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7211 Stephenson Avenue, Niagara Falls

PARK VIEW - Welcome to 93 East Parade Avenue, a fully rented two-unit property in Buffalo’s MLK Park neighborhood, steps from Martin Luther King Jr. Park and close to the Buffalo Museum of Science. Built around 1900, this upper-and-lower offers flexible living for an owner-occupant or an investor. Public records show two baths; each unit has a 2-bedroom, 1-bath layout. Convenient East Side location with everyday access to city amenities.

4 Beds ⋅ 2 Baths ⋅ B1715515 MLS

PARK VIEW - Welcome to 93 East Parade Avenue, a fully rented two-unit property in Buffalo’s MLK Park neighborhood, steps from Martin Luther King Jr. Park and close to the Buffalo Museum of Science. Built around 1900, this upper-and-lower offers flexible living for an owner-occupant or an investor. Public records show two baths; each unit has a 2-bedroom, 1-bath layout. Convenient East Side location with everyday access to city amenities.

93 East Parade, Buffalo

$75,000

2 Beds ⋅ 1 Baths ⋅ B1718920 MLS

8623 Lindbergh Avenue, Niagara Falls

$179,000

2 Beds ⋅ 1 Baths ⋅ B1718894 MLS

3631 Chapin Avenue, Niagara Falls

$249,900

Welcome to this classic Kenmore home filled with space, character, and the timeless charm. Nestled in the Deerhurst Park area this inviting home offers a wonderful layout, generous room sizes, and plenty of opportunity to add your own personal style. Step in through the gorgeous formal entryway, setting the tone of original character that is found throughout the home. The large, bright living room features beautiful hardwood floors and a gas fireplace (NRTC), creating a warm & welcoming space to gather and relax. The sizeable kitchen offers an abundance of counter space & cabinetry, along with a convenient fold-down breakfast bar and plenty of room for everyday living. The dining area is open to the kitchen and features lovely & bright French doors leading directly to the great sized and recently painted deck…perfect for grilling or enjoying the backyard. An additional pantry area off the hallway provides even more storage. The full bath on the first floor adds flexibility and an updated Bath Fitter surround along with a glass block window that brings in natural light. Brand-new carpeting leads you upstairs to a surprisingly spacious second-floor hallway where even more of the home's original character shines. The bright and generously sized primary bedroom offers great closet space & original hardwood flooring, while two additional bedrooms provide room for guests, a home office, or whatever suits your needs. The second full bath features the home's original cast-iron tub, adding to the classic charm & appeal. Outside, enjoy a nicely manicured backyard, and an extra-long concrete driveway leading to the two-car garage – always appreciated in the winter or just for storage! The home has all vinyl replacement windows- roof and driveway are just 10 years young!! Move in, get comfortable, and bring your vision to a home that has space, character & a location that makes this one demand and special! Showings begin at Open House Sat 10/3 from 11-1. Offers due Friday 10/9 at Noon – no escalation clauses will be accepted. Don’t miss this lovely charmer!!

3 Beds ⋅ 2 Baths ⋅ B1718473 MLS

Welcome to this classic Kenmore home filled with space, character, and the timeless charm. Nestled in the Deerhurst Park area this inviting home offers a wonderful layout, generous room sizes, and plenty of opportunity to add your own personal style. Step in through the gorgeous formal entryway, setting the tone of original character that is found throughout the home. The large, bright living room features beautiful hardwood floors and a gas fireplace (NRTC), creating a warm & welcoming space to gather and relax. The sizeable kitchen offers an abundance of counter space & cabinetry, along with a convenient fold-down breakfast bar and plenty of room for everyday living. The dining area is open to the kitchen and features lovely & bright French doors leading directly to the great sized and recently painted deck…perfect for grilling or enjoying the backyard. An additional pantry area off the hallway provides even more storage. The full bath on the first floor adds flexibility and an updated Bath Fitter surround along with a glass block window that brings in natural light. Brand-new carpeting leads you upstairs to a surprisingly spacious second-floor hallway where even more of the home's original character shines. The bright and generously sized primary bedroom offers great closet space & original hardwood flooring, while two additional bedrooms provide room for guests, a home office, or whatever suits your needs. The second full bath features the home's original cast-iron tub, adding to the classic charm & appeal. Outside, enjoy a nicely manicured backyard, and an extra-long concrete driveway leading to the two-car garage – always appreciated in the winter or just for storage! The home has all vinyl replacement windows- roof and driveway are just 10 years young!! Move in, get comfortable, and bring your vision to a home that has space, character & a location that makes this one demand and special! Showings begin at Open House Sat 10/3 from 11-1. Offers due Friday 10/9 at Noon – no escalation clauses will be accepted. Don’t miss this lovely charmer!!

287 Stillwell Avenue, Tonawanda

$225,000

Welcome to this 3-bedroom, 1.5-bath home on a quiet neighborhood street in the West Seneca School District. Offering a comfortable layout and plenty of potential, this property is ready for someone to add their personal touches and make it their own. The main level features three bedrooms and one full bath. The mostly finished basement expands the living space and was previously used as two additional bedrooms and storage. It also includes a half bath, plus a battery back up sump pump and could easily be adapted for use as a recreation room, home office, storage area, or additional living space. Outside, the fully fenced-in yard provides a great setting for entertaining, relaxing, or enjoying time with pets. The pool was closed for the season but was fully functional and enjoyed throughout the summer. Conveniently located near Southgate Plaza, shopping, restaurants, parks, and the Thruway, this home offers easy access to everyday amenities and commuting routes. With some TLC, it presents an excellent opportunity to create a home tailored to your vision.

