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Welcome Home! Nestled on one of the Village of Kenmore’s charming tree-lined streets, 24 Delwood Road is a beautifully maintained Colonial that perfectly blends classic character with modern updates. Step inside to discover warm natural woodwork, gleaming hardwood floors, and an abundance of natural light that fills every room. The inviting living room features beautiful built-in bookcases, while the bright sunroom offers the perfect spot to relax with a book or enjoy your morning coffee. The formal dining room, complete with a built-in cabinet, flows seamlessly into the updated kitchen (2020) featuring quartz countertops, updated cabinetry, tile backsplash, and new flooring. Upstairs, you’ll find hardwood floors throughout all three bedrooms, including a spacious primary bedroom with a stunning cathedral ceiling, updated lighting, ceiling fan, and electrical improvements. A built-in linen closet and ceramic tile bathroom complete the second floor. Extensive updates provide peace of mind, including a new two-stage furnace (2025) with warranty and two years of maintenance coverage, hot water tank (2021), garage roof (2017), chimney flashing and relining (2020), sewer liner (2016), upstairs replacement windows, glass block basement windows, mold remediation in the attic, removal of knob-and-tube wiring in the primary bedroom and attic, added attic and roof insulation, eight roof vents, bathroom vent, relocated basement gas line, basement lighting, and fresh interior paint throughout most of the home. Outside, enjoy a peaceful, partially fenced backyard perfect for entertaining or unwinding after a long day. Just a short walk to Delaware Avenue, local restaurants, shops, parks, and all the conveniences the Village of Kenmore has to offer, this truly move-in-ready home is one you won’t want to miss! Showings begin Friday July 17 and all offers are due Thursday July 23 @11:00.

3 Beds ⋅ 1 Baths ⋅ B1699251 MLS

Welcome Home! Nestled on one of the Village of Kenmore’s charming tree-lined streets, 24 Delwood Road is a beautifully maintained Colonial that perfectly blends classic character with modern updates. Step inside to discover warm natural woodwork, gleaming hardwood floors, and an abundance of natural light that fills every room. The inviting living room features beautiful built-in bookcases, while the bright sunroom offers the perfect spot to relax with a book or enjoy your morning coffee. The formal dining room, complete with a built-in cabinet, flows seamlessly into the updated kitchen (2020) featuring quartz countertops, updated cabinetry, tile backsplash, and new flooring. Upstairs, you’ll find hardwood floors throughout all three bedrooms, including a spacious primary bedroom with a stunning cathedral ceiling, updated lighting, ceiling fan, and electrical improvements. A built-in linen closet and ceramic tile bathroom complete the second floor. Extensive updates provide peace of mind, including a new two-stage furnace (2025) with warranty and two years of maintenance coverage, hot water tank (2021), garage roof (2017), chimney flashing and relining (2020), sewer liner (2016), upstairs replacement windows, glass block basement windows, mold remediation in the attic, removal of knob-and-tube wiring in the primary bedroom and attic, added attic and roof insulation, eight roof vents, bathroom vent, relocated basement gas line, basement lighting, and fresh interior paint throughout most of the home. Outside, enjoy a peaceful, partially fenced backyard perfect for entertaining or unwinding after a long day. Just a short walk to Delaware Avenue, local restaurants, shops, parks, and all the conveniences the Village of Kenmore has to offer, this truly move-in-ready home is one you won’t want to miss! Showings begin Friday July 17 and all offers are due Thursday July 23 @11:00.

24 Delwood Road, Tonawanda

$294,000

Also listed as a Single-Family Residence (MLS# B1688488). Located in a multi-family zoning district. Buyers should verify all intended uses and applicable City of Lockport code requirements. Almost 4,000 square feet of "turn-key" opportunity in one of Lockport's most historic neighborhoods, steps from the Erie Canal corridor & Empire State Trail. A rare opportunity for homeowners and investors alike. Current layout has 2 kitchens 4 bedrooms, 3 full baths, hardwood floors, intricate woodwork, pocket doors, stained-glass accents and multiple living areas. Opportunity, Lockport NY with massive travel appeal for history buffs, outdoor enthusiasts, and architectural fans located just 20 minutes from Niagara Falls. Multi-Family conversion would be an asset to any real estate portfolio. Two separate staircases—a grand front staircase and a rear service staircase to the 2d floor where you'll find additional bedrooms, two full baths, a reading loft, generous closet space, and the second kitchen. The flexible layout lends itself to multigenerational living, guest accommodations, owner-occupied investment, or other creative living arrangements. The third floor with soaring cathedral ceilings, a fully walkable footprint, and endless possibilities offering more possible square footage, and a unique perch-style balcony overlooking the historic neighborhood and mature tree-lined streets. Enjoy an oversized covered front porch, rear deck, private fenced backyard, detached 2-car garage, additional outbuilding, & walk-out basement offering excellent storage and workshop potential. Major updates include roof (2012), complete electrical update (2011), sewer line replacement (2015), boiler (2011) serviced annually by Roy's Heating & Cooling, 220-amp electric service, generator hookup, and three hot water tanks (one connected). Whether you're looking for a historic residence, multigenerational living, or a property with outstanding future potential, 102 Niagara Street offers a rare combination of character, flexibility, and opportunity.

4 Beds ⋅ 3 Baths ⋅ B1698503 MLS

Also listed as a Single-Family Residence (MLS# B1688488). Located in a multi-family zoning district. Buyers should verify all intended uses and applicable City of Lockport code requirements. Almost 4,000 square feet of "turn-key" opportunity in one of Lockport's most historic neighborhoods, steps from the Erie Canal corridor & Empire State Trail. A rare opportunity for homeowners and investors alike. Current layout has 2 kitchens 4 bedrooms, 3 full baths, hardwood floors, intricate woodwork, pocket doors, stained-glass accents and multiple living areas. Opportunity, Lockport NY with massive travel appeal for history buffs, outdoor enthusiasts, and architectural fans located just 20 minutes from Niagara Falls. Multi-Family conversion would be an asset to any real estate portfolio. Two separate staircases—a grand front staircase and a rear service staircase to the 2d floor where you'll find additional bedrooms, two full baths, a reading loft, generous closet space, and the second kitchen. The flexible layout lends itself to multigenerational living, guest accommodations, owner-occupied investment, or other creative living arrangements. The third floor with soaring cathedral ceilings, a fully walkable footprint, and endless possibilities offering more possible square footage, and a unique perch-style balcony overlooking the historic neighborhood and mature tree-lined streets. Enjoy an oversized covered front porch, rear deck, private fenced backyard, detached 2-car garage, additional outbuilding, & walk-out basement offering excellent storage and workshop potential. Major updates include roof (2012), complete electrical update (2011), sewer line replacement (2015), boiler (2011) serviced annually by Roy's Heating & Cooling, 220-amp electric service, generator hookup, and three hot water tanks (one connected). Whether you're looking for a historic residence, multigenerational living, or a property with outstanding future potential, 102 Niagara Street offers a rare combination of character, flexibility, and opportunity.

