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Introducing 3719 Abbott Road in Orchard Park—a premier commercial investment opportunity within walking distance to the new Buffalo Bills stadium, a billion-dollar development transforming the surrounding corridor. This highly visible corner site spans nearly 4 acres and offers over 300 feet of frontage on Abbott Road and approximately 275 feet on Webster Road, along with dual ingress and egress points for optimal accessibility. Positioned just minutes from the New York State Thruway, the property is ideally situated to benefit from both daily traffic and major event-driven exposure. The 7,340 sq ft building is an established, turn-key bar and restaurant featuring a full bar, commercial kitchen, two bathrooms, banquet/event space, outdoor seating, and a concrete patio, along with an on-site storage building. Significant interior renovations were completed in 2021, with additional exterior upgrades in 2023, reducing immediate capital needs. The expansive, partially paved and recently graded lot supports parking for 150+ vehicles, including RVs and coach buses, creating a substantial opportunity for event-based income during games, concerts, and large-scale gatherings. With nearly 4 acres of land, the development potential is significant, offering investors the ability to reposition, expand, or redevelop as the surrounding area continues to evolve. Additional upside includes the potential to convert the upper level into residential or short-term rental use, as well as leveraging excess land and existing structures for additional income streams. Backing to wooded land and Smoke Creek, the property provides a rare blend of privacy and scale while remaining in the center of one of Western New York’s most active growth zones. Located within Phase 2 of the planned rezoning tied to stadium infrastructure, the possibilities here are truly endless for both current use and future development.

B1675808 MLS

Introducing 3719 Abbott Road in Orchard Park—a premier commercial investment opportunity within walking distance to the new Buffalo Bills stadium, a billion-dollar development transforming the surrounding corridor. This highly visible corner site spans nearly 4 acres and offers over 300 feet of frontage on Abbott Road and approximately 275 feet on Webster Road, along with dual ingress and egress points for optimal accessibility. Positioned just minutes from the New York State Thruway, the property is ideally situated to benefit from both daily traffic and major event-driven exposure. The 7,340 sq ft building is an established, turn-key bar and restaurant featuring a full bar, commercial kitchen, two bathrooms, banquet/event space, outdoor seating, and a concrete patio, along with an on-site storage building. Significant interior renovations were completed in 2021, with additional exterior upgrades in 2023, reducing immediate capital needs. The expansive, partially paved and recently graded lot supports parking for 150+ vehicles, including RVs and coach buses, creating a substantial opportunity for event-based income during games, concerts, and large-scale gatherings. With nearly 4 acres of land, the development potential is significant, offering investors the ability to reposition, expand, or redevelop as the surrounding area continues to evolve. Additional upside includes the potential to convert the upper level into residential or short-term rental use, as well as leveraging excess land and existing structures for additional income streams. Backing to wooded land and Smoke Creek, the property provides a rare blend of privacy and scale while remaining in the center of one of Western New York’s most active growth zones. Located within Phase 2 of the planned rezoning tied to stadium infrastructure, the possibilities here are truly endless for both current use and future development.

3719 Abbott Road, Orchard Park

$1,150,000

This well-maintained 14,943± SF mixed-use investment property offers a rare opportunity for both investors and owner-users. The property features stabilized in-place income with new leases, recently remodeled second-floor office space, and two fully renovated residential apartments completed within the past three years. An additional second-floor office suite provides further upside potential, while the building's flexible layout makes it ideal for an owner-user seeking rental income to offset occupancy costs. Recent capital improvements include a roof replacement approximately three years ago and rooftop HVAC units replaced approximately four years ago. Situated in a prime Orchard Park location, the property is available for sale or lease.

B1699456 MLS

This well-maintained 14,943± SF mixed-use investment property offers a rare opportunity for both investors and owner-users. The property features stabilized in-place income with new leases, recently remodeled second-floor office space, and two fully renovated residential apartments completed within the past three years. An additional second-floor office suite provides further upside potential, while the building's flexible layout makes it ideal for an owner-user seeking rental income to offset occupancy costs. Recent capital improvements include a roof replacement approximately three years ago and rooftop HVAC units replaced approximately four years ago. Situated in a prime Orchard Park location, the property is available for sale or lease.

6455 Lake Avenue, Orchard Park

$899,000

Welcome to this Exceptional R. Borst custom built 3200+ sq ft home set on 5+ acres, The spectacular lot has open greenspace, wooded areas and a pretty little brook running thru the property on the north side. This meticulously maintained home features 3 bedrooms and 3 baths. The impressive 1st floor boasts 9' ceilings, large entry foyer and exquisite custom woodwork. The custom built-ins in the Den and around the fireplace are stunning. Extremely spacious kitchen has loads of tall natural maple cabinets, hardwood floors, a generous work space, an Island with a prep sink, top of the line appliances and a full walk-in Butler's pantry, make this kitchen a cooks dream. Separate eating area and another open area that could be the perfect computer/work space. Large formal dining room designed for entertaining. The den is impressive with an entire wall of built-ins. This room also has 2 closets, could be the perfect guest room. The Primary Suite has 2 walk-in closets and a massive ensuite bath with whirlpool tub, L-shaped vanity with 2 sinks, large shower and separate water closet. 2 sets of doors from the living room or the kitchen lead to the over sized Trex deck with brand new canvas awning. This deck overlooks the backyard with lovely gardens and the brook. Large 1st floor laundry with closet and more storage. Large enough for a sewing or craft room. 2nd floor has 2 good sized bedrooms and a full bath and another unfinished room for added storage. Basement is unfinished with 3 egress points. This space can't wait to be finished. The garage has an epoxy floor and the 3rd bay is heated and ready to be used as a work shop. The house has an updated furnace and tankless hot water tank, full house generator, shed and solar panels. Combining exceptional craftmanship, modern conveniences and the privacy of this 5+ acre setting, this remarkable property offers the perfect balance of elegance, functionality and country living - all while remaining conveniently located to the village of EA, Rt 400 access, restaurants and shopping. Showings begin immediately. Open House Thursday July 23rd 5-7pm. Owners reserve the right to set an offer deadline.

3 Beds ⋅ 3 Baths ⋅ B1696051 MLS

Welcome to this Exceptional R. Borst custom built 3200+ sq ft home set on 5+ acres, The spectacular lot has open greenspace, wooded areas and a pretty little brook running thru the property on the north side. This meticulously maintained home features 3 bedrooms and 3 baths. The impressive 1st floor boasts 9' ceilings, large entry foyer and exquisite custom woodwork. The custom built-ins in the Den and around the fireplace are stunning. Extremely spacious kitchen has loads of tall natural maple cabinets, hardwood floors, a generous work space, an Island with a prep sink, top of the line appliances and a full walk-in Butler's pantry, make this kitchen a cooks dream. Separate eating area and another open area that could be the perfect computer/work space. Large formal dining room designed for entertaining. The den is impressive with an entire wall of built-ins. This room also has 2 closets, could be the perfect guest room. The Primary Suite has 2 walk-in closets and a massive ensuite bath with whirlpool tub, L-shaped vanity with 2 sinks, large shower and separate water closet. 2 sets of doors from the living room or the kitchen lead to the over sized Trex deck with brand new canvas awning. This deck overlooks the backyard with lovely gardens and the brook. Large 1st floor laundry with closet and more storage. Large enough for a sewing or craft room. 2nd floor has 2 good sized bedrooms and a full bath and another unfinished room for added storage. Basement is unfinished with 3 egress points. This space can't wait to be finished. The garage has an epoxy floor and the 3rd bay is heated and ready to be used as a work shop. The house has an updated furnace and tankless hot water tank, full house generator, shed and solar panels. Combining exceptional craftmanship, modern conveniences and the privacy of this 5+ acre setting, this remarkable property offers the perfect balance of elegance, functionality and country living - all while remaining conveniently located to the village of EA, Rt 400 access, restaurants and shopping. Showings begin immediately. Open House Thursday July 23rd 5-7pm. Owners reserve the right to set an offer deadline.

30 Meadowbrook Drive, Elma

$800,000

EXCEPTION "VALUE ADD" OPPORTUNITY. EXCELLANT LOCATION, RENTS WAY BELOW MARKET FOR THE AREA. TWO TWIN BRICK 5 UNIT BUILDINGS WITH A 2 CAR GARAGE. TENANTS PAY ELECTRIC, OWNER PAYS GAS AND WATER. SHARED EXPENSES FOR SNOW, LAWN AND TRASH WITH ADJACENT PROPERTY OWNER. SOME TENANTS ONLEASES, SOME MONTH TO MONTH. ROOF APPROX. 10 YEARS OLD. SOME NEW REPLACEMENT WINDOWS. THERE IS COIN LAUNDRY IN THE BASEMENT. PLEASE NOTE, THIS IS A PACKAGE SALE, BUILDINGS CANNOT BE SEPERATED.

34 Beds ⋅ B1648606 MLS

EXCEPTION "VALUE ADD" OPPORTUNITY. EXCELLANT LOCATION, RENTS WAY BELOW MARKET FOR THE AREA. TWO TWIN BRICK 5 UNIT BUILDINGS WITH A 2 CAR GARAGE. TENANTS PAY ELECTRIC, OWNER PAYS GAS AND WATER. SHARED EXPENSES FOR SNOW, LAWN AND TRASH WITH ADJACENT PROPERTY OWNER. SOME TENANTS ONLEASES, SOME MONTH TO MONTH. ROOF APPROX. 10 YEARS OLD. SOME NEW REPLACEMENT WINDOWS. THERE IS COIN LAUNDRY IN THE BASEMENT. PLEASE NOTE, THIS IS A PACKAGE SALE, BUILDINGS CANNOT BE SEPERATED.