3 Beds ⋅ 1 Baths ⋅ B1719359 MLS

Welcome to this 3-bedroom, 1.5-bath home on a quiet neighborhood street in the West Seneca School District. Offering a comfortable layout and plenty of potential, this property is ready for someone to add their personal touches and make it their own. The main level features three bedrooms and one full bath. The mostly finished basement expands the living space and was previously used as two additional bedrooms and storage. It also includes a half bath, plus a battery back up sump pump and could easily be adapted for use as a recreation room, home office, storage area, or additional living space. Outside, the fully fenced-in yard provides a great setting for entertaining, relaxing, or enjoying time with pets. The pool was closed for the season but was fully functional and enjoyed throughout the summer. Conveniently located near Southgate Plaza, shopping, restaurants, parks, and the Thruway, this home offers easy access to everyday amenities and commuting routes. With some TLC, it presents an excellent opportunity to create a home tailored to your vision.

101 Phyllis Drive, West Seneca

$289,900

Welcome home to this spacious 2 bedroom, 2 bath ranch set on over half an acre with a beautiful tree-lined setting behind the property. Tucked away on a quiet street, this home offers generously sized rooms and a layout that gives everyone plenty of space to spread out. The main living areas include a comfortable living room with a bay window that fills the room with natural light, a formal dining room, and a family room with sliding glass doors leading to the back deck, built in 2025. Grab your coffee and enjoy the front porch, or head out back and watch the deer make their way through the trees. The home has been freshly painted throughout with all new carpeting, and the driveway was sealed just weeks ago. Major updates include a full tear-off roof in 2015, central air and a high-efficiency furnace installed in 2021. The garage features overhead doors on both the front and back, a great setup for bringing equipment in and out or making the most of the yard. The full, dry basement is clean, useful space with plenty of room to expand, including an existing bonus room that’s already built and ready to put to use. This home has been exceptionally well cared for and is truly spotless. With a great yard, plenty of room inside, and inviting spaces to enjoy outdoors, there is a lot to love here. Come see it for yourself!

2 Beds ⋅ 2 Baths ⋅ B1719025 MLS

Welcome home to this spacious 2 bedroom, 2 bath ranch set on over half an acre with a beautiful tree-lined setting behind the property. Tucked away on a quiet street, this home offers generously sized rooms and a layout that gives everyone plenty of space to spread out. The main living areas include a comfortable living room with a bay window that fills the room with natural light, a formal dining room, and a family room with sliding glass doors leading to the back deck, built in 2025. Grab your coffee and enjoy the front porch, or head out back and watch the deer make their way through the trees. The home has been freshly painted throughout with all new carpeting, and the driveway was sealed just weeks ago. Major updates include a full tear-off roof in 2015, central air and a high-efficiency furnace installed in 2021. The garage features overhead doors on both the front and back, a great setup for bringing equipment in and out or making the most of the yard. The full, dry basement is clean, useful space with plenty of room to expand, including an existing bonus room that’s already built and ready to put to use. This home has been exceptionally well cared for and is truly spotless. With a great yard, plenty of room inside, and inviting spaces to enjoy outdoors, there is a lot to love here. Come see it for yourself!

3162 Bieler Road, Orchard Park

$140,000

Investor Opportunity in Buffalo! Welcome to 11 Pembina Street, a solid two-unit property offering strong rental income and great long-term potential. The property features a spacious 3-bedroom lower apartment and a 2-bedroom upper unit, currently bringing in $1,900 per month in total rents with tenants paying their own electric and gas. The home sits on an extra-large lot and includes a large storage shed, providing additional convenience for tenants and owners alike. Several key updates have already been completed, including a new furnace, two new hot water tanks, and structural improvements by Frank’s Basements, who installed a sump pump and reinforced the rear foundation wall with I-beams. Located just minutes from Tesla and other major employers, this property is well-positioned for continued rental demand. Great tenants already in place make this an ideal turn-key investment for both new and seasoned investors.

5 Beds ⋅ 2 Baths ⋅ B1719378 MLS

Investor Opportunity in Buffalo! Welcome to 11 Pembina Street, a solid two-unit property offering strong rental income and great long-term potential. The property features a spacious 3-bedroom lower apartment and a 2-bedroom upper unit, currently bringing in $1,900 per month in total rents with tenants paying their own electric and gas. The home sits on an extra-large lot and includes a large storage shed, providing additional convenience for tenants and owners alike. Several key updates have already been completed, including a new furnace, two new hot water tanks, and structural improvements by Frank’s Basements, who installed a sump pump and reinforced the rear foundation wall with I-beams. Located just minutes from Tesla and other major employers, this property is well-positioned for continued rental demand. Great tenants already in place make this an ideal turn-key investment for both new and seasoned investors.

11 Pembina Street, Buffalo

$150,000

Welcome to this charming 4-bedroom, 1.5-bath two-story home nestled on a quiet neighborhood street in the Village of Medina! Just a short walk to Main Street, enjoy the convenience of being close to local shops, restaurants, businesses, parks, and the school. An inviting covered front porch welcomes you into the foyer and sets the tone for the warm and comfortable living spaces inside. The bright and spacious living room flows into a formal dining room, creating an ideal space for everyday living and entertaining. The eat-in galley kitchen offers plenty of functionality, while a convenient first-floor bedroom and half bath provide flexible living options for guests, a home office, or one-level living. Upstairs, you'll find three generously sized bedrooms and a full bath, providing plenty of space for everyone. A large Florida sunroom off the back of the home offers an additional space to relax, entertain, or enjoy the changing seasons. Have peace of mind with the whole house generator! Outside, a detached 1.5-car garage provides added storage and parking. With its desirable village location, spacious layout, and easy access to everything Medina has to offer, this home is ready to welcome its next owner!

