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Tucked away on a private road less than a mile from the Village of East Aurora, this three bedroom, two and a half bath hillside ranch offers a blend of serenity and convenience. The open floor plan creates a seamless flow between the living, dining, and kitchen areas; ideal for both everyday living and entertaining. The spacious deck overlooks the tranquil backyard, perfect for relaxing or hosting gatherings. The walk-out lower level adds an additional 550 square feet not reflected in the tax records as well as versatility, featuring a cozy family room with a woodburning stove, a dedicated home office, and a half bath, great for guests or remote work. All kitchen appliances are included! Located in the high demand East Aurora School District with an easy commute to Buffalo.

3 Beds ⋅ 3 Baths ⋅ B1678629 MLS

Tucked away on a private road less than a mile from the Village of East Aurora, this three bedroom, two and a half bath hillside ranch offers a blend of serenity and convenience. The open floor plan creates a seamless flow between the living, dining, and kitchen areas; ideal for both everyday living and entertaining. The spacious deck overlooks the tranquil backyard, perfect for relaxing or hosting gatherings. The walk-out lower level adds an additional 550 square feet not reflected in the tax records as well as versatility, featuring a cozy family room with a woodburning stove, a dedicated home office, and a half bath, great for guests or remote work. All kitchen appliances are included! Located in the high demand East Aurora School District with an easy commute to Buffalo.

6 S Herrick 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

$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

$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

$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

$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

$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

$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

$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

$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

$400,000

Welcome to this beautifully maintained 3-bedroom, 2 full bath mid-century ranch nestled on a quiet street in the Village of Hamburg! Offering almost 1500 square feet of comfortable living space, this home features a primary suite with its own private full bath. The stunning family room showcases dramatic vaulted ceilings with exposed beams, a cozy fireplace, and abundant natural light with sliding glass doors leading to the private backyard with no rear neighbors. In addition to the spacious eat-in kitchen, the original dining room offers versatile flex space—perfect as a formal dining area, home office, secondary living/family room, or an additional living area to fit your needs. This home has been freshly painted, offering a bright, clean, and truly move-in ready feel. Additional highlights include cedar-lined closets in both the basement and a bedroom, providing excellent storage with classic charm and functionality. Major updates provide peace of mind, including a tankless hot water tank (2022), furnace and central A/C (2018), upgraded electrical service (2022). A whole-house generator adds valuable peace of mind. Enjoy outdoor living on the back deck with awning, overlooking a private backyard with no rear neighbors—perfect for relaxing or entertaining. A 2-car garage and peaceful setting on a quiet street add to this home’s appeal. Conveniently located approximately 1 mile from the popular Hamburg Farmers Market and close to all the shopping, dining, and entertainment the Village of Hamburg has to offer, this move-in ready ranch is one you won’t want to miss! Seller reserves the right to set an offer deadline.

3 Beds ⋅ 2 Baths ⋅ B1677106 MLS

Welcome to this beautifully maintained 3-bedroom, 2 full bath mid-century ranch nestled on a quiet street in the Village of Hamburg! Offering almost 1500 square feet of comfortable living space, this home features a primary suite with its own private full bath. The stunning family room showcases dramatic vaulted ceilings with exposed beams, a cozy fireplace, and abundant natural light with sliding glass doors leading to the private backyard with no rear neighbors. In addition to the spacious eat-in kitchen, the original dining room offers versatile flex space—perfect as a formal dining area, home office, secondary living/family room, or an additional living area to fit your needs. This home has been freshly painted, offering a bright, clean, and truly move-in ready feel. Additional highlights include cedar-lined closets in both the basement and a bedroom, providing excellent storage with classic charm and functionality. Major updates provide peace of mind, including a tankless hot water tank (2022), furnace and central A/C (2018), upgraded electrical service (2022). A whole-house generator adds valuable peace of mind. Enjoy outdoor living on the back deck with awning, overlooking a private backyard with no rear neighbors—perfect for relaxing or entertaining. A 2-car garage and peaceful setting on a quiet street add to this home’s appeal. Conveniently located approximately 1 mile from the popular Hamburg Farmers Market and close to all the shopping, dining, and entertainment the Village of Hamburg has to offer, this move-in ready ranch is one you won’t want to miss! Seller reserves the right to set an offer deadline.

