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Welcome to 29 State Street! This spacious, move-in-ready home is the perfect opportunity to enjoy everything Middleport has to offer. The heart of the home is a generously sized eat-in kitchen complete with a center island, timeless tiled backsplash, and tons of storage space. The inviting living room features classic hardwood floors and flows into a versatile bonus room—perfect for a home office, playroom, or an easy conversion into a fourth bedroom. Upstairs, you’ll find a massive walk-in attic space offering incredible storage potential. Rest easy knowing the major updates are done: a complete tear-off roof (2021), a new furnace and gutters (2024), and many replacement windows throughout.

3 Beds ⋅ 2 Baths ⋅ B1696144 MLS

Welcome to 29 State Street! This spacious, move-in-ready home is the perfect opportunity to enjoy everything Middleport has to offer. The heart of the home is a generously sized eat-in kitchen complete with a center island, timeless tiled backsplash, and tons of storage space. The inviting living room features classic hardwood floors and flows into a versatile bonus room—perfect for a home office, playroom, or an easy conversion into a fourth bedroom. Upstairs, you’ll find a massive walk-in attic space offering incredible storage potential. Rest easy knowing the major updates are done: a complete tear-off roof (2021), a new furnace and gutters (2024), and many replacement windows throughout.

29 State Street, Royalton

$289,900

Welcome to 647 Barrally St! This charming, well-maintained brick Cape Cod comes with a complete roof tear off (2016) four bedrooms and two full bathrooms featuring the original hardwood floors throughout a bright living room and dinning room. An eat in kitchen with updates including flooring and backsplash (2016) leading to the first floor bathroom including an updated tub, sink, and flooring (2017). The original hardwood flooring continues in the two first floor bedrooms, one leading to French doors that open to the backyard deck where you can soak up the sun and beautiful views of the small floral garden. The second floor consists of two bedrooms; both with newly closet updates/installations (2026), and the primary bedroom with an updated full bathroom (2017). The tour is not over, walk downstairs to the partially finished basement with a separate den and laundry room. Partially finished basement not included in total square footage, including basement at 2,175 not an approximate number. Don't let this property pass you by as this is one worth the complete tour in person!

4 Beds ⋅ 2 Baths ⋅ B1694073 MLS

Welcome to 647 Barrally St! This charming, well-maintained brick Cape Cod comes with a complete roof tear off (2016) four bedrooms and two full bathrooms featuring the original hardwood floors throughout a bright living room and dinning room. An eat in kitchen with updates including flooring and backsplash (2016) leading to the first floor bathroom including an updated tub, sink, and flooring (2017). The original hardwood flooring continues in the two first floor bedrooms, one leading to French doors that open to the backyard deck where you can soak up the sun and beautiful views of the small floral garden. The second floor consists of two bedrooms; both with newly closet updates/installations (2026), and the primary bedroom with an updated full bathroom (2017). The tour is not over, walk downstairs to the partially finished basement with a separate den and laundry room. Partially finished basement not included in total square footage, including basement at 2,175 not an approximate number. Don't let this property pass you by as this is one worth the complete tour in person!

647 Barrally Street, North Tonawanda

$780,000

Welcome to 14 Silent Meadow Lane - an exceptional home offering over 3,500 square feet of living space on a quiet dead-end street, designed for both everyday comfort and unforgettable entertaining. Upon entering, you'll be greeted by an abundance of natural light pouring through the impressive two-story foyer, leading into the open-concept kitchen, living room, and morning room. Currently configured as a five-bedroom home, the flexible floor plan also allows for a four-bedroom layout with a spacious bonus room ideal for a home office, den, playroom, or guest retreat. With two full bathrooms and two half bathrooms, this home provides ample space for family and guests alike. The newly finished basement (2022) is an entertainer's dream, featuring a custom concrete-top wet bar, two beverage refrigerators, three flat-screen TVs including an 85-inch screen, abundant storage space, and a dedicated fitness area tucked away from the main entertainment zone. Whether hosting the next Bills or Sabres watch party or enjoying a quiet evening at home, this property delivers. Challenge your friends on the custom rock-climbing wall before stepping outside to your private backyard oasis. The in-ground saltwater pool and spa feature a spillover waterfall, two additional water features, and newly installed color-changing LED lighting (2025) that create a true resort-style atmosphere. Recent pool updates include a new pump and motherboard (2025), while the Dolphin robotic pool cleaner helps make maintenance effortless. Per seller's request, viewings to begin on Tuesday, July 7th and no offers will be reviewed until Tuesday, July 14th. All offers to be submitted by 10am on the 14th. Some photos have been virtually staged. Adjusted square footage per measurements by appraiser.

5 Beds ⋅ 4 Baths ⋅ B1695251 MLS

Welcome to 14 Silent Meadow Lane - an exceptional home offering over 3,500 square feet of living space on a quiet dead-end street, designed for both everyday comfort and unforgettable entertaining. Upon entering, you'll be greeted by an abundance of natural light pouring through the impressive two-story foyer, leading into the open-concept kitchen, living room, and morning room. Currently configured as a five-bedroom home, the flexible floor plan also allows for a four-bedroom layout with a spacious bonus room ideal for a home office, den, playroom, or guest retreat. With two full bathrooms and two half bathrooms, this home provides ample space for family and guests alike. The newly finished basement (2022) is an entertainer's dream, featuring a custom concrete-top wet bar, two beverage refrigerators, three flat-screen TVs including an 85-inch screen, abundant storage space, and a dedicated fitness area tucked away from the main entertainment zone. Whether hosting the next Bills or Sabres watch party or enjoying a quiet evening at home, this property delivers. Challenge your friends on the custom rock-climbing wall before stepping outside to your private backyard oasis. The in-ground saltwater pool and spa feature a spillover waterfall, two additional water features, and newly installed color-changing LED lighting (2025) that create a true resort-style atmosphere. Recent pool updates include a new pump and motherboard (2025), while the Dolphin robotic pool cleaner helps make maintenance effortless. Per seller's request, viewings to begin on Tuesday, July 7th and no offers will be reviewed until Tuesday, July 14th. All offers to be submitted by 10am on the 14th. Some photos have been virtually staged. Adjusted square footage per measurements by appraiser.

14 Silent Meadow Lane, Lancaster

$238,000

Welcome to 71 Wrexham Court N, a well-maintained Cape Cod located on a quiet neighborhood street in the Town of Tonawanda. 3 bedrooms, 2 full bathrooms, and a flexible floor plan, this home combines timeless charm with practical living space. From the moment you arrive, you'll appreciate the inviting curb appeal and convenient location just minutes from shopping, restaurants, parks, schools, and everyday amenities. Step inside to a bright and comfortable living room featuring beautiful hardwood flooring that continues throughout most of the home, adding warmth and character to the living spaces. The functional eat-in kitchen has plenty of cabinet and countertop space for meal preparation and everyday dining. Just off the kitchen, a sliding glass door leads to the rear deck, creating the perfect transition for outdoor entertaining, grilling, or simply relaxing while overlooking the backyard. The main level has comfortable living with generously sized bedrooms and a full bathroom. Upstairs, you'll find a spacious primary bedroom, a second full bathroom, and a versatile bonus room that can easily be used as a fourth bedroom, home office, nursery, playroom, or hobby room to fit your lifestyle. Having two full bathrooms is a rare and desirable feature that adds both convenience and functionality to this home. Outside, the detached garage provides covered parking and additional storage, while a separate storage area located behind the garage provides even more room for lawn equipment, seasonal decorations, bicycles, tools, or workshop space. The backyard has plenty of room for outdoor activities, gardening, or entertaining family and friends throughout the warmer months. Whether you're a first-time homebuyer, looking for additional space, or searching for a move-in-ready home in one of the Town of Tonawanda's most desirable neighborhoods, 71 Wrexham Court N gives outstanding value, flexibility, and comfort. Don't miss your opportunity to make this wonderful home your own.

