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Welcome to this charming 3-bedroom, 2-full-bath home offering 1,592 square feet of comfortable living space, lovingly maintained by its original owner. Set on 13 acres featuring elderberry bushes, plum trees, black walnut trees, ginkgo trees, and so much more, this property offers a rare blend of privacy and natural beauty — with plenty of room to farm, raise animals, or hunt right on your own land. The property also includes a barn, offering additional space for livestock, storage, or hobby use. This all-electric home keeps things simple — electric baseboard heat paired with a wood stove for chilly nights, plus an unlimited supply of firewood right in your own backyard. Window A/C units are included for summer comfort. Average electric costs run around $225/month in the winter and $135/month in the summer. The home features durable aluminum siding and a roof with plenty of life left. Utilities include public water and a septic system. Natural gas service is available at the road for a buyer who'd like to extend it to the home. Electric service is 200 amp. The fridge, stove, washer, dryer, and lawn mower are all included with the sale, making this a move-in-ready opportunity with character, charm, and thoughtful updates throughout.

3 Beds ⋅ 2 Baths ⋅ B1702080 MLS

Welcome to this charming 3-bedroom, 2-full-bath home offering 1,592 square feet of comfortable living space, lovingly maintained by its original owner. Set on 13 acres featuring elderberry bushes, plum trees, black walnut trees, ginkgo trees, and so much more, this property offers a rare blend of privacy and natural beauty — with plenty of room to farm, raise animals, or hunt right on your own land. The property also includes a barn, offering additional space for livestock, storage, or hobby use. This all-electric home keeps things simple — electric baseboard heat paired with a wood stove for chilly nights, plus an unlimited supply of firewood right in your own backyard. Window A/C units are included for summer comfort. Average electric costs run around $225/month in the winter and $135/month in the summer. The home features durable aluminum siding and a roof with plenty of life left. Utilities include public water and a septic system. Natural gas service is available at the road for a buyer who'd like to extend it to the home. Electric service is 200 amp. The fridge, stove, washer, dryer, and lawn mower are all included with the sale, making this a move-in-ready opportunity with character, charm, and thoughtful updates throughout.

3201 Palmer Road, Wilson

$295,000

Value Range Pricing- Owner will consider offers between $275,000- $325,000 or higher. Welcome to this really great valued home nestled on a serene private lot, this property is perfect for entertaining friends and family and is walking distance to the River! The standout feature is the spacious patio, complemented by a delightful three-season room—ideal for gatherings year-round. The 2 1/2 car garage has been thoughtfully converted, boasting an updated mudroom and closet, providing ample storage space. If desired, it can be reverted back to accommodate two cars. Recent updates include a new driveway pad and garage and newer windows. The exterior was painted in 2026, while the attic was insulated in 2022 for energy efficiency. Enjoy the meticulously landscaped yard, completed in 2026, and appreciate the new interior and exterior doors that enhance the home’s charm. The family room is generously sized with wood stove, offering a cozy space for relaxation. The remodeled basement features an egress window and a state-of-the-art sump pump with water backup, installed in 2021, providing peace of mind. This home is a fantastic opportunity at a great price—don’t miss out.

4 Beds ⋅ 2 Baths ⋅ B1701937 MLS

Value Range Pricing- Owner will consider offers between $275,000- $325,000 or higher. Welcome to this really great valued home nestled on a serene private lot, this property is perfect for entertaining friends and family and is walking distance to the River! The standout feature is the spacious patio, complemented by a delightful three-season room—ideal for gatherings year-round. The 2 1/2 car garage has been thoughtfully converted, boasting an updated mudroom and closet, providing ample storage space. If desired, it can be reverted back to accommodate two cars. Recent updates include a new driveway pad and garage and newer windows. The exterior was painted in 2026, while the attic was insulated in 2022 for energy efficiency. Enjoy the meticulously landscaped yard, completed in 2026, and appreciate the new interior and exterior doors that enhance the home’s charm. The family room is generously sized with wood stove, offering a cozy space for relaxation. The remodeled basement features an egress window and a state-of-the-art sump pump with water backup, installed in 2021, providing peace of mind. This home is a fantastic opportunity at a great price—don’t miss out.

2776 Fix Road, Grand Island

$198,000

Beautiful new listing in the village of Attica. Spacious country kitchen with Corian and all appliances, Great Room with cathedral ceiling, gas stove and French doors to rear deck. First floor laundry. 3-4 beds plus 2 full baths. Large primary bed with gas stove. Open living and dining combination. Awesome deep private yard with fence, sheds, perennial gardens, window boxes, cedar shake & vinyl siding with a white picket fence. Central air and 2024 HWT. Loads of room to roam in this lovely home.

4 Beds ⋅ 2 Baths ⋅ B1701452 MLS

Beautiful new listing in the village of Attica. Spacious country kitchen with Corian and all appliances, Great Room with cathedral ceiling, gas stove and French doors to rear deck. First floor laundry. 3-4 beds plus 2 full baths. Large primary bed with gas stove. Open living and dining combination. Awesome deep private yard with fence, sheds, perennial gardens, window boxes, cedar shake & vinyl siding with a white picket fence. Central air and 2024 HWT. Loads of room to roam in this lovely home.

107 Market Street, Attica

$170,000

TRANSPARENT PRICING! Welcome to 110 S Swan Street in the City of Batavia! This beautifully maintained home blends classic charm with extensive updates, making it truly move-in ready. From the moment you arrive, you'll notice the freshly painted exterior, stone accent siding, new entry steps, updated lighting, and inviting curb appeal. Start your mornings on the cozy enclosed front porch before stepping inside to a bright and welcoming living space featuring gleaming hardwood floors, fresh paint throughout, abundant natural light, and a convenient first-floor bedroom. The spacious kitchen is designed for both everyday living and entertaining, offering generous cabinet and counterspace, new vinyl flooring, a brand-new dishwasher (2026), and a wine cooler. Upstairs, you'll find two additional bedrooms, each showcasing beautiful hardwood floors. The finished lower level adds valuable living space with a large family room, a beautifully renovated half bath featuring a new vanity and vinyl flooring, plus plenty of additional storage. Step outside to enjoy your fully fenced backyard complete with a brand-new patio, fresh landscaping, and a fire pit—creating the perfect space for relaxing or hosting family and friends. Additional 2026 updates include a new water heater, freshly painted foundation/trim, new gutters/downspouts, new mailbox, new gravel driveway, updated garage siding and paint, new full bath vinyl flooring, and a brand-new generator battery. Every detail has been thoughtfully updated so you can simply move in and enjoy. Don't miss your opportunity to make this wonderful home yours! Open House: Sunday, August 23rd from 1pm-2:30pm

3 Beds ⋅ 2 Baths ⋅ R1698531 MLS

TRANSPARENT PRICING! Welcome to 110 S Swan Street in the City of Batavia! This beautifully maintained home blends classic charm with extensive updates, making it truly move-in ready. From the moment you arrive, you'll notice the freshly painted exterior, stone accent siding, new entry steps, updated lighting, and inviting curb appeal. Start your mornings on the cozy enclosed front porch before stepping inside to a bright and welcoming living space featuring gleaming hardwood floors, fresh paint throughout, abundant natural light, and a convenient first-floor bedroom. The spacious kitchen is designed for both everyday living and entertaining, offering generous cabinet and counterspace, new vinyl flooring, a brand-new dishwasher (2026), and a wine cooler. Upstairs, you'll find two additional bedrooms, each showcasing beautiful hardwood floors. The finished lower level adds valuable living space with a large family room, a beautifully renovated half bath featuring a new vanity and vinyl flooring, plus plenty of additional storage. Step outside to enjoy your fully fenced backyard complete with a brand-new patio, fresh landscaping, and a fire pit—creating the perfect space for relaxing or hosting family and friends. Additional 2026 updates include a new water heater, freshly painted foundation/trim, new gutters/downspouts, new mailbox, new gravel driveway, updated garage siding and paint, new full bath vinyl flooring, and a brand-new generator battery. Every detail has been thoughtfully updated so you can simply move in and enjoy. Don't miss your opportunity to make this wonderful home yours! Open House: Sunday, August 23rd from 1pm-2:30pm