3 & 7 Rudolph Street, Lackawanna

$749,000

Welcome to this beautifully updated Elma home where space, flexibility, and comfort come together! Thoughtfully designed for both everyday living and entertaining, this impressive 4-bedroom, 2.5-bath home offers an open, inviting floor plan with plenty of room for everyone.The heart of the home is the spacious living area, complete with a gas fireplace and an easy flow into the beautifully updated kitchen. Granite countertops, a breakfast bar, and a casual dining area create a warm gathering space, while large windows overlook the private backyard and outdoor living spaces. A formal dining room, den, first-floor laundry, and stunning two-story foyer add both functionality and character to the main level.Upstairs, the generous primary suite offers a comfortable retreat with an updated private bath. Three additional bedrooms and another beautifully updated bathroom provide plenty of space for family, guests, or a home office.And then there’s the incredible in-law apartment! With its own separate entrance and garage bay, this versatile space offers a full kitchen, living/dining area, bedroom, full bath, and its own deck. Whether used for extended family, guests, a private living space, or additional flexibility, this is a truly special feature.Outdoor living is just as impressive. Enjoy the expansive yard from two composite decks, a patio with a stone fire pit, and a welcoming vinyl front porch. The concrete driveway adds to the home's curb appeal and convenience. Pull-down stairs in the garage leading to additional storage above add even more functionality.Located in the Orchard Park School District, this exceptional Elma property offers an ideal combination of beautiful updates, generous living space, incredible flexibility, and outdoor enjoyment. Come see everything this home has to offer — you may just find that it checks all the boxes! Also listed as single family: B1714104.

5 Beds ⋅ 4 Baths ⋅ B1714210 MLS

Welcome to this beautifully updated Elma home where space, flexibility, and comfort come together! Thoughtfully designed for both everyday living and entertaining, this impressive 4-bedroom, 2.5-bath home offers an open, inviting floor plan with plenty of room for everyone.The heart of the home is the spacious living area, complete with a gas fireplace and an easy flow into the beautifully updated kitchen. Granite countertops, a breakfast bar, and a casual dining area create a warm gathering space, while large windows overlook the private backyard and outdoor living spaces. A formal dining room, den, first-floor laundry, and stunning two-story foyer add both functionality and character to the main level.Upstairs, the generous primary suite offers a comfortable retreat with an updated private bath. Three additional bedrooms and another beautifully updated bathroom provide plenty of space for family, guests, or a home office.And then there’s the incredible in-law apartment! With its own separate entrance and garage bay, this versatile space offers a full kitchen, living/dining area, bedroom, full bath, and its own deck. Whether used for extended family, guests, a private living space, or additional flexibility, this is a truly special feature.Outdoor living is just as impressive. Enjoy the expansive yard from two composite decks, a patio with a stone fire pit, and a welcoming vinyl front porch. The concrete driveway adds to the home's curb appeal and convenience. Pull-down stairs in the garage leading to additional storage above add even more functionality.Located in the Orchard Park School District, this exceptional Elma property offers an ideal combination of beautiful updates, generous living space, incredible flexibility, and outdoor enjoyment. Come see everything this home has to offer — you may just find that it checks all the boxes! Also listed as single family: B1714104.

531 Willardshire Road, Elma

$749,000

Welcome to this beautifully updated Elma home where space, flexibility, and comfort come together! Thoughtfully designed for both everyday living and entertaining, this impressive 4-bedroom, 2.5-bath home offers an open, inviting floor plan with plenty of room for everyone.The heart of the home is the spacious living area, complete with a gas fireplace and an easy flow into the beautifully updated kitchen. Granite countertops, a breakfast bar, and a casual dining area create a warm gathering space, while large windows overlook the private backyard and outdoor living spaces. A formal dining room, den, first-floor laundry, and stunning two-story foyer add both functionality and character to the main level.Upstairs, the generous primary suite offers a comfortable retreat with an updated private bath. Three additional bedrooms and another beautifully updated bathroom provide plenty of space for family, guests, or a home office.And then there’s the incredible in-law apartment! With its own separate entrance and garage bay, this versatile space offers a full kitchen, living/dining area, bedroom, full bath, and its own deck. Whether used for extended family, guests, a private living space, or additional flexibility, this is a truly special feature.Outdoor living is just as impressive. Enjoy the expansive yard from two composite decks, a patio with a stone fire pit, and a welcoming vinyl front porch. The concrete driveway adds to the home's curb appeal and convenience. Pull-down stairs in the garage leading to additional storage above add even more functionality.Located in the Orchard Park School District, this exceptional Elma property offers an ideal combination of beautiful updates, generous living space, incredible flexibility, and outdoor enjoyment. Come see everything this home has to offer — you may just find that it checks all the boxes! Also listed as multi-family: B1714210.

5 Beds ⋅ 4 Baths ⋅ B1714104 MLS

Welcome to this beautifully updated Elma home where space, flexibility, and comfort come together! Thoughtfully designed for both everyday living and entertaining, this impressive 4-bedroom, 2.5-bath home offers an open, inviting floor plan with plenty of room for everyone.The heart of the home is the spacious living area, complete with a gas fireplace and an easy flow into the beautifully updated kitchen. Granite countertops, a breakfast bar, and a casual dining area create a warm gathering space, while large windows overlook the private backyard and outdoor living spaces. A formal dining room, den, first-floor laundry, and stunning two-story foyer add both functionality and character to the main level.Upstairs, the generous primary suite offers a comfortable retreat with an updated private bath. Three additional bedrooms and another beautifully updated bathroom provide plenty of space for family, guests, or a home office.And then there’s the incredible in-law apartment! With its own separate entrance and garage bay, this versatile space offers a full kitchen, living/dining area, bedroom, full bath, and its own deck. Whether used for extended family, guests, a private living space, or additional flexibility, this is a truly special feature.Outdoor living is just as impressive. Enjoy the expansive yard from two composite decks, a patio with a stone fire pit, and a welcoming vinyl front porch. The concrete driveway adds to the home's curb appeal and convenience. Pull-down stairs in the garage leading to additional storage above add even more functionality.Located in the Orchard Park School District, this exceptional Elma property offers an ideal combination of beautiful updates, generous living space, incredible flexibility, and outdoor enjoyment. Come see everything this home has to offer — you may just find that it checks all the boxes! Also listed as multi-family: B1714210.

531 Willardshire Road, Elma

$649,999

Welcome to 22 Americo Ct., Located on a quiet dead-end Cul-de-Sac. This 4 beds 2.5 bath Lancaster home was thoughtfully designed with extensive updates, and offers impressive functionality combined with beautiful style. Improved inside & out from 2018–2025, this residence offers a refined yet comfortable lifestyle w/custom details & modern conveniences throughout. The main level welcomes you w/beautifully appointed living spaces featuring custom wood blinds, built-in cabinetry, updated LED lighting, & fresh Sherwin-Williams paint. At the heart of the home, kitchen combines style & function w/expanded pantry storage, a water filtration system, stainless-steel backsplash, powerful 900 CFM exterior-vented hood, w/commercial Keurig & dedicated water line. The adjoining morning room offers charming built-in bench seating w/hidden storage. Primary suite is a true retreat, showcasing a vaulted tray ceiling, custom built-ins, window seating w/hidden storage, & two walk-in closets—including an impressive 8' x 15' closet. The beautifully remodeled primary bath creates a spa-like escape with a 66" deep soaking tub, oversized fully tiled shower w/rainfall shower head & hand wand, custom glass enclosure, mahogany vanities, updated flooring, & sophisticated fixtures. Upstairs, spacious secondary bedrooms are complemented by updated flooring and a versatile 12' x 11' landing ideal for a home office, fitness space, study, or playroom. An additional 865 sq. ft. of finished basement space provides even more flexibility, including dedicated egress for a potential fifth bedroom, plus a separate workshop w/abundant storage. The upgrades continue outdoors w/a triple-wide concrete driveway, fully enclosed vinyl-fenced backyard, matching shed, whole-house Generac generator, & an upgraded 2.5-car garage featuring LED lighting, WiFi-controlled smart opener, camera & keypad. Smart-home technology, enhanced storage, extensive mechanical & cosmetic improvements, & carefully considered updates throughout make this a home effortless everyday living. The details have already been taken care of, you can simply move in and enjoy. Open House 9/16-5p-7p, Offers reviewed 9/23

4 Beds ⋅ 3 Baths ⋅ B1708725 MLS

Welcome to 22 Americo Ct., Located on a quiet dead-end Cul-de-Sac. This 4 beds 2.5 bath Lancaster home was thoughtfully designed with extensive updates, and offers impressive functionality combined with beautiful style. Improved inside & out from 2018–2025, this residence offers a refined yet comfortable lifestyle w/custom details & modern conveniences throughout. The main level welcomes you w/beautifully appointed living spaces featuring custom wood blinds, built-in cabinetry, updated LED lighting, & fresh Sherwin-Williams paint. At the heart of the home, kitchen combines style & function w/expanded pantry storage, a water filtration system, stainless-steel backsplash, powerful 900 CFM exterior-vented hood, w/commercial Keurig & dedicated water line. The adjoining morning room offers charming built-in bench seating w/hidden storage. Primary suite is a true retreat, showcasing a vaulted tray ceiling, custom built-ins, window seating w/hidden storage, & two walk-in closets—including an impressive 8' x 15' closet. The beautifully remodeled primary bath creates a spa-like escape with a 66" deep soaking tub, oversized fully tiled shower w/rainfall shower head & hand wand, custom glass enclosure, mahogany vanities, updated flooring, & sophisticated fixtures. Upstairs, spacious secondary bedrooms are complemented by updated flooring and a versatile 12' x 11' landing ideal for a home office, fitness space, study, or playroom. An additional 865 sq. ft. of finished basement space provides even more flexibility, including dedicated egress for a potential fifth bedroom, plus a separate workshop w/abundant storage. The upgrades continue outdoors w/a triple-wide concrete driveway, fully enclosed vinyl-fenced backyard, matching shed, whole-house Generac generator, & an upgraded 2.5-car garage featuring LED lighting, WiFi-controlled smart opener, camera & keypad. Smart-home technology, enhanced storage, extensive mechanical & cosmetic improvements, & carefully considered updates throughout make this a home effortless everyday living. The details have already been taken care of, you can simply move in and enjoy. Open House 9/16-5p-7p, Offers reviewed 9/23

22 Americo Court, Lancaster

$649,900

Welcome to 341 Jamison Road, a beautifully renovated ranch set on approximately 10.3 acres, offering an incredible combination of privacy, space and convenience. The home features an open-concept layout, 3 bedrooms, 1 full bath and a 4th bedroom/finished space in the basement. Outside, the property offers a 3,800 SF pole barn with 16' ceilings, electric, gas, water and radiant-ready floors, with a 2-post lift that will remain with the property. The grounds feature a spring-fed pond, wooded acreage, deck, porch and stamped-concrete patio with built-in firepit. The possibilities for the property are truly endless. Enjoy low taxes, highly desirable schools and instant access to the Thruway, while being approximately 18 minutes or less from Walden Galleria, Downtown Buffalo and Highmark Stadium. It’s the rare opportunity to have over 10 acres of privacy while still being close to virtually everything Western New York has to offer.