3 Beds ⋅ 2 Baths ⋅ B1694709 MLS

Welcome to 71 Wrexham Court N, a well-maintained Cape Cod located on a quiet neighborhood street in the Town of Tonawanda. 3 bedrooms, 2 full bathrooms, and a flexible floor plan, this home combines timeless charm with practical living space. From the moment you arrive, you'll appreciate the inviting curb appeal and convenient location just minutes from shopping, restaurants, parks, schools, and everyday amenities. Step inside to a bright and comfortable living room featuring beautiful hardwood flooring that continues throughout most of the home, adding warmth and character to the living spaces. The functional eat-in kitchen has plenty of cabinet and countertop space for meal preparation and everyday dining. Just off the kitchen, a sliding glass door leads to the rear deck, creating the perfect transition for outdoor entertaining, grilling, or simply relaxing while overlooking the backyard. The main level has comfortable living with generously sized bedrooms and a full bathroom. Upstairs, you'll find a spacious primary bedroom, a second full bathroom, and a versatile bonus room that can easily be used as a fourth bedroom, home office, nursery, playroom, or hobby room to fit your lifestyle. Having two full bathrooms is a rare and desirable feature that adds both convenience and functionality to this home. Outside, the detached garage provides covered parking and additional storage, while a separate storage area located behind the garage provides even more room for lawn equipment, seasonal decorations, bicycles, tools, or workshop space. The backyard has plenty of room for outdoor activities, gardening, or entertaining family and friends throughout the warmer months. Whether you're a first-time homebuyer, looking for additional space, or searching for a move-in-ready home in one of the Town of Tonawanda's most desirable neighborhoods, 71 Wrexham Court N gives outstanding value, flexibility, and comfort. Don't miss your opportunity to make this wonderful home your own.

71 Wrexham Court N, Tonawanda

$320,000

Incredible space, location, and opportunity come together in this lovely 4-bedroom home offering over 2,000 square feet of living space. Situated on a desirable corner lot in a quiet, walkable neighborhood close to shopping, restaurants, soccer field, and everyday conveniences -- the location can't be beat. With solid construction, generous room sizes, and a fantastic layout, this home offers endless potential. The first floor features a spacious living room, formal dining room, and a comfortable family room with sliding glass doors leading to the fully fenced backyard, where mature flowering shrubs provide beauty and privacy. The huge kitchen offers abundant counter space, ample cabinetry, and newer appliances that will remain with the home. A convenient half bath completes the main level. Hardwood floors extend from the living room and continue throughout all four generously sized bedrooms upstairs. The primary bedroom features double closets, while an additional bedroom offers a walk-in closet. A large full bath serves the second floor. The expansive basement provides multiple storage areas, a workshop area, and one semi-finished room. Major updates include a newer roof (2015), three-zone boiler (2016), and hot water tank (2023). Washer and dryer are included. The attached two-car garage is enhanced by a retractable screen system (2016), allowing for the perfect three-season retreat for relaxing, entertaining, or enjoying warm summer evenings. Radon test, with results well within limits, already completed for your peace of mind. This is your chance to own a spacious home in a sought-after location at an exceptional value! Open House Sunday, July 19 from 11 am -1 pm. Seller reserves right to set offer deadline based on activity.

4 Beds ⋅ 2 Baths ⋅ B1689759 MLS

Incredible space, location, and opportunity come together in this lovely 4-bedroom home offering over 2,000 square feet of living space. Situated on a desirable corner lot in a quiet, walkable neighborhood close to shopping, restaurants, soccer field, and everyday conveniences -- the location can't be beat. With solid construction, generous room sizes, and a fantastic layout, this home offers endless potential. The first floor features a spacious living room, formal dining room, and a comfortable family room with sliding glass doors leading to the fully fenced backyard, where mature flowering shrubs provide beauty and privacy. The huge kitchen offers abundant counter space, ample cabinetry, and newer appliances that will remain with the home. A convenient half bath completes the main level. Hardwood floors extend from the living room and continue throughout all four generously sized bedrooms upstairs. The primary bedroom features double closets, while an additional bedroom offers a walk-in closet. A large full bath serves the second floor. The expansive basement provides multiple storage areas, a workshop area, and one semi-finished room. Major updates include a newer roof (2015), three-zone boiler (2016), and hot water tank (2023). Washer and dryer are included. The attached two-car garage is enhanced by a retractable screen system (2016), allowing for the perfect three-season retreat for relaxing, entertaining, or enjoying warm summer evenings. Radon test, with results well within limits, already completed for your peace of mind. This is your chance to own a spacious home in a sought-after location at an exceptional value! Open House Sunday, July 19 from 11 am -1 pm. Seller reserves right to set offer deadline based on activity.

8 Southgate Drive, West Seneca

$370,000

Charming & Fully Updated 5-Bedroom Home on Over 2 Acres! Welcome home! This beautifully updated 5-bedroom property offers the perfect blend of modern comfort and peaceful country living, situated on a sprawling 2+ acre lot adorned with mature trees. Interior Highlights: Chef's Delight: A fully remodeled, modern kitchen featuring a massive walk-in pantry. All appliances are included! Living Space: A welcoming entry foyer leads into a spacious living room and a formal dining room perfect for entertaining. Flexible Layout: Features a convenient main-floor bedroom, with four additional bedrooms located upstairs. Peace of Mind (Recent Updates): Hot Water Tank 2018 Furnace 2019 Central Air throughout for year-round comfort 2019 Bonus: This sale includes the adjacent lot at 8076 Stahley Road, giving you even more space, privacy, or investment potential. Both lots together are 2 acres.

5 Beds ⋅ 2 Baths ⋅ B1691003 MLS

Charming & Fully Updated 5-Bedroom Home on Over 2 Acres! Welcome home! This beautifully updated 5-bedroom property offers the perfect blend of modern comfort and peaceful country living, situated on a sprawling 2+ acre lot adorned with mature trees. Interior Highlights: Chef's Delight: A fully remodeled, modern kitchen featuring a massive walk-in pantry. All appliances are included! Living Space: A welcoming entry foyer leads into a spacious living room and a formal dining room perfect for entertaining. Flexible Layout: Features a convenient main-floor bedroom, with four additional bedrooms located upstairs. Peace of Mind (Recent Updates): Hot Water Tank 2018 Furnace 2019 Central Air throughout for year-round comfort 2019 Bonus: This sale includes the adjacent lot at 8076 Stahley Road, giving you even more space, privacy, or investment potential. Both lots together are 2 acres.

8080 Stahley Road, Clarence

$175,000

Priced below assed valuation to provide an excellent opportunity for buyer personalization and updates! This 3- bedroom home offers solid value with several important improvements already completed, including a new roof in 2023, new hot water tank 2026, newer exterior vinyl siding. The property features a fully fenced yard, a spacious living and dining area, and a generously sized bathroom. With good bones and some mechanicals updates in place this home provides an excellent opportunity for buyers looking to add their personal touch. Some interior updating is needed making it ideal for homeowners, investors or anyone seeking a property with potential. Close to 2 Olmstead parks and Botanical Gardens and other amenities. Open House Saturday June 27th 11am-1pm. Showings begin immediately. Offers being reviewed as presented.

3 Beds ⋅ 1 Baths ⋅ B1691422 MLS

Priced below assed valuation to provide an excellent opportunity for buyer personalization and updates! This 3- bedroom home offers solid value with several important improvements already completed, including a new roof in 2023, new hot water tank 2026, newer exterior vinyl siding. The property features a fully fenced yard, a spacious living and dining area, and a generously sized bathroom. With good bones and some mechanicals updates in place this home provides an excellent opportunity for buyers looking to add their personal touch. Some interior updating is needed making it ideal for homeowners, investors or anyone seeking a property with potential. Close to 2 Olmstead parks and Botanical Gardens and other amenities. Open House Saturday June 27th 11am-1pm. Showings begin immediately. Offers being reviewed as presented.

