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Located in the center of it all, in the heart of Clarence Center. Just a short walk to local coffee shops, restaurants, and shopping—this beautifully updated home offers the charm of village living without the hustle and bustle. From the covered front porch or the sunroom off the living room, sit and watch the world go by. Over the past two years, nearly every inch of this home has been improved by a licensed contractor, with most of the work completed in 2024. Major mechanicals include a brand new furnace and central A/C system, along with all-new water lines, updated electrical, most new windows throughout and blown-in attic insulation for energy efficiency. The kitchen has been completely redone with new cabinets, granite countertops, and lighting, while both bathrooms were fully updated—including a new master bath with tiled shower and modern vanity. Refinished hardwood floors and luxury vinyl plank flooring give the interior a fresh, clean look, and the entire home has been freshly painted. Outside, enjoy a rebuilt garage with a new concrete floor, a brand new concrete driveway, and a new shed for extra storage. A newly installed paver walkway leads to the front door, and in the backyard, a brand new paver patio offers the perfect place to relax or entertain. Additional features include a gas fireplace, updated lighting and plumbing fixtures, and a hot water tank (2017). Everything has been thoughtfully updated so the next owner doesn’t have to—this is truly a move-in ready home in a location that’s hard to beat. Open House on Wednesday from 5-7pm, Private showings start immediately. All offers kindly requested by Tuesday August 12 at Noon.

4 Beds ⋅ 2 Baths ⋅ B1627986 MLS

Located in the center of it all, in the heart of Clarence Center. Just a short walk to local coffee shops, restaurants, and shopping—this beautifully updated home offers the charm of village living without the hustle and bustle. From the covered front porch or the sunroom off the living room, sit and watch the world go by. Over the past two years, nearly every inch of this home has been improved by a licensed contractor, with most of the work completed in 2024. Major mechanicals include a brand new furnace and central A/C system, along with all-new water lines, updated electrical, most new windows throughout and blown-in attic insulation for energy efficiency. The kitchen has been completely redone with new cabinets, granite countertops, and lighting, while both bathrooms were fully updated—including a new master bath with tiled shower and modern vanity. Refinished hardwood floors and luxury vinyl plank flooring give the interior a fresh, clean look, and the entire home has been freshly painted. Outside, enjoy a rebuilt garage with a new concrete floor, a brand new concrete driveway, and a new shed for extra storage. A newly installed paver walkway leads to the front door, and in the backyard, a brand new paver patio offers the perfect place to relax or entertain. Additional features include a gas fireplace, updated lighting and plumbing fixtures, and a hot water tank (2017). Everything has been thoughtfully updated so the next owner doesn’t have to—this is truly a move-in ready home in a location that’s hard to beat. Open House on Wednesday from 5-7pm, Private showings start immediately. All offers kindly requested by Tuesday August 12 at Noon.

9430 Clarence Center Road, Clarence

$424,725

2775 Square foot all Brick Colonial, Located in a Premier Buffalo Neighborhood. Built in 2001 - 3+ Bedrooms, 2.5 Baths. Come see with ideas in mind to finish renovations that were begun by previous owner. Make this your forever home!!! THE BANK HAS PLACED THIS PROPERTY INTO AN AUCTION ALL OFFERS must go through the auction only!

3 Beds ⋅ 3 Baths ⋅ B1650827 MLS

2775 Square foot all Brick Colonial, Located in a Premier Buffalo Neighborhood. Built in 2001 - 3+ Bedrooms, 2.5 Baths. Come see with ideas in mind to finish renovations that were begun by previous owner. Make this your forever home!!! THE BANK HAS PLACED THIS PROPERTY INTO AN AUCTION ALL OFFERS must go through the auction only!

77 William Price Parkway, Buffalo

$421,000

Tranquil Retreat in East Aurora! This charming 2 bedroom, 1.5 bath ranch home sits on a secluded lot with direct access to Cazenovia creek. 978 Quaker Rd has been beautifully updated with extensive interior and exterior improvements, this is a must see home! The property features a newly extended gravel driveway, two LED lamp posts, a new 24x24 concrete pad, whole house generator, and new flood lights for added convenience and security. There is a large 2.5 car detached garage with a workshop, electrical outlets, lights, heat and a sink. There is also a separate 1 car garage for extra storage. Beautiful concrete patio and Bilco doors to the basement. Handy side entry with large mudroom freshly painted with new floor. Inside you will enjoy refinished hardwood floors, new LED lighting throughout, and fresh neutral paint. The front room boasts durable Life proof vinyl plank flooring, while the family room features new carpet and window seats. Excellent condition wood doors throughout including 2 pocket doors. The kitchen is fully renovated with Soapstone natural stone counter tops, a Blanco sink with Kohler faucet, tile backsplash, new stove, refrigerator and microwave and life proof flooring. Bathrooms have been tastefully updated with tile finishes, granite and ceramic surfaces, new fixtures, and a Bluetooth LED exhaust fan in the main bathroom. The basement offers a partially finished area with new LED lighting, new carpet on the stairs, and a 2025 expansion tank for the boiler. Large walk up well insulated attic could be finished . Additional highlights include new vinyl windows, modern blinds, a stunning LED chandelier with cathedral ceiling. This home is conveniently located only minutes to the Village of East Aurora and the Village Of Orchard Park, which offers shopping, dining and recreation. This is a turn key property ready to call home and enjoy the peaceful setting and all nature has to offer, yet close to all amenities. Quaker Rd., 20A is a state road and is always plowed. Sq. ft. includes finished basement with egress. Brand new washer/dryer and high end lawn mower and trailer are also negotiable.

2 Beds ⋅ 2 Baths ⋅ B1606532 MLS

Tranquil Retreat in East Aurora! This charming 2 bedroom, 1.5 bath ranch home sits on a secluded lot with direct access to Cazenovia creek. 978 Quaker Rd has been beautifully updated with extensive interior and exterior improvements, this is a must see home! The property features a newly extended gravel driveway, two LED lamp posts, a new 24x24 concrete pad, whole house generator, and new flood lights for added convenience and security. There is a large 2.5 car detached garage with a workshop, electrical outlets, lights, heat and a sink. There is also a separate 1 car garage for extra storage. Beautiful concrete patio and Bilco doors to the basement. Handy side entry with large mudroom freshly painted with new floor. Inside you will enjoy refinished hardwood floors, new LED lighting throughout, and fresh neutral paint. The front room boasts durable Life proof vinyl plank flooring, while the family room features new carpet and window seats. Excellent condition wood doors throughout including 2 pocket doors. The kitchen is fully renovated with Soapstone natural stone counter tops, a Blanco sink with Kohler faucet, tile backsplash, new stove, refrigerator and microwave and life proof flooring. Bathrooms have been tastefully updated with tile finishes, granite and ceramic surfaces, new fixtures, and a Bluetooth LED exhaust fan in the main bathroom. The basement offers a partially finished area with new LED lighting, new carpet on the stairs, and a 2025 expansion tank for the boiler. Large walk up well insulated attic could be finished . Additional highlights include new vinyl windows, modern blinds, a stunning LED chandelier with cathedral ceiling. This home is conveniently located only minutes to the Village of East Aurora and the Village Of Orchard Park, which offers shopping, dining and recreation. This is a turn key property ready to call home and enjoy the peaceful setting and all nature has to offer, yet close to all amenities. Quaker Rd., 20A is a state road and is always plowed. Sq. ft. includes finished basement with egress. Brand new washer/dryer and high end lawn mower and trailer are also negotiable.

978 Quaker Road, Aurora

$420,000

Direct Beach View!!! The ONLY Cassadaga Lake home available for purchase!!! You will have hit the jackpot with this AMAZING FIND if you are a lake lover!!!Over 1 acre of land and pure waterfront views! Walk 30 feet out your door, across the tiny single lane roadway and you will feel the sand in your toes!!! The beach and lake are RIGHT THERE!!! This one of a kind lake home was constructed in 1991 and sits on 4 lots! Starting from the front covered deck that overlooks the lake into an open and airy living room with floor to ceiling windows that overlook the water and beach, as well as vaulted ceilings and fireplace! Open concept into the new granite kitchen with appliances, breakfast bar and pantry. The first floor primary bedroom has it's own walk-in closet, 2nd closet and new bathroom with walk-in shower! A 2nd half bath paired with laundry room on first floor focuses on convenience! Charming nautical themed side entryway/mudroom is a nice transition into the fantastic 28' x 34' garage built 4 years ago that easily stores 2 cars, has a workshop area and a wall of cupboards and counters(mini kitchen!). Perfectly done 2nd floor of home has a loft overlooking the living room down below and leads to 2 more bedrooms and another full bath. An attic on this floor also open up possibilities for finishing another room if ever desired. Don't forget our fabulous basement! This dry basement has a finished family room built in 2023 with stone gas fireplace, and has an office on this level as well as storage and utility room. If you aren't relaxing watching the water on the front deck, retreat to the 2 year old back covered concrete stamped patio for bonfires and wooded privacy! A 34' x 34' addition, 8 year old heating and central A/C, steel roof on home and garage, 200 amp breaker system in garage, new interior doors, flooring, and lighting, double blacktop driveway that holds 6 cars, walk-in attic are just some of the new updating! Want the lake!!?? You got it!! Rare find!!