102 Niagara Street, Lockport City

$303,400

OFF THE BEATEN PATH! ESCAPE TO THE PEACE, PRIVACY, AND NATURAL BEAUTY OF THIS CONTEMPORARY HOME NESTLED ON 25+ MOSTLY WOODED ACRES. SURROUNDED BY MATURE TREES, ABUNDANT WILDLIFE, AND SERENE LANDSCAPES, THIS PRIVATE RETREAT OFFERS THE PERFECT SETTING FOR THOSE SEEKING A QUIET COUNTRY LIFESTYLE WHILE ENJOYING ALL THE COMFORTS OF HOME. THIS BEAUTIFULLY DESIGNED 2+ BEDROOM, 2 BATH HOME FEATURES AN OPEN AND INVITING FLOOR PLAN FILLED WITH WARM NATURAL WOODWORK THAT CREATES A COMFORTABLE LODGE-LIKE ATMOSPHERE. LARGE WINDOWS WELCOME THE NATURAL LIGHT WHILE PROVIDING SCENIC VIEWS OF THE SURROUNDING LAND IN EVERY SEASON.THE SPACIOUS LIVING AREA IS CENTERED AROUND A STUNNING STONE FIREPLACE, OFFERING THE PERFECT GATHERING PLACE TO RELAX AFTER A DAY OF ENJOYING THE OUTDOORS. THE OPEN DESIGN FLOWS EFFORTLESSLY INTO THE DINING AREA AND KITCHEN, MAKING THE HOME IDEAL FOR BOTH EVERYDAY LIVING AND ENTERTAINING FAMILY AND FRIENDS. THE CONVENIENCE OF A FIRST-FLOOR LAUNDRY ADDS TO THE HOME'S FUNCTIONALITY, WHILE THE FLEXIBLE 2+ BEDROOM LAYOUT PROVIDES PLENTY OF SPACE FOR GUESTS, A HOME OFFICE, OR A HOBBY ROOM. TWO FULL BATHS ENSURE COMFORT AND CONVENIENCE. THE BONUS IS THE IN-HOME GENERATOR. STEP OUTSIDE AND ENJOY THE BEAUTY OF NATURE FROM THE LOW-MAINTENANCE TREX ENTRY DECK OR THE EXPANSIVE TREX BACK DECK, WHERE YOU CAN SIP YOUR MORNING COFFEE, ENTERTAIN GUESTS, OR SIMPLY TAKE IN THE PEACEFUL SOUNDS OF THE FOREST. THE PROPERTY ALSO FEATURES A CHARMING POND THAT ENHANCES THE SCENIC SETTING AND ATTRACTS AN ABUNDANCE OF WILDLIFE, MAKING IT A TRUE NATURE LOVER'S PARADISE. THE ATTACHED GARAGE PROVIDES CONVENIENT ACCESS AND ADDITIONAL STORAGE, WHILE THE DETACHED SHED OFFERS ROOM FOR TOOLS. WITH 26 MOSTLY WOODED ACRES TO EXPLORE, YOU'LL ENJOY YOUR THE TRANQUILITY OF YOUR OWN FOREST. WHETHER YOU'RE LOOKING FOR A YEAR-ROUND RESIDENCE, A WEEKEND ESCAPE, OR A PRIVATE RETREAT, THIS PROPERTY DELIVERS AN INCREDIBLE COMBINATION OF COMFORT, SECLUSION, AND OUTDOOR RECREATION. IF YOU'VE BEEN DREAMING OF A HOME WHERE YOU CAN TRULY GET AWAY FROM IT ALL, THIS REMARKABLE PROPERTY IS READY TO WELCOME YOU HOME. IDEALLY LOCATED BETWEEN ELLICOTTVILLE AND OLEAN.

2 Beds ⋅ 2 Baths ⋅ B1696960 MLS

OFF THE BEATEN PATH! ESCAPE TO THE PEACE, PRIVACY, AND NATURAL BEAUTY OF THIS CONTEMPORARY HOME NESTLED ON 25+ MOSTLY WOODED ACRES. SURROUNDED BY MATURE TREES, ABUNDANT WILDLIFE, AND SERENE LANDSCAPES, THIS PRIVATE RETREAT OFFERS THE PERFECT SETTING FOR THOSE SEEKING A QUIET COUNTRY LIFESTYLE WHILE ENJOYING ALL THE COMFORTS OF HOME. THIS BEAUTIFULLY DESIGNED 2+ BEDROOM, 2 BATH HOME FEATURES AN OPEN AND INVITING FLOOR PLAN FILLED WITH WARM NATURAL WOODWORK THAT CREATES A COMFORTABLE LODGE-LIKE ATMOSPHERE. LARGE WINDOWS WELCOME THE NATURAL LIGHT WHILE PROVIDING SCENIC VIEWS OF THE SURROUNDING LAND IN EVERY SEASON.THE SPACIOUS LIVING AREA IS CENTERED AROUND A STUNNING STONE FIREPLACE, OFFERING THE PERFECT GATHERING PLACE TO RELAX AFTER A DAY OF ENJOYING THE OUTDOORS. THE OPEN DESIGN FLOWS EFFORTLESSLY INTO THE DINING AREA AND KITCHEN, MAKING THE HOME IDEAL FOR BOTH EVERYDAY LIVING AND ENTERTAINING FAMILY AND FRIENDS. THE CONVENIENCE OF A FIRST-FLOOR LAUNDRY ADDS TO THE HOME'S FUNCTIONALITY, WHILE THE FLEXIBLE 2+ BEDROOM LAYOUT PROVIDES PLENTY OF SPACE FOR GUESTS, A HOME OFFICE, OR A HOBBY ROOM. TWO FULL BATHS ENSURE COMFORT AND CONVENIENCE. THE BONUS IS THE IN-HOME GENERATOR. STEP OUTSIDE AND ENJOY THE BEAUTY OF NATURE FROM THE LOW-MAINTENANCE TREX ENTRY DECK OR THE EXPANSIVE TREX BACK DECK, WHERE YOU CAN SIP YOUR MORNING COFFEE, ENTERTAIN GUESTS, OR SIMPLY TAKE IN THE PEACEFUL SOUNDS OF THE FOREST. THE PROPERTY ALSO FEATURES A CHARMING POND THAT ENHANCES THE SCENIC SETTING AND ATTRACTS AN ABUNDANCE OF WILDLIFE, MAKING IT A TRUE NATURE LOVER'S PARADISE. THE ATTACHED GARAGE PROVIDES CONVENIENT ACCESS AND ADDITIONAL STORAGE, WHILE THE DETACHED SHED OFFERS ROOM FOR TOOLS. WITH 26 MOSTLY WOODED ACRES TO EXPLORE, YOU'LL ENJOY YOUR THE TRANQUILITY OF YOUR OWN FOREST. WHETHER YOU'RE LOOKING FOR A YEAR-ROUND RESIDENCE, A WEEKEND ESCAPE, OR A PRIVATE RETREAT, THIS PROPERTY DELIVERS AN INCREDIBLE COMBINATION OF COMFORT, SECLUSION, AND OUTDOOR RECREATION. IF YOU'VE BEEN DREAMING OF A HOME WHERE YOU CAN TRULY GET AWAY FROM IT ALL, THIS REMARKABLE PROPERTY IS READY TO WELCOME YOU HOME. IDEALLY LOCATED BETWEEN ELLICOTTVILLE AND OLEAN.

5149 Beeles Road, Great Valley

$265,000

Welcome home to this stunning 3 bed 2.5 bath, sun-drenched end unit townhome, where modern sleek design meets ultimate comfort. From the moment you step inside, you are greeted by sunlit rooms and a seamless, open concept layout perfect for both daily living and vibrant entertaining. The inviting 1st floor features a spacious living room anchored by a cozy gas fireplace and illuminated by chic recessed lighting, flowing effortlessly into a distinct dining area boasting custom built-in cabinetry for unparalleled storage solutions. At the heart of the main level is a fully updated gourmet kitchen, a chef’s dream showcasing a magnificent 8 foot island, gleaming quartz countertops, and premium stainless steel appliances. Just outside, you will find a private outdoor patio ideal for alfresco dining and weekend gatherings, which leads directly to your detached 2 car garage providing both convenience and excellent storage. Upstairs, the home continues to impress with 3 beautifully appointed bedrooms and thoughtfully refreshed spaces. The luxurious primary suite serves as your private sanctuary, featuring double closets for ample wardrobe space and an attached, updated bath finished with Stand up shower and chic quartz countertops. The additional 2 bedrooms are equally bright and inviting, sharing a beautifully updated full bath that boasts stylish granite countertops. For even more versatility, the full basement offers a fantastic partially finished section, ready to become your home office, gym, or media room. Perfectly situated close to all local amenities, this home offers the ultimate combination of convenience and lifestyle. Best of all, you can enjoy absolute peace of mind for a very reasonable HOA fee of just $250. With additional worry free upgrades including brand new modern lighting, a newer high efficiency furnace, and vinyl windows throughout, this turnkey masterpiece is ready to welcome you with open arms.

