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$232,900
3 Beds ⋅ 2 Baths ⋅ B1686224 MLS
Check out 145 Hoover Ave!  This 3 bedroom, 2 full bathroom Cape Cod located in the heart of the Village of Kenmore has much to offer! The first floor features 2 bedrooms, full bathroom, remodeled kitchen with new stainless steel appliances, formal dining room, as well as utility room! On the second floor you'll find the 3rd bedroom and 2nd full bathroom as well as BONUS room. Use the bonus room for what YOU NEED MOST!  An office, workout room, playroom. or even a 4th bedroom? The second floor also has TONS of storage in the crawl space area. Private front patio. Nice backyard with a shed and covered area adjacent to the garage. Enjoy the walkability of the Village of Kenmore. Close to Mang Park, Amici Ristorante, all the conveniences on Elmwood & Delaware Ave, & more!

145 Hoover Avenue, Tonawanda
$400,000
6 Beds ⋅ 2 Baths ⋅ B1686527 MLS
Welcome to 369 Colvin Avenue, a well-maintained two-family home in the heart of North Buffalo offering an excellent opportunity for both owner-occupants and investors. Each unit features 3 bedrooms, 1 full bathroom, and generously sized living spaces, providing comfortable living and strong rental appeal. This property has seen numerous major updates in recent years, providing peace of mind and long-term value. Recent improvements include a full tear-off roof completed in 2023, central air conditioning systems for both units installed in 2024, attic insulation added in 2024 for improved energy efficiency, and professional basement waterproofing completed in 2025. The home also features newer windows throughout. Outside, you'll find a fully fenced backyard with a large concrete pad, offering ample space for parking, entertaining, or outdoor activities. Conveniently located near parks, restaurants, shopping, and all that North Buffalo has to offer, this property combines classic charm with important modern upgrades. Whether you're looking to expand your investment portfolio or occupy one unit while generating rental income from the other, 369 Colvin Avenue is a fantastic opportunity you won't want to miss. Open house August 2nd 1:00pm - 3:00pm.

369 Colvin Avenue, Buffalo
$144,900
4 Beds ⋅ 1 Baths ⋅ B1686573 MLS

132 E Utica Street Unit N, Buffalo
$229,500
7 Beds ⋅ 3 Baths ⋅ B1686426 MLS
7/22/26:New Price!!! Everything has been done! Move right in or great turn-key investment! This spacious 7 bed, 3 bath duplex at 114 Lombard St, Buffalo features front & rear units. Completely renovated with high quality materials, this property offers good cash flow and hassle-free ownership in the Buffalo market. Ideal for owner occupied also! Each unit includes laundry area. Everything has been done in this beautiful home including new furnaces, new hot water tanks, updated electric and lighting. New windows, doors and siding. Complete tear off roof completed within past month. Huge, rare lot size includes 3 parcels which have been combined on one survey. 16 x 30 cement pad with footer for a garage, if owner desires to build one. Rear unit is vacant for easy showings, but front unit is tenant occupied and appt has to be verified with owner and tenant. Market rents in the area range between $900 to $1300 for similar units. Don't miss this opportunity to own a beautiful property which has had everything done for you! Front covered porch. No escalation clauses per seller's request.

114 Lombard Street, Buffalo
$38,000
B1686317 MLS
A great 1.3 Acre location in Amherst located on a less congested part of Niagara Falls Blvd with a rural feel. Perfect lot to build your dream home while being located near everything Niagara Falls Blvd has to offer. Located right next door to Tonawanda Creek Park.

3350 Niagara Falls Boulevard, Amherst
$99,999
B1684700 MLS
Looking for a buildable lot in the Williamsville School District with room to plan your next home? This approximately 1.5-acre cleared vacant lot offers a rare chance to create the space you want in a convenient location. The open lot gives you a clean starting point for your build, with space for a home, yard, outdoor living area, subject to approvals. The setting offers the feel of more room while still keeping you close to everyday needs and major routes. Utilities are available at the road, except septic, which will be needed. Located in Williamsville Schools, this property offers easy access to Amherst, Niagara County, and I-990, making it a practical choice for commuting, errands, and future plans.