3 Beds ⋅ 3 Baths ⋅ R1686031 MLS

Direct Beach View!!! The ONLY Cassadaga Lake home available for purchase!!! You will have hit the jackpot with this AMAZING FIND if you are a lake lover!!!Over 1 acre of land and pure waterfront views! Walk 30 feet out your door, across the tiny single lane roadway and you will feel the sand in your toes!!! The beach and lake are RIGHT THERE!!! This one of a kind lake home was constructed in 1991 and sits on 4 lots! Starting from the front covered deck that overlooks the lake into an open and airy living room with floor to ceiling windows that overlook the water and beach, as well as vaulted ceilings and fireplace! Open concept into the new granite kitchen with appliances, breakfast bar and pantry. The first floor primary bedroom has it's own walk-in closet, 2nd closet and new bathroom with walk-in shower! A 2nd half bath paired with laundry room on first floor focuses on convenience! Charming nautical themed side entryway/mudroom is a nice transition into the fantastic 28' x 34' garage built 4 years ago that easily stores 2 cars, has a workshop area and a wall of cupboards and counters(mini kitchen!). Perfectly done 2nd floor of home has a loft overlooking the living room down below and leads to 2 more bedrooms and another full bath. An attic on this floor also open up possibilities for finishing another room if ever desired. Don't forget our fabulous basement! This dry basement has a finished family room built in 2023 with stone gas fireplace, and has an office on this level as well as storage and utility room. If you aren't relaxing watching the water on the front deck, retreat to the 2 year old back covered concrete stamped patio for bonfires and wooded privacy! A 34' x 34' addition, 8 year old heating and central A/C, steel roof on home and garage, 200 amp breaker system in garage, new interior doors, flooring, and lighting, double blacktop driveway that holds 6 cars, walk-in attic are just some of the new updating! Want the lake!!?? You got it!! Rare find!!

36 Park Avenue, Stockton

$420,000

Welcome to 76 Anderson Place! This stunning Elmwood Village two-family home showcases extraordinary original woodwork & ornate architectural details both inside & out. Each unit offers 2 bedrooms & 1 full bath, soaring 12-foot ceilings, gorgeous original hardwood floors, multiple handcrafted, decorative fireplaces (NRTC), & classic pocket doors. The lower unit has been renovated & refreshed, featuring a brand-new kitchen w/ replacement cabinets, counters, flooring, updated fixtures, fresh paint, & lightly restored hardwoods. Both bedrooms offer massive walk-in closets, & a first-floor laundry room at the rear of the lower unit is a highly desirable convenience, ideal for owner occupant or to attract a top-tier tenant. The upper features a bright, open living/dining area w/ exposed brick accents, & a pass-through to the kitchen that creates a functional layout. The kitchen offers ample storage, open shelving, distinctive tile flooring, while large windows ('19-'20) provide abundant natural light. Upper is rented for $1,350/m on a m-t-m lease. The full basement is clean, dry, & well-lit, w/ glass block, separate bulkhead (bilco) doors that provide direct exterior access for ease of maintenance/storage, & updated 150-amp electric to each unit. Outside is a new, extended concrete driveway w/ retaining wall ('23) that offers dedicated off-street parking, a hugely coveted amenity for this neighborhood. The home sits on an deep 140-foot lot providing a large rear yard & a concrete pad currently used as a patio, believed to be the former footprint of a garage. Additional updates include new sump pump ('25), full exterior repair & fresh paint ('23), tear-off roof ('14). All of this is located just steps from the heart of the Elmwood Village w/ highly walkable, immediate access to renowned restaurants, cafés, bars, boutiques, & everyday conveniences. Priced below the City of Buffalo assessed value, this is a rare opportunity to own a timeless, turn-key two-family in one of the most sought-after locations. Offers will be reviewed as received, reserving the right to set an offer deadline. Open House Sat 2/7 11am-1pm & Sun 2/8 1pm-3pm.

4 Beds ⋅ 2 Baths ⋅ B1660904 MLS

Welcome to 76 Anderson Place! This stunning Elmwood Village two-family home showcases extraordinary original woodwork & ornate architectural details both inside & out. Each unit offers 2 bedrooms & 1 full bath, soaring 12-foot ceilings, gorgeous original hardwood floors, multiple handcrafted, decorative fireplaces (NRTC), & classic pocket doors. The lower unit has been renovated & refreshed, featuring a brand-new kitchen w/ replacement cabinets, counters, flooring, updated fixtures, fresh paint, & lightly restored hardwoods. Both bedrooms offer massive walk-in closets, & a first-floor laundry room at the rear of the lower unit is a highly desirable convenience, ideal for owner occupant or to attract a top-tier tenant. The upper features a bright, open living/dining area w/ exposed brick accents, & a pass-through to the kitchen that creates a functional layout. The kitchen offers ample storage, open shelving, distinctive tile flooring, while large windows ('19-'20) provide abundant natural light. Upper is rented for $1,350/m on a m-t-m lease. The full basement is clean, dry, & well-lit, w/ glass block, separate bulkhead (bilco) doors that provide direct exterior access for ease of maintenance/storage, & updated 150-amp electric to each unit. Outside is a new, extended concrete driveway w/ retaining wall ('23) that offers dedicated off-street parking, a hugely coveted amenity for this neighborhood. The home sits on an deep 140-foot lot providing a large rear yard & a concrete pad currently used as a patio, believed to be the former footprint of a garage. Additional updates include new sump pump ('25), full exterior repair & fresh paint ('23), tear-off roof ('14). All of this is located just steps from the heart of the Elmwood Village w/ highly walkable, immediate access to renowned restaurants, cafés, bars, boutiques, & everyday conveniences. Priced below the City of Buffalo assessed value, this is a rare opportunity to own a timeless, turn-key two-family in one of the most sought-after locations. Offers will be reviewed as received, reserving the right to set an offer deadline. Open House Sat 2/7 11am-1pm & Sun 2/8 1pm-3pm.

76 Anderson Place, Buffalo

$420,000

Welcome to this stunning private townhome in the sought after Evergreens community! This spacious updated 1,853 SqFt unit features 3 large bedrooms, 2.5 bathrooms & attached 2 car garage. Open concept living room with new cozy gas fireplace & gorgeous sunlit dining room. This home is perfect for entertaining with a chef's kitchen, complete with ss appliance package, butlers pantry & buffet station. Sliding glass doors overlook the serene wooded lot & plenty of natural light from the lofted second story skylights. Attention to detail in each room - Upstairs you'll find 3 sizable bedrooms; the primary includes 2 large closets & spa-like bath; double vanity, soaking tub & walk-in shower. Additional bedrooms have walk-in closets & second full bath w/ tub/shower combo. Full dry basement w/ updated mechanics. Step outside to your backyard wooded oasis; private deck w/ gorgeous natural views. This property is truly a hidden gem, boasting both tranquility & convenience; located minutes from all amenities. See for yourself at the open house Saturday 10/4 11am-1pm.

3 Beds ⋅ 3 Baths ⋅ B1641230 MLS

Welcome to this stunning private townhome in the sought after Evergreens community! This spacious updated 1,853 SqFt unit features 3 large bedrooms, 2.5 bathrooms & attached 2 car garage. Open concept living room with new cozy gas fireplace & gorgeous sunlit dining room. This home is perfect for entertaining with a chef's kitchen, complete with ss appliance package, butlers pantry & buffet station. Sliding glass doors overlook the serene wooded lot & plenty of natural light from the lofted second story skylights. Attention to detail in each room - Upstairs you'll find 3 sizable bedrooms; the primary includes 2 large closets & spa-like bath; double vanity, soaking tub & walk-in shower. Additional bedrooms have walk-in closets & second full bath w/ tub/shower combo. Full dry basement w/ updated mechanics. Step outside to your backyard wooded oasis; private deck w/ gorgeous natural views. This property is truly a hidden gem, boasting both tranquility & convenience; located minutes from all amenities. See for yourself at the open house Saturday 10/4 11am-1pm.

137 Breezewood Common, Amherst

$418,500

Welcome to this well-maintained and move-in ready home offering both charm and modern updates! From the moment you arrive, you’ll appreciate the classic curb appeal and inviting layout. Step inside to find beautifully newly refinished hardwood floors that add warmth and character throughout, complemented by a freshly painted interior. The spacious living areas provide a comfortable flow for both everyday living and entertaining. Outside, enjoy a fully fenced backyard, ideal for pets, play, or relaxing evenings in your own private outdoor space. The home also features an attached garage and mature landscaping that enhances its overall appeal. With thoughtful updates already completed, this home is truly move-in ready and waiting for its next owner. Don’t miss your opportunity to make it yours! Open house Sunday 4/19 11am-1pm. Offers reviewed as they as received.