110 S Swan Street, Batavia City

$223,000

Hansel & Gretel welcome you to their story book home. Introducing charm & charisma proclaims this all dressed up curb appealing Cape! Layered landscaping & brick pathway to your front porch. Live worry-free w/almost every mechanical feature newly replaced! These include: 1. Vinyl siding, 2. Architectural shingles replaced on roof tear off on house & garage, 3. Some newer windows, 4. Full house generator, 5. Trane furnace AMAZING. Enter newer front door to open airy LR/DR combo! Focal bow window w/smooth round arches provide panoramic view while creating Turret-like interest adding to exterior! All but one room features newer carpeting! Behold your new kitchen w/ dining area. Granite countertops set the stage w/lots of storage featuring pull out drawers in newly remodeled cabinets, double sink and valuable pantry with brilliant new hardwood flooring! Gleaning newer Black appliances refrigerator, electric stove, dishwasher all remain in perfect like new condition. This efficient well-designed kitchen utilized every inch for valuable workspace. Two generous sized bedrooms w/remodeled bath featuring newer ceramic tile jacuzzi tub complete the 1st floor. Second floor loft area boats complete wall of built ins. Generous sized primary bedroom w/ceiling fan & roomy closet. Features newer carpeting to set the stage for relaxation. [2nd floor electric, heat no AC]. Descend to lower-level w/ brightly lit laundry area adjoining finished area for additional space. Important mechanical newer sump pump w. water backup pump. Exit rear of home thru updated breezeway ablaze with light from newer windows & some built ins. The backyard centered by 2 car tandem garage w/opener. Office workshop 13x12 in rear. Enter your own retreat: glassed in sunroom overlooking raised beds with woodsy background from parklike area forever wild. A shed in rear for storage. We make dreams affordable, with eye appeal % purse appeal! Showings start Sunday 7/26 at open house from 1-3pm. Offers due Sunday 8/2 at 1pm.

3 Beds ⋅ 1 Baths ⋅ B1700077 MLS

Hansel & Gretel welcome you to their story book home. Introducing charm & charisma proclaims this all dressed up curb appealing Cape! Layered landscaping & brick pathway to your front porch. Live worry-free w/almost every mechanical feature newly replaced! These include: 1. Vinyl siding, 2. Architectural shingles replaced on roof tear off on house & garage, 3. Some newer windows, 4. Full house generator, 5. Trane furnace AMAZING. Enter newer front door to open airy LR/DR combo! Focal bow window w/smooth round arches provide panoramic view while creating Turret-like interest adding to exterior! All but one room features newer carpeting! Behold your new kitchen w/ dining area. Granite countertops set the stage w/lots of storage featuring pull out drawers in newly remodeled cabinets, double sink and valuable pantry with brilliant new hardwood flooring! Gleaning newer Black appliances refrigerator, electric stove, dishwasher all remain in perfect like new condition. This efficient well-designed kitchen utilized every inch for valuable workspace. Two generous sized bedrooms w/remodeled bath featuring newer ceramic tile jacuzzi tub complete the 1st floor. Second floor loft area boats complete wall of built ins. Generous sized primary bedroom w/ceiling fan & roomy closet. Features newer carpeting to set the stage for relaxation. [2nd floor electric, heat no AC]. Descend to lower-level w/ brightly lit laundry area adjoining finished area for additional space. Important mechanical newer sump pump w. water backup pump. Exit rear of home thru updated breezeway ablaze with light from newer windows & some built ins. The backyard centered by 2 car tandem garage w/opener. Office workshop 13x12 in rear. Enter your own retreat: glassed in sunroom overlooking raised beds with woodsy background from parklike area forever wild. A shed in rear for storage. We make dreams affordable, with eye appeal % purse appeal! Showings start Sunday 7/26 at open house from 1-3pm. Offers due Sunday 8/2 at 1pm.

6334 Dorchester Road, Lockport Town

$484,100

Don't miss the opportunity to own this meticulously maintained 3-bedroom, 2.5-bath home, ideally situated on a quiet neighborhood street in the highly sought-after Williamsville School District. Lovingly cared for by the same owner for more than 35 years, this move-in-ready home offers comfort, space, and exceptional outdoor living. The beautifully landscaped, fully fenced backyard is your own private retreat, featuring an updated heated in-ground pool with a new liner and heater installed in 2024, a spacious concrete patio with a retractable awning added in 2018, and an additional storage shed for all your outdoor essentials. Inside, the home's functional two-story layout provides plenty of room for everyday living and entertaining. The first floor includes a welcoming living room, formal dining room, cozy family room, well-appointed kitchen, and convenient half bath. Upstairs, you'll find three generously sized bedrooms and two full bathrooms. The kitchen comes complete with modern stainless steel appliances, all of which are included with the sale. Additional recent improvements provide added peace of mind, including a new sump pump installed in 2025 and a hot water tank replaced in 2026. These thoughtful updates reflect the exceptional care this home has received throughout its ownership. A brand new garage door will be installed prior to closing. Showings must be accompanied by a licensed New York State real estate agent. Open houses will be held Saturday, July 25, 2026, from 1:00–3:00 PM and Monday, July 27, 2026, from 5:00–7:00 PM. Offers will be reviewed beginning Wednesday, July 29, 2026, at 2:00 PM.

3 Beds ⋅ 3 Baths ⋅ B1699932 MLS

Don't miss the opportunity to own this meticulously maintained 3-bedroom, 2.5-bath home, ideally situated on a quiet neighborhood street in the highly sought-after Williamsville School District. Lovingly cared for by the same owner for more than 35 years, this move-in-ready home offers comfort, space, and exceptional outdoor living. The beautifully landscaped, fully fenced backyard is your own private retreat, featuring an updated heated in-ground pool with a new liner and heater installed in 2024, a spacious concrete patio with a retractable awning added in 2018, and an additional storage shed for all your outdoor essentials. Inside, the home's functional two-story layout provides plenty of room for everyday living and entertaining. The first floor includes a welcoming living room, formal dining room, cozy family room, well-appointed kitchen, and convenient half bath. Upstairs, you'll find three generously sized bedrooms and two full bathrooms. The kitchen comes complete with modern stainless steel appliances, all of which are included with the sale. Additional recent improvements provide added peace of mind, including a new sump pump installed in 2025 and a hot water tank replaced in 2026. These thoughtful updates reflect the exceptional care this home has received throughout its ownership. A brand new garage door will be installed prior to closing. Showings must be accompanied by a licensed New York State real estate agent. Open houses will be held Saturday, July 25, 2026, from 1:00–3:00 PM and Monday, July 27, 2026, from 5:00–7:00 PM. Offers will be reviewed beginning Wednesday, July 29, 2026, at 2:00 PM.

238 Wyeth Drive, Amherst

$341,777

Welcome home to this beautifully maintained all-brick ranch featuring a finished basement, fresh landscaping, and charming three-season room. This move in-ready-home offers comfortable single-level living with plenty of flexible space downstairs perfect for a home theater, home office, or play space. A highlight of the home is the three-season room, an ideal retreat for morning coffee, afternoon reading, or evening relaxation while enjoying the views of the outdoors. The whole-house backup generator ensures comfort, functionality, and peace of mind. Don't miss this Clarence gem! **Showings begin Monday 7/20/2026. Offers Due Tuesday 7/28/2026 by 2pm**

2 Beds ⋅ 1 Baths ⋅ B1699951 MLS

Welcome home to this beautifully maintained all-brick ranch featuring a finished basement, fresh landscaping, and charming three-season room. This move in-ready-home offers comfortable single-level living with plenty of flexible space downstairs perfect for a home theater, home office, or play space. A highlight of the home is the three-season room, an ideal retreat for morning coffee, afternoon reading, or evening relaxation while enjoying the views of the outdoors. The whole-house backup generator ensures comfort, functionality, and peace of mind. Don't miss this Clarence gem! **Showings begin Monday 7/20/2026. Offers Due Tuesday 7/28/2026 by 2pm**

4502 Gentwood Drive, Clarence

$45,000

PARTIALLY WOODED 2.5 ACRE PARCEL ON RIDGE ROAD, ROUTE #104 IN THE TOWN OF NEWFANE. PARCEL OFFERS 274' OF ROAD FRONTAGE WITH SUBSTANTIAL DEPTH. EXPLORE THE POSSIBILITIES! BEING DIVIDED FROM A LARGER PARCEL. NEWFANE SCHOOLS.

B1700027 MLS

PARTIALLY WOODED 2.5 ACRE PARCEL ON RIDGE ROAD, ROUTE #104 IN THE TOWN OF NEWFANE. PARCEL OFFERS 274' OF ROAD FRONTAGE WITH SUBSTANTIAL DEPTH. EXPLORE THE POSSIBILITIES! BEING DIVIDED FROM A LARGER PARCEL. NEWFANE SCHOOLS.