3 Beds ⋅ 3 Baths ⋅ B1695796 MLS

Welcome home to this stunning 3 bed 2.5 bath, sun-drenched end unit townhome, where modern sleek design meets ultimate comfort. From the moment you step inside, you are greeted by sunlit rooms and a seamless, open concept layout perfect for both daily living and vibrant entertaining. The inviting 1st floor features a spacious living room anchored by a cozy gas fireplace and illuminated by chic recessed lighting, flowing effortlessly into a distinct dining area boasting custom built-in cabinetry for unparalleled storage solutions. At the heart of the main level is a fully updated gourmet kitchen, a chef’s dream showcasing a magnificent 8 foot island, gleaming quartz countertops, and premium stainless steel appliances. Just outside, you will find a private outdoor patio ideal for alfresco dining and weekend gatherings, which leads directly to your detached 2 car garage providing both convenience and excellent storage. Upstairs, the home continues to impress with 3 beautifully appointed bedrooms and thoughtfully refreshed spaces. The luxurious primary suite serves as your private sanctuary, featuring double closets for ample wardrobe space and an attached, updated bath finished with Stand up shower and chic quartz countertops. The additional 2 bedrooms are equally bright and inviting, sharing a beautifully updated full bath that boasts stylish granite countertops. For even more versatility, the full basement offers a fantastic partially finished section, ready to become your home office, gym, or media room. Perfectly situated close to all local amenities, this home offers the ultimate combination of convenience and lifestyle. Best of all, you can enjoy absolute peace of mind for a very reasonable HOA fee of just $250. With additional worry free upgrades including brand new modern lighting, a newer high efficiency furnace, and vinyl windows throughout, this turnkey masterpiece is ready to welcome you with open arms.

44 The Common, Lockport City

$226,000

Welcome home to this well-maintained brick Cape Cod-style residence, set on a spacious yard perfect for entertaining and outdoor enjoyment. Conveniently located near numerous amenities and Route 400, this home offers both comfort and accessibility. Numerous updates have been completed over the years, Garage roof 2025,making it truly move-in ready. Security cameras are in use on the premises.

3 Beds ⋅ 1 Baths ⋅ B1695939 MLS

Welcome home to this well-maintained brick Cape Cod-style residence, set on a spacious yard perfect for entertaining and outdoor enjoyment. Conveniently located near numerous amenities and Route 400, this home offers both comfort and accessibility. Numerous updates have been completed over the years, Garage roof 2025,making it truly move-in ready. Security cameras are in use on the premises.

224 Sky Hi Drive, West Seneca

$353,000

Wake up to beautiful views of Lake Erie from the front porch of this beautifully updated home in the highly desirable Roat Acres community! Just steps from private beach access, this move-in-ready property offers the perfect opportunity for year-round living or a relaxing lakeside retreat. The heart of the home is the stunning 2023 kitchen renovation, featuring quartz countertops, stainless steel appliances, and modern finishes. Additional recent updates include a new roof on both the home and garage, newer windows, updated electrical, a split A/C unit, whole-house generator, and numerous other improvements that provide peace of mind for years to come. The inviting living room features a cozy gas fireplace, creating the perfect space to gather after a day at the beach. Upstairs, the spacious primary bedroom boasts high ceilings, generous closet space, and peaceful views of Lake Erie, making it a true private retreat. Step outside to your beautifully landscaped backyard filled with perennial gardens and enjoy the expansive multi-tiered deck, complete with a Kohler awning. Best of all, the outdoor furniture stays, making it easy to start enjoying your outdoor oasis from day one. Residents of Roat Acres enjoy private Lake Erie beach access just steps away, a community clubhouse, neighborhood events, and a true sense of lakefront living. Conveniently located near Evangola State Park, local restaurants, wineries, and just minutes from Buffalo, this exceptional property combines modern updates with an unbeatable location. Don't miss this rare opportunity to own an updated Lake Erie home with incredible views, private beach access, and all the amenities needed to enjoy every season. Showings start immediately.

3 Beds ⋅ 2 Baths ⋅ B1695167 MLS

Wake up to beautiful views of Lake Erie from the front porch of this beautifully updated home in the highly desirable Roat Acres community! Just steps from private beach access, this move-in-ready property offers the perfect opportunity for year-round living or a relaxing lakeside retreat. The heart of the home is the stunning 2023 kitchen renovation, featuring quartz countertops, stainless steel appliances, and modern finishes. Additional recent updates include a new roof on both the home and garage, newer windows, updated electrical, a split A/C unit, whole-house generator, and numerous other improvements that provide peace of mind for years to come. The inviting living room features a cozy gas fireplace, creating the perfect space to gather after a day at the beach. Upstairs, the spacious primary bedroom boasts high ceilings, generous closet space, and peaceful views of Lake Erie, making it a true private retreat. Step outside to your beautifully landscaped backyard filled with perennial gardens and enjoy the expansive multi-tiered deck, complete with a Kohler awning. Best of all, the outdoor furniture stays, making it easy to start enjoying your outdoor oasis from day one. Residents of Roat Acres enjoy private Lake Erie beach access just steps away, a community clubhouse, neighborhood events, and a true sense of lakefront living. Conveniently located near Evangola State Park, local restaurants, wineries, and just minutes from Buffalo, this exceptional property combines modern updates with an unbeatable location. Don't miss this rare opportunity to own an updated Lake Erie home with incredible views, private beach access, and all the amenities needed to enjoy every season. Showings start immediately.

343 Roat Drive, Evans

$146,500

Welcome to this charming and spacious 3-bedroom home offering character and endless potential. The covered front porch invites you in, while inside you'll find generous living spaces including a large living room, formal dining area, and an updated kitchen with abundant cabinetry! The over sized first-floor bathroom provides exceptional access and functionality - offering first-floor laundry, while the second-floor bathroom offers privacy and convenience. Upstairs, you’ll also find three comfortable bedrooms each featuring a closet and overhead lighting with ample options for guests, storage, an office space and sleeping quarters. Outside, enjoy a well-maintained fully fenced in yard with mature trees, a large shed for outdoor storage, and the possibility to add your own curb appeal. Off-street parking on a blacktop driveway with an ideal location close to schools, parks, shopping, and everyday amenities make this home an excellent choice for owner-occupants or investors alike. Recent major updates include a new roof and furnace in 2018, a new hot water tank in 2022 and the blacktop driveway was last sealed in 2022.

3 Beds ⋅ 2 Baths ⋅ R1695352 MLS

Welcome to this charming and spacious 3-bedroom home offering character and endless potential. The covered front porch invites you in, while inside you'll find generous living spaces including a large living room, formal dining area, and an updated kitchen with abundant cabinetry! The over sized first-floor bathroom provides exceptional access and functionality - offering first-floor laundry, while the second-floor bathroom offers privacy and convenience. Upstairs, you’ll also find three comfortable bedrooms each featuring a closet and overhead lighting with ample options for guests, storage, an office space and sleeping quarters. Outside, enjoy a well-maintained fully fenced in yard with mature trees, a large shed for outdoor storage, and the possibility to add your own curb appeal. Off-street parking on a blacktop driveway with an ideal location close to schools, parks, shopping, and everyday amenities make this home an excellent choice for owner-occupants or investors alike. Recent major updates include a new roof and furnace in 2018, a new hot water tank in 2022 and the blacktop driveway was last sealed in 2022.