4 Beds ⋅ 3 Baths ⋅ B1673914 MLS

Welcome to this well-maintained and move-in ready home offering both charm and modern updates! From the moment you arrive, you’ll appreciate the classic curb appeal and inviting layout. Step inside to find beautifully newly refinished hardwood floors that add warmth and character throughout, complemented by a freshly painted interior. The spacious living areas provide a comfortable flow for both everyday living and entertaining. Outside, enjoy a fully fenced backyard, ideal for pets, play, or relaxing evenings in your own private outdoor space. The home also features an attached garage and mature landscaping that enhances its overall appeal. With thoughtful updates already completed, this home is truly move-in ready and waiting for its next owner. Don’t miss your opportunity to make it yours! Open house Sunday 4/19 11am-1pm. Offers reviewed as they as received.

7163 Combs Drive, Eden

$418,000

Located just 20 minutes to downtown Buffalo & 10 minutes to Hamburg Beach this custom built 3 bdr 2.5 bath 2 story offers a rare combination of privacy and convenience. Built by Artisan in 1989 the home sits on a unique beautifully landscaped very private ½ acre lot with towering trees & several unique outdoor seating/dining areas. Charming wrap around covered front porch welcomes you into warm foyer with coat closet. Spacious living room features fireplace & many windows while formal dining room showcases nice architectural detail. Country kitchen includes dining area & opens directly to outdoor patios. First fl. Laundry & half bath conveniently located near attached garage. Upstairs you’ll find 3 bdrs & 2 full baths including primary suite with beamed cathedral ceiling, en suite bath & walk in closet. Additional highlights include full bsmt w/ partly finished room, 4 year old roof & 1877 sq of thoughtfully designed living space. Peaceful retreat combines beauty of nature with easy access to downtown, marina, beaches & small town park a minute away!

3 Beds ⋅ 3 Baths ⋅ B1626120 MLS

Located just 20 minutes to downtown Buffalo & 10 minutes to Hamburg Beach this custom built 3 bdr 2.5 bath 2 story offers a rare combination of privacy and convenience. Built by Artisan in 1989 the home sits on a unique beautifully landscaped very private ½ acre lot with towering trees & several unique outdoor seating/dining areas. Charming wrap around covered front porch welcomes you into warm foyer with coat closet. Spacious living room features fireplace & many windows while formal dining room showcases nice architectural detail. Country kitchen includes dining area & opens directly to outdoor patios. First fl. Laundry & half bath conveniently located near attached garage. Upstairs you’ll find 3 bdrs & 2 full baths including primary suite with beamed cathedral ceiling, en suite bath & walk in closet. Additional highlights include full bsmt w/ partly finished room, 4 year old roof & 1877 sq of thoughtfully designed living space. Peaceful retreat combines beauty of nature with easy access to downtown, marina, beaches & small town park a minute away!

1898 Hanley Drive, Hamburg

$415,000

Welcome to this charming Traditional Cape on the corner of Berryman Dr. and Main St. in the Smallwood School District of Snyder. Step inside to a warm and inviting layout featuring a bright beautiful living room with a wood-burning fireplace, entertain in the spacious dining room off the well-appointed kitchen with stainless steel appliances, ample counter space, and abundant natural light. The first floor also offers a den with built-in workspace. The cozy family room is a great place to relax and unwind complete with a gas stove for those cold winter nights. Enjoy the beautiful Florida room—perfectly enclosed with glass or screens—overlooking a fully fenced, professionally landscaped backyard. Upstairs, you’ll find four spacious bedrooms and an updated full bath, all filled with natural light and generous closet space. The partially finished basement adds additional living space with a second wood-burning fireplace. Recent updates include a new AC and furnace (2025), hot water tank (2021), and newer roof and appliances. Hardwood floors under all the rugs throughout the house. Great location, close to schools, restaurants and shopping!

4 Beds ⋅ 2 Baths ⋅ B1679428 MLS

Welcome to this charming Traditional Cape on the corner of Berryman Dr. and Main St. in the Smallwood School District of Snyder. Step inside to a warm and inviting layout featuring a bright beautiful living room with a wood-burning fireplace, entertain in the spacious dining room off the well-appointed kitchen with stainless steel appliances, ample counter space, and abundant natural light. The first floor also offers a den with built-in workspace. The cozy family room is a great place to relax and unwind complete with a gas stove for those cold winter nights. Enjoy the beautiful Florida room—perfectly enclosed with glass or screens—overlooking a fully fenced, professionally landscaped backyard. Upstairs, you’ll find four spacious bedrooms and an updated full bath, all filled with natural light and generous closet space. The partially finished basement adds additional living space with a second wood-burning fireplace. Recent updates include a new AC and furnace (2025), hot water tank (2021), and newer roof and appliances. Hardwood floors under all the rugs throughout the house. Great location, close to schools, restaurants and shopping!

4265 Main Street, Amherst

$415,000

OPEN HOUSE 2/1 from 11-1pm! Your new home awaits! Stunning & Spacious, this 3+ BR, 2 FB home has so much to offer! Beautifully updated and renovated while paying attention to original details and maintaining the home's charm and character. The eat in kitchen opens to formal DR & features granite countertops and pretty marble backsplash. Formal DR has large windows lending lots of natural light and double french doors that open to huge 13x21 LR. HW floors and crown moulding throughout w beautiful tile wood burning fireplace for cold winter nights. 1st floor also includes a remodeled full bath w custom glass pane walk in shower. Also bonus 8x9 rm with 1st floor laundry, could double as an office space. Gigantic 19x21 room, flex space with private entrance has so many possibilities. Could be home office, large family room, in law set up, home gym, studio, etc etc. 2nd flr has 3 generously sized bedrooms, all with large walk in closets. Remodelled bath with custom tile, double walk in shower, double vanity and jetted soaking tub. Walk out balcony from one bedroom, and XL 17x19 primary BR with enormous 10x13 walk in closet. Loads of built in cabinetry and nooks and crannies. 2nd floor has all new windows 2025. Roof 5 yrs old,garage roof 1 yr, newer HWT, brand new concrete driveway 2025. Huge dry basement w glass block windows and laundry hookups. All this with a professional size 25x30 attached GARAGE w 11' ceilings for 4+ cars. Perfect for a car enthusiast or any hobby you can think of. This home truly has it all. Offers will be reviewed Mon 2/2 @12pm.

3 Beds ⋅ 2 Baths ⋅ B1659304 MLS

OPEN HOUSE 2/1 from 11-1pm! Your new home awaits! Stunning & Spacious, this 3+ BR, 2 FB home has so much to offer! Beautifully updated and renovated while paying attention to original details and maintaining the home's charm and character. The eat in kitchen opens to formal DR & features granite countertops and pretty marble backsplash. Formal DR has large windows lending lots of natural light and double french doors that open to huge 13x21 LR. HW floors and crown moulding throughout w beautiful tile wood burning fireplace for cold winter nights. 1st floor also includes a remodeled full bath w custom glass pane walk in shower. Also bonus 8x9 rm with 1st floor laundry, could double as an office space. Gigantic 19x21 room, flex space with private entrance has so many possibilities. Could be home office, large family room, in law set up, home gym, studio, etc etc. 2nd flr has 3 generously sized bedrooms, all with large walk in closets. Remodelled bath with custom tile, double walk in shower, double vanity and jetted soaking tub. Walk out balcony from one bedroom, and XL 17x19 primary BR with enormous 10x13 walk in closet. Loads of built in cabinetry and nooks and crannies. 2nd floor has all new windows 2025. Roof 5 yrs old,garage roof 1 yr, newer HWT, brand new concrete driveway 2025. Huge dry basement w glass block windows and laundry hookups. All this with a professional size 25x30 attached GARAGE w 11' ceilings for 4+ cars. Perfect for a car enthusiast or any hobby you can think of. This home truly has it all. Offers will be reviewed Mon 2/2 @12pm.

1163 Eggert Road, Amherst

$415,000

Welcome to 24 Timothy Lane, a spacious ranch set on a quiet street in a great Orchard Park neighborhood. Offering almost 1800 square feet of living space, this two-bedroom, two-full-bath property is filled with potential and ready for its next owners to make it their own. This home features a large master suite complete with a private en suite bath and walk-in closet. The bright and inviting Florida room is the perfect spot to relax while overlooking the nearly one-acre lot, providing a serene backdrop for everyday living. A fully finished basement adds valuable additional living space, ideal for entertaining. With solid bones and a flexible layout this home presents a wonderful opportunity for personal touches and updates while already offering the comfort and functionality you’re looking for.

2 Beds ⋅ 2 Baths ⋅ B1638904 MLS

Welcome to 24 Timothy Lane, a spacious ranch set on a quiet street in a great Orchard Park neighborhood. Offering almost 1800 square feet of living space, this two-bedroom, two-full-bath property is filled with potential and ready for its next owners to make it their own. This home features a large master suite complete with a private en suite bath and walk-in closet. The bright and inviting Florida room is the perfect spot to relax while overlooking the nearly one-acre lot, providing a serene backdrop for everyday living. A fully finished basement adds valuable additional living space, ideal for entertaining. With solid bones and a flexible layout this home presents a wonderful opportunity for personal touches and updates while already offering the comfort and functionality you’re looking for.