Ridge Road S, Newfane

$560,000

Freshly painted & newly carpeted throughout, this beautiful home w/1st fl primary en-suite offers the perfect blend of modern updates & comfortable living. The recently remodeled eat-in-kitchen features stainless steel appliances, luxury vinyl flooring, epoxy countertops, tile backsplash, recessed & under-cabinet lighting, custom moldings, & soft-close cabinetry with custom pull-out storage. The expansive great room boasts a cathedral ceiling, ceiling fan, gas fireplace with tile surround and custom oak mantel, plus a patio door leading to a stamped concrete patio w/retractable awning. The first-floor primary en-suite includes a custom built-in dresser, generous closet space, & a private bath featuring an oversized tiled walk-in shower, large vanity, & convenient stacked washer/dryer. Upstairs you'll find four additional bedrooms, including one that's already configured as a future second-floor laundry room, along with a full bath featuring a tiled tub surround & tile flooring. Step outside from the rear patio to the impressive 20' x 16' hot tub/party room, a covered space that extends your living and entertaining area year-round. The beautifully landscaped grounds provide exceptional curb appeal & a peaceful setting. The impressive 30' x 40' barn is a dream for hobbyists, contractors, or car enthusiasts. It features two 9' overhead doors, vertical steel siding, built-in workbenches, a second-floor storage loft, 150-amp electrical service, and an I-beam with chain fall capable of lifting up to 1.5 tons. Updates include: gas fireplace, interior paint and carpeting '26, AC '24, Norweco 4-bdrm septic system and full tear off w/new sheathing house roof '23, complete kitchen area, appliances, primary en-suite, and central vac '21, HWT '20, hi eff furnace '18, sump '17, most windows and barn roof '15, hot tub room roof '14, great room roof and windows '09. Additional highlights include 6-panel pine interior doors, central vac, newer exterior doors, outdoor lighting timer, and powered display ledges in the great room for accent lighting-wow! Shows A+++. Superior Clarence schools.

5 Beds ⋅ 3 Baths ⋅ B1699448 MLS

Freshly painted & newly carpeted throughout, this beautiful home w/1st fl primary en-suite offers the perfect blend of modern updates & comfortable living. The recently remodeled eat-in-kitchen features stainless steel appliances, luxury vinyl flooring, epoxy countertops, tile backsplash, recessed & under-cabinet lighting, custom moldings, & soft-close cabinetry with custom pull-out storage. The expansive great room boasts a cathedral ceiling, ceiling fan, gas fireplace with tile surround and custom oak mantel, plus a patio door leading to a stamped concrete patio w/retractable awning. The first-floor primary en-suite includes a custom built-in dresser, generous closet space, & a private bath featuring an oversized tiled walk-in shower, large vanity, & convenient stacked washer/dryer. Upstairs you'll find four additional bedrooms, including one that's already configured as a future second-floor laundry room, along with a full bath featuring a tiled tub surround & tile flooring. Step outside from the rear patio to the impressive 20' x 16' hot tub/party room, a covered space that extends your living and entertaining area year-round. The beautifully landscaped grounds provide exceptional curb appeal & a peaceful setting. The impressive 30' x 40' barn is a dream for hobbyists, contractors, or car enthusiasts. It features two 9' overhead doors, vertical steel siding, built-in workbenches, a second-floor storage loft, 150-amp electrical service, and an I-beam with chain fall capable of lifting up to 1.5 tons. Updates include: gas fireplace, interior paint and carpeting '26, AC '24, Norweco 4-bdrm septic system and full tear off w/new sheathing house roof '23, complete kitchen area, appliances, primary en-suite, and central vac '21, HWT '20, hi eff furnace '18, sump '17, most windows and barn roof '15, hot tub room roof '14, great room roof and windows '09. Additional highlights include 6-panel pine interior doors, central vac, newer exterior doors, outdoor lighting timer, and powered display ledges in the great room for accent lighting-wow! Shows A+++. Superior Clarence schools.

10875 Howe Road, Clarence

$500,300

Welcome to this beautifully updated 3-bedroom home located on an amazing corner lot in the highly sought-after Orchard Park School District. Thoughtfully designed, this home offers generous square footage exactly where it matters most. The spacious living room is filled with natural light thanks to large windows, creating a bright and inviting atmosphere. The expansive family room is equally impressive, featuring a vaulted ceiling, gas fireplace, built-in dry bar and beautiful windows—perfect for relaxing or entertaining. The remodeled kitchen is a standout, showcasing elegant quartz countertops, hardwood floors, and stainless steel appliances. Enjoy outdoor living in a park-like setting as two sliding glass doors open onto an enormous deck with custom awning. Additional upgrades include a two car garage with epoxy floors, professional landscaping, spacious shed, and a full house generator. Ideally located, this home is just minutes from the village of Orchard Park. Offers will be reviewed July 21st at 3pm. .

3 Beds ⋅ 3 Baths ⋅ B1697969 MLS

Welcome to this beautifully updated 3-bedroom home located on an amazing corner lot in the highly sought-after Orchard Park School District. Thoughtfully designed, this home offers generous square footage exactly where it matters most. The spacious living room is filled with natural light thanks to large windows, creating a bright and inviting atmosphere. The expansive family room is equally impressive, featuring a vaulted ceiling, gas fireplace, built-in dry bar and beautiful windows—perfect for relaxing or entertaining. The remodeled kitchen is a standout, showcasing elegant quartz countertops, hardwood floors, and stainless steel appliances. Enjoy outdoor living in a park-like setting as two sliding glass doors open onto an enormous deck with custom awning. Additional upgrades include a two car garage with epoxy floors, professional landscaping, spacious shed, and a full house generator. Ideally located, this home is just minutes from the village of Orchard Park. Offers will be reviewed July 21st at 3pm. .

7 Birch Run, Orchard Park

$380,000

Experience resort-style living in one of Williamsville's most desirable condominium communities! This beautifully maintained 2-bedroom, 2-bath condo offers, open living space with picturesque pond and golf course views. The dramatic vaulted ceilings, oversized windows, and abundant natural light create an inviting atmosphere throughout the main living area. The spacious living room features custom built-in shelving, a cozy fireplace, and breathtaking views of the pond and golf course beyond. The adjoining dining area is ideal for entertaining and flows seamlessly into the fully applianced kitchen, complete with ample cabinetry, generous counter space, and an efficient layout for everyday living. The first-floor primary suite offers soaring ceilings, tranquil water view, a walk-in closet, and an updated private bath with a modern vanity and walk-in shower. Upstairs, you'll find a spacious second bedroom, full bath, and an expansive loft that's perfect for a family room, home office, guest suite, or fitness space. Step outside to your private waterfront patio and enjoy one of the community's most spectacular settings. Relax with your morning coffee or unwind at sunset while overlooking the peaceful pond with the beautifully manicured golf course as your backdrop. Residents enjoy access to a clubhouse, in-ground swimming pool, tennis courts, beautifully maintained grounds, and scenic ponds overlooking the golf course. The combination of resort-style amenities, stunning views, and maintenance-free living makes this an exceptional place to call home. Additional features include a full basement with abundant storage and laundry area, plus a detached garage for added convenience. Ideally located near, shopping, restaurants, parks, golf courses, medical facilities, and major expressways, this home is also located in the highly regarded Williamsville School District. Move-in ready and offering the perfect blend of comfort, flexibility, and low-maintenance living, this exceptional condo is ready to welcome you home. Open house Sunday July 19 from 1:00 to 3:00 offer due July 21, at 1:00pm

2 Beds ⋅ 2 Baths ⋅ B1697534 MLS

Experience resort-style living in one of Williamsville's most desirable condominium communities! This beautifully maintained 2-bedroom, 2-bath condo offers, open living space with picturesque pond and golf course views. The dramatic vaulted ceilings, oversized windows, and abundant natural light create an inviting atmosphere throughout the main living area. The spacious living room features custom built-in shelving, a cozy fireplace, and breathtaking views of the pond and golf course beyond. The adjoining dining area is ideal for entertaining and flows seamlessly into the fully applianced kitchen, complete with ample cabinetry, generous counter space, and an efficient layout for everyday living. The first-floor primary suite offers soaring ceilings, tranquil water view, a walk-in closet, and an updated private bath with a modern vanity and walk-in shower. Upstairs, you'll find a spacious second bedroom, full bath, and an expansive loft that's perfect for a family room, home office, guest suite, or fitness space. Step outside to your private waterfront patio and enjoy one of the community's most spectacular settings. Relax with your morning coffee or unwind at sunset while overlooking the peaceful pond with the beautifully manicured golf course as your backdrop. Residents enjoy access to a clubhouse, in-ground swimming pool, tennis courts, beautifully maintained grounds, and scenic ponds overlooking the golf course. The combination of resort-style amenities, stunning views, and maintenance-free living makes this an exceptional place to call home. Additional features include a full basement with abundant storage and laundry area, plus a detached garage for added convenience. Ideally located near, shopping, restaurants, parks, golf courses, medical facilities, and major expressways, this home is also located in the highly regarded Williamsville School District. Move-in ready and offering the perfect blend of comfort, flexibility, and low-maintenance living, this exceptional condo is ready to welcome you home. Open house Sunday July 19 from 1:00 to 3:00 offer due July 21, at 1:00pm

307 Old Meadow Drive, Amherst

$225,000

PRIDE OF OWNERSHIP SHINES THROUGHOUT THIS METICULOUSLY MAINTAINED ONE-OWNER SOLID BRICK RANCH! Built to stand the test of time, this home offers timeless quality and exceptional care inside and out. Original hardwood flooring extends throughout the bedrooms and hallway, also beneath living room carpet--ready to be uncovered if desired. Additional highlights include furnace (2013) and newer sump pump (2024). Outside, you'll appreciate the durable metal roof (2023), extra-wide driveway, and spacious 2.5-car garage with a newer door. Welcome guests from the low-maintenance composite front porch featuring vinyl railings. Whether you're looking for a home to enjoy as-is or personalize over time, this rock-solid ranch is the perfect place to start your next chapter.