1325 New Road, Amherst
$539,400
5 Beds ⋅ 5 Baths ⋅ B1686265 MLS
Welcome to this spacious single-family home in the Town of Clarence, located within the highly desirable Williamsville School District. Offering just under 3,000 square feet of living space, this versatile property features 5 bedrooms and an impressive 5 full bathrooms—a rare combination ideal for large families or multi-generational living. A standout feature is the private in-law suite complete with its own kitchenette, providing flexibility for extended family, guests, or additional living arrangements. There is also a very large primary suite located on the 2nd floor along with extra space, which is perfect for your home office. The property also offers abundant living space, first-floor laundry, and a partially finished basement for recreation, or storage. Step outside to enjoy the large concrete deck, perfect for entertaining or relaxing. Additional peace of mind comes from the newer roof installed in 2017. Situated in a quiet neighborhood, this home offers the perfect balance of privacy and convenience, with shopping, dining, parks, and everyday amenities just minutes away. Don't miss this unique opportunity to own a spacious home with 5 full bathrooms, an in-law suite, and exceptional flexibility in one of Western New York's most sought-after school districts.

8165 Miles Road, Clarence
$3,800,000
6 Beds ⋅ 8 Baths ⋅ B1686094 MLS
An incredible and rarely available opportunity to bring the floor plans from one of Brownstone Homes’ most remarkable custom builds to the 10th and final lot in this exclusive cul-de-sac at 11 Sanctuary Court in Amherst. Located within the sought-after Williamsville School District, this proposed modern luxury estate offers approximately 8,800 sq ft of finished living space with a rare 6 bedroom, 6 full bath, 2 half bath layout across three expansive levels. The main floor is anchored by a breathtaking two-story great room with soaring 20' ceilings and a dramatic floor-to-ceiling stone fireplace, opening to a covered outdoor living area. The proposed design includes fully retractable pocket-style doors in both the kitchen and living room, creating a seamless indoor-outdoor connection. High-end details may include tray ceilings, 9/16" champagne white oak flooring, reverse brick ledge construction for flush first-floor transitions, custom cabinetry, quartz countertops and backsplashes, a Wolf six-burner cooktop, walk-in pantry, designer tile work, and top-tier finishes throughout. The first-floor primary suite is designed with a massive walk-in closet, fireplace, and a luxurious bath with dual vanities, dual showerheads, and a soaking tub within the shower. A second first-floor bedroom suite, private office, and impressive first-floor theater room with stadium-style seating complete the main level, while three additional bedroom suites are planned upstairs. The finished lower level is designed for elevated entertaining and recreation, including a lowered area ideal for a golf simulator and a walk-in safe. Additional proposed highlights include an oversized five-car garage, multiple gas fireplaces, built-in speakers, dedicated laundry rooms on both levels, and exceptional Brownstone Homes craftsmanship throughout. Every detail and finish can be customized with Brownstone Homes’ design team, allowing the buyer to personalize the home while maintaining the scale, presence, and vision of this remarkable floor plan. Final plans, finishes, pricing, and specifications are subject to builder approval and may vary.

11 Sanctuary Court, Amherst
$269,000
3 Beds ⋅ 1 Baths ⋅ B1685487 MLS
Welcome to 704 Wehrle Drive, a well-maintained ranch located in the Town of Amherst within the highly regarded Williamsville Central School District. Situated on a spacious 0.37-acre lot, this 3-bedroom, 1-bath home offers approximately 1,064 square feet of comfortable living space and has been thoughtfully updated throughout. Recent improvements include new vinyl flooring throughout the entire home, an updated kitchen featuring modern cabinetry, and a renovated bathroom with tiled walls and flooring. The generously sized bedrooms provide comfortable living accommodations, while the functional layout offers convenience and efficiency. Additional updates include an updated furnace and hot water tank, central air conditioning, and a clean, dry basement offering excellent storage or future finishing potential. All appliances are included, making this a move-in-ready opportunity. The attached garage and expansive backyard add to the home’s appeal, while the convenient Amherst location provides easy access to shopping, dining, parks, schools, and major commuter routes. A great opportunity to own a well-updated home in a desirable location. Open House: Saturday, May 30, 2026, and Sunday, May 31, 2026, from 1:00 PM to 3:00 PM. All appliances included. Vacant and easy to show.