24 Timothy Drive, Orchard Park

$414,855

Welcome to 11 Taylor Court - This 4-bedroom, 2.5 bath home sits on a quiet Cul de sac in the Town of West Seneca with Orchard Park Schools. Enter into the two-story foyer with office to the right (could be made into a first-floor bedroom with closet) and a formal dining room to the left. Large kitchen area has breakfast bar, two large pantries, first floor laundry and informal eating area which then opens to the family room with cathedral ceiling and gas fireplace. Sliding glass door off the kitchen opens onto a beautiful, stamped concrete covered patio that overlooks the rather large rear yard. Upstairs offers primary suite with jetted tub and great walk-in closet. Three more bedrooms and a shared full bathroom. Basement has 9-foot ceilings and could be additional finished living space. Auction dates are 8/24/26 - 8/26/26.

4 Beds ⋅ 4 Baths ⋅ B1664620 MLS

Welcome to 11 Taylor Court - This 4-bedroom, 2.5 bath home sits on a quiet Cul de sac in the Town of West Seneca with Orchard Park Schools. Enter into the two-story foyer with office to the right (could be made into a first-floor bedroom with closet) and a formal dining room to the left. Large kitchen area has breakfast bar, two large pantries, first floor laundry and informal eating area which then opens to the family room with cathedral ceiling and gas fireplace. Sliding glass door off the kitchen opens onto a beautiful, stamped concrete covered patio that overlooks the rather large rear yard. Upstairs offers primary suite with jetted tub and great walk-in closet. Three more bedrooms and a shared full bathroom. Basement has 9-foot ceilings and could be additional finished living space. Auction dates are 8/24/26 - 8/26/26.

11 Taylor Court, West Seneca

$413,500

Here is your opportunity to own a truly move-in ready home on a quiet street in the North Park neighborhood, while just steps away from all of the best businesses North Buffalo has to offer! 36 Lyndhurst is a beautifully and thoughtfully updated home with modern touches blending seamlessly with the classic charm. The first floor flows from the welcoming living room, complete with recently refinished original hardwood floors, to the spacious dining room, full of natural light and eye catching original wood ceiling details. The brand new kitchen is a stand-out, with all new cabinets, appliances and stunning marble countertops. A fully remodeled first floor bathroom features a walk in shower for added convenience. The additional first floor space would be great as an office, play area, or mudroom. Upstairs, you’ll find a spacious primary bedroom with a fully updated en-suite bathroom, complete with a stunning double vanity . Two additional bedrooms feature new carpeting, plus a bonus closet area currently used as a walk-in closet, offering excellent storage flexibility. Outside, enjoy a huge back deck, fully fenced yard, and an impressive two-car garage with extensive storage space—ideal for hobbies, tools, or extra gear. Major mechanical updates provide peace of mind, including a new roof, brand new hot water tank, furnace, and central air conditioning, as well as new electrical wiring and windows throughout. This turn-key property combines quiet residential living with unbeatable walkability, making 36 Lyndhurst the best of city living! Open house Saturday 1/24 from 11am-1pm. Offer deadline Tuesday 1/27 at 5pm.

3 Beds ⋅ 2 Baths ⋅ B1658268 MLS

Here is your opportunity to own a truly move-in ready home on a quiet street in the North Park neighborhood, while just steps away from all of the best businesses North Buffalo has to offer! 36 Lyndhurst is a beautifully and thoughtfully updated home with modern touches blending seamlessly with the classic charm. The first floor flows from the welcoming living room, complete with recently refinished original hardwood floors, to the spacious dining room, full of natural light and eye catching original wood ceiling details. The brand new kitchen is a stand-out, with all new cabinets, appliances and stunning marble countertops. A fully remodeled first floor bathroom features a walk in shower for added convenience. The additional first floor space would be great as an office, play area, or mudroom. Upstairs, you’ll find a spacious primary bedroom with a fully updated en-suite bathroom, complete with a stunning double vanity . Two additional bedrooms feature new carpeting, plus a bonus closet area currently used as a walk-in closet, offering excellent storage flexibility. Outside, enjoy a huge back deck, fully fenced yard, and an impressive two-car garage with extensive storage space—ideal for hobbies, tools, or extra gear. Major mechanical updates provide peace of mind, including a new roof, brand new hot water tank, furnace, and central air conditioning, as well as new electrical wiring and windows throughout. This turn-key property combines quiet residential living with unbeatable walkability, making 36 Lyndhurst the best of city living! Open house Saturday 1/24 from 11am-1pm. Offer deadline Tuesday 1/27 at 5pm.

36 Lyndhurst Avenue, Buffalo

$412,000

Welcome to 64 Montbleu Drive in Getzville, New York! This pristine 3-bedroom, 1.5-bath home has been thoughtfully updated and meticulously maintained, offering comfort, style, and numerous recent improvements. Recent updates and features include: NEW house roof with 50-year transferable warranty (Nov 2025), NEW shed roof and fresh paint (Aug 2025), Kitchen with granite countertops and stainless steel appliances. NEW LG stainless steel gas range (Mar 2024), NEW LG stainless steel microwave (Mar 2024), NEW KitchenAid stainless steel dishwasher (Mar 2024), NEW LG French-door stainless steel refrigerator (May 2025), NEW carpet in living room, hallway, all three bedrooms, and basement stairs (May 2024). Primary bathroom fully updated (2025): New vinyl flooring New vanity with quartz countertop New sink, faucet, mirror, and lighting Chair-height toilet Fresh paint New Nutone ceiling fan with exterior vent. Additional improvements: NEW thermostat, condensate pump, and furnace tune-up. Half bath refreshed with fresh paint and chair-height toilet (2025), NEW ceiling fans in bedrooms and sunroom (Apr 2025), NEW storm doors on sunroom and rear garage entrance (Oct 2025), NEW kitchen exit door with stairs and railing to deck (Apr 2025), Fresh paint in living room, hallway, and kitchen. NEW hinges and hardware on kitchen cabinets (Jan 2026). This move-in ready home offers stylish updates, granite kitchen counters, modern stainless appliances, and peace of mind with major improvements already completed. Located in the Williamsville School District. Close to the University at Buffalo, parks, library, thruway and all amenities. Moving made Easy! Offers reviewed on Monday, March 16th at 12pm

3 Beds ⋅ 2 Baths ⋅ B1664785 MLS

Welcome to 64 Montbleu Drive in Getzville, New York! This pristine 3-bedroom, 1.5-bath home has been thoughtfully updated and meticulously maintained, offering comfort, style, and numerous recent improvements. Recent updates and features include: NEW house roof with 50-year transferable warranty (Nov 2025), NEW shed roof and fresh paint (Aug 2025), Kitchen with granite countertops and stainless steel appliances. NEW LG stainless steel gas range (Mar 2024), NEW LG stainless steel microwave (Mar 2024), NEW KitchenAid stainless steel dishwasher (Mar 2024), NEW LG French-door stainless steel refrigerator (May 2025), NEW carpet in living room, hallway, all three bedrooms, and basement stairs (May 2024). Primary bathroom fully updated (2025): New vinyl flooring New vanity with quartz countertop New sink, faucet, mirror, and lighting Chair-height toilet Fresh paint New Nutone ceiling fan with exterior vent. Additional improvements: NEW thermostat, condensate pump, and furnace tune-up. Half bath refreshed with fresh paint and chair-height toilet (2025), NEW ceiling fans in bedrooms and sunroom (Apr 2025), NEW storm doors on sunroom and rear garage entrance (Oct 2025), NEW kitchen exit door with stairs and railing to deck (Apr 2025), Fresh paint in living room, hallway, and kitchen. NEW hinges and hardware on kitchen cabinets (Jan 2026). This move-in ready home offers stylish updates, granite kitchen counters, modern stainless appliances, and peace of mind with major improvements already completed. Located in the Williamsville School District. Close to the University at Buffalo, parks, library, thruway and all amenities. Moving made Easy! Offers reviewed on Monday, March 16th at 12pm

64 Montbleu Drive, Amherst

$412,000

DISCOVER THE SERENTITY OF WATERFRONT LIVING IN THIS INVITING PROPERTY WHERE EVERY DAY FEELS LIKE A GETAWAY! THIS HOME OFFERS SWEEPING VIEWS, GENTLE BREEZES AND SUNSETS THAT ARE HARD TO MATCH! LARGE WINDOWS AND AN OPEN CONCEPT LIVING SPACES CAPTURE THE EVER CHANGING SEASONS- STAMPED CONCRETE PATIO OFFERS THE PERFECT SPOT FOR MORNING COFFEE, SUNSET DINNERS OR WEEKEND ENTERTAINING! THREE BEDROOMS WITH TWO ON FIRST FLOOR AND UPPER FLOOR IS ONE BIG BEDROOM WITH A SITTING AREA. HARDWOOD FLOORS UNDER CARPET IN DINING ROOM, 1ST FL BEDROOMS AND AREA ADJACENT TO KITCHEN, AND FRONT ENTRY BUT NOT UNDER LIVING ROOM AREA. GENEROUS SIZE LIVING ROOM/DINING ROOM WITH GAS FIREPLACE, STYLISH BAR CABINETRY WITH WINE RACK AND ACCENT LIGHTING FOR A TOUCH OF LUXURY. ALSO FEATURES A PANORAMIC BAY WINDOW, SLIDING DOOR EXITS TO BACKYARD AREA OR CONTINUES TO A ENCLOSED SUN ROOM BEHIND TWO CAR GARAGE. MATURE SHADE TREES PLUS A BORDER OF BUSHES ALONG WATERFRONT EDGE. THE CURB APPEAL CONTINUES WITH A MAINTENANCE FREE EXTERIOR AND A HALF CIRCULAR BLACKTOP DRIVEWAY FOR EASE OF PULL-IN, PULL-OUT FROM PROPERTY AND CREATES A WELCOMING FIRST IMPRESSION! BEACH ACCESS IS AT NEARBY HAMBURG TOWN PARK/RESIDENTS ONLY AND ABOUT FIVE HOUSES DOWN IN OTHER DIRECTION IS A PATH TO BEACH! HIGHEST AND BEST OFFERS DUE FRIDAY DEC 19 @5PM. Offers due Friday, 12-19-25 @ 5pm.