3 Beds ⋅ 1 Baths ⋅ B1696815 MLS

PRIDE OF OWNERSHIP SHINES THROUGHOUT THIS METICULOUSLY MAINTAINED ONE-OWNER SOLID BRICK RANCH! Built to stand the test of time, this home offers timeless quality and exceptional care inside and out. Original hardwood flooring extends throughout the bedrooms and hallway, also beneath living room carpet--ready to be uncovered if desired. Additional highlights include furnace (2013) and newer sump pump (2024). Outside, you'll appreciate the durable metal roof (2023), extra-wide driveway, and spacious 2.5-car garage with a newer door. Welcome guests from the low-maintenance composite front porch featuring vinyl railings. Whether you're looking for a home to enjoy as-is or personalize over time, this rock-solid ranch is the perfect place to start your next chapter.

3689 Wabash Avenue, Hamburg

$495,000

Welcome to your own private retreat!!. Nestled on a quiet, tree lined dead end street, this beautifully maintained 4 bdrm, 2.5 bath home offers over 2,700 sq ft of living space filled with warmth,charm, and character. Step inside to discover generously sized rooms throughout, including a spacious living room with engineered hardwood floors, formal dining room, inviting family room with gas fireplace. Updated eat in kitchen features abundant cabinetry, granite countertops and a breakfast bar perfect for gathering with family and friends. Applainces included. Remodeled 1/2 bath on main floor .First floor bdrm being used as an office by current owners. The second floor features 3 comfortable bdrms, including a primary suite complete with a sitting area and a walk in closet. Upper balcony off master bdrm offers a quiet retreat. 2 full baths remodeled with walk in showers upstairs. Outside , enjoy an exceptional setting with a private yard surrounded by mature trees creating a perfect backdrop for entertaining and relaxation. Summer days will be spent enjoying the beautiful gunite in-ground pool, expansive composite deck and patio area making this home an entertainers dream. Updated mechanics including newer architectural shingle roof. 2 finished rooms in basement. This home combines classic character with modern amenities in a highly desirable location, this one-of-a-kind property offers the perfect blend of space, comfort, and resort -style outdoor living. Other Room 1 is sitting area/walk in closet in primary bdrm. Other room 2 is enclosed sun porch. 2 car garage. Large Shed.

4 Beds ⋅ 3 Baths ⋅ B1696806 MLS

Welcome to your own private retreat!!. Nestled on a quiet, tree lined dead end street, this beautifully maintained 4 bdrm, 2.5 bath home offers over 2,700 sq ft of living space filled with warmth,charm, and character. Step inside to discover generously sized rooms throughout, including a spacious living room with engineered hardwood floors, formal dining room, inviting family room with gas fireplace. Updated eat in kitchen features abundant cabinetry, granite countertops and a breakfast bar perfect for gathering with family and friends. Applainces included. Remodeled 1/2 bath on main floor .First floor bdrm being used as an office by current owners. The second floor features 3 comfortable bdrms, including a primary suite complete with a sitting area and a walk in closet. Upper balcony off master bdrm offers a quiet retreat. 2 full baths remodeled with walk in showers upstairs. Outside , enjoy an exceptional setting with a private yard surrounded by mature trees creating a perfect backdrop for entertaining and relaxation. Summer days will be spent enjoying the beautiful gunite in-ground pool, expansive composite deck and patio area making this home an entertainers dream. Updated mechanics including newer architectural shingle roof. 2 finished rooms in basement. This home combines classic character with modern amenities in a highly desirable location, this one-of-a-kind property offers the perfect blend of space, comfort, and resort -style outdoor living. Other Room 1 is sitting area/walk in closet in primary bdrm. Other room 2 is enclosed sun porch. 2 car garage. Large Shed.

197 Hi View, West Seneca

$242,500

WELCOME to this exceptionally well maintained Cape Cod style home offering 3 bedrooms and 1 full bath. A covered front porch provides a warm welcome to this move-in-ready home featuring a comfortable and inviting floor plan. Step inside to a spacious foyer that leads to a country style kitchen complete with stainless steel appliances, abundant cabinetry and a pantry. The large dining area is perfect for everyday meals or entertaining, while the bright living room showcases beautiful hardwood floors and a large picture window that fills the space with natural light. The first floor offers two generously sized bedrooms along with a versatile bonus room that can be used as a home office, playroom, craft room, or whatever best suits your lifestyle. Upstairs, you'll find a spacious third bedroom featuring a walk in closet. Additional highlights include an updated full bathroom, a fully fenced backyard and a 2 car garage with plenty of storage. A partially finished basement adds even more living space. Updates include: Tear-off roof (2017), tear-off garage roof (2020), HWT (2020), insulation added to the basement and upstairs (2016), main water shut-off (2021), bathroom (2018), and hardwood floors (2023). Showings start Thursday, July 9th at 10:00 am. Seller requires 24 hours' notice for showings. THIS LOVINGLY CARED FOR HOME IS READY FOR ITS NEXT OWNERS TO MOVE IN AND ENJOY!

3 Beds ⋅ 1 Baths ⋅ B1695974 MLS

WELCOME to this exceptionally well maintained Cape Cod style home offering 3 bedrooms and 1 full bath. A covered front porch provides a warm welcome to this move-in-ready home featuring a comfortable and inviting floor plan. Step inside to a spacious foyer that leads to a country style kitchen complete with stainless steel appliances, abundant cabinetry and a pantry. The large dining area is perfect for everyday meals or entertaining, while the bright living room showcases beautiful hardwood floors and a large picture window that fills the space with natural light. The first floor offers two generously sized bedrooms along with a versatile bonus room that can be used as a home office, playroom, craft room, or whatever best suits your lifestyle. Upstairs, you'll find a spacious third bedroom featuring a walk in closet. Additional highlights include an updated full bathroom, a fully fenced backyard and a 2 car garage with plenty of storage. A partially finished basement adds even more living space. Updates include: Tear-off roof (2017), tear-off garage roof (2020), HWT (2020), insulation added to the basement and upstairs (2016), main water shut-off (2021), bathroom (2018), and hardwood floors (2023). Showings start Thursday, July 9th at 10:00 am. Seller requires 24 hours' notice for showings. THIS LOVINGLY CARED FOR HOME IS READY FOR ITS NEXT OWNERS TO MOVE IN AND ENJOY!

60 Colby Street, Cheektowaga

$375,000

Welcome to 6733 Bowers Rd in the heart of Cassadaga, just minutes away from Cassadaga Lake. This pristine tri-level log cabin home is set on 13 incredible acres on a park like setting! This property begs you to dream of more tranquil days, and firefly-filled peaceful nights. Whether this is your primary residence or country retreat, you will be impressed with meticulous grounds and attention to detail. Upon entering the front door from the wrap-around porch, you are greeted with a cozy log-cabin vibe. The propane insert fireplace will warm your soul in the winter months, and just around the corner, the open kitchen, complete with built-in brick oven will make meal time a daily event in itself. Completing the 1st floor is a full bath, bedroom and door to the back of the porch. Up the loft stairs you’ll find an enormous, newly renovated primary bedroom with half-bath and large closet. Down the stairs to the ground level is the utility room, additional living space, ample storage, another bedroom and a ground level exit to the concrete porch where you can enjoy your days in any weather taking in the beauty of this gorgeous property! This property also features a huge storage shed, 2+car garage with RV electric hookups, a car port, and a heavy duty gravel pad for any of your recreational or industrial vehicles! To top it off, the fully stocked pond hosts plenty of wildlife for nature lovers. No stone left unturned with updates including: HWT ‘23, Shed ‘23, Roof ‘21, New Septic ‘22. Don’t wait on your chance to claim this gorgeous country retreat as your very own! Seller reserves the right to instill offer deadline.