4 Beds ⋅ 1 Baths ⋅ B1712978 MLS

Welcome to 341 Jamison Road, a beautifully renovated ranch set on approximately 10.3 acres, offering an incredible combination of privacy, space and convenience. The home features an open-concept layout, 3 bedrooms, 1 full bath and a 4th bedroom/finished space in the basement. Outside, the property offers a 3,800 SF pole barn with 16' ceilings, electric, gas, water and radiant-ready floors, with a 2-post lift that will remain with the property. The grounds feature a spring-fed pond, wooded acreage, deck, porch and stamped-concrete patio with built-in firepit. The possibilities for the property are truly endless. Enjoy low taxes, highly desirable schools and instant access to the Thruway, while being approximately 18 minutes or less from Walden Galleria, Downtown Buffalo and Highmark Stadium. It’s the rare opportunity to have over 10 acres of privacy while still being close to virtually everything Western New York has to offer.

341 Jamison Road, Elma

$600,000

Two Properties connected by a shared driveway, 2405 William St is a restaurant it has a freezer, storage area, and a half bath. The Upper unit is a loft-style apartment with a spacious living room, one bedroom, and a bathroom. The Back unit has access to its own laundry, kitchen, living room, screened-in porch, upstairs bedroom, and bath. The middle section is a one-bedroom with a deck. Also, two garages can be rented out of additonal income. 2399 William St, Hair Salon, with a half bath, high ceilings, and is well-maintained. The building has three one-bedroom units and one three-bedroom unit with access to the full attic.

10 Beds ⋅ B1690452 MLS

Two Properties connected by a shared driveway, 2405 William St is a restaurant it has a freezer, storage area, and a half bath. The Upper unit is a loft-style apartment with a spacious living room, one bedroom, and a bathroom. The Back unit has access to its own laundry, kitchen, living room, screened-in porch, upstairs bedroom, and bath. The middle section is a one-bedroom with a deck. Also, two garages can be rented out of additonal income. 2399 William St, Hair Salon, with a half bath, high ceilings, and is well-maintained. The building has three one-bedroom units and one three-bedroom unit with access to the full attic.

2405 William Street, Cheektowaga

$589,900

Welcome to 2811 Bullis Rd, a custom built home set on 5.06 picturesque acres. Built in 1989 with 2x6 construction, cedar siding and a distinctive contemporary A frame design, this 3 bedroom, 3 full bath home offers a unique combination of character, quality and functionality. The open interior features a spacious living room and dining room combination with cathedral ceilings, solid oak hardwood floors and a striking marble surround fireplace with custom oak mantle. The dining room leads to a covered deck overlooking the pond. The dining room table and chairs are included. The well appointed kitchen features granite countertops, solid cherry cabinetry and newer appliances. The first floor primary suite and additional bedroom/office provide convenient one level living, while the second floor primary suite offers a private retreat. Enjoy the bonus 3 season sunroom, two spacious decks and peaceful views of the property. Outside, the property truly shines with a 1¼ acre shared pond well stocked with bass, a park like setting and an impressive 30x48 cedar sided Morton barn with loft and separate 200 amp electric service. An insulated, oversized attached 2 car garage, extensive parking and room for an RV or boat add even more versatility. Washer and dryer are included. A rare opportunity to own a distinctive home on 5.06 acres with an incredible combination of space, setting and amenities. Sellers will listen to offers on Thursday September 3rd, starting at noon. Square footage listed differs from public records. Owners had the home professionally measured using CubiCasa. Town/County tax shown includes 2026 Refuse Tax ($80.00). Showings begin 8/30/26 at 10 AM. My clients have decided to listen to offers on Thursday September 3rd, starting at noon.

3 Beds ⋅ 3 Baths ⋅ B1710435 MLS

Welcome to 2811 Bullis Rd, a custom built home set on 5.06 picturesque acres. Built in 1989 with 2x6 construction, cedar siding and a distinctive contemporary A frame design, this 3 bedroom, 3 full bath home offers a unique combination of character, quality and functionality. The open interior features a spacious living room and dining room combination with cathedral ceilings, solid oak hardwood floors and a striking marble surround fireplace with custom oak mantle. The dining room leads to a covered deck overlooking the pond. The dining room table and chairs are included. The well appointed kitchen features granite countertops, solid cherry cabinetry and newer appliances. The first floor primary suite and additional bedroom/office provide convenient one level living, while the second floor primary suite offers a private retreat. Enjoy the bonus 3 season sunroom, two spacious decks and peaceful views of the property. Outside, the property truly shines with a 1¼ acre shared pond well stocked with bass, a park like setting and an impressive 30x48 cedar sided Morton barn with loft and separate 200 amp electric service. An insulated, oversized attached 2 car garage, extensive parking and room for an RV or boat add even more versatility. Washer and dryer are included. A rare opportunity to own a distinctive home on 5.06 acres with an incredible combination of space, setting and amenities. Sellers will listen to offers on Thursday September 3rd, starting at noon. Square footage listed differs from public records. Owners had the home professionally measured using CubiCasa. Town/County tax shown includes 2026 Refuse Tax ($80.00). Showings begin 8/30/26 at 10 AM. My clients have decided to listen to offers on Thursday September 3rd, starting at noon.

2811 Bullis Road, Elma

$589,900

Gorgeous, move-in ready and loaded with smart upgrades, this 4-bedroom, 2 full and 2 half bath home offers 2,202 sq. ft. plus approximately 765 sq. ft. of finished living space in the basement. Located in an in-demand Lancaster neighborhood, this beautifully maintained 2019 home was designed for entertaining inside and out. The first floor features a den or home office, half bath and an impressive open-concept kitchen, breakfast room and family room. The huge kitchen offers abundant white cabinetry, granite countertops, center island with seating, pantry, stainless appliances and plenty of space for gathering. The family room features a gas fireplace, while the sun-filled breakfast room has a sliding glass door leading outside. Upstairs, the primary suite features a private full bath and walk-in closet, plus 3 additional bedrooms, another full bath and convenient second-floor laundry. Downstairs, approximately 765 sq. ft. of finished living space with an egress window and half bath provides exceptional flexibility for a recreation area, home theater, game room or additional living space. The outdoor living space is a showstopper! An expansive stamped concrete patio with an 18x24 Kohler awning and ceiling fans creates a covered outdoor living and dining area overlooking the community pond. Relax in the 6-person Vita Spa hot tub or enjoy the beautifully maintained yard and 12x16 shed. Even the garage was designed to be enjoyed with an epoxy floor, ceiling fan, cabinetry and garage door screen with walk-through door, creating another indoor/outdoor gathering space. Smart upgrades include a 16kW Generac whole-home generator, lawn irrigation, underground pet containment, owned security/home automation and video surveillance systems. Beautifully maintained, thoughtfully upgraded and truly move-in ready! All offers are due by 3pm on Monday, August 31st.

4 Beds ⋅ 4 Baths ⋅ B1709266 MLS

Gorgeous, move-in ready and loaded with smart upgrades, this 4-bedroom, 2 full and 2 half bath home offers 2,202 sq. ft. plus approximately 765 sq. ft. of finished living space in the basement. Located in an in-demand Lancaster neighborhood, this beautifully maintained 2019 home was designed for entertaining inside and out. The first floor features a den or home office, half bath and an impressive open-concept kitchen, breakfast room and family room. The huge kitchen offers abundant white cabinetry, granite countertops, center island with seating, pantry, stainless appliances and plenty of space for gathering. The family room features a gas fireplace, while the sun-filled breakfast room has a sliding glass door leading outside. Upstairs, the primary suite features a private full bath and walk-in closet, plus 3 additional bedrooms, another full bath and convenient second-floor laundry. Downstairs, approximately 765 sq. ft. of finished living space with an egress window and half bath provides exceptional flexibility for a recreation area, home theater, game room or additional living space. The outdoor living space is a showstopper! An expansive stamped concrete patio with an 18x24 Kohler awning and ceiling fans creates a covered outdoor living and dining area overlooking the community pond. Relax in the 6-person Vita Spa hot tub or enjoy the beautifully maintained yard and 12x16 shed. Even the garage was designed to be enjoyed with an epoxy floor, ceiling fan, cabinetry and garage door screen with walk-through door, creating another indoor/outdoor gathering space. Smart upgrades include a 16kW Generac whole-home generator, lawn irrigation, underground pet containment, owned security/home automation and video surveillance systems. Beautifully maintained, thoughtfully upgraded and truly move-in ready! All offers are due by 3pm on Monday, August 31st.