704 Wehrle Drive, Amherst
$144,900
3 Beds ⋅ 1 Baths ⋅ B1682740 MLS
Escape the ordinary and build your custom architectural masterpiece on this breathtaking, 5-acre pristine wilderness tract in the heart of rural Eden. Offering an exceptional combination of complete seclusion, dynamic topography, and raw natural beauty, this parcel is a rare canvas for those seeking an elevated living experience. With over 1,000 feet of road frontage, the land transitions seamlessly into a gently rolling, fully wooded landscape that rises gracefully from the street, presenting plenty of flat, buildable area perched well above and completely out of sight from Sisson Highway. Imagine designing a winding, private estate driveway that climbs into your own hidden sanctuary, opening up to a custom home site framed by mature hardwoods, complete peace and absolute privacy. The crown jewel of this unique acreage is its spectacular northern border. The property overlooks a wooded ravine with a small creek that features its own private, natural waterfall—creating a stunning, tranquil backdrop and a sensory experience that cannot be replicated. Whether you envision a modern luxury retreat, a rustic timber-frame estate, or a high-end sustainable homestead, this parcel easily exceeds the town's 4-acre building minimum, offering maximum design flexibility. Enjoy the absolute peace of an isolated forest retreat, all while remaining minutes from local Eden conveniences, award-winning schools, and an easy commute to downtown Buffalo.

9598 Sisson Highway, Eden
$349,900
5 Beds ⋅ 3 Baths ⋅ B1684508 MLS
Set on 3.5 private acres surrounded by abundant wildlife including deer, turkey, and small game, this beautifully updated rustic retreat offers the perfect blend of country living and modern comfort. Pride of ownership is evident throughout this spacious 5-bedroom, 2.5-bath home featuring a substantial 1,400 sq. ft. addition that expanded both living space and functionality. The custom-crafted kitchen is truly one of a kind, built with rough-cut Amish wood and thoughtfully designed with intricate details, abundant storage, and exceptional organization for cookware and kitchen essentials. Newer windows throughout and a durable metal roof provide long-term value and peace of mind. Warm and inviting living spaces include two stunning fireplaces — a wood-burning stone fireplace in the dining area that creates the perfect gathering space, and a modern electric fireplace in the family room accented by a rustic wood backdrop. The full basement offers endless possibilities for additional finished living space, recreation, or entertaining. Outside, enjoy the serenity and privacy of your own wooded acreage while still having practical versatility with a large pole barn and beautiful shed. Whether you’re looking for a full-time residence, hunting retreat, hobby farm, or multi-generational getaway, this unique property delivers space, character, and endless potential. All furniture can be included with sale.

9409 Lombard Road, Ripley
$359,000
5 Beds ⋅ 1 Baths ⋅ R1683810 MLS
Welcome to 33 Maple! Located in the Village of Bemus Point making it easy to enjoy the lakeside and community activities year-round. Lake access through a dock slip on Lakeside Drive included for the 2027 summer season. Continued lake access is available with the rental of a boat slip after 2027. Conveniently located one block from restaurants, shops & a grocery store. Other Bemus Point amenities include a library, post office, credit union, golf course, elementary school, fire department, the lakeside park & churches. The covered front porch leads you into a bright, spacious first floor with a living room, dining room, bedroom(den/office), eat in kitchen, newly remodeled bathroom, laundry room & mud room. From the attached garage enter into the mudroom at the back of the house. The garage has room for a vehicle & storage. The second floor has four additional bedrooms. One bedroom has a large attached unfinished space that provides the room to add a second-floor bathroom or have a large walk-in closet. **Bathroom remodel rendition attached** Dry basement for storage & mechanicals. Dock is located near the end of Liberty & Lakeside Dr across from the Bemus Point Cemetery & Lakeside Baptist Church. Some special features of the house include oak wood flooring in the living room & dining room, trim work, marble tile flooring in the bathroom, tile backsplash in the kitchen, bead board on some walls, a bay window & wood beams in the living room. Enjoy the backyard dining outside & gardening. The outside of the house has vinyl siding for easy maintenance. Updates include new roof 2021, first floor bathroom renovation 2023, new well 2024, refinished wood floors and installed new carpet 2023, new well pressure tank & tankless hot water heater 2023, new garage door opener & sidewalk 2025. Don't miss this well-maintained home with off-street parking in a wonderful location & only one block to the lake! The Village of Bemus Point is a great place to call home. Short term rentals allowed, & this home has most recently been used as a rental. Bemus Point is located on the east side of Chautauqua Lake convenient to Lakewood, Jamestown, Westfield & more with easy access to I86.