4 Beds ⋅ 2 Baths ⋅ B1718468 MLS

Welcome to this charming 4-bedroom, 1.5-bath two-story home nestled on a quiet neighborhood street in the Village of Medina! Just a short walk to Main Street, enjoy the convenience of being close to local shops, restaurants, businesses, parks, and the school. An inviting covered front porch welcomes you into the foyer and sets the tone for the warm and comfortable living spaces inside. The bright and spacious living room flows into a formal dining room, creating an ideal space for everyday living and entertaining. The eat-in galley kitchen offers plenty of functionality, while a convenient first-floor bedroom and half bath provide flexible living options for guests, a home office, or one-level living. Upstairs, you'll find three generously sized bedrooms and a full bath, providing plenty of space for everyone. A large Florida sunroom off the back of the home offers an additional space to relax, entertain, or enjoy the changing seasons. Have peace of mind with the whole house generator! Outside, a detached 1.5-car garage provides added storage and parking. With its desirable village location, spacious layout, and easy access to everything Medina has to offer, this home is ready to welcome its next owner!

512 Ohio Street, Ridgeway

$239,900

Prime location! Well maintained. Enclosed front porch for morning coffee. Living room with hardwood flooring and fireplace. Formal dining room. Open and inviting family room with a vaulted ceiling and lots of natural sunlight. Kitchen with plenty of cupboards and an island for a busy lifestyle! First floor half bath. Second floor includes three bedrooms. Newly remodeled full bath with a separate shower and bathtub. Third floor flex space with additional storage. Basement includes glass block windows. One car detached garage. Covered deck and a well-manicured, partially fenced in yard. You can have it all! Furnace and central air installed in 2017. Tankless HWT 2021. Roof 2013.

3 Beds ⋅ 2 Baths ⋅ B1719251 MLS

Prime location! Well maintained. Enclosed front porch for morning coffee. Living room with hardwood flooring and fireplace. Formal dining room. Open and inviting family room with a vaulted ceiling and lots of natural sunlight. Kitchen with plenty of cupboards and an island for a busy lifestyle! First floor half bath. Second floor includes three bedrooms. Newly remodeled full bath with a separate shower and bathtub. Third floor flex space with additional storage. Basement includes glass block windows. One car detached garage. Covered deck and a well-manicured, partially fenced in yard. You can have it all! Furnace and central air installed in 2017. Tankless HWT 2021. Roof 2013.

48 Morrow Avenue, Lockport City

$125,000

165 Erie Street, Lockport, NY Unique mixed-use investment opportunity in the City of Lockport! This zoned mixed-use double offers excellent income potential with flexibility for both residential and commercial use. One side of the property features a large, finished 3-bedroom, 2-bath apartment currently rented for $1,350 per month. The unit offers generous living space and includes the convenience of in-unit laundry, making it very attractive to tenants. The other side is a commercial space that is currently unfinished, providing a blank slate for an owner or investor to customize for a business, office, studio, or additional income-producing use. Additional highlights include a full basement for storage and a recently completed half flat roof, helping reduce near-term maintenance costs. With strong potential to add value by finishing the commercial space, 165 Erie Street is a great opportunity for investors or owner-operators looking for a versatile property in Lockport.

3 Beds ⋅ 2 Baths ⋅ B1719370 MLS

165 Erie Street, Lockport, NY Unique mixed-use investment opportunity in the City of Lockport! This zoned mixed-use double offers excellent income potential with flexibility for both residential and commercial use. One side of the property features a large, finished 3-bedroom, 2-bath apartment currently rented for $1,350 per month. The unit offers generous living space and includes the convenience of in-unit laundry, making it very attractive to tenants. The other side is a commercial space that is currently unfinished, providing a blank slate for an owner or investor to customize for a business, office, studio, or additional income-producing use. Additional highlights include a full basement for storage and a recently completed half flat roof, helping reduce near-term maintenance costs. With strong potential to add value by finishing the commercial space, 165 Erie Street is a great opportunity for investors or owner-operators looking for a versatile property in Lockport.

165 Erie Street, Lockport City

$199,900

Welcome to 333 Vermont Street, Buffalo, NY. This spacious two-family home offers an excellent opportunity for both owner-occupants and investors. Each unit features 3 bedrooms, a bright living room, formal dining room, a full kitchen, and a full bathroom, providing comfortable and functional living space. The property also includes a full basement, offering ample storage and additional potential. Interior features wall-to-wall carpeting throughout. Conveniently located close to shopping, restaurants, public transportation, and major highways. Whether you're looking to generate rental income or occupy one unit while renting the other, this property is full of potential. Showings begin immediately. Don't miss this opportunity to own a solid multi-family property in Buffalo.

6 Beds ⋅ 2 Baths ⋅ B1719353 MLS

Welcome to 333 Vermont Street, Buffalo, NY. This spacious two-family home offers an excellent opportunity for both owner-occupants and investors. Each unit features 3 bedrooms, a bright living room, formal dining room, a full kitchen, and a full bathroom, providing comfortable and functional living space. The property also includes a full basement, offering ample storage and additional potential. Interior features wall-to-wall carpeting throughout. Conveniently located close to shopping, restaurants, public transportation, and major highways. Whether you're looking to generate rental income or occupy one unit while renting the other, this property is full of potential. Showings begin immediately. Don't miss this opportunity to own a solid multi-family property in Buffalo.

333 Vermont Street, Buffalo

$294,900

Turnkey Two-Family in the Heart of South Buffalo — 798 Abbott Rd Looking for a move-in ready investment or an owner-occupant opportunity with built-in rental income? This beautifully updated two-family on Abbott Rd checks every box. The upper unit is currently occupied with a tenant in place at $1,500/month. The lower unit is vacant and ready for an owner-occupant to move right in, or for an investor to place a tenant of their choice at market rent. This property has been extensively updated, taking the guesswork — and the big-ticket expenses — off your plate. The roof was replaced in 2022, the garage was fully rebuilt in 2023, and the upper unit received a brand new furnace and AC system last year. The lower unit's furnace is newer as well, installed around 2017, and the home features 22 vinyl replacement windows from 2010 along with newer water tanks throughout. That's thousands of dollars in capital improvements already done, meaning whoever buys this gets years of worry-free ownership built right in. Located in the heart of South Buffalo, this property puts you close to shops, restaurants, parks, and everything the neighborhood has to offer — making it just as attractive to tenants as it is to owners. Whether you're an investor looking to add a cash-flowing property to your portfolio, or a buyer looking to live in one unit while the other helps pay the mortgage, 798 Abbott Rd is ready to work for you. Opportunities like this with this much already updated don't last long in this market.