85 Lenora Drive, Hamburg

$400,000

Modern Country Retreat on 7.71 acres built in 2025! Discover paradise in this pristine, single-story home, constructed in 2025 and nestled on nearly 8 acres of serene, wooded land in Arcade. With 1,500 sq ft of thoughtfully designed living space, this efficient yet spacious home offers the perfect blend of modern comfort and rural charm. Step onto the expansive wrap-around porch—covered for year-round enjoyment with views of your own 1/3-acre pond, or evening relaxation as the sun sets over the property. Inside, warm ash hardwood floors flow throughout the main living areas, complemented by durable ceramic tile in the bathrooms and utility room. The open layout is bright and inviting, ready for your personal touches. Dual heating options: a charming wood stove for ambiance and supplemental heat, plus an electric heat pump furnace with central air conditioning. The home sits on a solid crawlspace foundation and is serviced by Arcade Electric. But the real magic lies outdoors. A 24x24 ft insulated barn with electricity complete with a dedicated wood shop and chicken coop for hobby farming or livestock. Nearby, a spacious 30x32x10 ft garage with electricity provides ample room for vehicles, equipment, or additional storage. All outbuildings feature durable metal roofs for longevity. The outdoor fire pit area is perfect for summer nights. A circular driveway welcomes you home in style, and the entire property exudes peace and privacy. Convenient to local amenities (10 minutes to Arcade, 25 minutes to Warsaw, 40 minutes to Orchard Park). This turn-key gem combines contemporary finishes with endless potential for homesteading, recreation, or simply escaping the everyday. Whether you’re dreaming of quiet evenings by the pond, weekend workshops in the barn, or watching the sunset on the back covered deck this rare offering won’t last long. Envision the life you’ve always wanted—right here, waiting for you.

2 Beds ⋅ 2 Baths ⋅ B1669078 MLS

Modern Country Retreat on 7.71 acres built in 2025! Discover paradise in this pristine, single-story home, constructed in 2025 and nestled on nearly 8 acres of serene, wooded land in Arcade. With 1,500 sq ft of thoughtfully designed living space, this efficient yet spacious home offers the perfect blend of modern comfort and rural charm. Step onto the expansive wrap-around porch—covered for year-round enjoyment with views of your own 1/3-acre pond, or evening relaxation as the sun sets over the property. Inside, warm ash hardwood floors flow throughout the main living areas, complemented by durable ceramic tile in the bathrooms and utility room. The open layout is bright and inviting, ready for your personal touches. Dual heating options: a charming wood stove for ambiance and supplemental heat, plus an electric heat pump furnace with central air conditioning. The home sits on a solid crawlspace foundation and is serviced by Arcade Electric. But the real magic lies outdoors. A 24x24 ft insulated barn with electricity complete with a dedicated wood shop and chicken coop for hobby farming or livestock. Nearby, a spacious 30x32x10 ft garage with electricity provides ample room for vehicles, equipment, or additional storage. All outbuildings feature durable metal roofs for longevity. The outdoor fire pit area is perfect for summer nights. A circular driveway welcomes you home in style, and the entire property exudes peace and privacy. Convenient to local amenities (10 minutes to Arcade, 25 minutes to Warsaw, 40 minutes to Orchard Park). This turn-key gem combines contemporary finishes with endless potential for homesteading, recreation, or simply escaping the everyday. Whether you’re dreaming of quiet evenings by the pond, weekend workshops in the barn, or watching the sunset on the back covered deck this rare offering won’t last long. Envision the life you’ve always wanted—right here, waiting for you.