3 Beds ⋅ 2 Baths ⋅ B1696347 MLS

Welcome to 6733 Bowers Rd in the heart of Cassadaga, just minutes away from Cassadaga Lake. This pristine tri-level log cabin home is set on 13 incredible acres on a park like setting! This property begs you to dream of more tranquil days, and firefly-filled peaceful nights. Whether this is your primary residence or country retreat, you will be impressed with meticulous grounds and attention to detail. Upon entering the front door from the wrap-around porch, you are greeted with a cozy log-cabin vibe. The propane insert fireplace will warm your soul in the winter months, and just around the corner, the open kitchen, complete with built-in brick oven will make meal time a daily event in itself. Completing the 1st floor is a full bath, bedroom and door to the back of the porch. Up the loft stairs you’ll find an enormous, newly renovated primary bedroom with half-bath and large closet. Down the stairs to the ground level is the utility room, additional living space, ample storage, another bedroom and a ground level exit to the concrete porch where you can enjoy your days in any weather taking in the beauty of this gorgeous property! This property also features a huge storage shed, 2+car garage with RV electric hookups, a car port, and a heavy duty gravel pad for any of your recreational or industrial vehicles! To top it off, the fully stocked pond hosts plenty of wildlife for nature lovers. No stone left unturned with updates including: HWT ‘23, Shed ‘23, Roof ‘21, New Septic ‘22. Don’t wait on your chance to claim this gorgeous country retreat as your very own! Seller reserves the right to instill offer deadline.

6733 Bowers Road, Stockton

$220,000

Discover why buyers love the LaSalle neighborhood! This move-in-ready brick ranch offers the comfort of one-floor living, a finished basement, and an attached two-car garage in one of Niagara Falls' most sought-after residential areas. From the moment you arrive, the maintenance-free front porch and classic brick exterior create a warm welcome, while inside you'll find bright, inviting spaces designed for everyday living. The spacious living room is filled with natural light and flows effortlessly into the updated eat-in kitchen, featuring white cabinetry, generous counter space, and an open pass-through that keeps everyone connected while cooking, entertaining, or enjoying family meals. All three bedrooms are conveniently located on the main floor and offer hardwood floors beneath the carpeting. The updated full bathroom features a stylish double vanity that combines everyday functionality with modern appeal. Downstairs, the finished basement expands your living space with a large recreation room, built-in bar, half bath, laundry area, and plenty of storage—ideal for game days, movie nights, hobbies, or hosting family and friends. Step outside to enjoy the rear patio, perfect for grilling and relaxing, while the easy-to-maintain yard lets you spend more time enjoying your weekends and less time doing yard work. The attached two-car garage adds year-round convenience, especially during Western New York winters. Located in the desirable LaSalle neighborhood of Niagara Falls, you'll enjoy convenient access to shopping and dining along Niagara Falls Boulevard, schools, and the I-190 for an easy commute to Grand Island, Buffalo, and beyond. Combining a well-maintained interior, versatile finished living space, and an unbeatable location, this home delivers exceptional value in today's market. SQFT based on Floor Plans.

3 Beds ⋅ 2 Baths ⋅ B1690475 MLS

Discover why buyers love the LaSalle neighborhood! This move-in-ready brick ranch offers the comfort of one-floor living, a finished basement, and an attached two-car garage in one of Niagara Falls' most sought-after residential areas. From the moment you arrive, the maintenance-free front porch and classic brick exterior create a warm welcome, while inside you'll find bright, inviting spaces designed for everyday living. The spacious living room is filled with natural light and flows effortlessly into the updated eat-in kitchen, featuring white cabinetry, generous counter space, and an open pass-through that keeps everyone connected while cooking, entertaining, or enjoying family meals. All three bedrooms are conveniently located on the main floor and offer hardwood floors beneath the carpeting. The updated full bathroom features a stylish double vanity that combines everyday functionality with modern appeal. Downstairs, the finished basement expands your living space with a large recreation room, built-in bar, half bath, laundry area, and plenty of storage—ideal for game days, movie nights, hobbies, or hosting family and friends. Step outside to enjoy the rear patio, perfect for grilling and relaxing, while the easy-to-maintain yard lets you spend more time enjoying your weekends and less time doing yard work. The attached two-car garage adds year-round convenience, especially during Western New York winters. Located in the desirable LaSalle neighborhood of Niagara Falls, you'll enjoy convenient access to shopping and dining along Niagara Falls Boulevard, schools, and the I-190 for an easy commute to Grand Island, Buffalo, and beyond. Combining a well-maintained interior, versatile finished living space, and an unbeatable location, this home delivers exceptional value in today's market. SQFT based on Floor Plans.

570 68th Street, Niagara Falls

$133,000

Opportunity awaits on this 5.5-acre property featuring a massive 56' x 104' pole barn (5,824 sq. ft.) built in 2003 and designed for a variety of commercial, agricultural, manufacturing, storage, or hobby uses. The insulated building features ¾-inch foam board insulation, bright overhead lighting, a 200-amp electrical service, and a North America three-phase converter, making it well-suited for equipment-intensive operations. Compressor lines are already installed throughout the building, and wiring is in place for an electric hot water tank. A hydrant inside the building is supplied by a 60-foot-deep well that provides an abundant water supply. Access is easy through the large 16-foot overhead bay door, while the heavy-duty driveway and parking area were constructed with approximately 6 inches of stone and tailings to accommodate substantial vehicle and equipment traffic. Previously utilized for a honey-processing operation, the building includes built-in floor pits that housed specialized equipment. The gravel floor was designed with future flexibility in mind and is prepared for a concrete floor installation should the next owner desire. Additional features include a staircase leading to a second-level area that could be finished into office space, workshop space, or utilized for additional storage. For buyers seeking equipment, a heavy-duty scissor lift capable of lifting approximately 3,500 pounds and a 5,000-pound scale may be available for purchase separately. Whether you're expanding a business, starting a new venture, or simply need substantial workspace and storage, this versatile property offers exceptional potential with room to grow.

R1690940 MLS

Opportunity awaits on this 5.5-acre property featuring a massive 56' x 104' pole barn (5,824 sq. ft.) built in 2003 and designed for a variety of commercial, agricultural, manufacturing, storage, or hobby uses. The insulated building features ¾-inch foam board insulation, bright overhead lighting, a 200-amp electrical service, and a North America three-phase converter, making it well-suited for equipment-intensive operations. Compressor lines are already installed throughout the building, and wiring is in place for an electric hot water tank. A hydrant inside the building is supplied by a 60-foot-deep well that provides an abundant water supply. Access is easy through the large 16-foot overhead bay door, while the heavy-duty driveway and parking area were constructed with approximately 6 inches of stone and tailings to accommodate substantial vehicle and equipment traffic. Previously utilized for a honey-processing operation, the building includes built-in floor pits that housed specialized equipment. The gravel floor was designed with future flexibility in mind and is prepared for a concrete floor installation should the next owner desire. Additional features include a staircase leading to a second-level area that could be finished into office space, workshop space, or utilized for additional storage. For buyers seeking equipment, a heavy-duty scissor lift capable of lifting approximately 3,500 pounds and a 5,000-pound scale may be available for purchase separately. Whether you're expanding a business, starting a new venture, or simply need substantial workspace and storage, this versatile property offers exceptional potential with room to grow.

7529 Hall Road, Charlotte

$150,000

Solid 3-bedroom, 1-bath home located in North Java, Wyoming County, offering plenty of potential for the next owner. The bathroom features a newer oversized tile shower, and the downstairs bedroom has been recently updated with new insulation, drywall, and flooring. Walk out basement into the back yard. Part of the basement has served a perfect purpose as a workshop area. While the home could benefit from some cosmetic updates, this home provides a great foundation to make it your own. With good bones and a solid structure, this property is an excellent opportunity for a first-time homeowner. Conveniently located in a rural setting, this home offers affordability, space, and the chance to add your personal touch. A hot tub is included and has been disconnected; the seller makes no representation as to its condition or functionality. Delayed Negotiations are set for 6/23/2026 @ 1 p.m.

3 Beds ⋅ 1 Baths ⋅ B1690667 MLS

Solid 3-bedroom, 1-bath home located in North Java, Wyoming County, offering plenty of potential for the next owner. The bathroom features a newer oversized tile shower, and the downstairs bedroom has been recently updated with new insulation, drywall, and flooring. Walk out basement into the back yard. Part of the basement has served a perfect purpose as a workshop area. While the home could benefit from some cosmetic updates, this home provides a great foundation to make it your own. With good bones and a solid structure, this property is an excellent opportunity for a first-time homeowner. Conveniently located in a rural setting, this home offers affordability, space, and the chance to add your personal touch. A hot tub is included and has been disconnected; the seller makes no representation as to its condition or functionality. Delayed Negotiations are set for 6/23/2026 @ 1 p.m.