26 Hidden Meadow Crossing, Lancaster

$569,900

Welcome to 12692 Clinton St, a custom-built ranch on 3.8 Acres, in the Town of Marilla, built by Prestige Builders , and meticulously maintained to feel like new. Exceptional opportunity to own a 2018 custom-built home set on almost 4 scenic acres, offering perfect blend of comfort, privacy, & recreational land.. This well-constructed home offers 3BR & 2 full baths, 1620 sq ft of living space. This step saving Ranch, features cathedral ceilings, recessed lighting adding character to the entry and living room. The kitchen combines style and function with Cherry cabinetry, granite countertops, a pantry, and a large island with seating that overlooks the living room. The sliding glass doors leads you to a generous stamped concrete patio. The open living area is anchored by a gas fireplace, creating a comfortable gathering space. A first-floor laundry and convenient mudroom add to the home's everyday functionality. The spacious primary suite features tray ceilings, a beautiful no-step shower. Features 9’ ceilings in the basement, and an egress. The furnace has an HRV SYSTEM (whole house fresh air ventilation). Sand filter septic system (pumped July 2026). Additionally, there is a stamped concrete walkway to the front porch entrance. You will find a side-load 3-car which is heated & insulated, epoxy flooring, includes a work shop , plus an Attic, access via pull-down ladder. All appliances included (including garage refrigerator).This property offers a private backyard, with a 20X10 SHED. Just a short drive from shopping, the 400 freeway. A thoughtfully built and exceptionally well-maintained home, offering the comfort of one-level living with plenty of room to grow. Why wait 9+ months to build when you could be in the beautiful Ranch home in 60 days! No expense was spared here, a true 10++! Showings begin 10/17 at Open House. Offers can be submitted after showings begin

3 Beds ⋅ 2 Baths ⋅ B1722467 MLS

Welcome to 12692 Clinton St, a custom-built ranch on 3.8 Acres, in the Town of Marilla, built by Prestige Builders , and meticulously maintained to feel like new. Exceptional opportunity to own a 2018 custom-built home set on almost 4 scenic acres, offering perfect blend of comfort, privacy, & recreational land.. This well-constructed home offers 3BR & 2 full baths, 1620 sq ft of living space. This step saving Ranch, features cathedral ceilings, recessed lighting adding character to the entry and living room. The kitchen combines style and function with Cherry cabinetry, granite countertops, a pantry, and a large island with seating that overlooks the living room. The sliding glass doors leads you to a generous stamped concrete patio. The open living area is anchored by a gas fireplace, creating a comfortable gathering space. A first-floor laundry and convenient mudroom add to the home's everyday functionality. The spacious primary suite features tray ceilings, a beautiful no-step shower. Features 9’ ceilings in the basement, and an egress. The furnace has an HRV SYSTEM (whole house fresh air ventilation). Sand filter septic system (pumped July 2026). Additionally, there is a stamped concrete walkway to the front porch entrance. You will find a side-load 3-car which is heated & insulated, epoxy flooring, includes a work shop , plus an Attic, access via pull-down ladder. All appliances included (including garage refrigerator).This property offers a private backyard, with a 20X10 SHED. Just a short drive from shopping, the 400 freeway. A thoughtfully built and exceptionally well-maintained home, offering the comfort of one-level living with plenty of room to grow. Why wait 9+ months to build when you could be in the beautiful Ranch home in 60 days! No expense was spared here, a true 10++! Showings begin 10/17 at Open House. Offers can be submitted after showings begin

12692 Clinton St, Marilla

$555,000

Built just five years ago in 2021, this stunning 2,417-square-foot residence in Princeton Park neighborhood (West Seneca Schools) is completely move-in ready. The original owners meticulously hand-picked premium upgrades throughout the construction process, ensuring this home stands head and shoulders above standard builder-grade floor plans. As you step inside, you are greeted by an expansive, open-concept main floor designed for both daily living and spectacular entertaining. The heart of the home is undoubtedly the kitchen. It features a massive center island perfect for gathering, gleaming quartz countertops, a stunning marble backsplash, and pantry. The main level also offers a formal dining room that provides fantastic flexibility to be utilized as a second home office, alongside the convenience of first-floor laundry. Head upstairs to discover incredible space for the whole family, featuring four generously sized bedrooms and an incredibly versatile bonus room. This flex space can easily adapt to your lifestyle, whether you need a dedicated playroom, a quiet home office, or the oversized dream closet you’ve always wanted. The primary bedroom suite is a true retreat, highlighted by an upgraded en-suite bathroom featuring a gorgeous, custom tile-surround shower that is genuinely worth the walk-through. The true hidden gem of this home awaits on the lower level. Prepare to be amazed by the fully finished basement, which serves as the ultimate secondary entertainment zone. Complete with a spacious rec room, a built-in wet bar, and an additional full bathroom, it’s the perfect hangout spot without ever having to disturb the main floor. Outside, the fully fenced backyard offers supreme privacy with no direct rear neighbors and a great back patio for summer barbecues. Additional premium features include a 2.5-car attached garage complete with professional epoxy flooring, central air conditioning.

4 Beds ⋅ 4 Baths ⋅ B1714833 MLS

Built just five years ago in 2021, this stunning 2,417-square-foot residence in Princeton Park neighborhood (West Seneca Schools) is completely move-in ready. The original owners meticulously hand-picked premium upgrades throughout the construction process, ensuring this home stands head and shoulders above standard builder-grade floor plans. As you step inside, you are greeted by an expansive, open-concept main floor designed for both daily living and spectacular entertaining. The heart of the home is undoubtedly the kitchen. It features a massive center island perfect for gathering, gleaming quartz countertops, a stunning marble backsplash, and pantry. The main level also offers a formal dining room that provides fantastic flexibility to be utilized as a second home office, alongside the convenience of first-floor laundry. Head upstairs to discover incredible space for the whole family, featuring four generously sized bedrooms and an incredibly versatile bonus room. This flex space can easily adapt to your lifestyle, whether you need a dedicated playroom, a quiet home office, or the oversized dream closet you’ve always wanted. The primary bedroom suite is a true retreat, highlighted by an upgraded en-suite bathroom featuring a gorgeous, custom tile-surround shower that is genuinely worth the walk-through. The true hidden gem of this home awaits on the lower level. Prepare to be amazed by the fully finished basement, which serves as the ultimate secondary entertainment zone. Complete with a spacious rec room, a built-in wet bar, and an additional full bathroom, it’s the perfect hangout spot without ever having to disturb the main floor. Outside, the fully fenced backyard offers supreme privacy with no direct rear neighbors and a great back patio for summer barbecues. Additional premium features include a 2.5-car attached garage complete with professional epoxy flooring, central air conditioning.

64 Jaycee Lane, West Seneca

$549,900

Welcome home to 22 Vista Court! This stunning, completely move in ready Colonial in Princeton Estates will not last! Better than new! Tasteful neutral décor, freshly painted, new LVT flooring and carpeting throughout! Enjoy the spacious kitchen with granite countertop and sink, stainless appliances, eat in dining area and island with stools. Bright living room with gas fireplace and built-ins. Sliding glass door leads to a large stamped concrete patio with fire pit! Private lot with no rear neighbors. Plenty of storage with attached 2 car garage and shed. Upstairs find 4 spacious bedrooms and 2 full baths. Primary suite has dual closets and ensuite with full sized shower. Finished basement is perfect for entertaining! Special Financing Incentives available on this property from SIRVA Mortgage.

4 Beds ⋅ 4 Baths ⋅ B1705609 MLS

Welcome home to 22 Vista Court! This stunning, completely move in ready Colonial in Princeton Estates will not last! Better than new! Tasteful neutral décor, freshly painted, new LVT flooring and carpeting throughout! Enjoy the spacious kitchen with granite countertop and sink, stainless appliances, eat in dining area and island with stools. Bright living room with gas fireplace and built-ins. Sliding glass door leads to a large stamped concrete patio with fire pit! Private lot with no rear neighbors. Plenty of storage with attached 2 car garage and shed. Upstairs find 4 spacious bedrooms and 2 full baths. Primary suite has dual closets and ensuite with full sized shower. Finished basement is perfect for entertaining! Special Financing Incentives available on this property from SIRVA Mortgage.

22 Vista Court, West Seneca

$549,900

Located in the highly desirable Lancaster School District, this exceptional home offers the perfect blend of luxury, comfort, and outstanding spaces for entertaining. Step outside to your own private backyard retreat featuring a covered deck, beautiful professional landscaping, an in-ground swimming pool with a newer liner (2024), safety cover (2025), new filter sand (2026), newer pump, and a fully enclosed hot tub, perfect for relaxing or hosting family and friends all year long. Inside, you're welcomed by a dramatic two-story foyer filled with natural light from expansive floor-to-ceiling windows that illuminate the open balcony above. Brand-new carpeting (installed 7/15/26) enhances the living room, dining room, and family room, while fresh paint on most walls and ceilings gives the home a bright, updated feel. Upstairs, you'll find two full bathrooms and generously sized bedrooms, including an impressive primary suite with skylights, abundant space, and a private ensuite bath. The first-floor office offers flexibility and could easily be converted into a first-floor bedroom if desired. The finished basement provides even more living space, complete with a wet bar, half bath, spacious recreation/family room, ample storage, and a pool table that conveys with the sale. The land behind the property is owned by a church, providing a peaceful backdrop. Major updates include INDOOR AIR PROFESSIONALS cleaned and sanitized the ductwork on July 28, a new furnace (2024), central air conditioning (2025), two hot water tanks (2025), sump pump (2025), and electrical panel (2026), sump pump 2024. The roof is approximately 15 years old. This is a rare opportunity to own a meticulously maintained home in one of Lancaster's most sought-after neighborhoods. Seller Notes: Sellers will make no repairs resulting from a home inspection or appraisal. Sellers may be present during showings; please do not ask the sellers or family members questions.