6451 Java Lake Road, Arcade

$399,000

Welcome to 10 Frontenac Avenue! Beautifully & meticulously maintained home, full of charm & natural light. Enter through the inviting covered front porch with fresh vinyl railing. Step into the bright living room featuring a cozy gas fireplace-perfect for relaxing or entertaining. The updated fully applianced kitchen offers modern finishes & convenient breakfast bar that opens to the sun-filled dining area, creating seamless flow. A convenient half bath located just off the kitchen. Sliding glass doors from the dining room lead to the back deck & fully fenced quaint backyard- complete with a charming one car garage. Upstairs features three generously sized bedrooms and updated full bath. Throughout the first and second floors you'll find gorgeous hardwood floors & recessed lighting adding warmth & a polished feel. The third floor offers a versatile bonus room currently used as a walk-in closet & dressing area, complete with built-in hall shelving for shoes & it's own full bath, creating a private & flexible retreat. This home has been thoughtfully updated throughout & lovingly cared for. Finished third floor w/ full bath adds approx 300 sqft of additional living space. Central Air, newer roof (2014), glass block in basement, updated windows, vinyl siding, young furnace & a/c (2014) & new security system add comfort & peace of mind. This house needs nothing, everything has been done for you! Enjoy your quiet, peaceful street or take a short walk to enjoy all that bustling Hertel has to offer! Showing begin immediately. Negotiations begin Thursday 3/12 @10am.

3 Beds ⋅ 3 Baths ⋅ B1664960 MLS

Welcome to 10 Frontenac Avenue! Beautifully & meticulously maintained home, full of charm & natural light. Enter through the inviting covered front porch with fresh vinyl railing. Step into the bright living room featuring a cozy gas fireplace-perfect for relaxing or entertaining. The updated fully applianced kitchen offers modern finishes & convenient breakfast bar that opens to the sun-filled dining area, creating seamless flow. A convenient half bath located just off the kitchen. Sliding glass doors from the dining room lead to the back deck & fully fenced quaint backyard- complete with a charming one car garage. Upstairs features three generously sized bedrooms and updated full bath. Throughout the first and second floors you'll find gorgeous hardwood floors & recessed lighting adding warmth & a polished feel. The third floor offers a versatile bonus room currently used as a walk-in closet & dressing area, complete with built-in hall shelving for shoes & it's own full bath, creating a private & flexible retreat. This home has been thoughtfully updated throughout & lovingly cared for. Finished third floor w/ full bath adds approx 300 sqft of additional living space. Central Air, newer roof (2014), glass block in basement, updated windows, vinyl siding, young furnace & a/c (2014) & new security system add comfort & peace of mind. This house needs nothing, everything has been done for you! Enjoy your quiet, peaceful street or take a short walk to enjoy all that bustling Hertel has to offer! Showing begin immediately. Negotiations begin Thursday 3/12 @10am.

10 Frontenac Avenue, Buffalo

$398,000

Here's a Rare opportunity to own a beautifully maintained 4-bedroom, 3 bath home offering over 1,800 square feet of living space with an open Floor Plan that's perfect for entertaining and modern living!! Living Room has Coal Canyon Ledger Panel spiltface Quartize Accent Wall Tile. Spacious living/Dining room with sliding glass doors that opens deck 1st fl wrap-around deck. This home sits on 1/3 of an acre and features many updates. 1st FL has a huge Kitchen with Island, white Cabinets, built in Gas Oven and Gas Stove Top, Over the range Microwave. Upstairs features spacious bedrooms with a sliding glass door that leads to the Upper wrap-around Deck. Updated upstairs Bathroom with Jacuzzi style tub, 2nd Fl. Laundry with newer Stackable washer and dryer for easy living. Newer Vinyl Flooring through home. Basement is partially finished with a Wet-Bar and 1/2 Bath. Drain Tile installed around 21/22. Glass Block Windows and newer Vinyl Windows throughout. Newer Electric 150 AMP Circuit Breakers Service with Sub-panel on each Fl, Tankless HWT installed (2024). HVAC features Central Air for hot Summer days!! Roof (Tear off Oct 2025). Rear attached Garage leads to Fully fenced in Yard with lots of Space for Outdoor Entertaining. Attached Garage is Heated with its own Lennox Furnace and offers tons of storage. This Home is centrally located minutes to Shopping plazas, Restaurants, HighMark Stadium. Showings begin on Sat. July 4th. Check out this Home before it's gone !!!

