move-in ready...Just bring your furniture. This is a convenient, high-demand Village Location...Where it is a rare opportunity to discover a property with vintage charm, that is pristine and yes, in so many ways, "NEW"!! Square footage per Architect plans.

50 Rinewalt Street, Amherst
$1,250,000
8 Beds ⋅ B1684685 MLS
One vacancy for showing unit

1925 Hertel Avenue, Buffalo
$575,000
2 Beds ⋅ 2 Baths ⋅ B1683596 MLS
900 Delaware Ave is home to this sun drenched 3rd floor condo unit, with southern exposure and overlooking Delaware Avenue. The stately, all brick building is well located in the heart of the Elmwood Village. This is one of the sought after units that has an inviting sunroom with windows on 3 sides. The open floor plan includes a large living room with a gas fireplace and commanding mantle (NRTC,) flanked by built-in bookcases. The formal dining room is open to this space as well. The bright, open, and fully applianced kitchen has an adjacent dry bar with additional storage, and eating area. The primary suite is generous in size, has a fantastically large walk-in closet, and an ensuite bath with a tub and separate shower. The 2nd bedroom could be used as an office with built in bookshelves. There is a second full bath off the hallway. The large laundry room has full sized washer and dryer (included,) and more storage. There is a scenic roof top deck for the use of the residents of 900 Delaware Ave. The garage space is #15. There are also 2 additional, assigned, outdoor parking spaces; A and M, conveniently located, one by the front door, and one by the back residents' entrance. The monthly HOA fee includes gas, water, trash removal, common insurance, maintenance and utilities of the common areas, snow plowing and shoveling, the 2 outdoor parking spaces, and 1 garage. Walkable to the Buffalo Niagara Medical Campus and Elmwood Ave restaurants and shops.

900 Delaware Avenue Unit 301, Buffalo
$499,900
B1677755 MLS
Prime Commercial Opportunity at 1609 Genesee St, Buffalo, NY Discover an exceptional brick commercial building boasting a valid Certificate of Occupancy and offering over 5,012 sq. ft. of highly versatile commercial space. Perfectly suited for offices, medical or wellness practices, counseling services, educational programs, or community-based organizations, this property sits on a high-visibility corridor and provides outstanding convenience, flexibility, and functionality. This well-maintained two-story building includes 4 total bathrooms—2 per floor—along with dedicated laundry areas on each level. The interior layout is thoughtfully designed to support a wide range of business models, offering reception areas, private offices, exam or meeting rooms, and multi-purpose spaces ideal for administrative or programmatic use. Accessibility is a major highlight, featuring a full elevator, wheelchair ramp, and wide hallways throughout. Additional amenities include solid mechanics, a kitchen area, and multiple entry points, further enhancing its usability. The property sits on an impressive 18,731 sq. ft. lot with an oversized parking lot offering 25+ spaces, ideal for accommodating staff, clients, and visitors. Dual-level income opportunity: Estimated $6,000 total monthly rent ($3,500 upper / $2,500 lower). Ideal for owner-occupants or savvy investors looking for immediate returns. Formerly used for medical wellness and mental health support services, the building is already configured for professional, clinical, administrative, or community operations—yet flexible enough to be adapted to your vision. A rare opportunity to secure a spacious, accessible, fully compliant, and strategically located commercial building in the heart of Buffalo. Ready for its next chapter. Seller is a real estate agent.

1609 Genesee Street, Buffalo
$429,900
2 Beds ⋅ 3 Baths ⋅ B1682587 MLS
Experience the best of Buffalo waterfront living at 339 Lakefront Blvd. This beautifully updated end-unit condo combines modern upgrades, low-maintenance living, and an unbeatable location just minutes from downtown Buffalo and Canalside. Exceptional recent improvements include a fully renovated kitchen and powder room, new roof, and stunning Trex decking on the front entry stairs, front deck, and back deck. The heated garage features a new garage door and epoxy floor, adding both function and style. Enjoy views of the waterfront right from the front deck — the perfect spot for morning coffee or relaxing evenings. The desirable end-unit location offers added privacy and inviting outdoor spaces ideal for entertaining. With quick thruway access and close proximity to Buffalo’s dining, entertainment, and waterfront attractions, this move-in ready condo delivers the perfect mix of comfort, style, and convenience.