3 Beds ⋅ 4 Baths ⋅ B1700948 MLS

Located in the highly desirable Lancaster School District, this exceptional home offers the perfect blend of luxury, comfort, and outstanding spaces for entertaining. Step outside to your own private backyard retreat featuring a covered deck, beautiful professional landscaping, an in-ground swimming pool with a newer liner (2024), safety cover (2025), new filter sand (2026), newer pump, and a fully enclosed hot tub, perfect for relaxing or hosting family and friends all year long. Inside, you're welcomed by a dramatic two-story foyer filled with natural light from expansive floor-to-ceiling windows that illuminate the open balcony above. Brand-new carpeting (installed 7/15/26) enhances the living room, dining room, and family room, while fresh paint on most walls and ceilings gives the home a bright, updated feel. Upstairs, you'll find two full bathrooms and generously sized bedrooms, including an impressive primary suite with skylights, abundant space, and a private ensuite bath. The first-floor office offers flexibility and could easily be converted into a first-floor bedroom if desired. The finished basement provides even more living space, complete with a wet bar, half bath, spacious recreation/family room, ample storage, and a pool table that conveys with the sale. The land behind the property is owned by a church, providing a peaceful backdrop. Major updates include INDOOR AIR PROFESSIONALS cleaned and sanitized the ductwork on July 28, a new furnace (2024), central air conditioning (2025), two hot water tanks (2025), sump pump (2025), and electrical panel (2026), sump pump 2024. The roof is approximately 15 years old. This is a rare opportunity to own a meticulously maintained home in one of Lancaster's most sought-after neighborhoods. Seller Notes: Sellers will make no repairs resulting from a home inspection or appraisal. Sellers may be present during showings; please do not ask the sellers or family members questions.

180 Enchanted S, Lancaster

$549,900

PRICE IMPROVEMENT! NOW OFFERED AT $549,900! Imagine coming home to your own private backyard oasis every day. Tucked away in a sought-after Lancaster neighborhood, 75 Michael’s Walk offers the space, comfort and lifestyle you’ve been looking for with over 2,150 square feet of thoughtfully designed living space. Inside, the beautifully updated kitchen is the heart of the home, featuring granite countertops, a spacious center island and built-in wine chiller. The kitchen flows naturally into warm, inviting living spaces accented by a cozy gas fireplace perfect for slow mornings, family dinners and evenings spent together. Upstairs, the spacious primary suite offers a private ensuite bath and generous walk-in closet, while the versatile loft provides additional space for a home office, playroom or whatever fits your lifestyle. Convenient upstairs laundry adds to the everyday ease. And then there’s the backyard. Fully fenced and wonderfully private, this outdoor retreat was made for summer. Take a dip in the in-ground pool, relax on the expansive patio, fire up the grill and gather with family and friends while the kids enjoy the yard. Whether you’re hosting a summer celebration or enjoying a quiet evening outside, this is the kind of backyard that turns an ordinary day at home into something special. The finished basement provides even more flexible living space, while numerous updates offer peace of mind, including a furnace replaced in 2021, roof 2015 with rear roof replaced in 2022, new skylights, pool liner approximately 5 years old, pool heater replaced in 2024, pool pump and filter replaced in April 2025 and a replaced garage door. This is more than a house with a pool, it’s a place to gather, unwind, make memories and truly enjoy coming home. Now offered at $549,900. Come experience 75 Michael’s Walk for yourself.

3 Beds ⋅ 3 Baths ⋅ B1698956 MLS

PRICE IMPROVEMENT! NOW OFFERED AT $549,900! Imagine coming home to your own private backyard oasis every day. Tucked away in a sought-after Lancaster neighborhood, 75 Michael’s Walk offers the space, comfort and lifestyle you’ve been looking for with over 2,150 square feet of thoughtfully designed living space. Inside, the beautifully updated kitchen is the heart of the home, featuring granite countertops, a spacious center island and built-in wine chiller. The kitchen flows naturally into warm, inviting living spaces accented by a cozy gas fireplace perfect for slow mornings, family dinners and evenings spent together. Upstairs, the spacious primary suite offers a private ensuite bath and generous walk-in closet, while the versatile loft provides additional space for a home office, playroom or whatever fits your lifestyle. Convenient upstairs laundry adds to the everyday ease. And then there’s the backyard. Fully fenced and wonderfully private, this outdoor retreat was made for summer. Take a dip in the in-ground pool, relax on the expansive patio, fire up the grill and gather with family and friends while the kids enjoy the yard. Whether you’re hosting a summer celebration or enjoying a quiet evening outside, this is the kind of backyard that turns an ordinary day at home into something special. The finished basement provides even more flexible living space, while numerous updates offer peace of mind, including a furnace replaced in 2021, roof 2015 with rear roof replaced in 2022, new skylights, pool liner approximately 5 years old, pool heater replaced in 2024, pool pump and filter replaced in April 2025 and a replaced garage door. This is more than a house with a pool, it’s a place to gather, unwind, make memories and truly enjoy coming home. Now offered at $549,900. Come experience 75 Michael’s Walk for yourself.

75 Michael's Walk, Lancaster

$524,999

**NEW PRICE!** And this backyard is anything but ordinary! Welcome to this exceptional 4-bedroom, 2.5-bath home built in 2002, offering the look, feel, and features of a newer home without the premium price tag. Located in the highly regarded Lancaster School District, this home combines modern updates, generous living space, and a backyard you'll enjoy in every season. From the moment you arrive, you'll appreciate the inviting front porch, attractive curb appeal, and modern color palette. Inside, the open-concept layout creates an easy flow between the spacious kitchen and main living areas, making everyday living and entertaining a breeze. Abundant recessed lighting, newer luxury vinyl flooring, and updated carpeting throughout much of the home add to the move-in-ready feel. The expansive primary suite provides a comfortable private retreat, while the large secondary bedrooms give everyone plenty of room to spread out. Recently updated bathrooms add a fresh, modern touch. And downstairs, the **massive finished basement** offers incredible additional living space—perfect for a home theater, game room, gym, playroom, or whatever fits your lifestyle. **Then there's the backyard—and this is where this property really stands out!** The fully fenced yard features a beautiful, **usable pond that offers four-season fun right at home.** In warmer months, enjoy paddle boating, swimming, fishing, or simply relaxing by the water. There's even room to add a **dock** and create your own private waterfront hangout. When winter arrives, the pond can transform into your own private skating rink or hockey destination! A large concrete patio provides the perfect spot for summer barbecues, outdoor dining, entertaining, or simply enjoying the peaceful setting. This isn't just a yard—it's an extension of your living space. Additional updates include a roof replaced in 2018 and numerous cosmetic improvements throughout the home. **A beautiful home, a huge finished basement, a fully fenced yard, and your very own private pond with endless possibilities—all at a NEW PRICE!**

4 Beds ⋅ 3 Baths ⋅ B1700277 MLS

**NEW PRICE!** And this backyard is anything but ordinary! Welcome to this exceptional 4-bedroom, 2.5-bath home built in 2002, offering the look, feel, and features of a newer home without the premium price tag. Located in the highly regarded Lancaster School District, this home combines modern updates, generous living space, and a backyard you'll enjoy in every season. From the moment you arrive, you'll appreciate the inviting front porch, attractive curb appeal, and modern color palette. Inside, the open-concept layout creates an easy flow between the spacious kitchen and main living areas, making everyday living and entertaining a breeze. Abundant recessed lighting, newer luxury vinyl flooring, and updated carpeting throughout much of the home add to the move-in-ready feel. The expansive primary suite provides a comfortable private retreat, while the large secondary bedrooms give everyone plenty of room to spread out. Recently updated bathrooms add a fresh, modern touch. And downstairs, the **massive finished basement** offers incredible additional living space—perfect for a home theater, game room, gym, playroom, or whatever fits your lifestyle. **Then there's the backyard—and this is where this property really stands out!** The fully fenced yard features a beautiful, **usable pond that offers four-season fun right at home.** In warmer months, enjoy paddle boating, swimming, fishing, or simply relaxing by the water. There's even room to add a **dock** and create your own private waterfront hangout. When winter arrives, the pond can transform into your own private skating rink or hockey destination! A large concrete patio provides the perfect spot for summer barbecues, outdoor dining, entertaining, or simply enjoying the peaceful setting. This isn't just a yard—it's an extension of your living space. Additional updates include a roof replaced in 2018 and numerous cosmetic improvements throughout the home. **A beautiful home, a huge finished basement, a fully fenced yard, and your very own private pond with endless possibilities—all at a NEW PRICE!**

28 Apple Blossom Boulevard, Lancaster

$499,999

Back on the market! New Price, Same incredible Property! Your dream homestead awaits. This unique 1840s farmhouse sits on 8.9 acres in east aurora zip code, Alden schools and Marilla taxes. Completely renovated from top to bottom, including HVAC, electrical, plumbing, windows, siding, framing, and spray foam insulation. This home offers 4 bedrooms, 2.5 baths an additional 330 sq ft addition, soft close cabinetry, leather granite countertops and stainless-steel appliances. The property is packed with extras including an attached 2 car garage, 42x30 pole barn, an out building for animals with brand new roof, 10x10 pool house and a finished loft above barn. Enjoy the outdoors with a 2-year-old above ground pool, pond stocked with fish, fire pit, ATV/dirt bike trails, hunting land, apple trees, blueberry trees, and plenty of open space. Driveway and both front and back porches were done in last two years. Brand new epoxy floor throughout attached garage and hall. 8.9 Acres, incredible corner lot, privacy and endless possibilities. Properties like this are hard to find! Inside of addition is as is and needs to be completed. Showings start at Open House Sunday. Offers due September 27th by 5pm . So, take a seat on the back porch, breath in the fresh air and enjoy the peace of your new home.

4 Beds ⋅ 3 Baths ⋅ B1711983 MLS

Back on the market! New Price, Same incredible Property! Your dream homestead awaits. This unique 1840s farmhouse sits on 8.9 acres in east aurora zip code, Alden schools and Marilla taxes. Completely renovated from top to bottom, including HVAC, electrical, plumbing, windows, siding, framing, and spray foam insulation. This home offers 4 bedrooms, 2.5 baths an additional 330 sq ft addition, soft close cabinetry, leather granite countertops and stainless-steel appliances. The property is packed with extras including an attached 2 car garage, 42x30 pole barn, an out building for animals with brand new roof, 10x10 pool house and a finished loft above barn. Enjoy the outdoors with a 2-year-old above ground pool, pond stocked with fish, fire pit, ATV/dirt bike trails, hunting land, apple trees, blueberry trees, and plenty of open space. Driveway and both front and back porches were done in last two years. Brand new epoxy floor throughout attached garage and hall. 8.9 Acres, incredible corner lot, privacy and endless possibilities. Properties like this are hard to find! Inside of addition is as is and needs to be completed. Showings start at Open House Sunday. Offers due September 27th by 5pm . So, take a seat on the back porch, breath in the fresh air and enjoy the peace of your new home.