6 Beds ⋅ 2 Baths ⋅ B1719239 MLS

Turnkey Two-Family in the Heart of South Buffalo — 798 Abbott Rd Looking for a move-in ready investment or an owner-occupant opportunity with built-in rental income? This beautifully updated two-family on Abbott Rd checks every box. The upper unit is currently occupied with a tenant in place at $1,500/month. The lower unit is vacant and ready for an owner-occupant to move right in, or for an investor to place a tenant of their choice at market rent. This property has been extensively updated, taking the guesswork — and the big-ticket expenses — off your plate. The roof was replaced in 2022, the garage was fully rebuilt in 2023, and the upper unit received a brand new furnace and AC system last year. The lower unit's furnace is newer as well, installed around 2017, and the home features 22 vinyl replacement windows from 2010 along with newer water tanks throughout. That's thousands of dollars in capital improvements already done, meaning whoever buys this gets years of worry-free ownership built right in. Located in the heart of South Buffalo, this property puts you close to shops, restaurants, parks, and everything the neighborhood has to offer — making it just as attractive to tenants as it is to owners. Whether you're an investor looking to add a cash-flowing property to your portfolio, or a buyer looking to live in one unit while the other helps pay the mortgage, 798 Abbott Rd is ready to work for you. Opportunities like this with this much already updated don't last long in this market.

798 Abbott Road, Buffalo

$189,900

Excellent investment opportunity! This well-maintained duplex features two updated units, 1 rented until 11/2026, providing immediate rental income. Each unit includes its own laundry facilities for added tenant convenience. Major improvements have been completed within the last six years, including a newer roof, water tanks, and heating systems, helping to reduce maintenance concerns. Conveniently located within walking distance to local stores, shopping, and everyday amenities, this property offers a desirable location for tenants. A turnkey, income-producing property with strong rental appeal and important updates already in place.

4 Beds ⋅ 3 Baths ⋅ B1715854 MLS

Excellent investment opportunity! This well-maintained duplex features two updated units, 1 rented until 11/2026, providing immediate rental income. Each unit includes its own laundry facilities for added tenant convenience. Major improvements have been completed within the last six years, including a newer roof, water tanks, and heating systems, helping to reduce maintenance concerns. Conveniently located within walking distance to local stores, shopping, and everyday amenities, this property offers a desirable location for tenants. A turnkey, income-producing property with strong rental appeal and important updates already in place.

201 Weimar Street, Buffalo

$119,000

Charm, space, and a bonus lot! This classic Buffalo home at 234 James St comes with the lot next door at 232 James St, giving you room to garden, play, or dream bigger. A welcoming front porch leads to a cozy living room, a family room with its own built-in bar, and a sunny eat-in kitchen that opens to the deck. Three bedrooms and 1.5 baths, plus a private fenced backyard made for summer cookouts and quiet evenings. Tucked in the Babcock neighborhood, minutes from Seneca St and downtown. Come see it before it's gone! Photos digitally edited to remove personal items. Furnishings do not convey. Delayed showings and negotiations until October 7th 2026.

2 Beds ⋅ 1 Baths ⋅ B1719218 MLS

Charm, space, and a bonus lot! This classic Buffalo home at 234 James St comes with the lot next door at 232 James St, giving you room to garden, play, or dream bigger. A welcoming front porch leads to a cozy living room, a family room with its own built-in bar, and a sunny eat-in kitchen that opens to the deck. Three bedrooms and 1.5 baths, plus a private fenced backyard made for summer cookouts and quiet evenings. Tucked in the Babcock neighborhood, minutes from Seneca St and downtown. Come see it before it's gone! Photos digitally edited to remove personal items. Furnishings do not convey. Delayed showings and negotiations until October 7th 2026.

234 James Street, Buffalo

$84,900

This vinyl sided four bedroom, two full bath home offers a spacious layout with everyday convenience. The first floor features a large kitchen, a bedroom, a full bath and laundry. Upstairs, you’ll find three additional bedrooms and another full bath. A new furnace and hot water tank add value and peace of mind.

4 Beds ⋅ 2 Baths ⋅ R1719338 MLS

This vinyl sided four bedroom, two full bath home offers a spacious layout with everyday convenience. The first floor features a large kitchen, a bedroom, a full bath and laundry. Upstairs, you’ll find three additional bedrooms and another full bath. A new furnace and hot water tank add value and peace of mind.

376 S Main Street, Jamestown

$69,900

Welcome home to 2029 Hemstreet Road! Built in 2018, this move-in-ready 2-bedroom, 2-full-bath manufactured home offers comfortable, low-maintenance living in a peaceful park setting within the highly sought-after Iroquois School District. Step inside to a bright, inviting open-concept floor plan featuring a spacious living and dining area and an eat-in kitchen with ample cabinetry. The primary bedroom has its own private full bath, while the second bedroom offers extra space for guests, a home office, or whatever best suits your needs. Additional features include forced-air gas heat, vinyl siding, modern insulation, convenient laundry, a private driveway, and a window A/C unit for warmer months. Enjoy peaceful surroundings while staying conveniently close to East Aurora Village, shopping, dining, and local amenities. Whether you're downsizing, purchasing your first home, or looking for affordable, easy living, 2029 Hemstreet Road is ready to welcome you home!