33 Maple Street, Ellery
$115,000
B1683759 MLS
Excellent mixed-use investment opportunity! This commercial/residential property offers the perfect combination of business potential and rental income. The first floor features a restaurant/ store front space with great visibility and strong street presence, ideal for an owner-operator or commercial tenant. The upper level includes a spacious residential apartment, providing an additional source of steady income or the option for owner occupancy. The property requires rehab. Separate living and business areas create convenience and privacy for both tenants and owners. Located in a high-traffic area with easy access to local amenities, shopping, and public transportation, this property presents an excellent opportunity for investors, entrepreneurs, or those looking to generate multiple streams of income. Whether you’re expanding your investment portfolio or starting your own business while living upstairs, this versatile mixed-use property has endless potential.

1269 Fillmore Avenue, Buffalo
$29,900
B1683894 MLS
Discover the potential of this vacant residential lot located at 27 Pauline Street. Measuring 30 x 104, this parcel offers a great opportunity to build your vision—whether you’re an investor, developer, or future homeowner. Situated directly next to 19 Pauline Street (MLS B1683873), a commercial / former church used as a public assembly building that will be sold as a packaged deal, this location provides added flexibility for redevelopment or expansion possibilities. Conveniently located near bus lines, a hospital, and additional public transportation options, this lot offers excellent accessibility for future use. Bring your ideas and creativity—this property is ready for your next project. Seller is a real estate agent.

27 Pauline Street, Buffalo
$499,900
B1677755 MLS
Prime Commercial Opportunity at 1609 Genesee St, Buffalo, NY Discover an exceptional brick commercial building boasting a valid Certificate of Occupancy and offering over 5,012 sq. ft. of highly versatile commercial space. Perfectly suited for offices, medical or wellness practices, counseling services, educational programs, or community-based organizations, this property sits on a high-visibility corridor and provides outstanding convenience, flexibility, and functionality. This well-maintained two-story building includes 4 total bathrooms—2 per floor—along with dedicated laundry areas on each level. The interior layout is thoughtfully designed to support a wide range of business models, offering reception areas, private offices, exam or meeting rooms, and multi-purpose spaces ideal for administrative or programmatic use. Accessibility is a major highlight, featuring a full elevator, wheelchair ramp, and wide hallways throughout. Additional amenities include solid mechanics, a kitchen area, and multiple entry points, further enhancing its usability. The property sits on an impressive 18,731 sq. ft. lot with an oversized parking lot offering 25+ spaces, ideal for accommodating staff, clients, and visitors. Dual-level income opportunity: Estimated $6,000 total monthly rent ($3,500 upper / $2,500 lower). Ideal for owner-occupants or savvy investors looking for immediate returns. Formerly used for medical wellness and mental health support services, the building is already configured for professional, clinical, administrative, or community operations—yet flexible enough to be adapted to your vision. A rare opportunity to secure a spacious, accessible, fully compliant, and strategically located commercial building in the heart of Buffalo. Ready for its next chapter. Seller is a real estate agent.

1609 Genesee Street, Buffalo
$179,900
B1683873 MLS
Don’t miss this rare opportunity to acquire 19 Pauline Street & 27 Pauline Street (associated vacant lot), Buffalo, NY 14214, a distinctive property formerly used as a church, offering exceptional potential for redevelopment or restoration. Whether you’re an investor, developer, or visionary buyer, this property provides a blank canvas with endless possibilities. A Hold Harmless Agreement must be signed prior to entering the property. The main building requires substantial updates, but its original structure, layout, and character present a remarkable opportunity to bring it back to life. The spacious interior offers flexibility for future use—whether as a community center, worship space, event venue, or a fully reimagined commercial project. In addition to the main structure, the property includes multiple unfinished outbuildings that can be transformed into office suites, classrooms, meeting spaces, or other commercial uses once developed. This is an ideal project for anyone looking to create something unique, restore the church to its former glory, or repurpose it for modern needs. Located on a bus route and just minutes from a gas station, hospital, and additional public transportation options, the property offers excellent accessibility for staff, visitors, and clients. Its central location adds to its appeal for a wide range of future uses. Seller is a licensed real estate salesperson. This property will sale as packaged deal with the vacant lot listing at 27 Pauline Street, MLS#: B1683894. The combined properties offer expanded development potential and flexibility for a larger project footprint. Equal Housing Opportunity.