339 Lakefront Boulevard, Buffalo
$835,900
3 Beds ⋅ 2 Baths ⋅ B1682680 MLS
Visit Natale's New PATIO HOME MODEL! NOT FOR SALE AT THIS TIME, however you can build a duplicate home in this new, low-maintenance HOA community. Listed price is the base price for a Monaco new build. Upon entering the Monaco model, you are welcomed by a foyer offering a preview of the entire home’s layout. The journey begins at the front of the house, where the first bedroom currently set up as an office, is situated and connected to a full bathroom. As you move further down the hallway, the second bedroom is next, and also connects with the main bathroom. Continuing the hallway leads to the private primary suite. This suite boasts a generously sized bedroom, a large walk-in closet, and a luxurious primary bathroom. Adjacent to the primary suite lies the great room with fireplace, seamlessly linked to the kitchen and dinette area creating a wonderful open floorplan. The stunning chef’s kitchen with an oversized quartz waterfall island leads to the laundry room, mudroom and huge pantry, providing access to the 2 car garage. Spacious basement with high ceilings. If you choose to build this model with your own selections, there is also the opportunity to add a second floor loft or 4th bedroom & bath- whatever you need to make this your dream home! There are many options to choose from in this popular design! 4 other floorplans to choose from with many options. Build your dream patio home today on River Oak Lane! Enjoy condo tax status and low-maintenance HOA living. Great location close to shopping, dining and parks. Some interior photos are virtually staged.

17 River Oak, Amherst
$499,900
B1682784 MLS
Turnkey Mixed-Use Gem! Exceptional opportunity to own a meticulously restored 1880s brick building at 577 Niagara St. This award-winning property features a vibrant first-floor retail space (formerly a renowned cat café/sanctuary) with high-end upgrades. The expansive second floor features 11-foot ceilings, gorgeous hardwoods, and massive windows—perfectly suited for a premium professional office or a luxury residential conversion. Sale includes the adjacent lot at 575 Niagara, offering rare downtown parking or expansion potential. Prime West Side location near D’Youville University with high visibility and foot traffic. Updates throughout include mechanicals, roof, and storefront. Ideal for an owner-user or savvy investor looking for a trophy property in a high-growth corridor.

577 Niagara Street, Buffalo
$460,000
3 Beds ⋅ 3 Baths ⋅ B1682426 MLS
Original owners (non-smokers) are offering this unit at yesterdays' pricing. They are sad to say goodbye to this centrally located prime Williamsville community. Located within an ideal Cul de sac in Hidden Ridge, (plus it backs up to the escarpment), offering you additional privacy in your back yard. A perfect blend of luxury, comfort & convenience. Just a short walk to major shopping plazas, banks, medical facilities, post office, a short ride to airport, down town Buffalo, Niagara Falls, & some of the best restaurants in the area. 1st floor showcases a large foyer leading you to the impressive living room/dining room combo w/floor to ceiling brick fireplace (gas) in the living rm & sliding glass doors to private rear deck off the dining rm. The large-updated kitchen is a gourmet cooks dream w/loads of granite countertops, rich wood (crowned) cabinetry, stainless appliances, food pantry & large/ bright separate eating area that overlooks your brick paved private front courtyard. Cherrywood floors throughout the living room/din rm combo & entire kit, including the front breakfast room (this is the other (13 x 10) 1st floor rm. Whole house generator (for peace of mind during, weather power outages) Not to mention the 1st floor laundry rm & large Lav/powder rm. Three bedrooms with loads of closet space on 2nd floor. Retreat to the luxurious master suite, showcasing vaulted ceiling, impressive, mirrored en-suite & large walk-in closet w/dressing area. The large 2nd bdrm would be considered a master bdrm in another property. Second full bath on 2nd floor. Full dry basement for future expansion, if ever needed. Home-owner's association covers all exterior maintenance including roof, etc. This could be a very quick closing. Now's your chance to own in one of Williamsville's most sought-after communities at yesterday's pricing. If you are seriously looking to buy a townhouse (this size) in Williamsville, I am sure you would agree (IF THIS WERE BUILT TODAY) the size & its' prime location could never be duplicated in this price range. Owner said, bring me a reasonable offer and let's make a deal.