13151 Bullis Road, Marilla

$499,000

Welcome to 861 Bowen Road, a spacious and versatile home situated on 1.75 peaceful acres in the highly sought after Iroquois Central School District. Offering approximately 1,820 square feet according to tax records, plus an additional approximately 400 square feet of finished living space not reflected in the tax records, this home provides over 2,200 square feet of functional living space designed to adapt to your needs. Featuring 3 bedrooms, 3 full bathrooms, and two additional bonus rooms, this unique multi level home offers exceptional flexibility for today's lifestyle. The bonus rooms can easily serve as home offices, guest rooms, playrooms, fitness spaces, hobby rooms, or even additional bedrooms, making this home ideal for growing families, remote professionals, or multigenerational living. With four distinct levels of living space, you'll enjoy room for everyone to spread out. The ground level features a comfortable den or office, while the expansive upper level family room provides the perfect space for movie nights, entertaining, or a private retreat. The additional finished living area expands the home's versatility even further and is not included in the recorded square footage. The primary suite is a true retreat, complete with soaring ceilings, a private ensuite bathroom, generous closet space, and abundant natural light. Hardwood flooring, carpeting, and warm architectural details create a welcoming atmosphere throughout. Step outside to enjoy the charming front porch overlooking the beautifully landscaped property. The expansive 1.75 acre lot offers plenty of space to relax, garden, or entertain, and includes a two car garage as well as a large two story barn with endless possibilities for storage, a workshop, recreational space, or future projects. If you're looking for a home that offers more space than meets the eye, exceptional flexibility, and peaceful country living with convenient access to nearby amenities, 861 Bowen Road is a rare opportunity. Showings begin 7/28 at 9 AM - Offers are due at 8/4 at Noon.

3 Beds ⋅ 3 Baths ⋅ B1699942 MLS

Welcome to 861 Bowen Road, a spacious and versatile home situated on 1.75 peaceful acres in the highly sought after Iroquois Central School District. Offering approximately 1,820 square feet according to tax records, plus an additional approximately 400 square feet of finished living space not reflected in the tax records, this home provides over 2,200 square feet of functional living space designed to adapt to your needs. Featuring 3 bedrooms, 3 full bathrooms, and two additional bonus rooms, this unique multi level home offers exceptional flexibility for today's lifestyle. The bonus rooms can easily serve as home offices, guest rooms, playrooms, fitness spaces, hobby rooms, or even additional bedrooms, making this home ideal for growing families, remote professionals, or multigenerational living. With four distinct levels of living space, you'll enjoy room for everyone to spread out. The ground level features a comfortable den or office, while the expansive upper level family room provides the perfect space for movie nights, entertaining, or a private retreat. The additional finished living area expands the home's versatility even further and is not included in the recorded square footage. The primary suite is a true retreat, complete with soaring ceilings, a private ensuite bathroom, generous closet space, and abundant natural light. Hardwood flooring, carpeting, and warm architectural details create a welcoming atmosphere throughout. Step outside to enjoy the charming front porch overlooking the beautifully landscaped property. The expansive 1.75 acre lot offers plenty of space to relax, garden, or entertain, and includes a two car garage as well as a large two story barn with endless possibilities for storage, a workshop, recreational space, or future projects. If you're looking for a home that offers more space than meets the eye, exceptional flexibility, and peaceful country living with convenient access to nearby amenities, 861 Bowen Road is a rare opportunity. Showings begin 7/28 at 9 AM - Offers are due at 8/4 at Noon.

861 Bowen Road, Elma

$499,000

This property consists of 2 dwellings. A Church and a Rectory. The seller should be listed as St. Thomas of dAquinas Roman Catholic Church of Buffalo. Attached to this listing are the following documents; an addendum that communicates what verbiage needs to be included in the contract of sale and the Restrictive Covenants that would also need to accompany a contract of sale , they are deeded to the property for 50 years. Excluded from the sale are any religious artificats. The current taxes are reflective of the Religious expemption. Sale is subject to the approval of the Justice of the New York State Supreme Court for the 4th Department - 8th Judicial District. Property tax records indicate an address of 432 Abbott Rd. Step into a world of timeless charm and architectural beauty . The Church has magnificent soaring ceilings, original stained glass, a large open space, loft and a spectacular stone covered arched walkway leading to the Rectory. The adjacent 3 story Rectory has solid construction and vintage character. The woodwork is beyond amazing and the potential for both dwellings is equally amazing. There is a gorgeous enclosed terrace that includes a dedicated space for a private retreat from every day tasks. Rectory; 1st floor 4 offices, kitchen and bath The 2nd floor has 3 bedrooms suites, each with their own bathroom and sitting parlor. The 3rd floor has five bedrooms and 2 baths. Both buildings have full basements. To add to the charm of this listing there is a Bell Tower on stie that contains a clock that, as of today, displays the correct time, truly a special amenitiy of this unbelivable property. The next chapter of your story can begin with this one of a kind address. Per an appraisal the Church was built in 1952 and the Rectory in 1922.

B1639187 MLS

This property consists of 2 dwellings. A Church and a Rectory. The seller should be listed as St. Thomas of dAquinas Roman Catholic Church of Buffalo. Attached to this listing are the following documents; an addendum that communicates what verbiage needs to be included in the contract of sale and the Restrictive Covenants that would also need to accompany a contract of sale , they are deeded to the property for 50 years. Excluded from the sale are any religious artificats. The current taxes are reflective of the Religious expemption. Sale is subject to the approval of the Justice of the New York State Supreme Court for the 4th Department - 8th Judicial District. Property tax records indicate an address of 432 Abbott Rd. Step into a world of timeless charm and architectural beauty . The Church has magnificent soaring ceilings, original stained glass, a large open space, loft and a spectacular stone covered arched walkway leading to the Rectory. The adjacent 3 story Rectory has solid construction and vintage character. The woodwork is beyond amazing and the potential for both dwellings is equally amazing. There is a gorgeous enclosed terrace that includes a dedicated space for a private retreat from every day tasks. Rectory; 1st floor 4 offices, kitchen and bath The 2nd floor has 3 bedrooms suites, each with their own bathroom and sitting parlor. The 3rd floor has five bedrooms and 2 baths. Both buildings have full basements. To add to the charm of this listing there is a Bell Tower on stie that contains a clock that, as of today, displays the correct time, truly a special amenitiy of this unbelivable property. The next chapter of your story can begin with this one of a kind address. Per an appraisal the Church was built in 1952 and the Rectory in 1922.

450 Abbott Road, Buffalo

$495,900

This elegant two-story Tudor in Elma offers privacy, generous living space, and tranquil views with no rear neighbors as far as the eye can see. A spacious ceramic-tile foyer creates a warm welcome and leads into the open living and dining areas, highlighted by a wood-burning fireplace. The beautifully updated eat-in kitchen (19) features granite countertops, ceramic-tile flooring, new cabinetry and appliances (19), and a dramatic vaulted ceiling with trapezoid windows. Bathed in natural light, the impressive great room (added 2000) boasts a gas fireplace and cathedral ceiling. French doors open to a sun-filled family room surrounded by windows, which flows seamlessly onto a stamped-concrete patio with a Kohler awning - the perfect setting for relaxing amid the peaceful sounds of nature. A convenient half bath and abundant closet space complete the first floor. Upstairs, the primary suite offers direct bathroom access, an additional sink, and a versatile desk or vanity area that could also serve as a private home office. The second bedroom features laminate flooring, while the third is comfortably carpeted. Other updates include Pella windows (2010), HWT (2017), Roof (2017) and garage door opener (2024). The full basement includes the washer and dryer, along with ample shelving and storage space. No negotiations until September 24,2026 at noon.

3 Beds ⋅ 2 Baths ⋅ B1715267 MLS

This elegant two-story Tudor in Elma offers privacy, generous living space, and tranquil views with no rear neighbors as far as the eye can see. A spacious ceramic-tile foyer creates a warm welcome and leads into the open living and dining areas, highlighted by a wood-burning fireplace. The beautifully updated eat-in kitchen (19) features granite countertops, ceramic-tile flooring, new cabinetry and appliances (19), and a dramatic vaulted ceiling with trapezoid windows. Bathed in natural light, the impressive great room (added 2000) boasts a gas fireplace and cathedral ceiling. French doors open to a sun-filled family room surrounded by windows, which flows seamlessly onto a stamped-concrete patio with a Kohler awning - the perfect setting for relaxing amid the peaceful sounds of nature. A convenient half bath and abundant closet space complete the first floor. Upstairs, the primary suite offers direct bathroom access, an additional sink, and a versatile desk or vanity area that could also serve as a private home office. The second bedroom features laminate flooring, while the third is comfortably carpeted. Other updates include Pella windows (2010), HWT (2017), Roof (2017) and garage door opener (2024). The full basement includes the washer and dryer, along with ample shelving and storage space. No negotiations until September 24,2026 at noon.

90 Pinewood, Elma

$475,000

Historic commercial building in the Town of Elma offering character, flexibility, and a wide range of potential uses. Once a tavern and the local post office, this well-maintained property has also served as a bar/restaurant, office building, and field office. Located on Jamison Road, a county-maintained road with easy access to NY Route 400, the building is zoned C-2, allowing for possible uses such as office, retail, restaurant, child care, and art studio space. Interior highlights include hardwood and tile floors, 12-foot ceilings, and a hand-carved wooden bar, while modern updates include a 2-zone security system, VPN lines, and a backup generator. A unique opportunity to bring your business to a property that combines historic charm with present-day functionality.