4179 Route 98, Java

$159,000

Endless possibilities await at this spacious 4-bedroom country home that has been lovingly owned by the same family for over 65 years! It is situated on nearly an acre lot in Holland Schools. This property offers the perfect opportunity to add your personal touch and make it your own. The roof is only 5 years old, providing peace of mind as you bring your vision to life. You'll love the inviting covered front porch which is perfect for enjoying your morning coffee,or unwinding on a quiet evening. Inside, you'll find four bedrooms and an abundance of storage space to accommodate all your needs. Step outside and discover a tranquil backyard that offers a private retreat for gardening, entertaining. The property also features a detached 40' x 21' garage and a separate 20' x 20' outbuilding that would make an ideal workshop, hobby space, or additional storage area. Experience the charm of country living while remaining conveniently located just 10 minutes from Route 400, providing easy access to shopping, dining, and commuting routes. While the home could benefit from some TLC, its spacious layout, valuable outbuildings, peaceful outdoor spaces, and strong potential make it a fantastic opportunity to create the home you've been dreaming of. Bring your ideas and make this country property your own! PROPERTY SOLD AS IS. SELLER WILL NOT MAKE ANY FURTHER REPAIRS.

4 Beds ⋅ 1 Baths ⋅ B1686678 MLS

Endless possibilities await at this spacious 4-bedroom country home that has been lovingly owned by the same family for over 65 years! It is situated on nearly an acre lot in Holland Schools. This property offers the perfect opportunity to add your personal touch and make it your own. The roof is only 5 years old, providing peace of mind as you bring your vision to life. You'll love the inviting covered front porch which is perfect for enjoying your morning coffee,or unwinding on a quiet evening. Inside, you'll find four bedrooms and an abundance of storage space to accommodate all your needs. Step outside and discover a tranquil backyard that offers a private retreat for gardening, entertaining. The property also features a detached 40' x 21' garage and a separate 20' x 20' outbuilding that would make an ideal workshop, hobby space, or additional storage area. Experience the charm of country living while remaining conveniently located just 10 minutes from Route 400, providing easy access to shopping, dining, and commuting routes. While the home could benefit from some TLC, its spacious layout, valuable outbuildings, peaceful outdoor spaces, and strong potential make it a fantastic opportunity to create the home you've been dreaming of. Bring your ideas and make this country property your own! PROPERTY SOLD AS IS. SELLER WILL NOT MAKE ANY FURTHER REPAIRS.

538 Sanders Hill Road, Sheldon

$145,000

Welcome to 30 Arkansas St., a fantastic opportunity on Buffalo's rapidly growing West Side! This well-maintained 2-family home features spacious 3-bedroom units, making it an excellent option for both owner-occupants and investors alike. The maintenance-free exterior helps keep upkeep to a minimum, while the roof, windows, and mechanical systems have been cared for over the years. Each apartment offers its own front porch, providing a great place to relax and enjoy the neighborhood. Located just steps from the thriving Niagara Street business district, you'll be within walking distance of popular restaurants, bars, shops, coffee spots, and ongoing redevelopment projects that continue to transform the area. Easy access to public transportation, major highways, Downtown Buffalo, Five Points, Elmwood Village, and Buffalo State adds to the property's appeal. Whether you're looking to live in one unit and let the rental income help offset your housing costs, or add a solid income-producing property to your portfolio, 30 Arkansas St. is an opportunity worth exploring.

6 Beds ⋅ 2 Baths ⋅ B1687516 MLS

Welcome to 30 Arkansas St., a fantastic opportunity on Buffalo's rapidly growing West Side! This well-maintained 2-family home features spacious 3-bedroom units, making it an excellent option for both owner-occupants and investors alike. The maintenance-free exterior helps keep upkeep to a minimum, while the roof, windows, and mechanical systems have been cared for over the years. Each apartment offers its own front porch, providing a great place to relax and enjoy the neighborhood. Located just steps from the thriving Niagara Street business district, you'll be within walking distance of popular restaurants, bars, shops, coffee spots, and ongoing redevelopment projects that continue to transform the area. Easy access to public transportation, major highways, Downtown Buffalo, Five Points, Elmwood Village, and Buffalo State adds to the property's appeal. Whether you're looking to live in one unit and let the rental income help offset your housing costs, or add a solid income-producing property to your portfolio, 30 Arkansas St. is an opportunity worth exploring.

30 Arkansas Street, Buffalo

5665 Southwestern Boulevard Unit 36A, Hamburg

$445,000

Immaculate, move-in ready patio home located at the Villas of Brierwood! Wonderful open floor plan for easy living and entertaining! Every room is beautifully appointed and immpeccably styled! Large kitchen with granite countertops, island and stainless steel appliances. Bright formal dining area. Gorgeous hardwood floors. Cathedral ceiling and gas fireplace in living room. The versatile bonus room with french doors is currently used for a home office. Spacious master suite has a walk in closet and tastefully updated en-suite with double vanity and walk-in shower. The second bedroom is conveniently located on the opposite side of the villa offering separation and privacy for guests. Second bathroom has also been updated and features a full bathtub. Laundry room has plenty of storage as does extra wide two car garage. Newer furnace and WIFi thermostat. Sliding glass doors open to a private, concrete patio with electric awning in fully fenced yard. Great outdoor space for lounging and relaxation! The covered front porch is very welcoming. Beautiful landscaping and great curb appeal! Amenities include a heated salt water pool, fitness center and clubhouse. Maintenance free living in a desirable community located just outside the village of Hamburg close to many amenities!

2 Beds ⋅ 2 Baths ⋅ B1683528 MLS

Immaculate, move-in ready patio home located at the Villas of Brierwood! Wonderful open floor plan for easy living and entertaining! Every room is beautifully appointed and immpeccably styled! Large kitchen with granite countertops, island and stainless steel appliances. Bright formal dining area. Gorgeous hardwood floors. Cathedral ceiling and gas fireplace in living room. The versatile bonus room with french doors is currently used for a home office. Spacious master suite has a walk in closet and tastefully updated en-suite with double vanity and walk-in shower. The second bedroom is conveniently located on the opposite side of the villa offering separation and privacy for guests. Second bathroom has also been updated and features a full bathtub. Laundry room has plenty of storage as does extra wide two car garage. Newer furnace and WIFi thermostat. Sliding glass doors open to a private, concrete patio with electric awning in fully fenced yard. Great outdoor space for lounging and relaxation! The covered front porch is very welcoming. Beautiful landscaping and great curb appeal! Amenities include a heated salt water pool, fitness center and clubhouse. Maintenance free living in a desirable community located just outside the village of Hamburg close to many amenities!

5665 Southwestern Boulevard Unit 36A, Hamburg

$16,000

Discover the perfect setting to build your custom dream home on this expansive 2.94-acre wooded lot, located within the highly sought-after Williamsville School District. Nestled in a peaceful, natural environment, this rare opportunity offers privacy and space while remaining just minutes from key conveniences, shopping, and the I-990 expressway. With public utilities available at the road, the property provides a seamless start to your build. Its proximity to Bryant & Stratton and other local amenities adds to the appeal, making this an ideal location for those seeking a tranquil, yet well-connected lifestyle. Don’t miss the chance to create your personal retreat in one of Amherst’s most desirable areas!

B1685522 MLS

Discover the perfect setting to build your custom dream home on this expansive 2.94-acre wooded lot, located within the highly sought-after Williamsville School District. Nestled in a peaceful, natural environment, this rare opportunity offers privacy and space while remaining just minutes from key conveniences, shopping, and the I-990 expressway. With public utilities available at the road, the property provides a seamless start to your build. Its proximity to Bryant & Stratton and other local amenities adds to the appeal, making this an ideal location for those seeking a tranquil, yet well-connected lifestyle. Don’t miss the chance to create your personal retreat in one of Amherst’s most desirable areas!

3605 Millersport Highway, Amherst

$115,000

Don't miss this incredible opportunity to own a well-maintained double in one of the areas most sought after neighborhoods, the Old First Ward. Perfectly situated on a rare double lot, this property offers extra space, versatility, and endless potential- all while being minutes from Downtown Buffalo, local parks, shops, and restaurants. Recent updates within the past 2 years include a brand new metal roof, and a heating system, providing peace of mind for years to come. The first floor unit features 2 bedrooms, an updated bathroom, an open concept living, and dining area with an eat-in kitchen. There is also laundry conveniently located on the first floor. The second floor unit offers 2 bedrooms, a comfortable size living area, and a good size kitchen , making itideal for owner-occupant, rental income, or multi-generational living. Outside enjoy the spacious partially fenced in yard, great for entertaining your guest, outdoor activities, or a potential for future expansion. Whether you're looking for an investment property, or a home with potential income, this unique double checks all of the boxes. The 2nd unit only has a toilet, and has never had a bath but there is room for one to be put in.