122 Hidden Ridge, Amherst
$649,000
7 Beds ⋅ 4 Baths ⋅ B1676154 MLS
180 Richmond Avenue presents a rare opportunity to own a fully rented, cash-flowing four-unit property in the heart of Buffalo’s vibrant Elmwood Village/Five Points neighborhood. Exceptionally maintained and thoughtfully updated, this investment property features a curated mix of apartments with distinct character, generous living spaces, and quality finishes that attract long-term tenants. The first-floor 3-bedroom residence blends classic Buffalo charm with modern functionality. A stunning chef’s kitchen with granite countertops, abundant cabinetry, and expansive prep space anchors the home, while sun-filled living areas, spacious bedrooms, and rich architectural details create a refined, elevated living experience rarely found in multi-family properties. Two inviting 1-bedroom apartments each feature private patios, creating a seamless indoor-outdoor living experience. These two units feature comfortable living spaces, updated kitchens and baths, and charming outdoor retreats. The bright and spacious 2-bedroom apartment on the third floor provides exceptional natural light, and abundant storage. Its functional layout and updated finishes make the space both stylish and comfortable. Shared laundry and additional storage in basement. Extensive updates include renovated kitchens and bathrooms, vinyl windows, younger mechanicals, brand-new water line to the street (2026), interior paint, full exterior paint (2023). All mechanical systems are professionally serviced annually. Outdoor amenities include a fully fenced yard with a stamped concrete patio and exceptional parking, including four garage bays—one for each unit—plus additional front and rear driveway parking. Located just steps from shops, restaurants, cafés, parks, and everything Elmwood Village and Five Points have to offer, 180 Richmond Avenue combines strong income potential with one of Buffalo’s most desirable locations.

180 Richmond Avenue, Buffalo
$649,000
6 Beds ⋅ 4 Baths ⋅ B1676162 MLS
Welcome to 182 Lancaster Avenue — a rare opportunity to own a four-unit property in the heart of Elmwood Village. Set within a classic Queen Anne–style residence, this home showcases timeless architectural character paired with strong income potential, just steps from one of Buffalo’s most sought-after and walkable neighborhoods. An oversized front porch enhances the curb appeal - the perfect setting to relax on summer days and enjoy the energy of Elmwood Avenue. This well-maintained multi-family features two spacious 2-bedroom apartments and two 1-bedroom apartments, a highly desirable and flexible unit mix with strong rental demand. The first-floor unit is currently vacant and has been updated with a brand-new kitchen, making it ideal for an owner-occupant or for immediate market-rate leasing. Additional updates include a newer boiler (2021), exterior paint (2023), shared basement laundry, and off-street parking for all tenants — a rare and valuable convenience in this prime location. All mechanicals are serviced yearly, providing added peace of mind and consistent performance. The property delivers solid income potential with meaningful upside for future appreciation in a consistently strong rental market. Located just steps from Elmwood Avenues vibrant shops, cafés, restaurants, parks, nightlife, and cultural attractions, this property provides unmatched walkability and lifestyle appeal. Whether you’re seeking to live in one unit while tenants help offset expenses or add a strong, stable asset to your portfolio, 182 Lancaster Avenue delivers location, flexibility, and long-term value in one exceptional package.

182 Lancaster Avenue, Buffalo
$374,500
5 Beds ⋅ 2 Baths ⋅ B1677210 MLS
****Introducing a rare opportunity to own a charming and spacious 4-bedroom, 1.5-bath home located on the historic brick road portion of Niagara Falls Blvd****.... This inviting property features a full basement, a finished attic, and a detached garage, providing generous living space, storage, and flexibility for a variety of needs. Ideally situated just across from UB South Campus and only a block away from the University train HUB, this home offers unbeatable convenience for students, commuters, and families alike. Combining classic architectural charm with modern-day accessibility, this home is perfect for those seeking comfort, character, and connection in one of Buffalo’s most desirable neighborhoods. Many updates in the past include Newer roof, fresh paint,new boiler system etc. Don’t miss out on this exceptional opportunity!Tenant Occupied with 12 Months lease agreement ($2000/ Month) .... The tenant could stay Or they will be able to leave after the lease period....Sold As Is...