19 Pauline Street, Buffalo
$160,000
3 Beds ⋅ 2 Baths ⋅ B1682017 MLS
Don't miss this opportunity to transform a diamond in the rough into your dream country retreat! With some TLC, this charming home is ready to shine. Step into the updated kitchen and enjoy the warm, rustic charm of tongue and groove paneling throughout. The cozy living room features a wood-burning stove perfect for those chilly evenings, and sliding glass doors that lead out to a fenced-in backyard, ideal for relaxing or entertaining. The first floor offers two bedrooms, with one flexible enough to be used as additional living space, office, or guest quarters. Upstairs, you'll find a spacious primary suite complete with a walk-in closet, loft area, and a full private bathroom. A unique blend of potential, comfort, and country living, you'll want to make this one your new HOME.

11487 Jennings Road, North Collins
$249,900
3 Beds ⋅ 2 Baths ⋅ B1683612 MLS
Welcome home to this charming 3-bedroom, 1.5-bath brick home in Cheektowaga! If you’ve been waiting for a solid brick home with character and convenience, look no further. Features include a beautiful entryway with welcoming natural wood floors throughout the main living area along with wood-burning fireplace for cozy nights. Living/Dining room combo with entry to the eat in kitchen with built in seating. Off the kitchen you spend several mornings or evening in the enclosed sun porch year round along with a private backyard. Major updates include an updated furnace and hot water tank for added peace of mind. The partially finished basement adds extra living or storage space. Situated on a quiet tree-lined street, this home offers easy access to the Kensington Expressway, I-90, grocery stores, restaurants, and major shopping centers — making commuting and daily errands a breeze. While this home isn’t perfect and needs a little TLC, don’t miss the opportunity to own in a convenient Cheektowaga location!

60 Liberty Terrace, Cheektowaga
$75,000
6 Beds ⋅ 2 Baths ⋅ B1682442 MLS
106 Dodge is a 2,440 square foot 2-unit home with a very large attic that would make a great 3rd unit adding approximately 1,200 square feet of space. The entire building is gutted/demoed. Off street parking. Very large lot, the lot adjacent to the eastside of the property is owned by the City of Buffalo. 3 blocks to the Medical Campus, 1 block to Masten Park, 1 block from Main Street. Hold Harmless will need to be signed to tour property.

106 Dodge Street, Buffalo
$449,900
4 Beds ⋅ 2 Baths ⋅ B1682889 MLS
Welcome to your Chautauqua Lake escape! This meticulously maintained home could be yours and it comes with a dock space! The home has water views from the covered front porch and it's a short walk to your boat on the shared dock. The interior was just freshly painted and most of the furnishings will stay including the new couch and 5 new mattresses! Dining room furnishings are excluded. The walk out basement adds another bedroom or home office space. There's plenty of room for storage and laundry hook ups. The back deck is the perfect spot for grilling. The optional Homeowner's Association has a low annual fee and gives you access to the waterfront and dock space. Escape to lakeside living in this beautiful home where comfort meets stunning natural scenery. Wake up to peaceful water views from the covered front porch. This inviting property offers spacious living areas, abundant natural light, and the perfect setting for relaxing weekends or year-round living. Whether you're boating, fishing, entertaining guests, or simply enjoying the quiet surroundings, this lake home delivers the ideal balance of recreation and tranquility.

5115 Spring Street, North Harmony
$149,000
4 Beds ⋅ 2 Baths ⋅ B1683354 MLS
Welcome to 262 Sumner Place, Buffalo, NY 14211 — a beautifully updated duplex offering an excellent opportunity for both investors and owner-occupants! This well-maintained 2-family home features two spacious units, each offering 2 bedrooms and 1 full bathroom with comfortable and functional layouts. Both units include bright living spaces filled with natural light, spacious kitchens, and generously sized bedrooms. The kitchens and bathrooms were recently renovated in 2026, showcasing modern updates and stylish finishes that add both comfort and value to the home. Freshly painted walls throughout the property create a clean, bright, and move-in-ready atmosphere. Whether you are looking to expand your investment portfolio or live in one unit while generating rental income from the other, this property offers incredible flexibility and potential. Conveniently located near schools, shopping centers, restaurants, parks, and public transportation, this home provides easy access to everyday amenities and major routes throughout Buffalo. Don’t miss this fantastic opportunity to own a beautifully updated multi-family property in a convenient Buffalo location!