418 Washburn Street, Lockport City

$240,000

Welcome to St. Elmo 215! A partially renovated studio unit centrally located in Chautauqua. This unit features a private bathroom, full kitchen and a combined living / sleeping area. Enjoy the views of Ames Avenue from your private balcony (soon to be completely new in the next few years). The St. Elmo building offers many amenities to ensure your time in Chautauqua is perfect. Equipped with elevators, building WIFI, and concourse shops and restaurants, all you need to bring is yourself! Delayed negotiations until July 17 at 12:00PM

1 Beds ⋅ 1 Baths ⋅ R1694387 MLS

Welcome to St. Elmo 215! A partially renovated studio unit centrally located in Chautauqua. This unit features a private bathroom, full kitchen and a combined living / sleeping area. Enjoy the views of Ames Avenue from your private balcony (soon to be completely new in the next few years). The St. Elmo building offers many amenities to ensure your time in Chautauqua is perfect. Equipped with elevators, building WIFI, and concourse shops and restaurants, all you need to bring is yourself! Delayed negotiations until July 17 at 12:00PM

1 Pratt Avenue Unit 215, Chautauqua

$280,000

Beautifully updated 3-bedroom , 1.5 bath home on Lake Ontario in the Ed Rose area. Located in a desirable year round community with a newly installed sewer system. Move-in ready with appliances, fireplace, and attached garage. Washer-dryer combination on second floor. Thoughtfully upgraded for easy maintenance and comfortable living. Immediate occupancy available, with septic inspection and pumping already completed prior to new sewer installation. A great opportunity in a neighborhood of distinctive homes. New price reflects a purchase that is very reasonable.

3 Beds ⋅ 2 Baths ⋅ B1694699 MLS

Beautifully updated 3-bedroom , 1.5 bath home on Lake Ontario in the Ed Rose area. Located in a desirable year round community with a newly installed sewer system. Move-in ready with appliances, fireplace, and attached garage. Washer-dryer combination on second floor. Thoughtfully upgraded for easy maintenance and comfortable living. Immediate occupancy available, with septic inspection and pumping already completed prior to new sewer installation. A great opportunity in a neighborhood of distinctive homes. New price reflects a purchase that is very reasonable.

15951 Ed Rose Shrs., Kendall

$55,000

If you've been searching for privacy, acreage, and the opportunity to restore a home with incredible potential, this could be the one. Nestled on 1.7 wooded acres with no rear neighbors, this 1,576 sq. ft. farmhouse-style home offers the chance to create something truly special in a peaceful setting just across the road from the lake. The spacious floor plan includes a large eat-in kitchen with oak cabinetry, a generous living room, a full first-floor bathroom, convenient first-floor laundry, and an oversized primary bedroom with a sitting area. The second bedroom features double doors that could inspire a future balcony or deck overlooking the private backyard. Outside, you'll find a 2-car garage with a covered concrete patio, two storage sheds, and plenty of room to enjoy the wooded surroundings and abundant wildlife. Whether you're looking for a year-round residence, a weekend retreat, or an investment opportunity, this property offers the perfect canvas to restore and make your own. Heated by a pellet stove, the home also benefits from a new septic system installed just two years ago, providing valuable peace of mind for future improvements. Home requires significant rehabilitation and is being sold cash only. Motivated seller. Easy to show. Offers are being reviewed as they are received.

2 Beds ⋅ 1 Baths ⋅ B1691370 MLS

If you've been searching for privacy, acreage, and the opportunity to restore a home with incredible potential, this could be the one. Nestled on 1.7 wooded acres with no rear neighbors, this 1,576 sq. ft. farmhouse-style home offers the chance to create something truly special in a peaceful setting just across the road from the lake. The spacious floor plan includes a large eat-in kitchen with oak cabinetry, a generous living room, a full first-floor bathroom, convenient first-floor laundry, and an oversized primary bedroom with a sitting area. The second bedroom features double doors that could inspire a future balcony or deck overlooking the private backyard. Outside, you'll find a 2-car garage with a covered concrete patio, two storage sheds, and plenty of room to enjoy the wooded surroundings and abundant wildlife. Whether you're looking for a year-round residence, a weekend retreat, or an investment opportunity, this property offers the perfect canvas to restore and make your own. Heated by a pellet stove, the home also benefits from a new septic system installed just two years ago, providing valuable peace of mind for future improvements. Home requires significant rehabilitation and is being sold cash only. Motivated seller. Easy to show. Offers are being reviewed as they are received.

2241 Route 5 Lake Road, Sheridan

$350,533

Exceptional investment opportunity in Lancaster/Depew! This fully occupied 5-unit multifamily property is a turnkey addition to any investor's portfolio, generating approximately $4,200 per month in rental income with established tenants already in place. With 4 units each having 2 bedrooms and 1 bath and the 5th a 1 bedroom, 1 bath this is a must have property. The property offers strong cash-flow potential with separate gas and electric utilities for tenants, minimizing landlord expenses. Water is the only utility paid by the owner. Well maintained and consistently occupied, this property presents an excellent opportunity for both seasoned investors and those looking to expand their real estate holdings. Conveniently located near shopping, dining, schools, parks, and major commuter routes, this income-producing asset benefits from continued rental demand in a desirable area. Join us for an Open House on Thursday, June 25th from 5:00 PM to 7:00 PM. Showings begin at the Open House. Offers, if any, will be reviewed beginning Sunday, June 28th at 12:00 PM. Don't miss this opportunity to own a fully occupied multifamily property with immediate income and long-term investment potential!

5 Beds ⋅ B1691087 MLS

Exceptional investment opportunity in Lancaster/Depew! This fully occupied 5-unit multifamily property is a turnkey addition to any investor's portfolio, generating approximately $4,200 per month in rental income with established tenants already in place. With 4 units each having 2 bedrooms and 1 bath and the 5th a 1 bedroom, 1 bath this is a must have property. The property offers strong cash-flow potential with separate gas and electric utilities for tenants, minimizing landlord expenses. Water is the only utility paid by the owner. Well maintained and consistently occupied, this property presents an excellent opportunity for both seasoned investors and those looking to expand their real estate holdings. Conveniently located near shopping, dining, schools, parks, and major commuter routes, this income-producing asset benefits from continued rental demand in a desirable area. Join us for an Open House on Thursday, June 25th from 5:00 PM to 7:00 PM. Showings begin at the Open House. Offers, if any, will be reviewed beginning Sunday, June 28th at 12:00 PM. Don't miss this opportunity to own a fully occupied multifamily property with immediate income and long-term investment potential!

144 Sawyer Avenue, Lancaster

$186,000

This three bedroom, two full bath Town of Tonawanda cape-cod style home is a diamond in the rough needing only a little elbow grease, some fresh paint and new carpeting. The first floor has a large living room with a brick fireplace mantle and three front windows, a dining room plus a galley-style kitchen with vinyl flooring. The appliances are included in "as is" condition (refrigerator, gas stove and dishwasher). There are hardwood floors in the living room and dining area. Also on the first floor are two bedrooms and a full bathroom with aceramic tile floor and tub/shower surround plus a Corian vanity. Encompassing the entire second floor is a large primary bedroom with vaulted ceilings, a skylight and a full bathroom with ceramic tile, a large walk-in shower, and a pedestal sink. There is excellent storage space on this floor. The exterior is vinyl siding and there is a large, covered wooden deck accessible from the dining area. The yard is partly fenced and is very deep. There is a one car garage with an automatic door opener.