40 Niagara Falls Boulevard, Buffalo
$1,425,000
6 Beds ⋅ 6 Baths ⋅ B1679310 MLS
Set in a Cul-de-Sac, 6,770 sqft, all-brick Jurek-built colonial masterpiece stands as a testament to timeless elegance and superior craftsmanship, offering an unparalleled living experience from the moment you enter its breathtaking double-volume foyer, beneath a magnificent, motorized chandelier and framed by a sweeping wrap-around staircase. The home flows into a soaring living room anchored by a marble-surround gas f/place & a bright dining area featuring custom display cabinetry. The heart of the home is a grand family room where floor-to-ceiling windows bathe the space in natural light, complemented by built-in bookshelves & a cozy wood-burning f/place. A chef’s dream kitchen equipped with a sprawling island, premium s/steel appliances, a wine chiller, and sleek granite and Corian surfaces and wet bar. Work in luxury from the high-end office, distinguished by rich cherry millwork and tranquil pond views, or retreat to the palatial master suite, which offers a private fireplace, window seat, and a spa-inspired ensuite featuring dual vanities and a whirlpool tub & steam shower. With six expansive bedrooms, including 4 sun-drenched upper-level en-suites with new skylights and 2 dedicated split A/C, this residence ensures every guest enjoys total comfort. A full bath plus a powder room on the first floor. The lifestyle extends outdoors through elegant French doors to a private, professionally landscaped treed backyard oasis, complete with a stone patio, fire pit, and a picturesque pond. Modern essentials abound, including a four-car heated garage with an electric vehicle charging station 10-foot ceilings throughout & 9 ft in the basement with an egress, a whole-house generator, and meticulous updates like the 2025 refinished hardwood floors and a 2019 roof, making this an extraordinary opportunity for the discerning buyer seeking a legacy home. Showings begin on 5/16/2026 at 11:00 AM.

85 Galileo Drive, Amherst
$589,000
4 Beds ⋅ 3 Baths ⋅ B1680853 MLS
This is a lot of house for a great price all on a quiet cul-de-sac in East Amherst, this 3200+ sq ft home awaits! Fabulous architectural beauty greets you with high volume ceilings, black walnut hardwood floors, huge skylights and an abundance of windows. The unique floorplan features a stunning great room with the 2-story brick fireplace, lots of windows bringing in natural light transitions into extra cozy pub style family room with brick floor complete with a wet beverage and snack bar - great feature for your movie nights and entertaining. This home has all kinds of first floor living! Multiple sets of doors lead to decks formal dining room has french doors overlooks yard and pond, blending your indoor & outdoor living! Retreat to your private main level primary suite with high volume ceilings, luxury flooring, private bath with jetted tub. Upstairs there are 3 additional bedrooms, loft overlook and recently updated split-entry bath. Nicely finished basement with recessed lights - perfect for home gym, media room or playroom - has a separate mechanical room. Outside your own personal sanctuary is situated on a park-like yard with a scenic pond, nature walks, fishing, build a dock for your kayaks, ice-skating as there are deeded rights. Mother Nature is your neighbor! Additional features include decorative glass french doors, California closet, walk-in attic, shed attached to garage, Sub-Zero refrigerator, breakfast bar and large first floor laundry - utility room with included appliances. Upgrades include new roof & skylights 2017, new central air 2016, new furnace with humidifier 2013, exterior freshly painted 2023. Front & back sprinkler system 2024. From dinner parties to grand scale celebrations, this home's footprint is the ultimate for modern entertaining!

2 Chicory Lane, Amherst
$1,500,000
11 Beds ⋅ R1680577 MLS
INCREDIBLE OPPORTUNITY TO OWN A FULLY RENOVATED BUILDING IN THE DEMAND FIVE POINTS NEIGHBORHOOD. THE PROPERTY WAS PURCHASED BY THE CURRENT OWNERS IN 2013 AFTER HAVING BEEN VACANT FOR OVER A DECADE. AT THAT POINT THE BUILDING HAD NO FUNCTIONING MECHANICAL SYSTEMS. THE PROPERTY WENT THROUGH A 2 YEAR RENOVATION THAT REQUIRED A FULL GUT AND ALL NEW MECHANICAL SYSTEMS, PLUMBING, ELECTRICAL, HEATING, FIRE SPRINKLER, EVERYTHING. THE PROPERTY HAS BEEN FULLY LEASED SINCE. THERE ARE 7 ONE BEDROOM APARTMENTS, 4 TWO BEDROOM APARTMENTS, 1 COMMERCIAL SPACE AS WELL AS AN AT&T CELL TOWER LEASE. THERE IS SOME LAND INCLUDED ON RHODE ISLAND. THE BUILDING IS 2 SHORT BLOCKS TO THE FIVE POINTS INTERSECTION THAT IS BUSTLING WITH CAFES, RETAIL AND RESTAURANTS.

339 Rhode Island Street, Buffalo