262 Sumner Place, Buffalo
$1,149,000
5 Beds ⋅ 5 Baths ⋅ B1683252 MLS
Welcome to 3 Blue Heron in the highly sought after Birdsong Estates. This luxury home was custom built in 2023 by Forbes Capretto offering 4467 square feet of bright open living space, soaring ceilings and high end finishes throughout. Dramatic 2 story foyer with L shaped staircase invites you into this home that is a perfect blend of modern elegance. Main floor is a showcase of open airy living and entertaining spaces. Expansive great room with 2 story vaulted ceilings defined by clean lines and a neutral sophisticated color palette, impressive wall of windows lets in an abundance of natural light and gas fireplace offers a cozy focal point to this space. Gourmet kitchen is an entertainer's dream with over sized island, quartz counter tops, high end appliances including induction range/oven w designer range hood, additional built in oven and microwave, custom soft close cabinetry w/ roll out storage, casual dining area complete with beverage center and built in chiller. Main floor also includes formal dining room, living room, home office, huge walk in pantry, mudroom with newly added storage(2025) and large half bath. 2nd level features spacious owner's suite w/ tray ceiling and serene aesthetic w/ modern spa inspired en suite w/ double vanity, quartz counter tops, frameless glass enclosed shower, soaking tub and walk in closet upgraded by California closets(2024). 3 more large bedrooms w/ 2 more attached full baths and large 2nd floor laundry room complete the 2nd level. Finished basement(2025) is a wow factor and includes 5th bedroom w/egress, full bath, bar, media room, gym and 2 extra storage rooms. Exterior offers expansive outdoor living space with covered back patio and generous newly landscaped green space w/ berm of trees adding additional privacy(2025) Plenty of space for a pool and other exterior additions! Rounding out this fantastic property is an L shaped 3 car garage, double wide driveway w/ an extra parking area. See attached list for full list of improvements & property survey.

3 Blue Heron Drive, Orchard Park
$779,000
B1680447 MLS
Prime commercial development opportunity located along the Route 16 & Route 39 corridor with traffic counts exceeding 11,000 vehicles daily. Situated on approximately 9.82 acres with over 425 feet of frontage, this highly visible property is positioned within one of the area’s most active commercial corridors with some of the highest traffic counts in the region. The property features existing commercial improvements including remodeled tenant-occupied space along with additional adaptable commercial space, offering both immediate utility and future development potential. The expansive layout, scale, and depth of the site provide a rare opportunity for expansion, redevelopment, investment, or owner-user opportunities on a parcel size that seldom becomes available in this corridor. The property’s substantial frontage and configuration may also allow for future subdivision potential, creating additional flexibility and long-term value for a prospective purchaser while still maintaining direct Route 16 access. With existing infrastructure already in place, including greenhouse structures and adaptable commercial space, the property would also be ideally suited for a market, greenhouse operation, garden center, or other destination-oriented business concepts. A Phase 1 Environmental Assessment was completed in 2024, and the current ownership has completed extensive cleanup and site work to help position the property as a true blank slate for future development. Significant site improvements and preparation work have already been completed, further enhancing the property’s long-term potential and usability. Surrounded by established commercial activity and regional traffic flow, the property combines exceptional visibility, accessibility, and the advantage of favorable Sardinia municipal tax rates.

12500 Olean Road, Sardinia
$299,000
4 Beds ⋅ 3 Baths ⋅ B1683084 MLS
Phenomenal opportunity to get into the highly desirable Harris Hill section of Clarence! Set upon a spacious half-acre lot & offering over 2,100+ square feet of living space, this unique home is packed with potential & ready for your finishing touches! Whether you're looking to build sweat equity, customize your dream home, or invest in one of WNY’s most sought-after suburban communities, this property delivers outstanding value, size, & flexibility. Step inside & discover a layout designed for comfortable everyday living with room for everyone to live, work, & play! A standout feature of the home is the TWO Primary Suites, one on each floor, creating ideal possibilities for multigenerational living, guest accommodations, or private work-from-home arrangements. The HUGE Great Room features a handsome fireplace along with multiple oversized windows welcoming an abundance of natural light into the space. Enjoy breathtaking views overlooking your neighbor to the north - approximately 25 acres owned by the WNY Land Conservancy, providing a peaceful & scenic backdrop rarely found at this price point. The working kitchen offers a functional layout and flows directly into the adjacent formal dining room, creating excellent entertainment potential. Gleaming hardwood floors run throughout much of the home & provide a timeless foundation ready to shine with your personal updates & design vision. Attached two-car garage is currently finished with drywall & carpeting, offering valuable bonus space for recreation, hobbies, fitness, a playroom, or an additional entertainment area. Full basement adds even more storage & expansion possibilities. Additional highlights include an East facing front door, & spacious room sizes. This property is priced to reflect needed updates & improvements, making it an incredible opportunity for buyers looking to personalize a home while building long-term equity in an exceptional location. Seller is open to helping buyers reach their homeownership goals! HUD’s First Look Period applies for the first 30 days; Owner Occupied offers will be prioritized. Private showings & negotiations begin immediately. Square footage confirmed by listing agent.