3 Beds ⋅ 2 Baths ⋅ B1688690 MLS

This three bedroom, two full bath Town of Tonawanda cape-cod style home is a diamond in the rough needing only a little elbow grease, some fresh paint and new carpeting. The first floor has a large living room with a brick fireplace mantle and three front windows, a dining room plus a galley-style kitchen with vinyl flooring. The appliances are included in "as is" condition (refrigerator, gas stove and dishwasher). There are hardwood floors in the living room and dining area. Also on the first floor are two bedrooms and a full bathroom with aceramic tile floor and tub/shower surround plus a Corian vanity. Encompassing the entire second floor is a large primary bedroom with vaulted ceilings, a skylight and a full bathroom with ceramic tile, a large walk-in shower, and a pedestal sink. There is excellent storage space on this floor. The exterior is vinyl siding and there is a large, covered wooden deck accessible from the dining area. The yard is partly fenced and is very deep. There is a one car garage with an automatic door opener.

200 Deumant Terrace, Tonawanda

$701,793

Opportunities like this are becoming increasingly difficult to find. Spanning approximately 195 acres, this remarkable property has been in the same family for generations and offers a rare combination of wooded acreage, open fields, established trails, a winding creek, and open clearings ideal for camping, recreation, hunting, or simply enjoying the outdoors. The diverse landscape provides something for nearly every outdoor enthusiast, with mature woods, scenic meadows, wildlife habitat, and ample space to explore. Established trails wind throughout the property, while the creek and open fields create a setting that is both peaceful and functional. Whether you're looking for a recreational property, hunting land, future homestead, or investment in acreage, the possibilities here are extensive. Also located on the property are an older farmhouse, a milk barn, and an additional equipment barn. While the buildings need restoration and repair, they reflect the property's long agricultural history and offer potential for storage and future improvements. For the current family, this land has provided decades of enjoyment, recreation, and unforgettable memories. Few properties offer this combination of acreage, natural beauty, history, and opportunity.

4 Beds ⋅ 1 Baths ⋅ R1688135 MLS

Opportunities like this are becoming increasingly difficult to find. Spanning approximately 195 acres, this remarkable property has been in the same family for generations and offers a rare combination of wooded acreage, open fields, established trails, a winding creek, and open clearings ideal for camping, recreation, hunting, or simply enjoying the outdoors. The diverse landscape provides something for nearly every outdoor enthusiast, with mature woods, scenic meadows, wildlife habitat, and ample space to explore. Established trails wind throughout the property, while the creek and open fields create a setting that is both peaceful and functional. Whether you're looking for a recreational property, hunting land, future homestead, or investment in acreage, the possibilities here are extensive. Also located on the property are an older farmhouse, a milk barn, and an additional equipment barn. While the buildings need restoration and repair, they reflect the property's long agricultural history and offer potential for storage and future improvements. For the current family, this land has provided decades of enjoyment, recreation, and unforgettable memories. Few properties offer this combination of acreage, natural beauty, history, and opportunity.

3946 Camp Road, Mina

$100,000

Welcome to 1520 Pine, a versatile commercial building located on a busy main road in the heart of Niagara Falls offering exceptional visibility, accessibility, and functionality for your next business venture. Formerly known as the first OTB location in Niagara Falls, this property carries both history and opportunity. Property features include a welcoming reception area perfect for greeting clients and customers, 5 private offices ideal for professional, medical, administrative, or creative use, 6 dedicated parking spaces for staff and visitors, and a full basement providing additional storage or workspace flexibility. With strong traffic exposure and a flexible layout suitable for a variety of commercial uses, 1520 Pine is ideal for entrepreneurs, investors, and established businesses alike. Whether you are launching, relocating, or expanding your business, this property offers the perfect blend of visibility, functionality, and historical significance in a central Niagara Falls location.

B1683239 MLS

Welcome to 1520 Pine, a versatile commercial building located on a busy main road in the heart of Niagara Falls offering exceptional visibility, accessibility, and functionality for your next business venture. Formerly known as the first OTB location in Niagara Falls, this property carries both history and opportunity. Property features include a welcoming reception area perfect for greeting clients and customers, 5 private offices ideal for professional, medical, administrative, or creative use, 6 dedicated parking spaces for staff and visitors, and a full basement providing additional storage or workspace flexibility. With strong traffic exposure and a flexible layout suitable for a variety of commercial uses, 1520 Pine is ideal for entrepreneurs, investors, and established businesses alike. Whether you are launching, relocating, or expanding your business, this property offers the perfect blend of visibility, functionality, and historical significance in a central Niagara Falls location.

1520 Pine Avenue, Niagara Falls

$205,000

Large two-unit in high demand area! Steps from Richmond, this home is close to Elmwood, Five Points, and a quick commute to Downtown and the Medical Corridor. Home boasts off street parking, newer furnaces, updated electrical panels, separate utilities and meters, in-unit laundry, and porches for each unit. Photos for the upper unit are from the 2023 remodel prior to the tenant moving in. Good cash flows! A great property for a great price!

4 Beds ⋅ 2 Baths ⋅ B1679260 MLS

Large two-unit in high demand area! Steps from Richmond, this home is close to Elmwood, Five Points, and a quick commute to Downtown and the Medical Corridor. Home boasts off street parking, newer furnaces, updated electrical panels, separate utilities and meters, in-unit laundry, and porches for each unit. Photos for the upper unit are from the 2023 remodel prior to the tenant moving in. Good cash flows! A great property for a great price!

439 Vermont Street, Buffalo

$412,500

Set on 7.85 acres of a scenic blend of open meadows and mature woodlands, this exceptional five-bedroom, three-bath raised ranch offers the perfect balance of comfort, space, and natural beauty. Two tranquil ponds enhance the property’s peaceful ambiance, creating a picturesque setting ideal for relaxation, outdoor enjoyment, or entertaining. Ascend the beautiful staircase to the expansive wraparound deck and step inside to a welcoming, open-concept dining room and kitchen combination—perfectly designed for both everyday living and effortless entertaining. The spacious kitchen features abundant cabinetry and a stunning center island with a double sink, dishwasher, and cooktop, all overlooking the dining area for seamless flow. The dining space is highlighted by a wall of expansive windows that flood the room with natural light, along with a charming built-in bench perfectly positioned to take in the beautiful views. Sliding glass doors from the kitchen open back out to the wraparound deck, creating a seamless indoor-outdoor connection ideal for dining, entertaining, or simply enjoying the peaceful surroundings. The expansive living room showcases soaring cathedral ceilings, a striking stone fireplace that serves as a warm focal point, and an abundance of rich natural woodwork that adds character and charm throughout. The finished basement offers additional living space, complete with a comfortable family room, a full bathroom, a bedroom, and a convenient laundry area—ideal for guests, extended living, or added versatility. This home and its breathtaking property offer a peaceful escape from everyday living, all while being ideally located just minutes from Ellicottville and Holiday Valley Resort—providing easy access to year-round recreation, dining, and amenities. Updates include: New roof, 2021 and new HVAC, 2023. Tax records indicate 2,200 but Square footage has been verified by a Real Estate Professional as 3,200.