B1692443 MLS

Historic commercial building in the Town of Elma offering character, flexibility, and a wide range of potential uses. Once a tavern and the local post office, this well-maintained property has also served as a bar/restaurant, office building, and field office. Located on Jamison Road, a county-maintained road with easy access to NY Route 400, the building is zoned C-2, allowing for possible uses such as office, retail, restaurant, child care, and art studio space. Interior highlights include hardwood and tile floors, 12-foot ceilings, and a hand-carved wooden bar, while modern updates include a 2-zone security system, VPN lines, and a backup generator. A unique opportunity to bring your business to a property that combines historic charm with present-day functionality.

1091 Jamison Road, Elma

$450,000

OPEN HOUSE IS CANCELED OWNER EXCEPTED AN OFFER Welcome to 710 Ostrander Road, a custom-built ranch situated on a beautiful 1.5-acre lot in the Iroquois School District. This solid home features 3 generously sized bedrooms, 2 full baths, and an attached 2-car garage. The inviting living room showcases a wood-burning stone fireplace, vaulted ceiling with exposed beams, skylights, and large windows overlooking the peaceful wooded setting. The spacious kitchen offers abundant cabinetry and opens to a bright dining/family area. A versatile bonus room is ideal for a home office, den, or hobby space. The basement provides additional storage and a workbench/workshop area perfect for woodworking or projects. Additional amenities include central air and a whole-house generator. Enjoy privacy, mature trees, and a gorgeous country setting with plenty of outdoor space to relax and entertain.

3 Beds ⋅ 2 Baths ⋅ B1718453 MLS

OPEN HOUSE IS CANCELED OWNER EXCEPTED AN OFFER Welcome to 710 Ostrander Road, a custom-built ranch situated on a beautiful 1.5-acre lot in the Iroquois School District. This solid home features 3 generously sized bedrooms, 2 full baths, and an attached 2-car garage. The inviting living room showcases a wood-burning stone fireplace, vaulted ceiling with exposed beams, skylights, and large windows overlooking the peaceful wooded setting. The spacious kitchen offers abundant cabinetry and opens to a bright dining/family area. A versatile bonus room is ideal for a home office, den, or hobby space. The basement provides additional storage and a workbench/workshop area perfect for woodworking or projects. Additional amenities include central air and a whole-house generator. Enjoy privacy, mature trees, and a gorgeous country setting with plenty of outdoor space to relax and entertain.

710 Ostrander Road, Elma

$419,900

Welcome to this beautifully updated 3-bedroom, 1.5-bath home located in a desirable Lancaster neighborhood! This move-in-ready home has been thoughtfully renovated throughout, offering modern finishes, functional living spaces, and a spacious backyard perfect for relaxing or entertaining. F rom the moment you arrive, you'll appreciate the beautiful front landscaping, which enhances the home's curb appeal and creates a warm welcome. Step inside to a bright and inviting living space featuring luxury vinyl plank flooring, fresh neutral paint, and updated light fixtures throughout. The renovated kitchen is designed for both style and function with quartz countertops, stainless steel appliances, and plenty of cabinet and counter space. The updated full bathroom also features a quartz vanity countertop and modern finishes, creating a clean and timeless look.The partially finished basement provides additional flexible living space, making it ideal for a family room, home office, playroom, home gym, or recreation area. Step outside to your own private backyard retreat. The large, fully fenced yard offers plenty of space for entertaining, gardening, pets, or play. Spend your summers enjoying the above-ground pool, relax year-round in the hot tub, or gather with family and friends on the deck. With so much outdoor space, the possibilities are endless. Additional highlights include an attached two-car garage, central air conditioning, extensive updates throughout, and a truly move-in-ready interior. Ideally located near parks, schools, shopping, restaurants, and major roadways, this home combines modern updates with comfortable living in one of Lancaster's most sought-after neighborhoods. Don't miss your opportunity to own this beautifully updated home. Seller reserves the right to delay review of offers.

3 Beds ⋅ 2 Baths ⋅ B1705998 MLS

Welcome to this beautifully updated 3-bedroom, 1.5-bath home located in a desirable Lancaster neighborhood! This move-in-ready home has been thoughtfully renovated throughout, offering modern finishes, functional living spaces, and a spacious backyard perfect for relaxing or entertaining. F rom the moment you arrive, you'll appreciate the beautiful front landscaping, which enhances the home's curb appeal and creates a warm welcome. Step inside to a bright and inviting living space featuring luxury vinyl plank flooring, fresh neutral paint, and updated light fixtures throughout. The renovated kitchen is designed for both style and function with quartz countertops, stainless steel appliances, and plenty of cabinet and counter space. The updated full bathroom also features a quartz vanity countertop and modern finishes, creating a clean and timeless look.The partially finished basement provides additional flexible living space, making it ideal for a family room, home office, playroom, home gym, or recreation area. Step outside to your own private backyard retreat. The large, fully fenced yard offers plenty of space for entertaining, gardening, pets, or play. Spend your summers enjoying the above-ground pool, relax year-round in the hot tub, or gather with family and friends on the deck. With so much outdoor space, the possibilities are endless. Additional highlights include an attached two-car garage, central air conditioning, extensive updates throughout, and a truly move-in-ready interior. Ideally located near parks, schools, shopping, restaurants, and major roadways, this home combines modern updates with comfortable living in one of Lancaster's most sought-after neighborhoods. Don't miss your opportunity to own this beautifully updated home. Seller reserves the right to delay review of offers.

52 Village View, Lancaster

$419,900

Welcome to 81 Hilltop Courts, a stunning, fully remodeled residential property nestled on a peaceful cul-de-sac in the highly sought-after West Seneca Central School District. Spanning an impressive 2,572 square feet, this spacious home provides the perfect balance of modern luxury, structural integrity, and timeless style. Featuring three generously sized bedrooms and two and a half bathrooms, and office/loft which could be converted easily into a fourth bedroom. The entire interior has been completely transformed to offer an ideal layout tailored for both relaxed daily living and effortless entertaining. Step inside to discover a breathtaking, complete new kitchen equipped with premium finishes, designed to be the true heart of the home. The bathrooms have also been completely remodeled and ready for anyone's decor. The main level flows seamlessly with gorgeous new flooring, all-new contemporary light fixtures, and a bright, open atmosphere. The updated family room features a spectacular revitalized wet bar area, making it the perfect spot for hosting guests. Beyond the cosmetic updates, this home offers incredible peace of mind with major mechanical upgrades, including brand-new HVAC mini-splits for efficient climate control, a new roof installed in 2024, and a reliable boiler that is only three years old. Crisp craftsmanship shines throughout, with the entire home being freshly painted inside and out, and brand-new energy-efficient Anderson windows bringing in an abundance of natural light. Step out the back door onto your brand-new deck, providing the ultimate private outdoor space for summer barbecues and relaxation without sacrificing ease of maintenance. Situated in a prime West Seneca location, this address combines suburban tranquility with rapid access to excellent local schools, diverse shopping, vibrant dining, and public parks. Turn-key and completely modernized, this meticulously updated masterpiece is ready for you to move right in. SHOWINGS START AT OPEN HOUSE ON SUNDAY JULY 26, 2024 1-3 PM.

3 Beds ⋅ 3 Baths ⋅ B1698424 MLS

Welcome to 81 Hilltop Courts, a stunning, fully remodeled residential property nestled on a peaceful cul-de-sac in the highly sought-after West Seneca Central School District. Spanning an impressive 2,572 square feet, this spacious home provides the perfect balance of modern luxury, structural integrity, and timeless style. Featuring three generously sized bedrooms and two and a half bathrooms, and office/loft which could be converted easily into a fourth bedroom. The entire interior has been completely transformed to offer an ideal layout tailored for both relaxed daily living and effortless entertaining. Step inside to discover a breathtaking, complete new kitchen equipped with premium finishes, designed to be the true heart of the home. The bathrooms have also been completely remodeled and ready for anyone's decor. The main level flows seamlessly with gorgeous new flooring, all-new contemporary light fixtures, and a bright, open atmosphere. The updated family room features a spectacular revitalized wet bar area, making it the perfect spot for hosting guests. Beyond the cosmetic updates, this home offers incredible peace of mind with major mechanical upgrades, including brand-new HVAC mini-splits for efficient climate control, a new roof installed in 2024, and a reliable boiler that is only three years old. Crisp craftsmanship shines throughout, with the entire home being freshly painted inside and out, and brand-new energy-efficient Anderson windows bringing in an abundance of natural light. Step out the back door onto your brand-new deck, providing the ultimate private outdoor space for summer barbecues and relaxation without sacrificing ease of maintenance. Situated in a prime West Seneca location, this address combines suburban tranquility with rapid access to excellent local schools, diverse shopping, vibrant dining, and public parks. Turn-key and completely modernized, this meticulously updated masterpiece is ready for you to move right in. SHOWINGS START AT OPEN HOUSE ON SUNDAY JULY 26, 2024 1-3 PM.

81 Hilltop Court, West Seneca

$400,000

4 Bedroom ranch home with an inlaw apartment over the garage

5 Beds ⋅ 4 Baths ⋅ B1680497 MLS

4 Bedroom ranch home with an inlaw apartment over the garage

720 Fisher Road, West Seneca

$399,900

Nestled on 2.14 beautiful acres in Elma, this well-maintained split-level home offers the perfect blend of comfortable living, modern updates, and space to enjoy the outdoors, all within the highly sought-after Iroquois School District! Featuring 3 bedrooms and 1.5 baths, this home offers a welcoming open living and dining area, along with a kitchen boasting granite countertops and stainless steel appliances. The fully updated full bath is a true standout, showcasing beautiful tile work, a double-sink vanity, and radiant heated floors. The lower level provides additional living space with a cozy family room and convenient half bath. An attached 2.5-car garage features epoxy floors, while the adjoining sun porch offers the perfect spot for a workshop, additional storage or transform it into a spot to sit back and relax. Car enthusiasts, hobbyists, and outdoor lovers will appreciate the detached two-bay garage/outbuilding, offering endless possibilities for hobbies, storage, or workspace. Outside, enjoy the expansive property, concrete patio with Pergola, chain-link fenced area, and a driveway with a convenient turnaround. Numerous updates add peace of mind, including a new boiler, windows, central air, generator hookup, a roof less than four years old, and more! If you're looking for room to spread out, space for your hobbies, and a property that embraces the best of country living while remaining in a demand location, this Elma gem is a must-see! SqFt based on plans attached.