4 Beds ⋅ 3 Baths ⋅ B1695492 MLS

Here's a Rare opportunity to own a beautifully maintained 4-bedroom, 3 bath home offering over 1,800 square feet of living space with an open Floor Plan that's perfect for entertaining and modern living!! Living Room has Coal Canyon Ledger Panel spiltface Quartize Accent Wall Tile. Spacious living/Dining room with sliding glass doors that opens deck 1st fl wrap-around deck. This home sits on 1/3 of an acre and features many updates. 1st FL has a huge Kitchen with Island, white Cabinets, built in Gas Oven and Gas Stove Top, Over the range Microwave. Upstairs features spacious bedrooms with a sliding glass door that leads to the Upper wrap-around Deck. Updated upstairs Bathroom with Jacuzzi style tub, 2nd Fl. Laundry with newer Stackable washer and dryer for easy living. Newer Vinyl Flooring through home. Basement is partially finished with a Wet-Bar and 1/2 Bath. Drain Tile installed around 21/22. Glass Block Windows and newer Vinyl Windows throughout. Newer Electric 150 AMP Circuit Breakers Service with Sub-panel on each Fl, Tankless HWT installed (2024). HVAC features Central Air for hot Summer days!! Roof (Tear off Oct 2025). Rear attached Garage leads to Fully fenced in Yard with lots of Space for Outdoor Entertaining. Attached Garage is Heated with its own Lennox Furnace and offers tons of storage. This Home is centrally located minutes to Shopping plazas, Restaurants, HighMark Stadium. Showings begin on Sat. July 4th. Check out this Home before it's gone !!!

4093 Bayview Road, Hamburg

$395,000

Welcome to this beautifully maintained and exceptionally spacious home offering over 2,500 square feet of living space in the highly sought-after Lancaster School District! Thoughtfully designed for both everyday living and entertaining, this home features three bedrooms, a first-floor office, two full bathrooms, and a half bath. Prepare to be stunned upstairs! The expansive second-floor primary bedroom offers a peaceful retreat complete with his-and-hers walk-in closets. Step inside to find stylish luxury vinyl tile flooring, brand-new carpet installed in May 2026, and an abundance of windows that fill the home with natural light. The bright and inviting kitchen serves as the heart of the home, featuring a large center island, ample cabinet space, and seamless flow into the open-concept living and dining areas. French doors open to a stunning stamped concrete patio with a bar, creating the perfect setting for summer entertaining, game days, and backyard gatherings. A unique floor plan and second kitchen provide outstanding potential for an in-law setup or multi-generational living arrangement. Situated on a desirable corner lot, the property also boasts an extra-wide driveway, a 2.5-car attached garage, and plenty of parking for guests. Combining generous living space, versatile functionality, and modern updates, this home offers comfort, convenience, and endless possibilities. Wegmans is nice and close by for all your grocery needs, and the 33 entrance is right down the road. The home is nice and close to local hot spots like Sidelines and Antoinette's. You'll never go hungry or miss the Bills or Sabres play, and your sweet tooth with always be satisfied! 56 Alys Dr. W is ready, are you?

4 Beds ⋅ 3 Baths ⋅ B1691952 MLS

Welcome to this beautifully maintained and exceptionally spacious home offering over 2,500 square feet of living space in the highly sought-after Lancaster School District! Thoughtfully designed for both everyday living and entertaining, this home features three bedrooms, a first-floor office, two full bathrooms, and a half bath. Prepare to be stunned upstairs! The expansive second-floor primary bedroom offers a peaceful retreat complete with his-and-hers walk-in closets. Step inside to find stylish luxury vinyl tile flooring, brand-new carpet installed in May 2026, and an abundance of windows that fill the home with natural light. The bright and inviting kitchen serves as the heart of the home, featuring a large center island, ample cabinet space, and seamless flow into the open-concept living and dining areas. French doors open to a stunning stamped concrete patio with a bar, creating the perfect setting for summer entertaining, game days, and backyard gatherings. A unique floor plan and second kitchen provide outstanding potential for an in-law setup or multi-generational living arrangement. Situated on a desirable corner lot, the property also boasts an extra-wide driveway, a 2.5-car attached garage, and plenty of parking for guests. Combining generous living space, versatile functionality, and modern updates, this home offers comfort, convenience, and endless possibilities. Wegmans is nice and close by for all your grocery needs, and the 33 entrance is right down the road. The home is nice and close to local hot spots like Sidelines and Antoinette's. You'll never go hungry or miss the Bills or Sabres play, and your sweet tooth with always be satisfied! 56 Alys Dr. W is ready, are you?