3 Beds ⋅ 1 Baths ⋅ B1654550 MLS

DISCOVER THE SERENTITY OF WATERFRONT LIVING IN THIS INVITING PROPERTY WHERE EVERY DAY FEELS LIKE A GETAWAY! THIS HOME OFFERS SWEEPING VIEWS, GENTLE BREEZES AND SUNSETS THAT ARE HARD TO MATCH! LARGE WINDOWS AND AN OPEN CONCEPT LIVING SPACES CAPTURE THE EVER CHANGING SEASONS- STAMPED CONCRETE PATIO OFFERS THE PERFECT SPOT FOR MORNING COFFEE, SUNSET DINNERS OR WEEKEND ENTERTAINING! THREE BEDROOMS WITH TWO ON FIRST FLOOR AND UPPER FLOOR IS ONE BIG BEDROOM WITH A SITTING AREA. HARDWOOD FLOORS UNDER CARPET IN DINING ROOM, 1ST FL BEDROOMS AND AREA ADJACENT TO KITCHEN, AND FRONT ENTRY BUT NOT UNDER LIVING ROOM AREA. GENEROUS SIZE LIVING ROOM/DINING ROOM WITH GAS FIREPLACE, STYLISH BAR CABINETRY WITH WINE RACK AND ACCENT LIGHTING FOR A TOUCH OF LUXURY. ALSO FEATURES A PANORAMIC BAY WINDOW, SLIDING DOOR EXITS TO BACKYARD AREA OR CONTINUES TO A ENCLOSED SUN ROOM BEHIND TWO CAR GARAGE. MATURE SHADE TREES PLUS A BORDER OF BUSHES ALONG WATERFRONT EDGE. THE CURB APPEAL CONTINUES WITH A MAINTENANCE FREE EXTERIOR AND A HALF CIRCULAR BLACKTOP DRIVEWAY FOR EASE OF PULL-IN, PULL-OUT FROM PROPERTY AND CREATES A WELCOMING FIRST IMPRESSION! BEACH ACCESS IS AT NEARBY HAMBURG TOWN PARK/RESIDENTS ONLY AND ABOUT FIVE HOUSES DOWN IN OTHER DIRECTION IS A PATH TO BEACH! HIGHEST AND BEST OFFERS DUE FRIDAY DEC 19 @5PM. Offers due Friday, 12-19-25 @ 5pm.

4560 Lake Shore Road, Hamburg

$411,250

Welcome to 109 Argonne! This tastefully renovated 3 bedroom, 1.5 bath home is located just one block from the Village of Kenmore. Step inside to a bright and inviting living room featuring engineered hardwood floors, recessed lighting, and a wood burning fireplace. The spacious updated kitchen offers quartz countertops with a matching quartz backsplash, matte black stainless steel appliances, recessed lighting, and a large eat in peninsula with plenty of room for additional seating or a sitting area. Upstairs you will find three generously sized bedrooms, including one with access to a covered balcony, along with solid core Craftsman style doors and a recently updated full bathroom with bright modern tile. The finished attic provides excellent additional space for a home office, playroom, or bonus room. The dry basement adds even more living space and includes the original bar, making it a great spot for entertaining. Additional updates include a new furnace and central air in 2026, a freshly painted exterior, and a new roof. The fully fenced yard features an oversized two car garage with loft storage. Showings start Monday March 2nd. Offers are due Tuesday, March 10th by noon. OPEN HOUSE: Sat Mar 07, 11:00AM - 1:00PM & Sun Mar 08, 11:00AM - 1:00PM

3 Beds ⋅ 2 Baths ⋅ B1663717 MLS

Welcome to 109 Argonne! This tastefully renovated 3 bedroom, 1.5 bath home is located just one block from the Village of Kenmore. Step inside to a bright and inviting living room featuring engineered hardwood floors, recessed lighting, and a wood burning fireplace. The spacious updated kitchen offers quartz countertops with a matching quartz backsplash, matte black stainless steel appliances, recessed lighting, and a large eat in peninsula with plenty of room for additional seating or a sitting area. Upstairs you will find three generously sized bedrooms, including one with access to a covered balcony, along with solid core Craftsman style doors and a recently updated full bathroom with bright modern tile. The finished attic provides excellent additional space for a home office, playroom, or bonus room. The dry basement adds even more living space and includes the original bar, making it a great spot for entertaining. Additional updates include a new furnace and central air in 2026, a freshly painted exterior, and a new roof. The fully fenced yard features an oversized two car garage with loft storage. Showings start Monday March 2nd. Offers are due Tuesday, March 10th by noon. OPEN HOUSE: Sat Mar 07, 11:00AM - 1:00PM & Sun Mar 08, 11:00AM - 1:00PM

109 Argonne Drive, Tonawanda

$410,000

Welcome Home to 2 Stelle St! This 4 BR, 2 1/2 bath beauty sits on a beautiful corner lot and has a fully vinyl fenced in yard! You are greeted with a nice foyer and great room that opens to a spacious kitchen with stainless appliances, island, breakfast bar, separate dining area has sliding doors to stamped concrete patio. Private 1st floor office! Primary suite with large walk-in closet and owners bath has vanity with double sinks and walk-in shower! Awesome 2nd floor laundry room! Full basement can easily be finished and already has egress window! Newer carpeting and new tankless HWT 2026. New Sump Pump 6/26 Transferred owner sad to leave this pristine home!

4 Beds ⋅ 3 Baths ⋅ B1684583 MLS

Welcome Home to 2 Stelle St! This 4 BR, 2 1/2 bath beauty sits on a beautiful corner lot and has a fully vinyl fenced in yard! You are greeted with a nice foyer and great room that opens to a spacious kitchen with stainless appliances, island, breakfast bar, separate dining area has sliding doors to stamped concrete patio. Private 1st floor office! Primary suite with large walk-in closet and owners bath has vanity with double sinks and walk-in shower! Awesome 2nd floor laundry room! Full basement can easily be finished and already has egress window! Newer carpeting and new tankless HWT 2026. New Sump Pump 6/26 Transferred owner sad to leave this pristine home!

2 Stelle Street, Hamburg

$410,000

This beautifully renovated split-level home features a gorgeous, newly renovated kitchen equipped with all-white cabinetry, granite countertops, new lighting, a tiled backsplash, and a quaint window seat. The dining area overlooks the lower-level family room, plus there is additional dining at the entertaining-sized island adjoining the living room. All of this lends to creating a modern, bright, and refreshing open floor plan. Additional bonuses include two full bathrooms, a finished basement, an inground Majestic swimming pool, a poolside deck, and a covered maintenance-free deck. Recent updates include Furnace, HTWT, Exterior paint, backup sump jet sump pump, maintenance-free patio decking, most light fixtures, renovated 1st floor full bath, pool cover, pump and motor. Truly a must-see home located in the sought-after Lancaster School District. Schedule asap, offers are due Tuesday, March 10th @ 3 PM

3 Beds ⋅ 2 Baths ⋅ B1663332 MLS

This beautifully renovated split-level home features a gorgeous, newly renovated kitchen equipped with all-white cabinetry, granite countertops, new lighting, a tiled backsplash, and a quaint window seat. The dining area overlooks the lower-level family room, plus there is additional dining at the entertaining-sized island adjoining the living room. All of this lends to creating a modern, bright, and refreshing open floor plan. Additional bonuses include two full bathrooms, a finished basement, an inground Majestic swimming pool, a poolside deck, and a covered maintenance-free deck. Recent updates include Furnace, HTWT, Exterior paint, backup sump jet sump pump, maintenance-free patio decking, most light fixtures, renovated 1st floor full bath, pool cover, pump and motor. Truly a must-see home located in the sought-after Lancaster School District. Schedule asap, offers are due Tuesday, March 10th @ 3 PM

106 Dorset Drive, Lancaster

$410,000

Welcome home to this picture-perfect 3-bedroom, 2-bath ranch nestled on 1.3 acres in the Town of Newstead, within the Alden School District! Every inch of this home has been tastefully updated and lovingly maintained—truly move-in ready from top to bottom. The spacious front living room welcomes you with an abundance of natural sunlight and a bright, airy feel. The completely reimagined kitchen offers new cabinets, countertops, recessed lighting, flooring, and a convenient pantry—all designed for today’s modern living. The open layout flows seamlessly into the dining area, featuring a sliding door that leads out to an amazing maintenance-free deck with built-in lighting and steps down to a stamped concrete patio and cozy fire pit area for entertaining or relaxing nights under the stars. All three bedrooms are located on the first floor, including a serene primary suite with a walk-in closet, custom ensuite bathroom, and beautiful views of the private backyard. The hallway bath features a walk-in shower and newer vanity, while the additional bedrooms offer comfortable space for family, guests, or a home office. The inviting breezeway connects the home to a 2-car attached garage with a newer garage door and provides the perfect spot for guests or pets to stop and settle before coming inside. Downstairs, the partially finished basement includes a dry bar and plenty of room for hosting Bills games or movie nights. The unfinished side houses the laundry area, mechanicals, and abundant storage—with walk-out Bilco doors and ceiling height ideal for a potential gym or workshop. The home’s curb appeal shines with its maintenance-free vinyl siding, nearly all new windows and a 4-year-old roof. Lovingly overhauled by the current owners, this property offers the perfect blend of modern comfort, functional design and charm—ready for you to move right in and call it home! Showings begin ASAP - All offers due TUESDAY 11/4 by 12PM!