4540 Gentwood Drive, Clarence
$399,900
5 Beds ⋅ 2 Baths ⋅ B1682115 MLS
Located in the heart of Allentown and just steps from Arlington Park, this beautifully maintained two unit property offers an outstanding opportunity for both owner occupants and investors alike. The upper unit features two bedrooms including one bedroom with a large walk-in closet, while the spacious lower unit offers three bedrooms and was recently rented for $1,800 per month. Both units showcase attractive finishes, generous living spaces, and excellent natural light throughout. The property has clearly been cared for with pride and offers a wonderful blend of character and updates. Both kitchens and bathrooms have seen tasteful renovation by the current owner while preserving the warmth and charm expected in a classic Buffalo property. Architectural shingle roof, separate utilities, forced air heating, and hardwood flooring add to the appeal. The second floor unit has in unit laundry for added convenience. Outside, enjoy a truly exceptional fully fenced backyard that creates a rare private retreat in the city. The outdoor space is perfect for entertaining, relaxing, or enjoying summer evenings with friends and family. Covered porches and inviting curb appeal further enhance this move in ready property. All appliances are included to ease the transition to the new owner. Conveniently located near restaurants, coffee shops, nightlife, Arlington Park, and public transportation, this is an excellent opportunity to own a versatile property in one of Buffalo’s most sought after neighborhoods.

115 College Street, Buffalo
$850,000
5 Beds ⋅ 4 Baths ⋅ B1680994 MLS
Rare opportunity to own this stunning 5-bedroom, 3.5-bath Arts & Crafts, East Aurora retreat set on over an acre of picturesque privacy literally seconds from all the charm, shops, and restaurants of the Village—without the added village taxes. You are welcomed through the private, covered side entry into a spacious foyer with coat closet. The sun-drenched family room features airy high ceilings, a fireplace, radiant heat hardwood floors, and breathtaking views of the surrounding landscape. French doors open to a generous covered porch, creating the perfect outdoor living space to relax, entertain, and enjoy the serenity of the home's large, private backyard oasis. The open-concept kitchen is a chef’s dream with an expansive center island/breakfast bar and seamless flow for entertaining family and friends. The first-floor primary suite offers a gas fireplace, private deck access with hot tub, and a beautifully appointed en suite with vaulted ceilings, skylight, custom stone walk in shower, and walk-in closet. The first floor also includes laundry room, half bath, den/study, spacious private office and a full bath and bedroom which could be setup as an in law suite. Upstairs, you’ll find three more spacious bedrooms with oversized walk-in closets and another pristine full bath with ceramic tile. Outside, the impressive 2.5+ car garage/barn provides incredible bonus space ideal for a workshop, studio, hobby area, or storage, plus a loft above. The large driveway offers plenty of parking space and the expansive backyard offers exceptional privacy and room to roam, bordered by mature landscaping that creates a peaceful and private retreat rarely found this close to the Village. The covered porch and outdoor spaces are perfectly positioned to take full advantage of the property's beautiful setting. Lovingly maintained with updated mechanics, this home combines space, comfort, and versatility in one of Western New York’s most sought-after locations.