56 Alys Drive W, Cheektowaga

$395,000

Find character, class, and convenience in this 2-story Snyder home, in sought-after Smallwood Elementary. The exterior boasts curb appeal with vinyl siding, an attached 1 car garage, and a picturesque bay window. The roof was a tear-off in 2011 and the huge, fully fenced backyard offers a sprawling deck (to be freshly re-sealed before closing), paver patio, and grill area with natural gas hookup. A foyer welcomes you inside before entering the living room which showcases a wood burning fireplace with gas start, built-in bookcase, and accent wall. The hardwoods span through the entire first floor, into the kitchen and dining area. The open kitchen offers newer appliances, quartz counters, recessed lighting, a pantry, and large picture window view into the yard. A large closet is a bonus next to rear exit. A first floor bedroom with huge closet sits adjacent to a convenient first floor half bath. The upstairs offers 2 more bedrooms, 1 with 5x10 walk-in closet. Hardwood floors span the second floor as well. Two more closets in the hall and a tiled full bathroom complete the 2nd floor. The basement is dry, partially finished, and the crawlspace was encapsulated in 2026, complete with spray foam insulation. This home is truly move-in ready, close to dining, parks, and with quick access to the Thruway! Showings start immediately. offers will begin being reviewed 5/19 at 10AM. Open house Saturday 5/16 from 11AM-1PM. Welcome home to 52 Charlestown Rd.

3 Beds ⋅ 2 Baths ⋅ B1681020 MLS

Find character, class, and convenience in this 2-story Snyder home, in sought-after Smallwood Elementary. The exterior boasts curb appeal with vinyl siding, an attached 1 car garage, and a picturesque bay window. The roof was a tear-off in 2011 and the huge, fully fenced backyard offers a sprawling deck (to be freshly re-sealed before closing), paver patio, and grill area with natural gas hookup. A foyer welcomes you inside before entering the living room which showcases a wood burning fireplace with gas start, built-in bookcase, and accent wall. The hardwoods span through the entire first floor, into the kitchen and dining area. The open kitchen offers newer appliances, quartz counters, recessed lighting, a pantry, and large picture window view into the yard. A large closet is a bonus next to rear exit. A first floor bedroom with huge closet sits adjacent to a convenient first floor half bath. The upstairs offers 2 more bedrooms, 1 with 5x10 walk-in closet. Hardwood floors span the second floor as well. Two more closets in the hall and a tiled full bathroom complete the 2nd floor. The basement is dry, partially finished, and the crawlspace was encapsulated in 2026, complete with spray foam insulation. This home is truly move-in ready, close to dining, parks, and with quick access to the Thruway! Showings start immediately. offers will begin being reviewed 5/19 at 10AM. Open house Saturday 5/16 from 11AM-1PM. Welcome home to 52 Charlestown Rd.

52 Charlestown Road, Amherst

$395,000

Welcome to the stunning Villas at Windstone Condominium, this newly built (2023) condo located in the highly desirable Amherst/Williamsville area. This beautifully maintained 2-bedroom, 2-bathroom unit offers modern, low-maintenance living with high-end finishes throughout. Step inside to an open-concept layout featuring a bright and spacious living area, perfect for entertaining or relaxing. The kitchen is equipped with all stainless steel appliances and flows seamlessly into the dining and living space. Enjoy the convenience of in-unit laundry with a washer and dryer included. Both bedrooms are generously sized, with one bedroom having a California-style closet providing excellent storage and organization. The primary suite includes a private full bathroom for added comfort and privacy. Additional highlights include a private balcony, perfect for morning coffee or evening relaxation, a detached garage, and newer major mechanicals offering peace of mind. Located in a prime area close to shopping, dining, and all that Amherst has to offer, this move-in-ready condo combines style, convenience, and comfort. Don’t miss your opportunity to own a nearly new home in one of Western New York’s most sought-after locations!