2 Beds ⋅ 2 Baths ⋅ B1719321 MLS

Welcome home to 2029 Hemstreet Road! Built in 2018, this move-in-ready 2-bedroom, 2-full-bath manufactured home offers comfortable, low-maintenance living in a peaceful park setting within the highly sought-after Iroquois School District. Step inside to a bright, inviting open-concept floor plan featuring a spacious living and dining area and an eat-in kitchen with ample cabinetry. The primary bedroom has its own private full bath, while the second bedroom offers extra space for guests, a home office, or whatever best suits your needs. Additional features include forced-air gas heat, vinyl siding, modern insulation, convenient laundry, a private driveway, and a window A/C unit for warmer months. Enjoy peaceful surroundings while staying conveniently close to East Aurora Village, shopping, dining, and local amenities. Whether you're downsizing, purchasing your first home, or looking for affordable, easy living, 2029 Hemstreet Road is ready to welcome you home!

2029 Hemstreet Rd., Aurora

$165,000

This 4 bedroom ranch is spacious and has a great layout. Large rooms, bedrooms, and closets. Full basement is clean and dry with I Beam supports adding even more structural supports to this home. 1st floor laundry and utility room. Sliding glass door off the dining area leads to the deck and backyard wooded lot. Fenced in run area for pets is already installed. The home sits on a hilled area with beautiful fall views. The front fruit tree is a feeding ground for wildlife. Garage is large enough for shop area as well. Bring your cosmetic touches to this ranch home and make it yours.

4 Beds ⋅ 2 Baths ⋅ B1718987 MLS

This 4 bedroom ranch is spacious and has a great layout. Large rooms, bedrooms, and closets. Full basement is clean and dry with I Beam supports adding even more structural supports to this home. 1st floor laundry and utility room. Sliding glass door off the dining area leads to the deck and backyard wooded lot. Fenced in run area for pets is already installed. The home sits on a hilled area with beautiful fall views. The front fruit tree is a feeding ground for wildlife. Garage is large enough for shop area as well. Bring your cosmetic touches to this ranch home and make it yours.

701 Lakeview, Portville

$169,000

COUNTRY CHARM, CHARACTER & HOMESTEADING POTENTIAL! This inviting 3-bedroom, 1.5-bath farmhouse sits on 1.88 acres and offers the perfect blend of rustic character and comfortable living. Gorgeous woodwork throughout gives the home a warm, timeless feel that is hard to replicate. The spacious kitchen offers plenty of cabinetry and counter space, along with a convenient breakfast bar. The primary bedroom is conveniently located on the first floor just off the kitchen and features a walk-in closet. First-floor laundry adds everyday convenience, while the remodeled full bath showcases beautiful tile work and a walk-in shower. Step down into the sunken living room, a cozy gathering space that flows into the dining area. Upstairs, you'll find two generously sized bedrooms and a convenient half bath. Step outside and take in the gorgeous hillside views from the wrap-around deck—a wonderful spot to enjoy your morning coffee, entertain, or simply take in the peaceful country setting. The partially fenced yard offers space for pets, gardening, or outdoor activities. Ready to embrace a little homesteading? The chicken coop and chickens are already here to help get you started! Whether you're dreaming of your own small farm, growing a garden, raising chickens, or simply enjoying more space and privacy, this property offers plenty of possibilities. 1.88 acres, beautiful views, original character, modern updates, and country charm—this is the kind of property that feels like home.

3 Beds ⋅ 2 Baths ⋅ R1719287 MLS

COUNTRY CHARM, CHARACTER & HOMESTEADING POTENTIAL! This inviting 3-bedroom, 1.5-bath farmhouse sits on 1.88 acres and offers the perfect blend of rustic character and comfortable living. Gorgeous woodwork throughout gives the home a warm, timeless feel that is hard to replicate. The spacious kitchen offers plenty of cabinetry and counter space, along with a convenient breakfast bar. The primary bedroom is conveniently located on the first floor just off the kitchen and features a walk-in closet. First-floor laundry adds everyday convenience, while the remodeled full bath showcases beautiful tile work and a walk-in shower. Step down into the sunken living room, a cozy gathering space that flows into the dining area. Upstairs, you'll find two generously sized bedrooms and a convenient half bath. Step outside and take in the gorgeous hillside views from the wrap-around deck—a wonderful spot to enjoy your morning coffee, entertain, or simply take in the peaceful country setting. The partially fenced yard offers space for pets, gardening, or outdoor activities. Ready to embrace a little homesteading? The chicken coop and chickens are already here to help get you started! Whether you're dreaming of your own small farm, growing a garden, raising chickens, or simply enjoying more space and privacy, this property offers plenty of possibilities. 1.88 acres, beautiful views, original character, modern updates, and country charm—this is the kind of property that feels like home.

3645 Hedden Hollow Road, Hinsdale

$174,900

Welcome to 41 East Ave, a home with so much potential! This home has an expansive, welcoming floor plan. With just a few finishing touches and upgrades, this could be the home of your dreams! Enter the first floor living room, with beautiful original hardwood flooring, built-in bookshelves, and fireplace. Formal dining room with natural woodwork leads you to the eat-in kitchen, complete with vintage tile floor and plenty of cabinets. 1st floor bedroom and bath finish off the first floor. Upstairs, are three bedrooms, each with a walk-in closet. The primary bedroom is gigantic, with en suite bathroom. Outside, is a big sunroom, and a deep detached garage. Seller reserves the right to set an offer deadline.

4 Beds ⋅ 3 Baths ⋅ B1718852 MLS

Welcome to 41 East Ave, a home with so much potential! This home has an expansive, welcoming floor plan. With just a few finishing touches and upgrades, this could be the home of your dreams! Enter the first floor living room, with beautiful original hardwood flooring, built-in bookshelves, and fireplace. Formal dining room with natural woodwork leads you to the eat-in kitchen, complete with vintage tile floor and plenty of cabinets. 1st floor bedroom and bath finish off the first floor. Upstairs, are three bedrooms, each with a walk-in closet. The primary bedroom is gigantic, with en suite bathroom. Outside, is a big sunroom, and a deep detached garage. Seller reserves the right to set an offer deadline.