97 Jewett Holmwood Road, Aurora
$995,000
4 Beds ⋅ 4 Baths ⋅ B1682222 MLS
Chautauqua Lake Estate showcasing architecturally distinctive contemporary chalet-inspired design and panoramic lake views. Offering nearly 3,000 sq. ft. across three exceptionally finished levels and being sold furnished, this year-round residence is designed to maximize natural light & seamless indoor/outdoor living. Featuring expansive lakeside decks, a private boat dock, & direct lake frontage, it is perfectly positioned just 5 minutes from the world-renowned Chautauqua Institution by car or boat. The bright foyer welcomes guests with soaring ceilings, skylights, & dramatic custom window walls overlooking a private courtyard. The spectacular lakefront great room captures stunning views from every angle, showcasing exceptional craftsmanship with floor-to-ceiling millwork, coffered ceilings, built-in bookcases, fireplace, & expansive glass doors leading to the sprawling deck—an ideal setting for lake breezes & sunsets. Seamlessly connected, the custom chef’s kitchen features rich furniture-style cabinetry, stone countertops, premium stainless appliances, wine storage and an island, while glass doors open directly to the private courtyard deck. The private upper-level primary suite is a luxurious, nearly 800 sq. ft., sanctuary featuring vaulted ceilings, dramatic arched window wall, elegant chandelier lighting, fireplace, sitting area, two walk-in closets & breathtaking lake views. Also included is a sunroom ideal for an office, reading retreat, or exercise space, private balcony access & a spa-inspired ensuite with an elevated soaking tub and beautifully tiled walk-in spa steam shower. The expansive walk-out lower-level lives like a private suite of its own with a spacious family room, custom built-ins & direct patio and lake access. This level features an ensuite bedroom plus two additional bedrooms & another full bath—ideal for hosting guests or multi-generational living. A rare opportunity to own a one-of-a-kind property blending timeless architectural character with refined lakefront living. Be sure to view the cinematic video, virtual tour, and drone footage. Qualified buyers only.

154 W Lake Road, Chautauqua
$34,900
3 Beds ⋅ 1 Baths ⋅ R1681773 MLS
Located just minutes from downtown Jamestown, this affordable fixer-upper offers a great opportunity to build equity. With a solid roof, a newer wraparound front porch, and the property already cleaned out, the heavy lifting has already begun — leaving you with a blank slate ready for your vision. Inside, the home will need kitchen and bathroom updates along with some mechanical improvements, but the potential is easy to see. Spacious rooms, classic charm, and a price point that’s hard to beat make this property an excellent value for someone willing to put in the work. This affordable investment opportunity has the bones and location to make a renovation project worthwhile.

610 Prendergast Avenue, Jamestown
$175,000
6 Beds ⋅ 2 Baths ⋅ B1681721 MLS
Turnkey investment opportunity at 644 E Ferry St in Buffalo! This well-maintained duplex features two spacious 3-bedroom apartments, offering strong rental income with both units currently occupied at $1,300/month each for a total gross monthly income of $2,600. Tenants pay separate utilities, helping keep owner expenses low and maximizing cash flow. Both units have been updated, making this a solid addition to your investment portfolio with less immediate maintenance to worry about. Conveniently located close to city amenities, shopping, restaurants, and major routes. Whether you're looking to expand your portfolio or get started in multifamily investing, this income-producing property is worth a look! Pictures on listing were taken before tenants moved in.

644 E Ferry Street, Buffalo
$285,000
3 Beds ⋅ 1 Baths ⋅ R1676257 MLS
Tucked away in the rolling hills minutes from the lake life, dining, marinas, and year round attractions of Bemus Point, this extraordinary country property offers the rare combination of privacy, acreage, recreation, and endless potential. Welcome to this rare raised ranch set on nearly 7 picturesque acres in the heart of sought after Chautauqua County. Surrounded by nature and peaceful countryside views, this property feels like your own private retreat while still being just a short drive to Chautauqua Lake, local restaurants, shopping, golf, snowmobile trails, wineries, and all the charm the Bemus Point area is known for. Chautauqua Lake is one of Western New York’s premier destinations for boating, fishing, recreation, and lake living. Enjoy the beauty of three private ponds, open green space, mature trees, and your very own orchard creating a peaceful setting. A wrap around driveway offers convenience and curb appeal, while the attached garage, workshop space, and barn provide room for hobbies, storage, animals, equipment, or outdoor toys. Inside, the home features an inviting open floor plan filled with natural light and designed for comfortable everyday living and entertaining alike. The main living area flows seamlessly together, creating the perfect gathering space or cozy evenings at home. Offering 3 bedrooms, this home provides the flexibility buyers are searching for. The first floor showcases a stunning oversized fireplace and massive additional living area with incredible potential. Easily finish this level to dramatically expand the home’s finished square footage, creating the perfect family room, guest suite, recreation space, home office, or in law setup. The possibilities are endless. Whether you dream of hobby farming, homesteading, entertaining, outdoor recreation, or simply escaping the noise of everyday life, this property delivers the lifestyle buyers are searching for in today’s market. Located near Long Point State Park, snowmobile and outdoor recreation areas, and the vibrant lake communities surrounding Chautauqua Lake, this is a property where every season brings something special.

5166 Pickard Road, Ellery

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