5 Beds ⋅ 3 Baths ⋅ B1678449 MLS

Set on 7.85 acres of a scenic blend of open meadows and mature woodlands, this exceptional five-bedroom, three-bath raised ranch offers the perfect balance of comfort, space, and natural beauty. Two tranquil ponds enhance the property’s peaceful ambiance, creating a picturesque setting ideal for relaxation, outdoor enjoyment, or entertaining. Ascend the beautiful staircase to the expansive wraparound deck and step inside to a welcoming, open-concept dining room and kitchen combination—perfectly designed for both everyday living and effortless entertaining. The spacious kitchen features abundant cabinetry and a stunning center island with a double sink, dishwasher, and cooktop, all overlooking the dining area for seamless flow. The dining space is highlighted by a wall of expansive windows that flood the room with natural light, along with a charming built-in bench perfectly positioned to take in the beautiful views. Sliding glass doors from the kitchen open back out to the wraparound deck, creating a seamless indoor-outdoor connection ideal for dining, entertaining, or simply enjoying the peaceful surroundings. The expansive living room showcases soaring cathedral ceilings, a striking stone fireplace that serves as a warm focal point, and an abundance of rich natural woodwork that adds character and charm throughout. The finished basement offers additional living space, complete with a comfortable family room, a full bathroom, a bedroom, and a convenient laundry area—ideal for guests, extended living, or added versatility. This home and its breathtaking property offer a peaceful escape from everyday living, all while being ideally located just minutes from Ellicottville and Holiday Valley Resort—providing easy access to year-round recreation, dining, and amenities. Updates include: New roof, 2021 and new HVAC, 2023. Tax records indicate 2,200 but Square footage has been verified by a Real Estate Professional as 3,200.

7044 Crane Road, Ellicottville

$140,000

1 Beds ⋅ 3 Baths ⋅ R1671414 MLS

36 Main Street, Leroy

$140,000

R1669828 MLS

36 Main Street, Leroy

$62,304

Two unit income producing property. Current rents are $650 and $600 with the tenants paying all own utilities. Currently under property management and management reports are available for interested buyers. Close proximity to downtown and shopping.

3 Beds ⋅ 2 Baths ⋅ R1666414 MLS

Two unit income producing property. Current rents are $650 and $600 with the tenants paying all own utilities. Currently under property management and management reports are available for interested buyers. Close proximity to downtown and shopping.

7 Pullman Street, Jamestown

$340,000

Fully rented investor opportunity for a strong income-producing property! Two Buildings on one lot(Multi). Studio features new carpeting and appliances. Rear 5 BR/1.5 BA home includes refinished floors, new stair carpeting, boiler line replacements, insulated garage, and new rubber roof (8/2022). Rear building offers new furnace and ductwork (5/2025), updated electrical (5/2025), new flooring, remodeled bath (7/2025), new composite deck (7/2025), drywall, insulation, lighting, and washer/dryer. Newer hot water tanks in all units. Sewer rent $357.00.

7 Beds ⋅ 4 Baths ⋅ B1656141 MLS

Fully rented investor opportunity for a strong income-producing property! Two Buildings on one lot(Multi). Studio features new carpeting and appliances. Rear 5 BR/1.5 BA home includes refinished floors, new stair carpeting, boiler line replacements, insulated garage, and new rubber roof (8/2022). Rear building offers new furnace and ductwork (5/2025), updated electrical (5/2025), new flooring, remodeled bath (7/2025), new composite deck (7/2025), drywall, insulation, lighting, and washer/dryer. Newer hot water tanks in all units. Sewer rent $357.00.

64 Clay Street, Buffalo

$579,900

Marrano's brand new Charleston townhome model is now available for tours! Conveniently located off Main St just outside the Village of Williamsville, the Charleston offers soaring vaulted ceilings, a highly sought-after 1st floor primary bedroom with walk-in closet and en-suite bath, 1st floor laundry, powder room for guests, and an easy open kitchen/family room layout. Take the beautiful hardwood staircase to the 2nd floor and you'll find two additional spacious bedrooms with a full bath and a loft overlooking the family room - the perfect spot for a home office or a creative space. This thoughtfully designed home also features a paver patio with privacy fence, attached 2-car garage, full basement, energy efficient Marvin windows, durable Hardie Board siding, and modern finishes, such as white painted maple cabinetry, quartz counters, and luxury vinyl plank flooring. Plus, in Stonham Place you'll enjoy property tax savings with the community's condo status and a low-maintenance lifestyle with an association that takes care of exterior upkeep. Model hours are Sat-Wed 1-5pm.

3 Beds ⋅ 3 Baths ⋅ B1656851 MLS

Marrano's brand new Charleston townhome model is now available for tours! Conveniently located off Main St just outside the Village of Williamsville, the Charleston offers soaring vaulted ceilings, a highly sought-after 1st floor primary bedroom with walk-in closet and en-suite bath, 1st floor laundry, powder room for guests, and an easy open kitchen/family room layout. Take the beautiful hardwood staircase to the 2nd floor and you'll find two additional spacious bedrooms with a full bath and a loft overlooking the family room - the perfect spot for a home office or a creative space. This thoughtfully designed home also features a paver patio with privacy fence, attached 2-car garage, full basement, energy efficient Marvin windows, durable Hardie Board siding, and modern finishes, such as white painted maple cabinetry, quartz counters, and luxury vinyl plank flooring. Plus, in Stonham Place you'll enjoy property tax savings with the community's condo status and a low-maintenance lifestyle with an association that takes care of exterior upkeep. Model hours are Sat-Wed 1-5pm.

22 B Stonham Place Unit 0302, Amherst

$185,000

OPEN HOUSES CANCELED. Welcome home to 390 Roesch, a charming and inviting Cape Cod ideally situated on the Buffalo/Kenmore border, minutes away from all the shopping, offering convenience, comfort, and plenty of space to make your own. This home features 3 bedrooms with the potential for a 4th bedroom, home office, or flex space to fit your lifestyle. The spacious kitchen with newly finished cabinets provides ample room for cooking and dining, while the partially finished basement adds valuable additional living space perfect for a recreation room, gym, or hobby area. Step outside to enjoy the expansive backyard, offering endless possibilities for outdoor entertaining, gardening, pets, play, or future improvements. A spacious detached garage provides added storage and convenience. Major updates include a new roof in 2013 and furnace in 2014, providing added peace of mind. Newly painted rooms, bathroom updates, fresh landscaping, and more. Whether you're a first-time buyer, growing family, or someone looking for extra space at an affordable price, 390 Roesch is ready to welcome you home. Offers will be reviewed as they are received.

3 Beds ⋅ 1 Baths ⋅ B1718157 MLS

OPEN HOUSES CANCELED. Welcome home to 390 Roesch, a charming and inviting Cape Cod ideally situated on the Buffalo/Kenmore border, minutes away from all the shopping, offering convenience, comfort, and plenty of space to make your own. This home features 3 bedrooms with the potential for a 4th bedroom, home office, or flex space to fit your lifestyle. The spacious kitchen with newly finished cabinets provides ample room for cooking and dining, while the partially finished basement adds valuable additional living space perfect for a recreation room, gym, or hobby area. Step outside to enjoy the expansive backyard, offering endless possibilities for outdoor entertaining, gardening, pets, play, or future improvements. A spacious detached garage provides added storage and convenience. Major updates include a new roof in 2013 and furnace in 2014, providing added peace of mind. Newly painted rooms, bathroom updates, fresh landscaping, and more. Whether you're a first-time buyer, growing family, or someone looking for extra space at an affordable price, 390 Roesch is ready to welcome you home. Offers will be reviewed as they are received.

390 Roesch Avenue, Buffalo

$125,000

Cozy four bedroom home, a short walk from one of Western New York's finest County operated beaches. Be one with nature, situated on the tree lined property, and proximity to countless outdoor activities. Easily connect onto the ever expanding Shoreline Trail System. Four first floor bedrooms, living room, kitchen, full bath. Sunroom off the kitchen flows organically into the backyard. Full basement.

4 Beds ⋅ 1 Baths ⋅ B1712434 MLS

Cozy four bedroom home, a short walk from one of Western New York's finest County operated beaches. Be one with nature, situated on the tree lined property, and proximity to countless outdoor activities. Easily connect onto the ever expanding Shoreline Trail System. Four first floor bedrooms, living room, kitchen, full bath. Sunroom off the kitchen flows organically into the backyard. Full basement.