69 Lockwood Avenue, Buffalo

$215,000

Welcome to 373 Niagara Falls Blvd, a well-maintained, move-in ready 3-bedroom, 1-bathroom tri-level home in the Amherst School District! The bright and inviting main level features an open-concept living room and eat-in kitchen with plenty of cabinet space and all appliances included, creating a comfortable space for everyday living and entertaining. All three bedrooms are generously sized and filled with natural light, while the primary bedroom offers an adjoining 10' x 11' bonus space perfect for a home office, nursery, walk-in closet, or sitting area. The partially finished walkout basement provides additional living and storage space, with the washer and dryer included. Luxury vinyl plank flooring has been installed throughout much of the home, with hardwood floors underneath in most areas. Numerous updates throughout the home, including replacement windows, a 150-amp electrical service, hot water tank, French drain system, blown-in insulation, and a partially finished walkout basement (2022), as well as a sump pump (2021), offer added value and peace of mind. Additional improvements include a high-efficiency furnace (2012), tear-off architectural roof/gutters (2011), and concrete driveway with turnaround and additional parking (2018). Outside, enjoy a maintenance-free exterior, detached 2-car garage with power-operated garage door and built-in storage, back patio, and partially fenced yard with plenty of green space. Conveniently located just minutes from UB South Campus, UB North Campus, shopping, restaurants, parks, and major commuter routes. Offering a great combination of space, updates, and convenience, this move-in ready home is an excellent opportunity for buyers looking to enjoy all that Amherst has to offer.

3 Beds ⋅ 1 Baths ⋅ B1693298 MLS

Welcome to 373 Niagara Falls Blvd, a well-maintained, move-in ready 3-bedroom, 1-bathroom tri-level home in the Amherst School District! The bright and inviting main level features an open-concept living room and eat-in kitchen with plenty of cabinet space and all appliances included, creating a comfortable space for everyday living and entertaining. All three bedrooms are generously sized and filled with natural light, while the primary bedroom offers an adjoining 10' x 11' bonus space perfect for a home office, nursery, walk-in closet, or sitting area. The partially finished walkout basement provides additional living and storage space, with the washer and dryer included. Luxury vinyl plank flooring has been installed throughout much of the home, with hardwood floors underneath in most areas. Numerous updates throughout the home, including replacement windows, a 150-amp electrical service, hot water tank, French drain system, blown-in insulation, and a partially finished walkout basement (2022), as well as a sump pump (2021), offer added value and peace of mind. Additional improvements include a high-efficiency furnace (2012), tear-off architectural roof/gutters (2011), and concrete driveway with turnaround and additional parking (2018). Outside, enjoy a maintenance-free exterior, detached 2-car garage with power-operated garage door and built-in storage, back patio, and partially fenced yard with plenty of green space. Conveniently located just minutes from UB South Campus, UB North Campus, shopping, restaurants, parks, and major commuter routes. Offering a great combination of space, updates, and convenience, this move-in ready home is an excellent opportunity for buyers looking to enjoy all that Amherst has to offer.

373 Niagara Falls Boulevard, Amherst

$560,000

This beautifully maintained, original-owner home offers 4 bedrooms, 2.5 baths, and a thoughtful layout designed for both everyday living and entertaining. The inviting foyer leads to a spacious living room, formal dining room, and a bright eat-in kitchen featuring hardwood floors, Corian countertops, a center island, and plenty of cabinet space. The vaulted family room is filled with natural light from skylights and bay window, creating a warm and welcoming gathering space. A first-floor office with custom built-in bookshelves provides the perfect work-from-home setup, while the convenient first-floor laundry includes a newer washer and dryer. Upstairs, the spacious primary suite features a walk-in closet and a private en-suite bath with a ceramic tile walk-in shower, granite double-sink vanity, and ample storage. Three additional bedrooms and a full hallway bath with tiled flooring and a Corian vanity complete the second floor. The partially finished basement adds valuable living space with recessed lighting, a sink area, storage closets, and dedicated utility and storage rooms. Step outside to enjoy the covered front porch, fully fenced backyard, and stamped concrete patio, ideal for relaxing or entertaining. Additional highlights include epoxy-coated garage floors, a double-wide concrete driveway, custom blinds, and an in-ground sprinkler system. Major updates include a new furnace and hot water tank (2025). Located in the highly regarded Williamsville School District and North High School, this exceptional home combines quality construction, pride of ownership, and a desirable location.

4 Beds ⋅ 3 Baths ⋅ B1692749 MLS

This beautifully maintained, original-owner home offers 4 bedrooms, 2.5 baths, and a thoughtful layout designed for both everyday living and entertaining. The inviting foyer leads to a spacious living room, formal dining room, and a bright eat-in kitchen featuring hardwood floors, Corian countertops, a center island, and plenty of cabinet space. The vaulted family room is filled with natural light from skylights and bay window, creating a warm and welcoming gathering space. A first-floor office with custom built-in bookshelves provides the perfect work-from-home setup, while the convenient first-floor laundry includes a newer washer and dryer. Upstairs, the spacious primary suite features a walk-in closet and a private en-suite bath with a ceramic tile walk-in shower, granite double-sink vanity, and ample storage. Three additional bedrooms and a full hallway bath with tiled flooring and a Corian vanity complete the second floor. The partially finished basement adds valuable living space with recessed lighting, a sink area, storage closets, and dedicated utility and storage rooms. Step outside to enjoy the covered front porch, fully fenced backyard, and stamped concrete patio, ideal for relaxing or entertaining. Additional highlights include epoxy-coated garage floors, a double-wide concrete driveway, custom blinds, and an in-ground sprinkler system. Major updates include a new furnace and hot water tank (2025). Located in the highly regarded Williamsville School District and North High School, this exceptional home combines quality construction, pride of ownership, and a desirable location.

8 Sable Run, Amherst

$422,500

Welcome home to this exceptional 1,571 sq. ft. ranch-style townhome located in the highly sought-after Hampton Hill community. This quality-built all-brick residence offers 2 bedrooms, 2 full bathrooms, and an impressive array of custom features throughout. The spacious open-concept living and dining area is designed for both comfort and entertaining, featuring a gas fireplace, tray ceiling, crown molding, custom built-in cabinetry, and abundant natural light. The eat-in kitchen was thoughtfully designed by a professional chef and showcases extensive custom hardwood cabinetry, solid surface countertops, recessed and under-cabinet lighting, dual pantries, two appliance garages, a professional range hood with warming racks, Jenn-Air double ovens, and a center island complete with a five-burner cooktop and prep sink. The primary suite is a private retreat featuring a tray ceiling, walk-in closet with custom shelving, and an ensuite bath with a jetted tub, separate shower, and personalized vanity. The second bedroom offers a large closet and convenient pocket-door access to the second full bath, which includes a shower and vanity. Additional interior highlights include first-floor laundry with cabinetry and stationary tub, Andersen casement windows, solid wood six-panel doors, two car garage with opener, furnace humidifier, large closets throughout, 200-amp electrical service, and central air conditioning replaced in 2020. The clean, dry basement provides excellent storage and features glass block windows and a cedar closet. Enjoy outdoor living on the concrete patio overlooking beautifully maintained grounds. The community's lush landscaping and desirable location make this home an outstanding opportunity for low-maintenance living. HOA takes care of entire lawn, front landscaping, snow plowing, water, garbage, private road plowing/maintenance, underground sprinkler system, and exterior maintenance (including roof, brick, trim, light fixtures, concrete driveway, and concrete walkways). Square footage is 1571 measured by CubiCasa. Showings begin immediately. Offers will be reviewed as they are received.