41 East Avenue, Newstead

$49,999

Attention investors and rehabbers—bring your vision to 110 Victory Ave, a value-add duplex opportunity, offered at just $49,999! This property is in need of a full interior renovation, but offers a solid starting point with a decent foundation, salvageable siding, numerous vinyl replacement windows, and a functional layout with each unit benefitting from ample living space and 2 bedrooms each. Located in an established neighborhood where comps are selling for $200K+, there is plenty of potential for the right investor to create significant equity. Property is being sold as-is. Bring your contractor and your ideas! Showings available immediately.

4 Beds ⋅ 2 Baths ⋅ B1719154 MLS

Attention investors and rehabbers—bring your vision to 110 Victory Ave, a value-add duplex opportunity, offered at just $49,999! This property is in need of a full interior renovation, but offers a solid starting point with a decent foundation, salvageable siding, numerous vinyl replacement windows, and a functional layout with each unit benefitting from ample living space and 2 bedrooms each. Located in an established neighborhood where comps are selling for $200K+, there is plenty of potential for the right investor to create significant equity. Property is being sold as-is. Bring your contractor and your ideas! Showings available immediately.

110 Victory Avenue, Lackawanna

$272,000

Six acres, multiple garages and outbuildings, room for everyone, and just minutes from Ellicottville—this is the kind of property that opens up endless possibilities. The home has been expanded well beyond its original footprint, including a massive second floor great room complete with a wood-burning fireplace and plenty of room for everyone. It's easy to picture holidays here, Bills games with friends, or warming up by the fire after a day in Ellicottville. The first-floor addition creates an entirely separate living area complete with a full bathroom and its own propane wall furnace, offering the potential for an in-law setup, private guest quarters, or flexible living space. The original living room adds even more character with a second wood-burning fireplace. Outside, nearly six acres of mostly fenced land provide plenty of room to enjoy the outdoors, while multiple garages and sheds offer exceptional storage and workspace. One of the garages offers space for multiple vehicles and has previously accommodated a lift—ideal for the car enthusiast, hobbyist, or anyone who can never seem to have enough room for vehicles and outdoor equipment. The exterior features low-maintenance vinyl siding, an asphalt roof approximately 13 years old, and a metal roof approximately 5 years old. Enjoy the privacy of country living just 10 minutes from downtown Ellicottville and 20 minutes from Springville. From summer weekends on six acres to ski season in Ellicottville, this property offers the space and versatility to enjoy every season. Square footage was measured by the listing agent.

3 Beds ⋅ 2 Baths ⋅ B1718226 MLS

Six acres, multiple garages and outbuildings, room for everyone, and just minutes from Ellicottville—this is the kind of property that opens up endless possibilities. The home has been expanded well beyond its original footprint, including a massive second floor great room complete with a wood-burning fireplace and plenty of room for everyone. It's easy to picture holidays here, Bills games with friends, or warming up by the fire after a day in Ellicottville. The first-floor addition creates an entirely separate living area complete with a full bathroom and its own propane wall furnace, offering the potential for an in-law setup, private guest quarters, or flexible living space. The original living room adds even more character with a second wood-burning fireplace. Outside, nearly six acres of mostly fenced land provide plenty of room to enjoy the outdoors, while multiple garages and sheds offer exceptional storage and workspace. One of the garages offers space for multiple vehicles and has previously accommodated a lift—ideal for the car enthusiast, hobbyist, or anyone who can never seem to have enough room for vehicles and outdoor equipment. The exterior features low-maintenance vinyl siding, an asphalt roof approximately 13 years old, and a metal roof approximately 5 years old. Enjoy the privacy of country living just 10 minutes from downtown Ellicottville and 20 minutes from Springville. From summer weekends on six acres to ski season in Ellicottville, this property offers the space and versatility to enjoy every season. Square footage was measured by the listing agent.

7771 Kuhn Road, Ellicottville

$289,900

Bright and spacious Snyder Colonial featuring a beautiful fully fenced yard with quaint covered patio and additional large patio perfect for entertaining rain or shine. Situated on a mature tree lined street, close to all amenities, the 290, UB and demand Smallwood Elementary. As you enter the front foyer, you are greeted by an oversized living room with bay window, built ins and hardwoods under carpet. Also formal dining room with hdwds under carpet, huge family room with half bath and kitchen featuring a breakfast bar, an abundance of cabinets, tile flooring, and included appliances. The second floor has 3 good sized bedrooms with hdwds under carpet, full bath and easy access attic. Additional features include 1 car attached garage with opener, concrete driveway, and brick front/vinyl exterior. Many updates including most windows, electrical box, high efficiency furnace (2012), central air (2016), hot water tank (2018), and water back-up sump pump. Needs a little cosmetic sprucing up but opportunity to own a great home in a demand neighborhood. Open house Saturday, Oct 3rd 1-3pm.

3 Beds ⋅ 2 Baths ⋅ B1719282 MLS

Bright and spacious Snyder Colonial featuring a beautiful fully fenced yard with quaint covered patio and additional large patio perfect for entertaining rain or shine. Situated on a mature tree lined street, close to all amenities, the 290, UB and demand Smallwood Elementary. As you enter the front foyer, you are greeted by an oversized living room with bay window, built ins and hardwoods under carpet. Also formal dining room with hdwds under carpet, huge family room with half bath and kitchen featuring a breakfast bar, an abundance of cabinets, tile flooring, and included appliances. The second floor has 3 good sized bedrooms with hdwds under carpet, full bath and easy access attic. Additional features include 1 car attached garage with opener, concrete driveway, and brick front/vinyl exterior. Many updates including most windows, electrical box, high efficiency furnace (2012), central air (2016), hot water tank (2018), and water back-up sump pump. Needs a little cosmetic sprucing up but opportunity to own a great home in a demand neighborhood. Open house Saturday, Oct 3rd 1-3pm.