8427 Lake Shore Road, Evans

4585 Chestnut Ridge Road Unit 11, Amherst

$220,000

Welcome to this spacious and well maintained first floor condo located in the Chestnut Ridge neighborhood of Amherst! The open concept layout includes a bright living room, complete with a cozy gas fireplace which flows into the kitchen and dining room, overlooking the patio. The kitchen has plenty of storage space between the cabinets and pantry. Right off of the kitchen is the laundry room for added ease as well as more storage. Enjoy your morning coffee or unwind with a glass of wine in the evening on the private porch. This condo offers 1,197 sqft and features two generously sized bedrooms and two full bathrooms, perfect for both everyday living and hosting guests. Storage will never be an issue in this condo between the closest throughout the condo as well as the full unfinished basement. This condo offers low maintenance living in a prime location, close to shopping, dining and other major amenities.

2 Beds ⋅ 2 Baths ⋅ B1710485 MLS

Welcome to this spacious and well maintained first floor condo located in the Chestnut Ridge neighborhood of Amherst! The open concept layout includes a bright living room, complete with a cozy gas fireplace which flows into the kitchen and dining room, overlooking the patio. The kitchen has plenty of storage space between the cabinets and pantry. Right off of the kitchen is the laundry room for added ease as well as more storage. Enjoy your morning coffee or unwind with a glass of wine in the evening on the private porch. This condo offers 1,197 sqft and features two generously sized bedrooms and two full bathrooms, perfect for both everyday living and hosting guests. Storage will never be an issue in this condo between the closest throughout the condo as well as the full unfinished basement. This condo offers low maintenance living in a prime location, close to shopping, dining and other major amenities.

4585 Chestnut Ridge Road Unit 11, Amherst

$104,900

Tucked away on two peaceful country acres and adjoining state land, this well-maintained 2-bedroom, 1-bath single-wide offers the kind of setting that is becoming harder to find. Pride of ownership is evident throughout the property, from the neatly mowed grounds and covered front porch to the metal skirting and approximately 5-year-old metal roof. Inside, two additional rooms provide extra flexibility, including a dedicated laundry area. The appliances have been well cared for, and the propane gas kitchen range is only about two years old. Outside, the impressive 2-car pole barn-style garage adds tremendous value with two overhead doors, electric, a concrete floor with drainage, and a water hydrant conveniently located just outside. A rear addition with its own small garage door is perfect for a lawn mower, ATV, or additional storage. With low taxes, low utility costs, a beautifully maintained country setting, and state land right at your back door, this property is ideal for hunters, outdoor enthusiasts, or anyone looking for privacy and room to enjoy the outdoors. Peaceful, practical, and move-in ready—this is one you’ll want to see.

2 Beds ⋅ 1 Baths ⋅ R1710005 MLS

Tucked away on two peaceful country acres and adjoining state land, this well-maintained 2-bedroom, 1-bath single-wide offers the kind of setting that is becoming harder to find. Pride of ownership is evident throughout the property, from the neatly mowed grounds and covered front porch to the metal skirting and approximately 5-year-old metal roof. Inside, two additional rooms provide extra flexibility, including a dedicated laundry area. The appliances have been well cared for, and the propane gas kitchen range is only about two years old. Outside, the impressive 2-car pole barn-style garage adds tremendous value with two overhead doors, electric, a concrete floor with drainage, and a water hydrant conveniently located just outside. A rear addition with its own small garage door is perfect for a lawn mower, ATV, or additional storage. With low taxes, low utility costs, a beautifully maintained country setting, and state land right at your back door, this property is ideal for hunters, outdoor enthusiasts, or anyone looking for privacy and room to enjoy the outdoors. Peaceful, practical, and move-in ready—this is one you’ll want to see.

1089 Goshen Road, Harmony

$231,500

Incredible charm at an affordable price. If you have been waiting for the perfect home to make your own...this might be it. All the things we love about Victorian Era homes...Wide front porch, decorative trim, hardwood floors, open rooms and high ceilings, but with some practical updates: New furnace, 200 amp service,1st floor laundry and half bath, breakfast room off the kitchen, fully fenced back yard! At 2268 sq ft, this home has plenty of space to spread out or entertain. Coming up the front walk, you step up onto the fabulous covered front porch that is everyone's favorite. Wide and deep enough for multiple gliders, chairs, and side-tables it's the perfect gathering place or a great spot to nap on lazy Sunday afternoons. The front door opens into the foyer which leads to the front parlor and living room to the right and left of the front door. The dining room with built in cabinets is situated between the living room and the kitchen on the driveway side of the house. Open to the kitchen is the breakfast room overlooking the back yard with a side door leading to the back patio where the owners spent many afternoons relaxing in privacy. The back right of the house is the office/den/4th bedroom with built in bookshelves and a 1/2 bath. Upstairs are 3 good size bedrooms, lots of closet space and a massive bathroom with both a shower and a separate tub. The 2 story barn/garage/old carriage house measuring 40x30 (1200 sq ft). This fabulous old building from 1910 has seen many generations of collectors, hobbyist, and mechanics. It's been well loved and maybe showing it's age a bit, but has lots of life left (notice the work the neighbor has been doing to renovate his). At under $100 a sq ft this home needs some exterior paint, but the price can't be beat. Delayed Neg. Offers due Thursday 8/27 at 5PM

4 Beds ⋅ 2 Baths ⋅ R1707723 MLS

Incredible charm at an affordable price. If you have been waiting for the perfect home to make your own...this might be it. All the things we love about Victorian Era homes...Wide front porch, decorative trim, hardwood floors, open rooms and high ceilings, but with some practical updates: New furnace, 200 amp service,1st floor laundry and half bath, breakfast room off the kitchen, fully fenced back yard! At 2268 sq ft, this home has plenty of space to spread out or entertain. Coming up the front walk, you step up onto the fabulous covered front porch that is everyone's favorite. Wide and deep enough for multiple gliders, chairs, and side-tables it's the perfect gathering place or a great spot to nap on lazy Sunday afternoons. The front door opens into the foyer which leads to the front parlor and living room to the right and left of the front door. The dining room with built in cabinets is situated between the living room and the kitchen on the driveway side of the house. Open to the kitchen is the breakfast room overlooking the back yard with a side door leading to the back patio where the owners spent many afternoons relaxing in privacy. The back right of the house is the office/den/4th bedroom with built in bookshelves and a 1/2 bath. Upstairs are 3 good size bedrooms, lots of closet space and a massive bathroom with both a shower and a separate tub. The 2 story barn/garage/old carriage house measuring 40x30 (1200 sq ft). This fabulous old building from 1910 has seen many generations of collectors, hobbyist, and mechanics. It's been well loved and maybe showing it's age a bit, but has lots of life left (notice the work the neighbor has been doing to renovate his). At under $100 a sq ft this home needs some exterior paint, but the price can't be beat. Delayed Neg. Offers due Thursday 8/27 at 5PM

10 Craigie Street, Leroy

$260,000

Well maintained 4Br 2Ba Corner Lot in the Heart of the Town of Tonawanda! This oversized 1,735 SqFt Cape Cod has all that you've been looking for. Whole Home Generator, Updated Mechanics: Furnace & A/C 2025, Hwt 2020, Newer roof: garage & addition 2023, Garage Door 2019, vinyl replacement windows & some newer plumbing 2022. Large living room open to formal dining with plenty of natural light & hardwood flooring throughout the first floor. Eat-in kitchen w/ granite countertops over looking the cozy family room. Sizable first floor bedroom & full bath with newer tub surround. Upstairs you'll find 3 more bedrooms, a full bath and a bonus space; perfect for an office or play/game room. Full dry basement with glass block windows. Outside boasts a lovely brick front exterior, attached 2-car garage & oversized yard. Bring your own style and make this space truly yours! Ideal location, minutes from all local shops, parks & amenities!