2 Beds ⋅ 2 Baths ⋅ B1691721 MLS

Welcome home to this exceptional 1,571 sq. ft. ranch-style townhome located in the highly sought-after Hampton Hill community. This quality-built all-brick residence offers 2 bedrooms, 2 full bathrooms, and an impressive array of custom features throughout. The spacious open-concept living and dining area is designed for both comfort and entertaining, featuring a gas fireplace, tray ceiling, crown molding, custom built-in cabinetry, and abundant natural light. The eat-in kitchen was thoughtfully designed by a professional chef and showcases extensive custom hardwood cabinetry, solid surface countertops, recessed and under-cabinet lighting, dual pantries, two appliance garages, a professional range hood with warming racks, Jenn-Air double ovens, and a center island complete with a five-burner cooktop and prep sink. The primary suite is a private retreat featuring a tray ceiling, walk-in closet with custom shelving, and an ensuite bath with a jetted tub, separate shower, and personalized vanity. The second bedroom offers a large closet and convenient pocket-door access to the second full bath, which includes a shower and vanity. Additional interior highlights include first-floor laundry with cabinetry and stationary tub, Andersen casement windows, solid wood six-panel doors, two car garage with opener, furnace humidifier, large closets throughout, 200-amp electrical service, and central air conditioning replaced in 2020. The clean, dry basement provides excellent storage and features glass block windows and a cedar closet. Enjoy outdoor living on the concrete patio overlooking beautifully maintained grounds. The community's lush landscaping and desirable location make this home an outstanding opportunity for low-maintenance living. HOA takes care of entire lawn, front landscaping, snow plowing, water, garbage, private road plowing/maintenance, underground sprinkler system, and exterior maintenance (including roof, brick, trim, light fixtures, concrete driveway, and concrete walkways). Square footage is 1571 measured by CubiCasa. Showings begin immediately. Offers will be reviewed as they are received.

3 Saint Charles Court, Amherst

$329,900

Looking for Country paradise look no further!!! Escape to the peace and quiet of true country living with this exceptional 3 bedroom, 2 full bath ranch, perfectly situated on just over 11 sprawling acres. Offering the ultimate blend of rural privacy, spacious everyday living & incredible income potential, this property is a rare find that checks every single box. From the moment you pull up the expansive driveway which offers plenty of parking for family, guests, and recreational toys you will feel the serene embrace of the countryside. Step inside to discover a beautifully laid out main residence that emphasizes single floor comfort and convenience, complete w/ a highly desirable 1st floor laundry room. The heart of the home features both a welcoming living room and a separate, cozy family room, providing everyone w/ ample space to stretch out and relax. For those who love to cook and entertain, the large, bright kitchen flows effortlessly into the dining room space, creating a seamless environment for holiday gatherings and daily meals alike. Down the hall, you will find 3 great sized bedrooms, including a peaceful primary suite that boasts its own private full bath. Storage will never be an issue here, thanks to a convenient walkup attic that offers massive, easily accessible space for all your seasonal gear. The living space extends beautifully to the outdoors through sliding glass doors off the kitchen, leading you straight outside. You can host summer barbecues on the spacious wooden deck or unwind on the beautiful concrete patio, which is elegantly topped w/ a stylish pergola. For the hobbyist, mechanic, or contractor, the property features a massive, heated detached garage that ensures year-round comfort for projects, tools, and vehicle storage. Adding even more value to this incredible estate is a 1,300 square-foot apartment located right above the garage. While it does need some finishing touches, this space represents an unmatched opportunity to generate steady rental income, house extended family, or create the ultimate private home office. Don't miss your chance to own a piece of country paradise with built-in equity and endless possibilities.

3 Beds ⋅ 2 Baths ⋅ B1688522 MLS

Looking for Country paradise look no further!!! Escape to the peace and quiet of true country living with this exceptional 3 bedroom, 2 full bath ranch, perfectly situated on just over 11 sprawling acres. Offering the ultimate blend of rural privacy, spacious everyday living & incredible income potential, this property is a rare find that checks every single box. From the moment you pull up the expansive driveway which offers plenty of parking for family, guests, and recreational toys you will feel the serene embrace of the countryside. Step inside to discover a beautifully laid out main residence that emphasizes single floor comfort and convenience, complete w/ a highly desirable 1st floor laundry room. The heart of the home features both a welcoming living room and a separate, cozy family room, providing everyone w/ ample space to stretch out and relax. For those who love to cook and entertain, the large, bright kitchen flows effortlessly into the dining room space, creating a seamless environment for holiday gatherings and daily meals alike. Down the hall, you will find 3 great sized bedrooms, including a peaceful primary suite that boasts its own private full bath. Storage will never be an issue here, thanks to a convenient walkup attic that offers massive, easily accessible space for all your seasonal gear. The living space extends beautifully to the outdoors through sliding glass doors off the kitchen, leading you straight outside. You can host summer barbecues on the spacious wooden deck or unwind on the beautiful concrete patio, which is elegantly topped w/ a stylish pergola. For the hobbyist, mechanic, or contractor, the property features a massive, heated detached garage that ensures year-round comfort for projects, tools, and vehicle storage. Adding even more value to this incredible estate is a 1,300 square-foot apartment located right above the garage. While it does need some finishing touches, this space represents an unmatched opportunity to generate steady rental income, house extended family, or create the ultimate private home office. Don't miss your chance to own a piece of country paradise with built-in equity and endless possibilities.

1340 Cain Road, Porter

$314,000

Welcome to 5227 Orchard Ave in Hamburg! This warm and inviting home is ready for its next owner. Offering 3 spacious bedrooms and 2 full bathrooms, this charming property features a cozy living room with a wood-burning fireplace that opens to an eat-in kitchen with a breakfast bar, updated countertops, backsplash, and all appliances included. The bright and spacious family room with sliding patio doors overlooks the fully fenced backyard, creating a perfect space to relax or entertain. Step outside and enjoy the large deck, jacuzzi tub, and outdoor setting just in time for summer. The first floor also offers a bedroom with hardwood floors, double closets, and a beautifully remodeled full bathroom. Additional highlights include mostly newer windows, new carpet, stamped concrete on the front porch, good mechanicals, glass block basement windows, a workshop area, abundant storage, and a water backup sump pump for added peace of mind. Located in the Frontier Central School District and just minutes from Lake Erie, local beaches, parks, shopping, and restaurants, this home offers comfort, convenience, and so much more. Nothing to do but move right in! Offers will be reviewed as they are received.

3 Beds ⋅ 2 Baths ⋅ B1685019 MLS

Welcome to 5227 Orchard Ave in Hamburg! This warm and inviting home is ready for its next owner. Offering 3 spacious bedrooms and 2 full bathrooms, this charming property features a cozy living room with a wood-burning fireplace that opens to an eat-in kitchen with a breakfast bar, updated countertops, backsplash, and all appliances included. The bright and spacious family room with sliding patio doors overlooks the fully fenced backyard, creating a perfect space to relax or entertain. Step outside and enjoy the large deck, jacuzzi tub, and outdoor setting just in time for summer. The first floor also offers a bedroom with hardwood floors, double closets, and a beautifully remodeled full bathroom. Additional highlights include mostly newer windows, new carpet, stamped concrete on the front porch, good mechanicals, glass block basement windows, a workshop area, abundant storage, and a water backup sump pump for added peace of mind. Located in the Frontier Central School District and just minutes from Lake Erie, local beaches, parks, shopping, and restaurants, this home offers comfort, convenience, and so much more. Nothing to do but move right in! Offers will be reviewed as they are received.

5227 Orchard Avenue, Hamburg

$310,000

Welcome to 4 Oakwood Dr in Cheektowaga! This well-maintained home offers the perfect blend of comfort, space, and convenience. Featuring spacious living areas including an enclosed sunroom filled with natural light that looks out into your spacious backyard, an updated kitchen with ample cabinetry, and generously sized bedrooms, this home is move-in ready with plenty of potential to make it your own. Enjoy a beautifully maintained yard perfect for entertaining, relaxing, or summer gatherings. Conveniently located near shopping, restaurants, parks, and major thruways, this property offers easy living in a prime location. Don’t miss your opportunity to own this charming Cheektowaga home! Listing Agent is related to seller.

3 Beds ⋅ 2 Baths ⋅ R1681911 MLS

Welcome to 4 Oakwood Dr in Cheektowaga! This well-maintained home offers the perfect blend of comfort, space, and convenience. Featuring spacious living areas including an enclosed sunroom filled with natural light that looks out into your spacious backyard, an updated kitchen with ample cabinetry, and generously sized bedrooms, this home is move-in ready with plenty of potential to make it your own. Enjoy a beautifully maintained yard perfect for entertaining, relaxing, or summer gatherings. Conveniently located near shopping, restaurants, parks, and major thruways, this property offers easy living in a prime location. Don’t miss your opportunity to own this charming Cheektowaga home! Listing Agent is related to seller.