4 Beds ⋅ 2 Baths ⋅ B1681967 MLS

Don't miss this incredible opportunity to own a well-maintained double in one of the areas most sought after neighborhoods, the Old First Ward. Perfectly situated on a rare double lot, this property offers extra space, versatility, and endless potential- all while being minutes from Downtown Buffalo, local parks, shops, and restaurants. Recent updates within the past 2 years include a brand new metal roof, and a heating system, providing peace of mind for years to come. The first floor unit features 2 bedrooms, an updated bathroom, an open concept living, and dining area with an eat-in kitchen. There is also laundry conveniently located on the first floor. The second floor unit offers 2 bedrooms, a comfortable size living area, and a good size kitchen , making itideal for owner-occupant, rental income, or multi-generational living. Outside enjoy the spacious partially fenced in yard, great for entertaining your guest, outdoor activities, or a potential for future expansion. Whether you're looking for an investment property, or a home with potential income, this unique double checks all of the boxes. The 2nd unit only has a toilet, and has never had a bath but there is room for one to be put in.

10 South Street, Buffalo

$511,000

Welcome to this spacious 5-bedroom, 3.5-bath home situated on nearly an acre with no rear neighbors in the highly sought-after Wheatfield School District. Offering exceptional space and versatility, this home features a desirable in-law setup complete with its own kitchen, living area, bedroom, and full bath — perfect for extended family or guests. The main home offers a fantastic layout with a large family room featuring a beautiful brick-front fireplace, formal living room, formal dining room, and an oversized eat-in kitchen with beautiful solid oak cupboards and plenty of storage. Convenient first-floor laundry adds to the functionality of the home. Upstairs you’ll find four generously sized bedrooms including a spacious primary suite with a large walk-in closet and private en suite bath. Step outside to a large deck overlooking the expansive backyard with no rear neighbors, creating the perfect setting for entertaining, relaxing, or enjoying the peaceful surroundings. Recent updates provide peace of mind including a new furnace in 2025 with transferable 10-year warranty, basement trenching and new sump pump completed in 2025 with transferable 25-year warranty, updated garage door system in 2025, and Anderson windows. Additional features include two furnaces, two central air units, patio, one shared meter, and a 2.5-car attached garage. With incredible square footage, flexible living arrangements, and a private backyard setting, this home offers endless potential in a prime location. All offers due 5/21 @10am

5 Beds ⋅ 4 Baths ⋅ B1677258 MLS

Welcome to this spacious 5-bedroom, 3.5-bath home situated on nearly an acre with no rear neighbors in the highly sought-after Wheatfield School District. Offering exceptional space and versatility, this home features a desirable in-law setup complete with its own kitchen, living area, bedroom, and full bath — perfect for extended family or guests. The main home offers a fantastic layout with a large family room featuring a beautiful brick-front fireplace, formal living room, formal dining room, and an oversized eat-in kitchen with beautiful solid oak cupboards and plenty of storage. Convenient first-floor laundry adds to the functionality of the home. Upstairs you’ll find four generously sized bedrooms including a spacious primary suite with a large walk-in closet and private en suite bath. Step outside to a large deck overlooking the expansive backyard with no rear neighbors, creating the perfect setting for entertaining, relaxing, or enjoying the peaceful surroundings. Recent updates provide peace of mind including a new furnace in 2025 with transferable 10-year warranty, basement trenching and new sump pump completed in 2025 with transferable 25-year warranty, updated garage door system in 2025, and Anderson windows. Additional features include two furnaces, two central air units, patio, one shared meter, and a 2.5-car attached garage. With incredible square footage, flexible living arrangements, and a private backyard setting, this home offers endless potential in a prime location. All offers due 5/21 @10am

7295 Norman Road, Wheatfield

$375,000

You won't want to leave once you arrive at this beautiful property. Your tour begins in the impressive two-story foyer, leading first to a versatile combined living & dining area. The kitchen is a chef’s delight, featuring stainless steel appliances & a creative layout. Highlights include cabinets with soft-close doors and drawers, a dedicated spice drawer, pullouts, and drawer-in-drawer features. A center island provides additional seating & storage, while the butler's pantry offers a beverage cooler, utility closet, and space for a coffee or wine bar. The family room provides comfort and warmth with its tasteful decor and gas fireplace. The open floor plan ensures you remain part of the conversation while entertaining. The entry off the garage is thoughtfully designed with cubbies, coat hooks, and seating. This level also includes a cedar closet and a half bath. You'll also notice as you continue through the home the solid six panel doors throughout, nothing has been spared when it comes to quality. Upstairs, the primary ensuite complete with updated bath, double sinks, marble floor, walk-in shower. You'll be impressed yet again with the thoughtful design of the floor to ceiling cabinets. 3 more bedrooms & full guest bath round out the second floor. Additional living space awaits when you head to the basement. In addition to the great recreation space, there's a laundry room you won't mind doing laundry in and a great workshop space. The crawl space provides more great storage. Back up & off the kitchen is a sliding glass door leading to a gorgeous deck, complete with a gazebo and a hot tub for your enjoyment in the warmer months. The garage complete with epoxy floor & storage galore. Pride of ownership as well as consistent updates is very apparent here. Updates include Roof 2015, Bathrooms 2019 & 2020, Deck 2020, Kitchen 2021, Central Air 2024, Windows with the exception of Sliding Glass Door & Bow 2025, Hot Water Tank 2026. The endless perennial gardens and beautiful trees will round out the enjoyment this home has to offer. Seller's need flexible closing mid-end of July 2026. Showings begin Friday, 5/15/26 @ 9am. Sq footage differs as per appraisal report.

4 Beds ⋅ 3 Baths ⋅ B1680240 MLS

You won't want to leave once you arrive at this beautiful property. Your tour begins in the impressive two-story foyer, leading first to a versatile combined living & dining area. The kitchen is a chef’s delight, featuring stainless steel appliances & a creative layout. Highlights include cabinets with soft-close doors and drawers, a dedicated spice drawer, pullouts, and drawer-in-drawer features. A center island provides additional seating & storage, while the butler's pantry offers a beverage cooler, utility closet, and space for a coffee or wine bar. The family room provides comfort and warmth with its tasteful decor and gas fireplace. The open floor plan ensures you remain part of the conversation while entertaining. The entry off the garage is thoughtfully designed with cubbies, coat hooks, and seating. This level also includes a cedar closet and a half bath. You'll also notice as you continue through the home the solid six panel doors throughout, nothing has been spared when it comes to quality. Upstairs, the primary ensuite complete with updated bath, double sinks, marble floor, walk-in shower. You'll be impressed yet again with the thoughtful design of the floor to ceiling cabinets. 3 more bedrooms & full guest bath round out the second floor. Additional living space awaits when you head to the basement. In addition to the great recreation space, there's a laundry room you won't mind doing laundry in and a great workshop space. The crawl space provides more great storage. Back up & off the kitchen is a sliding glass door leading to a gorgeous deck, complete with a gazebo and a hot tub for your enjoyment in the warmer months. The garage complete with epoxy floor & storage galore. Pride of ownership as well as consistent updates is very apparent here. Updates include Roof 2015, Bathrooms 2019 & 2020, Deck 2020, Kitchen 2021, Central Air 2024, Windows with the exception of Sliding Glass Door & Bow 2025, Hot Water Tank 2026. The endless perennial gardens and beautiful trees will round out the enjoyment this home has to offer. Seller's need flexible closing mid-end of July 2026. Showings begin Friday, 5/15/26 @ 9am. Sq footage differs as per appraisal report.

9 Ventura Circle, Pomfret

$155,000

Welcome to 90 Elmwood - a beautifully updated, move-in-ready home that blends modern upgrades with everyday comfort. This property features a brand new 2026 tear-off roof, giving you peace of mind for years to come. Step inside to a completely renovated kitchen with fresh finishes, complemented by an updated bathroom designed for both style and functionality. Throughout the home, you’ll find new carpeting and flooring, fresh paint, and updated fixtures that create a clean, cohesive feel from top to bottom. Enjoy your morning coffee on the inviting front porch, or unwind in the enclosed back porch - perfect for additional living space or an at home office. Whether you're a first-time buyer or looking to simplify with a turnkey home, 90 Elmwood is ready to impress.