3 Beds ⋅ 2 Baths ⋅ B1647527 MLS

Welcome home to this picture-perfect 3-bedroom, 2-bath ranch nestled on 1.3 acres in the Town of Newstead, within the Alden School District! Every inch of this home has been tastefully updated and lovingly maintained—truly move-in ready from top to bottom. The spacious front living room welcomes you with an abundance of natural sunlight and a bright, airy feel. The completely reimagined kitchen offers new cabinets, countertops, recessed lighting, flooring, and a convenient pantry—all designed for today’s modern living. The open layout flows seamlessly into the dining area, featuring a sliding door that leads out to an amazing maintenance-free deck with built-in lighting and steps down to a stamped concrete patio and cozy fire pit area for entertaining or relaxing nights under the stars. All three bedrooms are located on the first floor, including a serene primary suite with a walk-in closet, custom ensuite bathroom, and beautiful views of the private backyard. The hallway bath features a walk-in shower and newer vanity, while the additional bedrooms offer comfortable space for family, guests, or a home office. The inviting breezeway connects the home to a 2-car attached garage with a newer garage door and provides the perfect spot for guests or pets to stop and settle before coming inside. Downstairs, the partially finished basement includes a dry bar and plenty of room for hosting Bills games or movie nights. The unfinished side houses the laundry area, mechanicals, and abundant storage—with walk-out Bilco doors and ceiling height ideal for a potential gym or workshop. The home’s curb appeal shines with its maintenance-free vinyl siding, nearly all new windows and a 4-year-old roof. Lovingly overhauled by the current owners, this property offers the perfect blend of modern comfort, functional design and charm—ready for you to move right in and call it home! Showings begin ASAP - All offers due TUESDAY 11/4 by 12PM!

11882 Buckwheat Road, Newstead

$410,000

Welcome to 5670 Goodrich Road in the heart of Clarence Center. This beautifully maintained 4-bedroom, 1.5-bath Colonial offers nearly 1,800 square feet of inviting living space on a generous half-acre lot. From the moment you arrive, you’ll notice the care and attention that has gone into every detail, making this home truly move-in ready. Inside, the main floor offers a bright and welcoming living room, a formal dining area, and a refreshed kitchen complete with a new sink, disposal, oven, microwave, refrigerator, and dishwasher. Upstairs, new carpet installed in adds warmth and comfort to the spacious bedrooms, while the updated full bath features a Bath Fitter tub surround for a fresh, modern touch. The home’s many recent upgrades provide peace of mind for years to come. New windows were installed in 2025, the electric panel was updated in 2022, and the mechanicals include a new furnace and central air conditioning (2022), a new hot water tank (2021), and a new sump pump (2022). Outdoors, the property continues to impress with a fully enclosed yard surrounded by a new aluminum fence—perfect for pets, play, and entertaining. Set in a highly sought-after neighborhood within the Clarence School District, this home combines modern updates with timeless charm in an unbeatable location. Don’t miss this opportunity to enjoy comfort, convenience, and style in the heart of Clarence Center. Offers will be reviewed beginning Friday (9/5) at 12:00pm

4 Beds ⋅ 2 Baths ⋅ B1634085 MLS

Welcome to 5670 Goodrich Road in the heart of Clarence Center. This beautifully maintained 4-bedroom, 1.5-bath Colonial offers nearly 1,800 square feet of inviting living space on a generous half-acre lot. From the moment you arrive, you’ll notice the care and attention that has gone into every detail, making this home truly move-in ready. Inside, the main floor offers a bright and welcoming living room, a formal dining area, and a refreshed kitchen complete with a new sink, disposal, oven, microwave, refrigerator, and dishwasher. Upstairs, new carpet installed in adds warmth and comfort to the spacious bedrooms, while the updated full bath features a Bath Fitter tub surround for a fresh, modern touch. The home’s many recent upgrades provide peace of mind for years to come. New windows were installed in 2025, the electric panel was updated in 2022, and the mechanicals include a new furnace and central air conditioning (2022), a new hot water tank (2021), and a new sump pump (2022). Outdoors, the property continues to impress with a fully enclosed yard surrounded by a new aluminum fence—perfect for pets, play, and entertaining. Set in a highly sought-after neighborhood within the Clarence School District, this home combines modern updates with timeless charm in an unbeatable location. Don’t miss this opportunity to enjoy comfort, convenience, and style in the heart of Clarence Center. Offers will be reviewed beginning Friday (9/5) at 12:00pm

5670 Goodrich Road, Clarence

$410,000

Open House: Saturday, July 19th, 1pm-4pm; Sunday, July 20th, 2pm-4pm. Welcome to your new home! This stunning, fully remodeled two-story residence features brand-new floors, roof, plumbing, HVAC system, central AC, hot water heater, furnace, siding, light fixtures, windows, doors, and beautiful kitchen appliances. Nestled on a spacious lot with a creek, this home offers the perfect blend of modern luxury and tranquil natural beauty. With 4 bedrooms, 3 full bathrooms, a cozy front porch, an open kitchen, an inviting living room, and a versatile bonus room with endless possibilities, this home is designed for both comfort and style. This home is also conveniently located near the 219 entrance, with easy access to Buffalo Bills Stadium, Ellicottville, Holiday Valley and East Aurora.

4 Beds ⋅ 3 Baths ⋅ R1615857 MLS

Open House: Saturday, July 19th, 1pm-4pm; Sunday, July 20th, 2pm-4pm. Welcome to your new home! This stunning, fully remodeled two-story residence features brand-new floors, roof, plumbing, HVAC system, central AC, hot water heater, furnace, siding, light fixtures, windows, doors, and beautiful kitchen appliances. Nestled on a spacious lot with a creek, this home offers the perfect blend of modern luxury and tranquil natural beauty. With 4 bedrooms, 3 full bathrooms, a cozy front porch, an open kitchen, an inviting living room, and a versatile bonus room with endless possibilities, this home is designed for both comfort and style. This home is also conveniently located near the 219 entrance, with easy access to Buffalo Bills Stadium, Ellicottville, Holiday Valley and East Aurora.

9267 Boston State Road, Boston

$405,000

Offers to be reviewed on Wednesday, 7/15 after 12 pm on this spacious, maintenance free two family!!! Perfect to owner occupy or for investment!! This home is currently owner occupied & so well maintained! With 2,600 square feet, each unit contains fully equipped eat-in kitchen, dining room, living room, 3 bedrooms and full bathroom. The many updates include: lower kitchen remodeled in 2022, vinyl plank flooring in upper kitchen, bathroom showers (2018), refinished hardwood floors, replacement windows, front & back doors, both boilers (2004), hot water tanks (2017 & 2024), permanent generator (2023), vinyl siding, roof & gutters 2010, glass block windows in poured concrete basement. There is also a 2 car garage plus extra parking & retractable awning. Some pictures have been altered to remove personal items.

6 Beds ⋅ 2 Baths ⋅ B1696791 MLS

Offers to be reviewed on Wednesday, 7/15 after 12 pm on this spacious, maintenance free two family!!! Perfect to owner occupy or for investment!! This home is currently owner occupied & so well maintained! With 2,600 square feet, each unit contains fully equipped eat-in kitchen, dining room, living room, 3 bedrooms and full bathroom. The many updates include: lower kitchen remodeled in 2022, vinyl plank flooring in upper kitchen, bathroom showers (2018), refinished hardwood floors, replacement windows, front & back doors, both boilers (2004), hot water tanks (2017 & 2024), permanent generator (2023), vinyl siding, roof & gutters 2010, glass block windows in poured concrete basement. There is also a 2 car garage plus extra parking & retractable awning. Some pictures have been altered to remove personal items.

98 Delaware Rd, Tonawanda

$405,000

Welcome to this beautifully maintained, 2,100+ sq. ft Lake View Colonial. Featuring 4 bedrooms and 2.5 bathrooms, this move-in-ready home boasts a bright layout with large windows throughout. The main level offers an ideal flow for entertaining, seamlessly connecting a bright recently updated kitchen, to a spacious living room. A separate dining room and family room provide plenty of extra living space. Through the sliding glass doors, a covered patio with a ceiling fan overlooks a serene backyard with no rear neighbors. Upstairs, discover four generous bedrooms, including a spacious primary suite. This beautiful home is ready to welcome its next owner! Square footage based upon updated measurements. Showings start Monday, June 29th and offers will be due Thursday, July 9th at 12:00 p.m. Open House Wednesday, July 1st 5:00 - 7:00 p.m.