4 Oakwood Drive, Cheektowaga

$305,000

Welcome to 28 Westminster Drive! This well-maintained and updated 4 bedroom, 2.5 bath home has 1752 sq. ft. of living space on a corner lot. Walking up the concrete driveway, a stone walkway leads you to the front door with a covered porch, ideal for morning coffee or early evening reading. Upon entering the front door, there is a welcoming foyer with tile flooring and a closet for coats. To the left, is a cozy, carpeted den with a fireplace. To the right, is a carpeted living room that leads to a formal dining room. The kitchen, located in the rear of the home, has custom cabinets, a tiled floor, modern lighting, large windows for natural light, a pantry, and appliances. Off the kitchen is an updated half bathroom and beyond that a first floor laundry room with tile flooring and an exterior door to the backyard which has an in ground pool with a large concrete patio area. Beyond the laundry room, is a doorway to the attached 2 car garage with a wash sink, work area and 2 exterior doors to the front and rear of the property. The full basement is divided into a storage area with a electric hot water tank, electric furnace, sump pump, electrical panel, and water softener and a carpeted rec room with a fireplace and closet. The second floor has 3 bedrooms, each with a closet and carpeting, along with a fourth primary bedroom with 2 separated closets, carpeting and it own full bath with heated tiled flooring and a walk in shower. The second full bath also has heated tiled flooring and a shower and tub combination. All three bathrooms have been updated. Schedule your showing of this fine home today! Delayed negotiation begin Friday, May 8th at 4 pm.

4 Beds ⋅ 3 Baths ⋅ R1674980 MLS

Welcome to 28 Westminster Drive! This well-maintained and updated 4 bedroom, 2.5 bath home has 1752 sq. ft. of living space on a corner lot. Walking up the concrete driveway, a stone walkway leads you to the front door with a covered porch, ideal for morning coffee or early evening reading. Upon entering the front door, there is a welcoming foyer with tile flooring and a closet for coats. To the left, is a cozy, carpeted den with a fireplace. To the right, is a carpeted living room that leads to a formal dining room. The kitchen, located in the rear of the home, has custom cabinets, a tiled floor, modern lighting, large windows for natural light, a pantry, and appliances. Off the kitchen is an updated half bathroom and beyond that a first floor laundry room with tile flooring and an exterior door to the backyard which has an in ground pool with a large concrete patio area. Beyond the laundry room, is a doorway to the attached 2 car garage with a wash sink, work area and 2 exterior doors to the front and rear of the property. The full basement is divided into a storage area with a electric hot water tank, electric furnace, sump pump, electrical panel, and water softener and a carpeted rec room with a fireplace and closet. The second floor has 3 bedrooms, each with a closet and carpeting, along with a fourth primary bedroom with 2 separated closets, carpeting and it own full bath with heated tiled flooring and a walk in shower. The second full bath also has heated tiled flooring and a shower and tub combination. All three bathrooms have been updated. Schedule your showing of this fine home today! Delayed negotiation begin Friday, May 8th at 4 pm.

28 Westminster Drive, Ellicott

$365,000

" NATURE AT ITS'S BEST " BEAUTIFUL HIDDEN GEM OUTSIDE VILLAGE OF MAYVILLE & WESTFIELD . BLACK BEAR / WHITE TAIL / TURKEY / STOCKED 5 ACRE POND / OUT BUILD 30x42 COULD BECOME A BARNDOMINIUM. GAS LINE HAS BEEN RUN TO THE POLE BARN OFFERING FREE GAS FROM WELL, SOLAR PANELS ARE IN PLACE. PERFECT PROPERTY FOR 4 WHEELING ON. GREAT RECREATIONAL PROPERTY / THE PROPERTY CROSSES THE RAILS FOR TRAILS / SNOWMOBILING FOR HUNDREDS OF MILES. THE PERFECT RETREAT PROPERTY .

R1677323 MLS

" NATURE AT ITS'S BEST " BEAUTIFUL HIDDEN GEM OUTSIDE VILLAGE OF MAYVILLE & WESTFIELD . BLACK BEAR / WHITE TAIL / TURKEY / STOCKED 5 ACRE POND / OUT BUILD 30x42 COULD BECOME A BARNDOMINIUM. GAS LINE HAS BEEN RUN TO THE POLE BARN OFFERING FREE GAS FROM WELL, SOLAR PANELS ARE IN PLACE. PERFECT PROPERTY FOR 4 WHEELING ON. GREAT RECREATIONAL PROPERTY / THE PROPERTY CROSSES THE RAILS FOR TRAILS / SNOWMOBILING FOR HUNDREDS OF MILES. THE PERFECT RETREAT PROPERTY .

7120 Parker Road, Chautauqua

$205,000

This newly constructed home features 3 bedrooms, 1.5 baths, and brand-new appliances—perfect for first-time buyers or those continuing their homeownership journey. Thoughtfully designed for modern living, the home offers comfort, efficiency, and a functional two-story layout. Located on a neighborhood street with convenient access to public transportation, this property provides both accessibility and a strong sense of community. PLEASE READ CAREFULLY: This is an income-restricted, owner-occupied opportunity. Buyers must meet program eligibility requirements. For application details, contact Belmont Housing Resources for WNY. Taxes are estimated based on a $205,000 sale price and 2027 City of Buffalo and Erie County tax rates. Applications open April 27, 2026 at 9AM and close May 27, 2026 at 11:59PM. A lottery will be conducted by June 4, 2026 to select a buyer for each property. Delayed Showings until 5/2/2026 @11am. Building Buffalo Roots is a public partnership between the City of Buffalo, Erie County, and the region’s LandBank (BENLIC), to build new homes on vacant lots – expanding homeownership opportunities & strengthening neighborhoods.

3 Beds ⋅ 2 Baths ⋅ B1667178 MLS

This newly constructed home features 3 bedrooms, 1.5 baths, and brand-new appliances—perfect for first-time buyers or those continuing their homeownership journey. Thoughtfully designed for modern living, the home offers comfort, efficiency, and a functional two-story layout. Located on a neighborhood street with convenient access to public transportation, this property provides both accessibility and a strong sense of community. PLEASE READ CAREFULLY: This is an income-restricted, owner-occupied opportunity. Buyers must meet program eligibility requirements. For application details, contact Belmont Housing Resources for WNY. Taxes are estimated based on a $205,000 sale price and 2027 City of Buffalo and Erie County tax rates. Applications open April 27, 2026 at 9AM and close May 27, 2026 at 11:59PM. A lottery will be conducted by June 4, 2026 to select a buyer for each property. Delayed Showings until 5/2/2026 @11am. Building Buffalo Roots is a public partnership between the City of Buffalo, Erie County, and the region’s LandBank (BENLIC), to build new homes on vacant lots – expanding homeownership opportunities & strengthening neighborhoods.

288 Miami Street, Buffalo

$180,000

Charming 3-bedroom farmhouse set on 1.8 acres of peaceful land, offering the perfect blend of country living and modern updates. This property features a spacious four-car garage—ideal for car enthusiasts, storage, or a workshop—plus an attached one-car garage for everyday convenience. The home has been thoughtfully maintained with a newer 50-year metal roof, providing long-term durability and peace of mind. A new septic system will be installed before closing which adds even more value and reliability. With plenty of open space for gardening, recreation, or simply enjoying the outdoors, this property is a rare find for those seeking room to breathe without sacrificing practical amenities. Delayed Negotiations begin on 04/29/2026 at 6:00 pm.