3 Beds ⋅ 1 Baths ⋅ B1679526 MLS

Welcome to 90 Elmwood - a beautifully updated, move-in-ready home that blends modern upgrades with everyday comfort. This property features a brand new 2026 tear-off roof, giving you peace of mind for years to come. Step inside to a completely renovated kitchen with fresh finishes, complemented by an updated bathroom designed for both style and functionality. Throughout the home, you’ll find new carpeting and flooring, fresh paint, and updated fixtures that create a clean, cohesive feel from top to bottom. Enjoy your morning coffee on the inviting front porch, or unwind in the enclosed back porch - perfect for additional living space or an at home office. Whether you're a first-time buyer or looking to simplify with a turnkey home, 90 Elmwood is ready to impress.

90 Elmwood Avenue, Lockport City

$370,000

Sellers ready for Offers. What a fantastic Ranch style home!! From the front entry, the living room has a cathedral ceiling, corner gas fireplace, beautiful hardwood flooring and a central ceiling fan for great air flow throughout. The primary bedroom suite is located on one side of the living room- It is large enough for a king bed and has a wall of closet space and private bath with heated flooring, vessel sink and a multi jetted shower unit with Bluetooth capability. The other two bedrooms and full bath are on the opposite side of the LR. Both are of nice size. The bathroom has a quartz vanity, Tub and shower with decorative hexagon wall tiles and a mirror with defrost and lighting settings. Your large kitchen has been updated with beautiful granite countertops, a solar tube for additional daytime light, Convenient breakfast bar peninsula with bar sink, and loads of soft closing hickory cabinets and drawers. All stainless kitchen appliances being included. The pantry cupboards have handy interior slider shelves for easy access. The family room has a high trayed ceiling, plenty of windows for natural light, hardwood Heated floor and French door to the concrete patio and yard. There is also a great open pass through to the kitchen. Two "Other" rooms in the basement are great for exercise/ entertainment areas or storage. Additional storage in the utility room. The attached 2 car garage has a gas heater, storage cabinets and access to Partially fenced back yard. The large concrete patio has a pebble seal coating and is partially covered with an aluminum Pergola. Large Amish garden shed with double side doors and convenient double front entrance. Whole House Generator, Central AC. *** Additional adjacent lot being included in the sale. Lot #293689-097-016-0001-040-000 has a road front of 120' X 150' on the East line.

3 Beds ⋅ 2 Baths ⋅ B1672199 MLS

Sellers ready for Offers. What a fantastic Ranch style home!! From the front entry, the living room has a cathedral ceiling, corner gas fireplace, beautiful hardwood flooring and a central ceiling fan for great air flow throughout. The primary bedroom suite is located on one side of the living room- It is large enough for a king bed and has a wall of closet space and private bath with heated flooring, vessel sink and a multi jetted shower unit with Bluetooth capability. The other two bedrooms and full bath are on the opposite side of the LR. Both are of nice size. The bathroom has a quartz vanity, Tub and shower with decorative hexagon wall tiles and a mirror with defrost and lighting settings. Your large kitchen has been updated with beautiful granite countertops, a solar tube for additional daytime light, Convenient breakfast bar peninsula with bar sink, and loads of soft closing hickory cabinets and drawers. All stainless kitchen appliances being included. The pantry cupboards have handy interior slider shelves for easy access. The family room has a high trayed ceiling, plenty of windows for natural light, hardwood Heated floor and French door to the concrete patio and yard. There is also a great open pass through to the kitchen. Two "Other" rooms in the basement are great for exercise/ entertainment areas or storage. Additional storage in the utility room. The attached 2 car garage has a gas heater, storage cabinets and access to Partially fenced back yard. The large concrete patio has a pebble seal coating and is partially covered with an aluminum Pergola. Large Amish garden shed with double side doors and convenient double front entrance. Whole House Generator, Central AC. *** Additional adjacent lot being included in the sale. Lot #293689-097-016-0001-040-000 has a road front of 120' X 150' on the East line.

8421 Forest Road, Royalton

$230,000

90 acres of land...just 10 minutes to Ellicottville. Beautiful scenery abounds! There's a nice building spot where you can build your dream chalet or getaway cabin. A stream runs through the ravine and the wildlife is plenty! There are managed trails throughout the property. Plenty of privacy yet oh so close to the ski slopes at HoliMont and Holiday Valley, and the shops/restaurants in Ellicottville. This approximate 90 acre parcel is being severed from a larger parcel which has a tax ID of 56.004-1-1.4. Taxes to be determined upon new parcel.

B1670659 MLS

90 acres of land...just 10 minutes to Ellicottville. Beautiful scenery abounds! There's a nice building spot where you can build your dream chalet or getaway cabin. A stream runs through the ravine and the wildlife is plenty! There are managed trails throughout the property. Plenty of privacy yet oh so close to the ski slopes at HoliMont and Holiday Valley, and the shops/restaurants in Ellicottville. This approximate 90 acre parcel is being severed from a larger parcel which has a tax ID of 56.004-1-1.4. Taxes to be determined upon new parcel.

Haines Hollow Road, Great Valley

$380,000

Discover a rare and versatile opportunity in the heart of Amherst at 189 Niagara Falls Blvd. Classified as a triplex per tax records, this property is currently utilized as a spacious single-family home and successful Airbnb, offering exceptional flexibility for owner-occupants, investors, or those seeking a multi-use property. The main home features five bedrooms, including one conveniently located on the first floor. The second level offers a generously sized primary bedroom along with three additional bedrooms, providing comfortable accommodations for guests or extended living. The layout is well-suited for a variety of uses, including short-term rental income, multi-generational living, or traditional residential occupancy. The first floor includes a half bath, while the second floor offers a full bathroom and an additional bathroom with a stall shower. The updated kitchen is fully equipped with appliances and furnishings, all of which convey with the sale, creating a truly turnkey opportunity. The dining area flows seamlessly into the inviting living room, highlighted by a working fireplace with a newer insert. A spacious recreation room overlooking the yard adds valuable additional living space. The front portion of the property was previously used as a dentist office and is currently utilized for storage, offering significant potential for future conversion to office space, studio use, or expanded living area with proper approvals. Additional features include a full basement with washer and dryer included. Major updates within the past five years include furnace and central air, hot water tank, windows, exterior painting, garage door, and sump pump. The chimney has also been professionally repointed. Ideally located just minutes from the University at Buffalo, shopping, dining, and major conveniences, this property offers a unique combination of size, condition, and income potential in a highly accessible Amherst location. A standout opportunity with strong short-term rental performance and long-term versatility. Cross listed as a multi-family property under MLS #B1670461.

5 Beds ⋅ 3 Baths ⋅ B1670468 MLS

Discover a rare and versatile opportunity in the heart of Amherst at 189 Niagara Falls Blvd. Classified as a triplex per tax records, this property is currently utilized as a spacious single-family home and successful Airbnb, offering exceptional flexibility for owner-occupants, investors, or those seeking a multi-use property. The main home features five bedrooms, including one conveniently located on the first floor. The second level offers a generously sized primary bedroom along with three additional bedrooms, providing comfortable accommodations for guests or extended living. The layout is well-suited for a variety of uses, including short-term rental income, multi-generational living, or traditional residential occupancy. The first floor includes a half bath, while the second floor offers a full bathroom and an additional bathroom with a stall shower. The updated kitchen is fully equipped with appliances and furnishings, all of which convey with the sale, creating a truly turnkey opportunity. The dining area flows seamlessly into the inviting living room, highlighted by a working fireplace with a newer insert. A spacious recreation room overlooking the yard adds valuable additional living space. The front portion of the property was previously used as a dentist office and is currently utilized for storage, offering significant potential for future conversion to office space, studio use, or expanded living area with proper approvals. Additional features include a full basement with washer and dryer included. Major updates within the past five years include furnace and central air, hot water tank, windows, exterior painting, garage door, and sump pump. The chimney has also been professionally repointed. Ideally located just minutes from the University at Buffalo, shopping, dining, and major conveniences, this property offers a unique combination of size, condition, and income potential in a highly accessible Amherst location. A standout opportunity with strong short-term rental performance and long-term versatility. Cross listed as a multi-family property under MLS #B1670461.

189 Niagara Falls Boulevard, Amherst

$95,000

4 Bedrooms, 1 1/2 baths, formal Dining Room, eat-in Kitchen. Roof approximately 4 years old. Detached 1 car garage. Newer furnace, circuit breakers.

4 Beds ⋅ 2 Baths ⋅ B1667038 MLS

4 Bedrooms, 1 1/2 baths, formal Dining Room, eat-in Kitchen. Roof approximately 4 years old. Detached 1 car garage. Newer furnace, circuit breakers.

1323 Niagara Avenue, Niagara Falls

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