333 Burroughs Drive, Amherst

$249,999

Welcome to 960 Hopkins Rd Unit E in the desirable Williamsburg Common community, located in the highly sought after Williamsville School District! This 1st floor condo offers easy single level living, making everyday life simple and convenient. The unit features 2 bedrooms and 2 full baths, including a primary suite with its own private bath, plus approximately 1,250 square feet of comfortable living space. The layout flows nicely between the living and dining areas, with a well designed kitchen offering plenty of cabinet and counter space. A true bonus is the 15x15 ft storage room, large enough to serve as both a workout area and storage space, with flexibility to fit your lifestyle. Parking is another standout with 2 parking spaces in total: 1 garage spot plus 1 outside uncovered spot, a major perk during Buffalo winters. Enjoy low maintenance condo living with the association handling snow removal, landscaping, and exterior upkeep so you can spend more time doing what you love. Williamsburg Common sits on well maintained grounds in a quiet, established setting, yet you are just minutes from Transit Rd shopping and dining, the 290 and 990, UB North Campus, and everything Amherst and Williamsville have to offer. Whether you are a first time buyer, downsizing, or looking for a smart investment, this is an opportunity you will not want to miss. Open House Saturday, Oct 3 from 12 to 2pm. Come see it in person and make it yours!

2 Beds ⋅ 2 Baths ⋅ B1718921 MLS

Welcome to 960 Hopkins Rd Unit E in the desirable Williamsburg Common community, located in the highly sought after Williamsville School District! This 1st floor condo offers easy single level living, making everyday life simple and convenient. The unit features 2 bedrooms and 2 full baths, including a primary suite with its own private bath, plus approximately 1,250 square feet of comfortable living space. The layout flows nicely between the living and dining areas, with a well designed kitchen offering plenty of cabinet and counter space. A true bonus is the 15x15 ft storage room, large enough to serve as both a workout area and storage space, with flexibility to fit your lifestyle. Parking is another standout with 2 parking spaces in total: 1 garage spot plus 1 outside uncovered spot, a major perk during Buffalo winters. Enjoy low maintenance condo living with the association handling snow removal, landscaping, and exterior upkeep so you can spend more time doing what you love. Williamsburg Common sits on well maintained grounds in a quiet, established setting, yet you are just minutes from Transit Rd shopping and dining, the 290 and 990, UB North Campus, and everything Amherst and Williamsville have to offer. Whether you are a first time buyer, downsizing, or looking for a smart investment, this is an opportunity you will not want to miss. Open House Saturday, Oct 3 from 12 to 2pm. Come see it in person and make it yours!

960 Hopkins Road Unit E, Amherst

$229,000

Enjoy the best of Ellicottville resort living in this nicely updated studio-plus-loft townhouse, just a short walk to Holiday Valley Resort! Tucked toward the rear of the development, this location offers a quieter setting with slope views from your patio. You'll love seeing your favorite slopes shine at night. Inside, you'll find a fresh, inviting space featuring a newer kitchen, appliances, flooring, paint, and furnishings. The loft bedroom adds extra sleeping space and includes a convenient half bath. A spiral staircase with generous treads and a textured, slip-resistant finish provides access to the loft. Need more room for family and guests? The Queen-sized Murphy bed makes the main living area work double duty for relaxing by day and sleeping by night. Offered mostly furnished with just a few exclusions, this townhouse is ready to enjoy as your own getaway or four-season retreat. Walk to Holiday Valley for skiing, golf, and year-round activities, or take a healthy stroll into the nearby village of Ellicottville for its restaurants, shops, and lively resort-town atmosphere. A great opportunity to own your own piece of Ellicottville getaway living!

1 Beds ⋅ 2 Baths ⋅ B1719284 MLS

Enjoy the best of Ellicottville resort living in this nicely updated studio-plus-loft townhouse, just a short walk to Holiday Valley Resort! Tucked toward the rear of the development, this location offers a quieter setting with slope views from your patio. You'll love seeing your favorite slopes shine at night. Inside, you'll find a fresh, inviting space featuring a newer kitchen, appliances, flooring, paint, and furnishings. The loft bedroom adds extra sleeping space and includes a convenient half bath. A spiral staircase with generous treads and a textured, slip-resistant finish provides access to the loft. Need more room for family and guests? The Queen-sized Murphy bed makes the main living area work double duty for relaxing by day and sleeping by night. Offered mostly furnished with just a few exclusions, this townhouse is ready to enjoy as your own getaway or four-season retreat. Walk to Holiday Valley for skiing, golf, and year-round activities, or take a healthy stroll into the nearby village of Ellicottville for its restaurants, shops, and lively resort-town atmosphere. A great opportunity to own your own piece of Ellicottville getaway living!

113 Wildflower, Ellicottville

$220,000

Welcome to the iconic Williamsville Towers Condominium! This beautifully renovated 5th-floor residence delivers modern style, incredible natural light and exceptional outdoor living in one impressive package. Featuring 2 bedrooms and 1.5 baths, the updated interior is surrounded by huge windows that flood the space with sunlight and create a bright, open atmosphere throughout. The showstopper is the massive wraparound patio—an incredible extension of the living space with plenty of room for outdoor dining, entertaining, gardening or simply relaxing above it all. Central heating and air conditioning are provided through the building’s HVAC system, with an individual First Co. fan-coil/air-handling system serving the unit. Adding to the convenience, Unit #501 includes both a dedicated parking space and a covered garage space. Garage SBL #69.17-5-30./G17. Set along Main Street in highly sought-after Williamsville, you’re close to the restaurants, coffee shops, boutiques and local destinations that make the Village such a special place to call home. Enjoy Glen Park and Glen Falls, Island Park, the historic Williamsville Water Mill, Lehigh Memory Trail and the vibrant shops and dining throughout the Village. Renovated, sun-filled and positioned in the heart of Williamsville—Unit #501 offers a low-maintenance condominium lifestyle without sacrificing space, outdoor living or location.