3 Beds ⋅ 3 Baths ⋅ R1675223 MLS

Charming 3-bedroom farmhouse set on 1.8 acres of peaceful land, offering the perfect blend of country living and modern updates. This property features a spacious four-car garage—ideal for car enthusiasts, storage, or a workshop—plus an attached one-car garage for everyday convenience. The home has been thoughtfully maintained with a newer 50-year metal roof, providing long-term durability and peace of mind. A new septic system will be installed before closing which adds even more value and reliability. With plenty of open space for gardening, recreation, or simply enjoying the outdoors, this property is a rare find for those seeking room to breathe without sacrificing practical amenities. Delayed Negotiations begin on 04/29/2026 at 6:00 pm.

3789 Richs Corners Road, Albion

$259,000

This beautiful ranch-style home is move-in ready and offers easy, comfortable living with a spacious .63 acre lot and an attached car garage. The home has been well-maintained and provides a great space for living on one level with three bedrooms, a cozy living room with gas fireplace, and a functional kitchen plus dining area. Downstairs, the large basement presents a wonderful opportunity to expand your living space and can be transformed into a finished basement. Several updates have been completed throughout the home including a new HVAC system for both furnace and central air conditioning. Situated on a great lot with new sliding glass doors that lead to a covered patio area with skylights, this property provides plenty of outdoor space for relaxing and entertaining. The attached 2.5 car garage offers ample room for vehicles, storage, or a workshop area. If that isn't quite enough storage space, there is also a 16'x12' shed for lawn and garden equipment. A solid property with great bones and thoughtful updates--this home is ready for you! OPEN HOUSE - WEDNESDAY, JULY 8th FROM 5 PM TO 7 PM!

3 Beds ⋅ 1 Baths ⋅ R1666919 MLS

This beautiful ranch-style home is move-in ready and offers easy, comfortable living with a spacious .63 acre lot and an attached car garage. The home has been well-maintained and provides a great space for living on one level with three bedrooms, a cozy living room with gas fireplace, and a functional kitchen plus dining area. Downstairs, the large basement presents a wonderful opportunity to expand your living space and can be transformed into a finished basement. Several updates have been completed throughout the home including a new HVAC system for both furnace and central air conditioning. Situated on a great lot with new sliding glass doors that lead to a covered patio area with skylights, this property provides plenty of outdoor space for relaxing and entertaining. The attached 2.5 car garage offers ample room for vehicles, storage, or a workshop area. If that isn't quite enough storage space, there is also a 16'x12' shed for lawn and garden equipment. A solid property with great bones and thoughtful updates--this home is ready for you! OPEN HOUSE - WEDNESDAY, JULY 8th FROM 5 PM TO 7 PM!

17 Plymouth Avenue, Franklinville

$35,003

Set in the heart of Cattaraugus County and just minutes from Lime Lake, this property offers over 2 acres of land & the perfect blend of recreation, and upstate charm. Enjoy close proximity to boating, fishing, swimming, and year-round outdoor activities, with easy access to nearby hiking, snowmobiling, and hunting areas that make this region so desirable. A standout feature of the property is the oversized garage and dedicated workshop, ideal for contractors, hobbyists, mechanics, or anyone needing serious space for equipment, storage, or creative projects. Whether you’re running a small business, restoring vehicles, or simply want room to spread out, this setup delivers flexibility rarely found at this price point. Conveniently located along Route 16, the property provides easy access to surrounding towns while maintaining a private, rural feel. Perfect as a full-time residence, weekend retreat, or recreational base camp near Lime Lake and other local attractions. A unique opportunity for buyers seeking space, usability, and proximity to Western New York’s outdoor lifestyle. Rehab is needed being sold AS IS and financing will be limited.

4 Beds ⋅ 1 Baths ⋅ B1671267 MLS

Set in the heart of Cattaraugus County and just minutes from Lime Lake, this property offers over 2 acres of land & the perfect blend of recreation, and upstate charm. Enjoy close proximity to boating, fishing, swimming, and year-round outdoor activities, with easy access to nearby hiking, snowmobiling, and hunting areas that make this region so desirable. A standout feature of the property is the oversized garage and dedicated workshop, ideal for contractors, hobbyists, mechanics, or anyone needing serious space for equipment, storage, or creative projects. Whether you’re running a small business, restoring vehicles, or simply want room to spread out, this setup delivers flexibility rarely found at this price point. Conveniently located along Route 16, the property provides easy access to surrounding towns while maintaining a private, rural feel. Perfect as a full-time residence, weekend retreat, or recreational base camp near Lime Lake and other local attractions. A unique opportunity for buyers seeking space, usability, and proximity to Western New York’s outdoor lifestyle. Rehab is needed being sold AS IS and financing will be limited.

10078 Route 16, Machias

160 Cloverleaf Court Unit 2, Cheektowaga

$399,900

Experience the ultimate in low-maintenance living at Midtown Townhomes in Marrano's Winston townhome design. This brand new home is situated in a two-unit building, offering extra privacy and abundant natural light. Located off Cloverleaf Drive and Transit Road, directly across from Hillview Elementary, this community offers a premier location and the benefit of condo status for significant property tax savings. An association handles all exterior maintenance, including grass cutting and snow removal, allowing you to spend more time enjoying your home and less time on chores. The interior features a thoughtful layout designed for convenience with a first floor primary suite with walk-in closet and private bath, as well as first floor laundry, an attached 2-car garage, powder room for guests and an open-concept kitchen and family room. The gourmet kitchen is appointed with quartz countertops, white maple soft-close cabinetry, and a stainless steel dishwasher and microwave. A sliding glass door leads from the main living area to your private backyard space, perfect for relaxing outdoors. On the second floor are two additional bedrooms and a second full bath, providing plenty of space for family or a home office. Additional features include luxury vinyl flooring, recessed lighting, a full basement for storage or future living space, and Marrano's peace-of-mind new home warranty. For photos, please use the photos for 130 Cloverleaf Ct #2 but instead please use the attached photos for bedrooms 2 and 3. Model is located at 22B Stonham Place Williamsville NY 14221 open Mon-Wed, Sat & Sun 1:00pm-5:00pm.

3 Beds ⋅ 3 Baths ⋅ B1664298 MLS

Experience the ultimate in low-maintenance living at Midtown Townhomes in Marrano's Winston townhome design. This brand new home is situated in a two-unit building, offering extra privacy and abundant natural light. Located off Cloverleaf Drive and Transit Road, directly across from Hillview Elementary, this community offers a premier location and the benefit of condo status for significant property tax savings. An association handles all exterior maintenance, including grass cutting and snow removal, allowing you to spend more time enjoying your home and less time on chores. The interior features a thoughtful layout designed for convenience with a first floor primary suite with walk-in closet and private bath, as well as first floor laundry, an attached 2-car garage, powder room for guests and an open-concept kitchen and family room. The gourmet kitchen is appointed with quartz countertops, white maple soft-close cabinetry, and a stainless steel dishwasher and microwave. A sliding glass door leads from the main living area to your private backyard space, perfect for relaxing outdoors. On the second floor are two additional bedrooms and a second full bath, providing plenty of space for family or a home office. Additional features include luxury vinyl flooring, recessed lighting, a full basement for storage or future living space, and Marrano's peace-of-mind new home warranty. For photos, please use the photos for 130 Cloverleaf Ct #2 but instead please use the attached photos for bedrooms 2 and 3. Model is located at 22B Stonham Place Williamsville NY 14221 open Mon-Wed, Sat & Sun 1:00pm-5:00pm.

160 Cloverleaf Court Unit 2, Cheektowaga

$270,000

Spacious country living with room to grow! This 4-bedroom, 2-bath home offers over 2,600+ square feet of living space, including a dedicated office and two separate living room areas, perfect for entertaining or flexible family living. Situated on 2.8 acres, this property is ideal for those seeking space, privacy, and self-sufficiency. The large multi-use barn features four stalls, room to expand, a tack or storage room, and a full loft, making it well-suited for livestock, equipment, workshops, or hobby farming. With open land and versatile outbuildings, this property is perfect for homesteading, gardening, raising animals, or creating your own small farm setup. An oversized detached 2-car garage provides plenty of space for vehicles, tools, and recreational gear. Whether you’re looking to live more sustainably, need space for hobbies, or simply want peaceful rural living, this property offers endless possibilities. Schedule your showing today and explore everything this property has to offer!