4 Beds ⋅ 3 Baths ⋅ B1694497 MLS

Welcome to this beautifully maintained, 2,100+ sq. ft Lake View Colonial. Featuring 4 bedrooms and 2.5 bathrooms, this move-in-ready home boasts a bright layout with large windows throughout. The main level offers an ideal flow for entertaining, seamlessly connecting a bright recently updated kitchen, to a spacious living room. A separate dining room and family room provide plenty of extra living space. Through the sliding glass doors, a covered patio with a ceiling fan overlooks a serene backyard with no rear neighbors. Upstairs, discover four generous bedrooms, including a spacious primary suite. This beautiful home is ready to welcome its next owner! Square footage based upon updated measurements. Showings start Monday, June 29th and offers will be due Thursday, July 9th at 12:00 p.m. Open House Wednesday, July 1st 5:00 - 7:00 p.m.

2178 Fox Chase Road, Hamburg

$405,000

Nestled in the heart of nature, this charming 3-bedroom, 1.5-bath, 2152 sq. ft home offers the perfect blend of serenity and comfort. Step into the spacious living room with soaring cathedral ceilings that create an airy, open feel, ideal for relaxing or entertaining. The open-concept kitchen features quartz counter-tops, plenty of cabinet space and is perfect for everyday cooking, entertaining and great conversations. Enjoy the convenience of first-floor laundry and a versatile bonus room—perfect as an art studio, home office, creative space, and potentially a first floor bedroom. Unwind in the screened-in porch overlooking a beautifully landscaped koi pond, where the gentle sounds of water and birdsong set the tone for peaceful mornings and quiet evenings. Explore your private 5-acre paradise with hiking trails through the woods—perfect for nature lovers and outdoor enthusiasts. Just under a 10 min drive to Lake Erie- here’s your opportunity to own this rare gem that invites you to slow down and savor the beauty of the outdoors.

3 Beds ⋅ 2 Baths ⋅ B1643141 MLS

Nestled in the heart of nature, this charming 3-bedroom, 1.5-bath, 2152 sq. ft home offers the perfect blend of serenity and comfort. Step into the spacious living room with soaring cathedral ceilings that create an airy, open feel, ideal for relaxing or entertaining. The open-concept kitchen features quartz counter-tops, plenty of cabinet space and is perfect for everyday cooking, entertaining and great conversations. Enjoy the convenience of first-floor laundry and a versatile bonus room—perfect as an art studio, home office, creative space, and potentially a first floor bedroom. Unwind in the screened-in porch overlooking a beautifully landscaped koi pond, where the gentle sounds of water and birdsong set the tone for peaceful mornings and quiet evenings. Explore your private 5-acre paradise with hiking trails through the woods—perfect for nature lovers and outdoor enthusiasts. Just under a 10 min drive to Lake Erie- here’s your opportunity to own this rare gem that invites you to slow down and savor the beauty of the outdoors.

1316 Wisconsin Road, Evans

$404,000

Beautiful 4-bedroom Colonial in the highly sought-after Williamsville School District! Offering exceptional updates, versatile living space, and a private park-like backyard, this move-in-ready home has it all. Tiled foyer opens to bright living and dining rooms featuring brand-new maple flooring, large windows, and new glass doors leading to a spacious two-tier deck—perfect for entertaining. The eat-in kitchen is equipped with granite countertops, updated appliances (2021), a large island with breakfast bar and storage, generous cabinetry, and ample workspace. First-floor office/den with elegant wainscoting and glass French doors provides an ideal work-from-home setup. Cozy family room features bamboo flooring, custom live-edge mantel and shelving, and a classic wood-burning fireplace. Convenient first-floor half bath and attached 2-car garage. Upstairs, the spacious primary suite offers a large closet and private bath with glass-enclosed shower; three additional bedrooms and full bath with double vanity and tub/shower. Finished basement adds valuable flexible space for a rec room, playroom, home gym, or media area. Additional highlights include a Weil-McLain boiler with zoned heating and a new sump pump. Enjoy the beautifully landscaped backyard oasis featuring a large deck, paver patio, fire pit, charming she-shed, and two storage sheds. A wonderful opportunity in a prime location close to shopping, dining, parks, and Village amenities. Square footage updated by licensed real estate appraiser.

4 Beds ⋅ 3 Baths ⋅ B1686483 MLS

Beautiful 4-bedroom Colonial in the highly sought-after Williamsville School District! Offering exceptional updates, versatile living space, and a private park-like backyard, this move-in-ready home has it all. Tiled foyer opens to bright living and dining rooms featuring brand-new maple flooring, large windows, and new glass doors leading to a spacious two-tier deck—perfect for entertaining. The eat-in kitchen is equipped with granite countertops, updated appliances (2021), a large island with breakfast bar and storage, generous cabinetry, and ample workspace. First-floor office/den with elegant wainscoting and glass French doors provides an ideal work-from-home setup. Cozy family room features bamboo flooring, custom live-edge mantel and shelving, and a classic wood-burning fireplace. Convenient first-floor half bath and attached 2-car garage. Upstairs, the spacious primary suite offers a large closet and private bath with glass-enclosed shower; three additional bedrooms and full bath with double vanity and tub/shower. Finished basement adds valuable flexible space for a rec room, playroom, home gym, or media area. Additional highlights include a Weil-McLain boiler with zoned heating and a new sump pump. Enjoy the beautifully landscaped backyard oasis featuring a large deck, paver patio, fire pit, charming she-shed, and two storage sheds. A wonderful opportunity in a prime location close to shopping, dining, parks, and Village amenities. Square footage updated by licensed real estate appraiser.

153 Pin Oak Drive, Amherst

$403,000

Welcome to this charming double located in the heart of Elmwood Village! Each spacious unit features three bedrooms, including an oversized master suite, and in-unit laundry for added convenience. The finished attic provides additional living space, perfect for a home office, guest area, or entertainment room. Enjoy modern kitchens and updated bathrooms in both units, offering comfort and style. With market-rate rental income, this property helps offset expenses while providing long-term value. Additional highlights include off-street parking, a full basement, a newer roof, fresh interior and exterior paint throughout, making this home move-in ready and low-maintenance. Offers due 9/16 at 3PM

6 Beds ⋅ 2 Baths ⋅ B1636624 MLS

Welcome to this charming double located in the heart of Elmwood Village! Each spacious unit features three bedrooms, including an oversized master suite, and in-unit laundry for added convenience. The finished attic provides additional living space, perfect for a home office, guest area, or entertainment room. Enjoy modern kitchens and updated bathrooms in both units, offering comfort and style. With market-rate rental income, this property helps offset expenses while providing long-term value. Additional highlights include off-street parking, a full basement, a newer roof, fresh interior and exterior paint throughout, making this home move-in ready and low-maintenance. Offers due 9/16 at 3PM

823 Ashland Avenue, Buffalo

$400,000

Welcome to 136 S. Lincoln Avenue, a charming 3 to 4-bedroom, 2-bath 1904 sq ft home ideally located in the heart of the Village of Orchard Park. Enjoy the convenience of being within walking distance to local schools, restaurants, parks, the public library, and all the amenities that make village living so desirable. Inside, on the first floor you'll find an updated kitchen featuring stainless steel appliances and an open, airy living and dining area filled with abundant natural light, a full bathroom and space for an office or additional storage. The flexible rear room, highlighted by large windows overlooking the private fenced backyard, is currently being used as a bedroom but could easily serve as a beautiful four-season sunroom, family room, or home office. The second floor showcases bedrooms with original hardwood floors that add warmth and character to the home. Additional features include a high-efficiency furnace and central air conditioning, an updated 200-amp electrical service with generator hookup if needed, and an attached garage for added convenience. Full basement with play area and extra storage. Step outside and enjoy the private fenced backyard, offering the perfect setting for entertaining, gardening, cooking s'mores at the fire, or simply relaxing. Tax records do not reflect the true square footage as remeasured by town assessor. Combining classic charm, modern updates, and an unbeatable village location, this home is ready for its next owner to enjoy all that Orchard Park has to offer.

4 Beds ⋅ 2 Baths ⋅ B1700866 MLS

Welcome to 136 S. Lincoln Avenue, a charming 3 to 4-bedroom, 2-bath 1904 sq ft home ideally located in the heart of the Village of Orchard Park. Enjoy the convenience of being within walking distance to local schools, restaurants, parks, the public library, and all the amenities that make village living so desirable. Inside, on the first floor you'll find an updated kitchen featuring stainless steel appliances and an open, airy living and dining area filled with abundant natural light, a full bathroom and space for an office or additional storage. The flexible rear room, highlighted by large windows overlooking the private fenced backyard, is currently being used as a bedroom but could easily serve as a beautiful four-season sunroom, family room, or home office. The second floor showcases bedrooms with original hardwood floors that add warmth and character to the home. Additional features include a high-efficiency furnace and central air conditioning, an updated 200-amp electrical service with generator hookup if needed, and an attached garage for added convenience. Full basement with play area and extra storage. Step outside and enjoy the private fenced backyard, offering the perfect setting for entertaining, gardening, cooking s'mores at the fire, or simply relaxing. Tax records do not reflect the true square footage as remeasured by town assessor. Combining classic charm, modern updates, and an unbeatable village location, this home is ready for its next owner to enjoy all that Orchard Park has to offer.