3 Beds ⋅ 2 Baths ⋅ B1721516 MLS

Nestled on 2.14 beautiful acres in Elma, this well-maintained split-level home offers the perfect blend of comfortable living, modern updates, and space to enjoy the outdoors, all within the highly sought-after Iroquois School District! Featuring 3 bedrooms and 1.5 baths, this home offers a welcoming open living and dining area, along with a kitchen boasting granite countertops and stainless steel appliances. The fully updated full bath is a true standout, showcasing beautiful tile work, a double-sink vanity, and radiant heated floors. The lower level provides additional living space with a cozy family room and convenient half bath. An attached 2.5-car garage features epoxy floors, while the adjoining sun porch offers the perfect spot for a workshop, additional storage or transform it into a spot to sit back and relax. Car enthusiasts, hobbyists, and outdoor lovers will appreciate the detached two-bay garage/outbuilding, offering endless possibilities for hobbies, storage, or workspace. Outside, enjoy the expansive property, concrete patio with Pergola, chain-link fenced area, and a driveway with a convenient turnaround. Numerous updates add peace of mind, including a new boiler, windows, central air, generator hookup, a roof less than four years old, and more! If you're looking for room to spread out, space for your hobbies, and a property that embraces the best of country living while remaining in a demand location, this Elma gem is a must-see! SqFt based on plans attached.

3330 Bowen Road, Elma

$399,900

3171 Bieler Road is one of those properties difficult to compare to anything else. Set on 1.6 acres in Orchard Park, this unique 3,493 SF property combines the character of an original brick Cape Cod w a newer addition that provides an add'l, nearly separate living space, all connected as one residence. The layout offers tremendous flexibility, whether used as one large 5 bed, 2 full bath & 2 half bath home or w the two living areas utilized more independently. The Cape portion of the home has beautiful original hardwood floors running throughout both the first & second floors. The layout provides a 1st floor bed & half bath, eat-in & fully applianced kitchen, w 2 beds & 1 full bath upstairs. The newer addition provides an entirely different feel w two add'l beds, a full bath, half bath, kitchen & living quarters, creating an impressive amount of living space & flexibility under one roof. Both sections of the home connect internally, both feature central AC, & a whole house generator provides add'l peace of mind. The addition just had complete interior wall/trim painting & new carpeting installed ('26). A finished basement provides ample add’l storage & space. Outside is where this property truly separates itself. A massive, double wide concrete driveway provides abundant parking & runs alongside the home all the way to the detached garage. A huge concrete patio connects the house, garage, & expansive outdoor area. The mammoth garage has over 1,200 square feet of heated, insulated space & 10ft high by 20ft wide powered overhead door, w an enormous open interior providing room for vehicles, equipment, projects, hobbies, storage or a serious workspace. Finished interior walls, extensive lighting, multiple windows & the sheer amount of floor space make this an exceptionally versatile building. Open houses Sat 10/17 and Sun 10/18: 1-3p. The seller reserves the right to set an offer deadline.

5 Beds ⋅ 4 Baths ⋅ B1720134 MLS

3171 Bieler Road is one of those properties difficult to compare to anything else. Set on 1.6 acres in Orchard Park, this unique 3,493 SF property combines the character of an original brick Cape Cod w a newer addition that provides an add'l, nearly separate living space, all connected as one residence. The layout offers tremendous flexibility, whether used as one large 5 bed, 2 full bath & 2 half bath home or w the two living areas utilized more independently. The Cape portion of the home has beautiful original hardwood floors running throughout both the first & second floors. The layout provides a 1st floor bed & half bath, eat-in & fully applianced kitchen, w 2 beds & 1 full bath upstairs. The newer addition provides an entirely different feel w two add'l beds, a full bath, half bath, kitchen & living quarters, creating an impressive amount of living space & flexibility under one roof. Both sections of the home connect internally, both feature central AC, & a whole house generator provides add'l peace of mind. The addition just had complete interior wall/trim painting & new carpeting installed ('26). A finished basement provides ample add’l storage & space. Outside is where this property truly separates itself. A massive, double wide concrete driveway provides abundant parking & runs alongside the home all the way to the detached garage. A huge concrete patio connects the house, garage, & expansive outdoor area. The mammoth garage has over 1,200 square feet of heated, insulated space & 10ft high by 20ft wide powered overhead door, w an enormous open interior providing room for vehicles, equipment, projects, hobbies, storage or a serious workspace. Finished interior walls, extensive lighting, multiple windows & the sheer amount of floor space make this an exceptionally versatile building. Open houses Sat 10/17 and Sun 10/18: 1-3p. The seller reserves the right to set an offer deadline.

3171 Bieler Road, Orchard Park

$399,900

3171 Bieler Road is one of those properties difficult to compare to anything else. Set on 1.6 acres in Orchard Park, this unique 3,493 SF property combines the character of an original brick Cape Cod w a newer addition that provides an add'l, nearly separate living space, all connected as one residence. The layout offers tremendous flexibility, whether used as one large 5 bed, 2 full bath & 2 half bath home or w the two living areas utilized more independently. The Cape portion of the home has beautiful original hardwood floors running throughout both the first & second floors. The layout provides a 1st floor bed & half bath, eat-in & fully applianced kitchen, w 2 beds & 1 full bath upstairs. The newer addition provides an entirely different feel w two add'l beds, a full bath, half bath, kitchen & living quarters, creating an impressive amount of living space & flexibility under one roof. Both sections of the home connect internally, both feature central AC, & a whole house generator provides add'l peace of mind. The addition just had complete interior wall/trim painting & new carpeting installed ('26). A finished basement provides ample add’l storage & space. Outside is where this property truly separates itself. A massive, double wide concrete driveway provides abundant parking & runs alongside the home all the way to the detached garage. A huge concrete patio connects the house, garage, & expansive outdoor area. The mammoth garage has over 1,200 square feet of heated, insulated space & 10ft high by 20ft wide powered overhead door, w an enormous open interior providing room for vehicles, equipment, projects, hobbies, storage or a serious workspace. Finished interior walls, extensive lighting, multiple windows & the sheer amount of floor space make this an exceptionally versatile building. Open houses Sat 10/17 and Sun 10/18: 1-3p. The seller reserves the right to set an offer deadline.

5 Beds ⋅ 5 Baths ⋅ B1720121 MLS

3171 Bieler Road is one of those properties difficult to compare to anything else. Set on 1.6 acres in Orchard Park, this unique 3,493 SF property combines the character of an original brick Cape Cod w a newer addition that provides an add'l, nearly separate living space, all connected as one residence. The layout offers tremendous flexibility, whether used as one large 5 bed, 2 full bath & 2 half bath home or w the two living areas utilized more independently. The Cape portion of the home has beautiful original hardwood floors running throughout both the first & second floors. The layout provides a 1st floor bed & half bath, eat-in & fully applianced kitchen, w 2 beds & 1 full bath upstairs. The newer addition provides an entirely different feel w two add'l beds, a full bath, half bath, kitchen & living quarters, creating an impressive amount of living space & flexibility under one roof. Both sections of the home connect internally, both feature central AC, & a whole house generator provides add'l peace of mind. The addition just had complete interior wall/trim painting & new carpeting installed ('26). A finished basement provides ample add’l storage & space. Outside is where this property truly separates itself. A massive, double wide concrete driveway provides abundant parking & runs alongside the home all the way to the detached garage. A huge concrete patio connects the house, garage, & expansive outdoor area. The mammoth garage has over 1,200 square feet of heated, insulated space & 10ft high by 20ft wide powered overhead door, w an enormous open interior providing room for vehicles, equipment, projects, hobbies, storage or a serious workspace. Finished interior walls, extensive lighting, multiple windows & the sheer amount of floor space make this an exceptionally versatile building. Open houses Sat 10/17 and Sun 10/18: 1-3p. The seller reserves the right to set an offer deadline.

3171 Bieler Road, Orchard Park

$399,900

Welcome to this comfortably spacious home offering two full houses in one! Ideally located in a wonderfully inviting neighborhood and close to everything WNY. Minutes away from Galleria shopping, local parks, and everyday conveniences. Commutes in any direction become easy with its Thruway accessibility. Perfect for multi-generational living, or those who love to entertain, this home offers plenty of space, privacy, and versatility. Enjoy a formal dinning room for entertaining and a cozy room with fire place to enjoy quiet night. Upstairs and basement laundry for added convenience and functionality. With generous living spaces and an open layout designed to accommodate multiple households comfortably. This is a rare opportunity to enjoy the space and flexibility you’ve been looking—all under one roof.

5 Beds ⋅ 2 Baths ⋅ B1710720 MLS

Welcome to this comfortably spacious home offering two full houses in one! Ideally located in a wonderfully inviting neighborhood and close to everything WNY. Minutes away from Galleria shopping, local parks, and everyday conveniences. Commutes in any direction become easy with its Thruway accessibility. Perfect for multi-generational living, or those who love to entertain, this home offers plenty of space, privacy, and versatility. Enjoy a formal dinning room for entertaining and a cozy room with fire place to enjoy quiet night. Upstairs and basement laundry for added convenience and functionality. With generous living spaces and an open layout designed to accommodate multiple households comfortably. This is a rare opportunity to enjoy the space and flexibility you’ve been looking—all under one roof.

178 Autumnwood Drive, Cheektowaga

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