2 Beds ⋅ 2 Baths ⋅ R1719088 MLS

Welcome to the iconic Williamsville Towers Condominium! This beautifully renovated 5th-floor residence delivers modern style, incredible natural light and exceptional outdoor living in one impressive package. Featuring 2 bedrooms and 1.5 baths, the updated interior is surrounded by huge windows that flood the space with sunlight and create a bright, open atmosphere throughout. The showstopper is the massive wraparound patio—an incredible extension of the living space with plenty of room for outdoor dining, entertaining, gardening or simply relaxing above it all. Central heating and air conditioning are provided through the building’s HVAC system, with an individual First Co. fan-coil/air-handling system serving the unit. Adding to the convenience, Unit #501 includes both a dedicated parking space and a covered garage space. Garage SBL #69.17-5-30./G17. Set along Main Street in highly sought-after Williamsville, you’re close to the restaurants, coffee shops, boutiques and local destinations that make the Village such a special place to call home. Enjoy Glen Park and Glen Falls, Island Park, the historic Williamsville Water Mill, Lehigh Memory Trail and the vibrant shops and dining throughout the Village. Renovated, sun-filled and positioned in the heart of Williamsville—Unit #501 offers a low-maintenance condominium lifestyle without sacrificing space, outdoor living or location.

5854 Main Street Unit 501, Amherst

$250,000

This 2/1 Duplex Ranch in Pembroke is a solid investment given new septic in 26, 3 yr old furnace plus flooring & freshly painted. Located just 2 minutes from the thruway off Route 77. Privacy on a one acre treed lot. Perfect for an in-law setup or have tenants help pay your mortgage.

3 Beds ⋅ 2 Baths ⋅ B1719112 MLS

This 2/1 Duplex Ranch in Pembroke is a solid investment given new septic in 26, 3 yr old furnace plus flooring & freshly painted. Located just 2 minutes from the thruway off Route 77. Privacy on a one acre treed lot. Perfect for an in-law setup or have tenants help pay your mortgage.

941 Akron Road, Pembroke

$207,900

This comfortable home was professionally renovated in the last 2 years. The modern new kitchen is outstanding, and is complete with a walk-in pantry. This home, although traditional, has several contemporary upgrades. The square footage figure of 1360 was based on a previously done appraisal. Delayed negotiation begins October 7, at 1:00 PM

3 Beds ⋅ 1 Baths ⋅ R1719279 MLS

This comfortable home was professionally renovated in the last 2 years. The modern new kitchen is outstanding, and is complete with a walk-in pantry. This home, although traditional, has several contemporary upgrades. The square footage figure of 1360 was based on a previously done appraisal. Delayed negotiation begins October 7, at 1:00 PM

2951 Groth Road, Murray

$199,900

Welcome to this beautifully maintained 3-bedroom, 2-bath residence in one of the Village of Lancaster's most coveted locations, just a short stroll from the Village's shops, dining, and amenities. A grand, expansive front porch sets an elegant tone and opens to a gracious foyer with abundant closet space and classic wainscoting. The foyer flows seamlessly into a generous family room and formal dining room, ideal for both everyday living and entertaining. The oversized eat-in kitchen features rich oak cabinetry and ample space to gather. Convenient first-floor laundry and a full bath add everyday ease. Upstairs, three spacious bedrooms, a full bath, and an additional overflow closet provide exceptional storage. Significant updates offer peace of mind, including windows, oven (2024), roof (2016), drain tile and basement waterproofing by Frank's (2018), sump pump (2018), electrical, hot water tank, and furnace. A private backyard retreat and two-car garage complete this exceptional offering. Bring your personal design vision and make it your own!

3 Beds ⋅ 2 Baths ⋅ B1719278 MLS

Welcome to this beautifully maintained 3-bedroom, 2-bath residence in one of the Village of Lancaster's most coveted locations, just a short stroll from the Village's shops, dining, and amenities. A grand, expansive front porch sets an elegant tone and opens to a gracious foyer with abundant closet space and classic wainscoting. The foyer flows seamlessly into a generous family room and formal dining room, ideal for both everyday living and entertaining. The oversized eat-in kitchen features rich oak cabinetry and ample space to gather. Convenient first-floor laundry and a full bath add everyday ease. Upstairs, three spacious bedrooms, a full bath, and an additional overflow closet provide exceptional storage. Significant updates offer peace of mind, including windows, oven (2024), roof (2016), drain tile and basement waterproofing by Frank's (2018), sump pump (2018), electrical, hot water tank, and furnace. A private backyard retreat and two-car garage complete this exceptional offering. Bring your personal design vision and make it your own!

15 Sawyer Avenue, Lancaster

$229,000

Welcome to this Beatiful Two-unit property offering 6 bedrooms and 2 full baths. Lower unit is currently rented at $1,200/month, while the upper unit is vacant, providing flexibility for an owner-occupant or additional rental income. Conveniently located near parks, shopping, dining and everyday amenities. Great opportunity to add to your investment portfolio or make it your own.

6 Beds ⋅ 2 Baths ⋅ B1719246 MLS

Welcome to this Beatiful Two-unit property offering 6 bedrooms and 2 full baths. Lower unit is currently rented at $1,200/month, while the upper unit is vacant, providing flexibility for an owner-occupant or additional rental income. Conveniently located near parks, shopping, dining and everyday amenities. Great opportunity to add to your investment portfolio or make it your own.

315 Grant Street, Buffalo