4 Beds ⋅ 2 Baths ⋅ B1707460 MLS

Well maintained 4Br 2Ba Corner Lot in the Heart of the Town of Tonawanda! This oversized 1,735 SqFt Cape Cod has all that you've been looking for. Whole Home Generator, Updated Mechanics: Furnace & A/C 2025, Hwt 2020, Newer roof: garage & addition 2023, Garage Door 2019, vinyl replacement windows & some newer plumbing 2022. Large living room open to formal dining with plenty of natural light & hardwood flooring throughout the first floor. Eat-in kitchen w/ granite countertops over looking the cozy family room. Sizable first floor bedroom & full bath with newer tub surround. Upstairs you'll find 3 more bedrooms, a full bath and a bonus space; perfect for an office or play/game room. Full dry basement with glass block windows. Outside boasts a lovely brick front exterior, attached 2-car garage & oversized yard. Bring your own style and make this space truly yours! Ideal location, minutes from all local shops, parks & amenities!

654 Parkhurst Boulevard, Tonawanda

$460,000

MUST SEE!!! SPACIOUS & renovated home in Amherst that is MOVE-IN READY in pristine condition with incredible character and mere minutes from the North Campus of the University of Buffalo. Featuring an attractively updated eat-in kitchen with beautiful white cabinetry, glass cupboard doors, luxury vinyl plank flooring and tile backsplash opening to the formal dining room with chair rail finish through to the generous living room with large bay windows for an abundance of natural light and stunning refinished hardwood flooring throughout. Relax by the woodburning, gas start fireplace with stone surround on cool autumn evenings and enjoy the additional lower family room/potential 5th bedroom for guests when entertaining, in addition to the separate office w/built-in shelving. With an OPEN LAYOUT concept, this desirable home has four substantial bedrms upstairs & a full bathrm renovated with floor tile, distinctive shower surround with luxurious tile accent & ledges, while the half bathrm downstairs could be expanded to include a stand-up shower for a potential in-law suite. The master bedroom with ensuite is ideal for privacy with ample storage/closet space and the remodeled bathrm has a glass-enclosed tile shower surround with custom floor to ceiling accent strip & attractive flooring. Step out onto the rear patio to experience the beautifully appointed exterior manicured with a partially fenced, serene backyard and sit out under the trees sipping your morning coffee. Enjoy ease of living w/a 1.5 car attached garage and many updates including refinished hrdwd, all interior paint, all carpet, landscaping & fixtures 2026, widened driveway 2023, yard drainage 2020, high-efficiency furnace, A/C and HWT 2018, arch. shingle roof 2015, siding & insulation 2012, whole house Generac generator 2011, newer windows, electrical & much more. Meticulously maintained and VERY clean, this delightful home rests on a PEACEFUL street w/low taxes, great schools & very close to ALL conveniences near UB and on Niagara Falls Blvd! Showings begin 8/19/2026 and offers will be due Monday, 8/24/2026 by 12:00 PM noon.

4 Beds ⋅ 3 Baths ⋅ B1706873 MLS

MUST SEE!!! SPACIOUS & renovated home in Amherst that is MOVE-IN READY in pristine condition with incredible character and mere minutes from the North Campus of the University of Buffalo. Featuring an attractively updated eat-in kitchen with beautiful white cabinetry, glass cupboard doors, luxury vinyl plank flooring and tile backsplash opening to the formal dining room with chair rail finish through to the generous living room with large bay windows for an abundance of natural light and stunning refinished hardwood flooring throughout. Relax by the woodburning, gas start fireplace with stone surround on cool autumn evenings and enjoy the additional lower family room/potential 5th bedroom for guests when entertaining, in addition to the separate office w/built-in shelving. With an OPEN LAYOUT concept, this desirable home has four substantial bedrms upstairs & a full bathrm renovated with floor tile, distinctive shower surround with luxurious tile accent & ledges, while the half bathrm downstairs could be expanded to include a stand-up shower for a potential in-law suite. The master bedroom with ensuite is ideal for privacy with ample storage/closet space and the remodeled bathrm has a glass-enclosed tile shower surround with custom floor to ceiling accent strip & attractive flooring. Step out onto the rear patio to experience the beautifully appointed exterior manicured with a partially fenced, serene backyard and sit out under the trees sipping your morning coffee. Enjoy ease of living w/a 1.5 car attached garage and many updates including refinished hrdwd, all interior paint, all carpet, landscaping & fixtures 2026, widened driveway 2023, yard drainage 2020, high-efficiency furnace, A/C and HWT 2018, arch. shingle roof 2015, siding & insulation 2012, whole house Generac generator 2011, newer windows, electrical & much more. Meticulously maintained and VERY clean, this delightful home rests on a PEACEFUL street w/low taxes, great schools & very close to ALL conveniences near UB and on Niagara Falls Blvd! Showings begin 8/19/2026 and offers will be due Monday, 8/24/2026 by 12:00 PM noon.

298 Donna Lea Boulevard, Amherst

$155,000

Spacious 4-bedroom, 2-full-bathroom home with coveted off-street parking in the vibrant Five Points neighborhood on Buffalo's West Side! Ideally situated just one block off Richmond Avenue, you’ll love being steps away from popular local bakeries, cafes, and ice cream shops. This property offers incredible potential for buyers or investors looking to restore a classic home. Major functional upgrades have already been handled, including a newly installed hot water tank, fresh copper water lines from front to rear (installed by Frank's Plumbing), a boiler system (~10-12 years old), plus architectural shingles, vinyl siding, and an updated electrical panel. Bring your design ideas to finish bringing this gem back to life!

4 Beds ⋅ 2 Baths ⋅ B1705952 MLS

Spacious 4-bedroom, 2-full-bathroom home with coveted off-street parking in the vibrant Five Points neighborhood on Buffalo's West Side! Ideally situated just one block off Richmond Avenue, you’ll love being steps away from popular local bakeries, cafes, and ice cream shops. This property offers incredible potential for buyers or investors looking to restore a classic home. Major functional upgrades have already been handled, including a newly installed hot water tank, fresh copper water lines from front to rear (installed by Frank's Plumbing), a boiler system (~10-12 years old), plus architectural shingles, vinyl siding, and an updated electrical panel. Bring your design ideas to finish bringing this gem back to life!

426 Vermont Street, Buffalo

$225,000

Welcome to easy, low-maintenance living in the highly desirable DeVeaux neighborhood of Niagara Falls! Nestled in a beautiful, walkable area, this charming brick ranch offers timeless curb appeal, a fantastic location, and convenient one-floor living. Featuring three bedrooms and an updated full bath, the home has been tastefully renovated throughout while maintaining its warmth and character. Beautiful hardwood floors flow through the home, and a cozy wood-burning fireplace creates the perfect place to gather and unwind. The classic brick exterior makes for easy upkeep, while the adorable front porch is an inviting spot to relax and enjoy the neighborhood. Move-in ready and full of charm, this Deveaux ranch combines character, comfort, and convenience in one great package!

3 Beds ⋅ 1 Baths ⋅ B1705523 MLS

Welcome to easy, low-maintenance living in the highly desirable DeVeaux neighborhood of Niagara Falls! Nestled in a beautiful, walkable area, this charming brick ranch offers timeless curb appeal, a fantastic location, and convenient one-floor living. Featuring three bedrooms and an updated full bath, the home has been tastefully renovated throughout while maintaining its warmth and character. Beautiful hardwood floors flow through the home, and a cozy wood-burning fireplace creates the perfect place to gather and unwind. The classic brick exterior makes for easy upkeep, while the adorable front porch is an inviting spot to relax and enjoy the neighborhood. Move-in ready and full of charm, this Deveaux ranch combines character, comfort, and convenience in one great package!

807 Maple Avenue, Niagara Falls

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