4 Beds ⋅ 2 Baths ⋅ R1658415 MLS

Spacious country living with room to grow! This 4-bedroom, 2-bath home offers over 2,600+ square feet of living space, including a dedicated office and two separate living room areas, perfect for entertaining or flexible family living. Situated on 2.8 acres, this property is ideal for those seeking space, privacy, and self-sufficiency. The large multi-use barn features four stalls, room to expand, a tack or storage room, and a full loft, making it well-suited for livestock, equipment, workshops, or hobby farming. With open land and versatile outbuildings, this property is perfect for homesteading, gardening, raising animals, or creating your own small farm setup. An oversized detached 2-car garage provides plenty of space for vehicles, tools, and recreational gear. Whether you’re looking to live more sustainably, need space for hobbies, or simply want peaceful rural living, this property offers endless possibilities. Schedule your showing today and explore everything this property has to offer!

9065 Route 474, French Creek

$42,500

This home has three bedroom and one full bath. It sits on approximately 1.7 acres of land and is a couple of miles outside of the Village of Westfield. The main level features a dining room, living room, galley style kitchen, a bedroom and a full bath. The second level has two spacious bedrooms. There is a space in the kitchen for a table. The spacious yard has a pond and a circular driveway. There is a detached garage/barn, but it does need structural work - the roof has collapsed. With some TLC it would be a beautiful home. The home is being sold as is, the seller will not make any repairs. This home is ready for you to make it your own.

3 Beds ⋅ 1 Baths ⋅ R1652947 MLS

This home has three bedroom and one full bath. It sits on approximately 1.7 acres of land and is a couple of miles outside of the Village of Westfield. The main level features a dining room, living room, galley style kitchen, a bedroom and a full bath. The second level has two spacious bedrooms. There is a space in the kitchen for a table. The spacious yard has a pond and a circular driveway. There is a detached garage/barn, but it does need structural work - the roof has collapsed. With some TLC it would be a beautiful home. The home is being sold as is, the seller will not make any repairs. This home is ready for you to make it your own.

7246 E Route 20, Westfield

$20,000

Zone N3-E. Several residential and commercial development opportunities available by right. Stacked units and commercial block development allowed without variance. close to Red Jacket Boat launch, Tesla Factory, 190, and downtown Buffalo.

B1632783 MLS

Zone N3-E. Several residential and commercial development opportunities available by right. Stacked units and commercial block development allowed without variance. close to Red Jacket Boat launch, Tesla Factory, 190, and downtown Buffalo.

921 South Park Avenue, Buffalo

$575,000

Two historic commercial buildings, formerly schools, offer a unique opportunity for redevelopment or investment in a vibrant, walkable community. Spanning three floors in total, these properties boast classic architecture with tall ceilings, expansive windows, and original character throughout. One of the buildings is equipped with solar power, enhancing its energy efficiency and long-term sustainability. Interior amenities include a versatile gym and event space, a full kitchen facility, and flexible open floor plans well-suited for conversion into stylish apartments, offices, or community spaces. Ideally located within walking distance to Main Street, local shops, restaurants, the riverfront, scenic green trails, biking paths, and year-round entertainment, these buildings present an exceptional blend of historic charm and modern potential. THIS IS A 2 BUILDING SALE. WILL BE SOLD AS PACKAGE DEAL WITH 76 Adam St(B1615760)

B1615778 MLS

Two historic commercial buildings, formerly schools, offer a unique opportunity for redevelopment or investment in a vibrant, walkable community. Spanning three floors in total, these properties boast classic architecture with tall ceilings, expansive windows, and original character throughout. One of the buildings is equipped with solar power, enhancing its energy efficiency and long-term sustainability. Interior amenities include a versatile gym and event space, a full kitchen facility, and flexible open floor plans well-suited for conversion into stylish apartments, offices, or community spaces. Ideally located within walking distance to Main Street, local shops, restaurants, the riverfront, scenic green trails, biking paths, and year-round entertainment, these buildings present an exceptional blend of historic charm and modern potential. THIS IS A 2 BUILDING SALE. WILL BE SOLD AS PACKAGE DEAL WITH 76 Adam St(B1615760)

144 Broad Street, Tonawanda

$420,000

Escape to the beauty of Chautauqua Lake with this beautifully updated four-season lakefront cottage, where comfort, style, and investment potential come together. Offering 2 bedrooms and 1 full bath, this turnkey property is being offered fully furnished, making it ready for immediate enjoyment or continued rental success. Currently operating as a successful short-term rental, this property offers an excellent opportunity for those looking to generate income while enjoying their own lakefront retreat. Inside, you’ll find tasteful updates throughout that create a warm, inviting atmosphere with modern conveniences. Step outside to a stunning stamped concrete lakeside patio, complete with a fire pit—the perfect setting for relaxing evenings, entertaining guests, or taking in the breathtaking lake views. A spacious two-car garage provides plenty of room for vehicles, water toys, and extra storage. Whether you’re searching for a personal getaway, a year-round home, or an established income-producing property, this exceptional lakefront cottage offers the best of Chautauqua Lake living. Showings to begin on Monday 7/27.

2 Beds ⋅ 1 Baths ⋅ R1700242 MLS

Escape to the beauty of Chautauqua Lake with this beautifully updated four-season lakefront cottage, where comfort, style, and investment potential come together. Offering 2 bedrooms and 1 full bath, this turnkey property is being offered fully furnished, making it ready for immediate enjoyment or continued rental success. Currently operating as a successful short-term rental, this property offers an excellent opportunity for those looking to generate income while enjoying their own lakefront retreat. Inside, you’ll find tasteful updates throughout that create a warm, inviting atmosphere with modern conveniences. Step outside to a stunning stamped concrete lakeside patio, complete with a fire pit—the perfect setting for relaxing evenings, entertaining guests, or taking in the breathtaking lake views. A spacious two-car garage provides plenty of room for vehicles, water toys, and extra storage. Whether you’re searching for a personal getaway, a year-round home, or an established income-producing property, this exceptional lakefront cottage offers the best of Chautauqua Lake living. Showings to begin on Monday 7/27.

3519 Lake Street, Ellicott

$265,000

Welcome to your own private country retreat. Nestled on 3 picturesque acres in the highly regarded Kendall Central School District, this charming farmhouse offers the perfect blend of timeless character and thoughtful updates. Surrounded by mature trees and open green space, the property provides a peaceful setting with endless possibilities—whether you’re dreaming of a hobby farm, expansive gardens, a homestead, or simply more room to enjoy the outdoors. Inside, you’ll find warm, inviting living spaces filled with natural light, original character, hardwood floors, and a cozy wood stove that creates the perfect gathering place year-round. The updated kitchen features white cabinetry, stainless steel appliances, and ample workspace, while a flexible room with custom built-in shelving provides the perfect home office, library, playroom, or potential third bedroom to fit your needs. A spacious mudroom and laundry area make everyday country living practical and convenient. Outside, the partially fenced backyard is perfect for children and pets, while the expansive lawn provides plenty of room for entertaining, gardening, recreation, or future outbuildings. Major improvements—including a tear-off roof (2020), new furnace (2026), and updated well water purification system (2026)—provide peace of mind for years to come. If you’ve been searching for a property that offers privacy, character, modern updates, and the opportunity to embrace a slower pace of life without sacrificing convenience, all within the Kendall Central School District, this is one you won’t want to miss. No negotiations will take place until Monday 8/3/26 at 10am.