136 S Lincoln Avenue, Orchard Park

$400,000

Welcome to this beautifully updated 3-bedroom, 1.5-bath home situated on over a quarter-acre lot, offering the perfect combination of modern updates, spacious living, and timeless charm. Inside, you'll find three generously sized bedrooms, each featuring beautiful hardwood floors. The bright and inviting living room is filled with natural light, creating a warm and welcoming atmosphere. A formal dining room provides the perfect space for family dinners and entertaining, while the additional bonus room offers endless possibilities as a second living area, playroom, home office, or additional dining space. The spacious kitchen is designed for both everyday living and entertaining, featuring gorgeous quartz countertops, all-new stainless-steel appliances, and plenty of cabinet and counter space. Whether you're hosting family gatherings or enjoying a quiet evening at home, this kitchen is sure to impress. Convenience is key with a half bath located on the first floor and a fully updated bathroom upstairs, complete with a tiled shower surround, tile flooring, and a granite-top vanity. Major updates provide peace of mind, including all new windows, a new furnace, new hot water tank, and a new electrical panel. Step outside to enjoy the expansive backyard, offering plenty of room for entertaining, outdoor activities, or simply relaxing. The poured concrete patio provides the perfect space for grilling, outdoor dining, or gathering with family and friends. This move-in-ready home has been thoughtfully updated from top to bottom and is ready for its next owner. Don't miss your opportunity to make it yours! Open House is Sunday August 2nd from 1-3pm.

3 Beds ⋅ 2 Baths ⋅ B1701848 MLS

Welcome to this beautifully updated 3-bedroom, 1.5-bath home situated on over a quarter-acre lot, offering the perfect combination of modern updates, spacious living, and timeless charm. Inside, you'll find three generously sized bedrooms, each featuring beautiful hardwood floors. The bright and inviting living room is filled with natural light, creating a warm and welcoming atmosphere. A formal dining room provides the perfect space for family dinners and entertaining, while the additional bonus room offers endless possibilities as a second living area, playroom, home office, or additional dining space. The spacious kitchen is designed for both everyday living and entertaining, featuring gorgeous quartz countertops, all-new stainless-steel appliances, and plenty of cabinet and counter space. Whether you're hosting family gatherings or enjoying a quiet evening at home, this kitchen is sure to impress. Convenience is key with a half bath located on the first floor and a fully updated bathroom upstairs, complete with a tiled shower surround, tile flooring, and a granite-top vanity. Major updates provide peace of mind, including all new windows, a new furnace, new hot water tank, and a new electrical panel. Step outside to enjoy the expansive backyard, offering plenty of room for entertaining, outdoor activities, or simply relaxing. The poured concrete patio provides the perfect space for grilling, outdoor dining, or gathering with family and friends. This move-in-ready home has been thoughtfully updated from top to bottom and is ready for its next owner. Don't miss your opportunity to make it yours! Open House is Sunday August 2nd from 1-3pm.

57 Puritan Place, Orchard Park

$400,000

Completely transformed and move-in ready, this stunning Kenmore home showcases a beautifully updated home while maintaining the character and charm that make the Village so desirable. Offering over 1,600 sq ft of updated living space, this 3 bed, 1 full and 2 half-bath home leaves little for its next owner to do but unpack. This extensive renovation includes a fully remodeled kitchen, remodeled basement, 1st and 2nd floor bathrooms, new central AC unit, exterior French doors, freshly painted deck, luxury vinyl plank flooring throughout the 1st floor, new carpeting upstairs, fresh interior and exterior paint, custom built-in closets in the primary and secondary bedrooms, professional landscaping, and custom interlocking stone walkways connecting the rear parking area, deck, shed, and side entrance. The bright and open first floor features ample living and entertaining space, greeted by a foyer featuring tall ceilings, living room with gas fireplace and built-ins, formal dining room, remodeled kitchen with French doors leading to the deck and private backyard, plus a half bath and versatile sunroom ideal for a home office, playroom, reading room, or additional living space. Upstairs are 3 generously sized bedrooms and an oversized full bath. The dry basement offers valuable additional living space not included in square footage, featuring a half bath, rec room, dedicated laundry area, and ample storage space. Additional improvements include basement drain tile and structural reinforcement completed by Frank's Basement in 2024 with a lifetime transferable warranty for complete peace of mind. Exterior updates include a full tear-off roof (2014), updated steel exterior doors, vinyl replacement windows, and exceptional curb appeal. A rare feature for the neighborhood, the property offers a rear parking pad accommodating up to 4 vehicles—an uncommon amenity and valuable convenience for homeowners and guests alike. This turnkey home is ideally located just minutes from shops, restaurants, parks, the Kenmore Farmers Market, and everyday conveniences. Showings begin immediately, open houses Sat 6/6 & Sun 6/7 11–1, Tues 6/9 5-7pm. Offers if any due 6/10 by 12pm.

3 Beds ⋅ 3 Baths ⋅ B1680128 MLS

Completely transformed and move-in ready, this stunning Kenmore home showcases a beautifully updated home while maintaining the character and charm that make the Village so desirable. Offering over 1,600 sq ft of updated living space, this 3 bed, 1 full and 2 half-bath home leaves little for its next owner to do but unpack. This extensive renovation includes a fully remodeled kitchen, remodeled basement, 1st and 2nd floor bathrooms, new central AC unit, exterior French doors, freshly painted deck, luxury vinyl plank flooring throughout the 1st floor, new carpeting upstairs, fresh interior and exterior paint, custom built-in closets in the primary and secondary bedrooms, professional landscaping, and custom interlocking stone walkways connecting the rear parking area, deck, shed, and side entrance. The bright and open first floor features ample living and entertaining space, greeted by a foyer featuring tall ceilings, living room with gas fireplace and built-ins, formal dining room, remodeled kitchen with French doors leading to the deck and private backyard, plus a half bath and versatile sunroom ideal for a home office, playroom, reading room, or additional living space. Upstairs are 3 generously sized bedrooms and an oversized full bath. The dry basement offers valuable additional living space not included in square footage, featuring a half bath, rec room, dedicated laundry area, and ample storage space. Additional improvements include basement drain tile and structural reinforcement completed by Frank's Basement in 2024 with a lifetime transferable warranty for complete peace of mind. Exterior updates include a full tear-off roof (2014), updated steel exterior doors, vinyl replacement windows, and exceptional curb appeal. A rare feature for the neighborhood, the property offers a rear parking pad accommodating up to 4 vehicles—an uncommon amenity and valuable convenience for homeowners and guests alike. This turnkey home is ideally located just minutes from shops, restaurants, parks, the Kenmore Farmers Market, and everyday conveniences. Showings begin immediately, open houses Sat 6/6 & Sun 6/7 11–1, Tues 6/9 5-7pm. Offers if any due 6/10 by 12pm.

66 Mckinley Avenue, Tonawanda

$400,000

Wonderfully maintained 4-bedroom colonial with nearly 2,100 square feet of living space. Large 82 X 184 foot lot allows privacy and space to enjoy the outdoors, and the adjoining green space creates large buffers between you and your neighbors on the side and rear of the property. Welcoming foyer greets your guests and leads to the large, bright living room. The formal dining room provides great entertainment space. The kitchen has an eat-in area, generous cupboard space, a pantry closet and the appliances are included. The family room has a fireplace (NRTC) and door leading to the deck and the expansive backyard. There is a half bath and attached garage. Upstairs there are 4 large bedrooms, each with double closets. The large primary bedroom has two closets, one a walk in and each in with built-in closet organizers. There are many vinyl windows, a stainless steel dishwasher, jump backup, Lancaster schools and so much more. Taxes shown are from municipal website and are True. Showings begin Wednesday May 13, 2026 – negotiations begin Wednesday May 20, 2026 (5PM).

4 Beds ⋅ 2 Baths ⋅ B1680940 MLS

Wonderfully maintained 4-bedroom colonial with nearly 2,100 square feet of living space. Large 82 X 184 foot lot allows privacy and space to enjoy the outdoors, and the adjoining green space creates large buffers between you and your neighbors on the side and rear of the property. Welcoming foyer greets your guests and leads to the large, bright living room. The formal dining room provides great entertainment space. The kitchen has an eat-in area, generous cupboard space, a pantry closet and the appliances are included. The family room has a fireplace (NRTC) and door leading to the deck and the expansive backyard. There is a half bath and attached garage. Upstairs there are 4 large bedrooms, each with double closets. The large primary bedroom has two closets, one a walk in and each in with built-in closet organizers. There are many vinyl windows, a stainless steel dishwasher, jump backup, Lancaster schools and so much more. Taxes shown are from municipal website and are True. Showings begin Wednesday May 13, 2026 – negotiations begin Wednesday May 20, 2026 (5PM).

10 Pheasant Run Lane, Lancaster