2 Beds ⋅ 1 Baths ⋅ R1700214 MLS

Welcome to your own private country retreat. Nestled on 3 picturesque acres in the highly regarded Kendall Central School District, this charming farmhouse offers the perfect blend of timeless character and thoughtful updates. Surrounded by mature trees and open green space, the property provides a peaceful setting with endless possibilities—whether you’re dreaming of a hobby farm, expansive gardens, a homestead, or simply more room to enjoy the outdoors. Inside, you’ll find warm, inviting living spaces filled with natural light, original character, hardwood floors, and a cozy wood stove that creates the perfect gathering place year-round. The updated kitchen features white cabinetry, stainless steel appliances, and ample workspace, while a flexible room with custom built-in shelving provides the perfect home office, library, playroom, or potential third bedroom to fit your needs. A spacious mudroom and laundry area make everyday country living practical and convenient. Outside, the partially fenced backyard is perfect for children and pets, while the expansive lawn provides plenty of room for entertaining, gardening, recreation, or future outbuildings. Major improvements—including a tear-off roof (2020), new furnace (2026), and updated well water purification system (2026)—provide peace of mind for years to come. If you’ve been searching for a property that offers privacy, character, modern updates, and the opportunity to embrace a slower pace of life without sacrificing convenience, all within the Kendall Central School District, this is one you won’t want to miss. No negotiations will take place until Monday 8/3/26 at 10am.

1296 Norway Road, Kendall

$115,000

All offers due 9/8/2026 at 11am. Handyman special just a very short drive to Island Marine and Beaver Island State Park. Conveniently located close to all amenities! Bring your tools and vision to unlock the massive upside of this Grand Island property.

3 Beds ⋅ 1 Baths ⋅ B1711295 MLS

All offers due 9/8/2026 at 11am. Handyman special just a very short drive to Island Marine and Beaver Island State Park. Conveniently located close to all amenities! Bring your tools and vision to unlock the massive upside of this Grand Island property.

16 Riverdale Drive, Grand Island

$90,000

So much potential is found in this affordable 3-bedroom, 1 bath 1.5 story! Price reflects need for updating, however there is plenty of charm throughout! The living room offers a beautiful artificial fireplace, surrounded by stunning natural woodwork. Hardwood flooring throughout, too! Kitchen includes appliances. 1st floor offers 2 bedrooms with full ceramic tile bath and 2nd floor has 1 bedroom and full attic. Some vinyl replacement windows. Full basement includes washer and dryer and plenty of storage space. Drain tile has been installed. Gutters and soffits (2021) rebuilt upper front porch (2022). Plenty of opportunity! Overall, the home retains its original charm while offering a solid foundation for future updates.

3 Beds ⋅ 1 Baths ⋅ B1709285 MLS

So much potential is found in this affordable 3-bedroom, 1 bath 1.5 story! Price reflects need for updating, however there is plenty of charm throughout! The living room offers a beautiful artificial fireplace, surrounded by stunning natural woodwork. Hardwood flooring throughout, too! Kitchen includes appliances. 1st floor offers 2 bedrooms with full ceramic tile bath and 2nd floor has 1 bedroom and full attic. Some vinyl replacement windows. Full basement includes washer and dryer and plenty of storage space. Drain tile has been installed. Gutters and soffits (2021) rebuilt upper front porch (2022). Plenty of opportunity! Overall, the home retains its original charm while offering a solid foundation for future updates.

135 Peach Tree Road, Cheektowaga

$92,000

Bring your vision and your toolbox to this unique West Valley property! Situated on 2.63 picturesque acres, this 3-bedroom raised ranch offers a peaceful country setting with beautiful hilly views and a pond stocked with fish. The home features a durable metal roof, poured foundation and a 1-car garage located underneath the house. This property is in need of a complete rehab and is being offered cash only. A great opportunity for an investor, contractor, or buyer looking for a project with acreage and plenty of potential. Enjoy the privacy, views, and natural setting while creating your own country retreat.

3 Beds ⋅ 1 Baths ⋅ B1708015 MLS

Bring your vision and your toolbox to this unique West Valley property! Situated on 2.63 picturesque acres, this 3-bedroom raised ranch offers a peaceful country setting with beautiful hilly views and a pond stocked with fish. The home features a durable metal roof, poured foundation and a 1-car garage located underneath the house. This property is in need of a complete rehab and is being offered cash only. A great opportunity for an investor, contractor, or buyer looking for a project with acreage and plenty of potential. Enjoy the privacy, views, and natural setting while creating your own country retreat.

5096 Roszyk Hill Road, Ashford

$290,000

Welcome to 80 Theresa Court, where the house has 3 Levels of Living… and Enough Backyard to Lose the Kids in! The backyard has room to roam, and your future weekends are about to get a whole lot more enjoyable. Step inside and you’ll find beautiful hardwood floors that are ready to impress your guests—and make you look like the kind of person who knows exactly how to take care of a house. And then there’s the sliding glass door… your personal gateway to the showstopper: a large, permanently covered deck overlooking a fully fenced backyard. Rain? No problem. Sunshine? Bring it on. Backyard gathering? Absolutely. morning coffee, late night cocktail, or sitting outside pretending you're “just getting some fresh air” while secretly avoiding household chores? Also encouraged. The backyard comes complete with a large shed, perfect for storing all the things you swear you’ll use someday. The Bathroom Has Entered the 21st Century with a newer Braymiller Jacuzzi shower, because apparently showering needed to become a spa experience. Treat yourself. You deserve it. Lots of Updates, Less “Uh-Oh” This home also features: Newer roof only 11 years old, New chimney insert and cap, Hi-Efficiency Furnace with Central air conditioning for those Buffalo-area summer days, New drain tile professionally installed on inside front of home, Attached two-car garage, Overhead garage door access directly to the backyard. That garage setup is especially handy when you have bikes, lawn equipment, toys, tools, or approximately 47 things that somehow ended up in the garage. Located in desirable south east of West Seneca near the Orchard Park border with easy access to all kinds of shopping and route 219 & Route 400. This is the kind of home that checks the practical boxes while still giving you plenty of space to enjoy life. Gleaming Hardwood floors. Covered deck. Fenced yard. Big shed. Two-car garage. Updated mechanicals. Jacuzzi shower. Basically, it’s the house equivalent of showing up to the party with everything you need. Come see 80 Theresa Court before someone else decides this is their new favorite place to avoid doing yard work indoors. Showings begin immediately.

3 Beds ⋅ 2 Baths ⋅ B1707453 MLS

Welcome to 80 Theresa Court, where the house has 3 Levels of Living… and Enough Backyard to Lose the Kids in! The backyard has room to roam, and your future weekends are about to get a whole lot more enjoyable. Step inside and you’ll find beautiful hardwood floors that are ready to impress your guests—and make you look like the kind of person who knows exactly how to take care of a house. And then there’s the sliding glass door… your personal gateway to the showstopper: a large, permanently covered deck overlooking a fully fenced backyard. Rain? No problem. Sunshine? Bring it on. Backyard gathering? Absolutely. morning coffee, late night cocktail, or sitting outside pretending you're “just getting some fresh air” while secretly avoiding household chores? Also encouraged. The backyard comes complete with a large shed, perfect for storing all the things you swear you’ll use someday. The Bathroom Has Entered the 21st Century with a newer Braymiller Jacuzzi shower, because apparently showering needed to become a spa experience. Treat yourself. You deserve it. Lots of Updates, Less “Uh-Oh” This home also features: Newer roof only 11 years old, New chimney insert and cap, Hi-Efficiency Furnace with Central air conditioning for those Buffalo-area summer days, New drain tile professionally installed on inside front of home, Attached two-car garage, Overhead garage door access directly to the backyard. That garage setup is especially handy when you have bikes, lawn equipment, toys, tools, or approximately 47 things that somehow ended up in the garage. Located in desirable south east of West Seneca near the Orchard Park border with easy access to all kinds of shopping and route 219 & Route 400. This is the kind of home that checks the practical boxes while still giving you plenty of space to enjoy life. Gleaming Hardwood floors. Covered deck. Fenced yard. Big shed. Two-car garage. Updated mechanicals. Jacuzzi shower. Basically, it’s the house equivalent of showing up to the party with everything you need. Come see 80 Theresa Court before someone else decides this is their new favorite place to avoid doing yard work indoors. Showings begin immediately.

80 Theresa Court, West Seneca

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