2 Beds ⋅ 2 Baths ⋅ B1666858 MLS

Welcome to the stunning Villas at Windstone Condominium, this newly built (2023) condo located in the highly desirable Amherst/Williamsville area. This beautifully maintained 2-bedroom, 2-bathroom unit offers modern, low-maintenance living with high-end finishes throughout. Step inside to an open-concept layout featuring a bright and spacious living area, perfect for entertaining or relaxing. The kitchen is equipped with all stainless steel appliances and flows seamlessly into the dining and living space. Enjoy the convenience of in-unit laundry with a washer and dryer included. Both bedrooms are generously sized, with one bedroom having a California-style closet providing excellent storage and organization. The primary suite includes a private full bathroom for added comfort and privacy. Additional highlights include a private balcony, perfect for morning coffee or evening relaxation, a detached garage, and newer major mechanicals offering peace of mind. Located in a prime area close to shopping, dining, and all that Amherst has to offer, this move-in-ready condo combines style, convenience, and comfort. Don’t miss your opportunity to own a nearly new home in one of Western New York’s most sought-after locations!

297 Northill Drive Unit G, Amherst

$392,500

Driving up to this home, it radiates style and sophistication with its beautifully maintained exterior, inviting curb appeal, extra wide driveway and magazine-worthy presence . This stunning home offers a wide-open layout filled with natural light & designed for today’s lifestyle, blending luxury, comfort, & incredible entertaining space. The show-stopping kitchen is truly the heart of the home, featuring a massive island ready for family & friends to gather around, high-end appliances, gorgeous quartzite countertops, & beautiful designer finishes throughout. Unlike quartz, quartzite is a natural stone prized for its exceptional durability, luxurious appearance, & one-of-a-kind character, -The true jewel of the kitchen. Hues of green adorn the space beautifully, especially within the eye-catching backsplash, creating a warm yet sophisticated atmosphere. The spacious dining area flows seamlessly into the living rm and kitchen, creating the ultimate entertaining layout with openness and functionality. Gleaming HW floors run throughout much of the home, complemented perfectly by brand-new LVP flooring in the kitchen. Just steps away, the lower level offers a more private & cozy family room that could also function beautifully as a home office or flex space, complete with an adjacent half bath. The finished basement provides even more versatility with a home gym, office area, and an abundance of storage space that could easily adapt to your needs. Upstairs, you’ll find 3 generously sized bedrooms with excellent closet space, built ins and more. The full bath is a true decorator’s delight, showcasing a stunning glass shower and tub, elegant marble-top vanity, beautiful modern tile work, and calming neutral finishes that create a spa-like retreat. Outside, enjoy a beautifully manicured, fully fenced backyard featuring a covered patio, fire pit, lush lawn, & oversized storage shed for all your additional storage needs. Major mechanical updates include furnace (2017) hot water tank (2017) AC Unit (2021) Roof (9 years old) New Kitchen (2025) ~ This beautifully curated home combines style, hwarmth, & functionality in one unforgettable package.

3 Beds ⋅ 2 Baths ⋅ B1678053 MLS

Driving up to this home, it radiates style and sophistication with its beautifully maintained exterior, inviting curb appeal, extra wide driveway and magazine-worthy presence . This stunning home offers a wide-open layout filled with natural light & designed for today’s lifestyle, blending luxury, comfort, & incredible entertaining space. The show-stopping kitchen is truly the heart of the home, featuring a massive island ready for family & friends to gather around, high-end appliances, gorgeous quartzite countertops, & beautiful designer finishes throughout. Unlike quartz, quartzite is a natural stone prized for its exceptional durability, luxurious appearance, & one-of-a-kind character, -The true jewel of the kitchen. Hues of green adorn the space beautifully, especially within the eye-catching backsplash, creating a warm yet sophisticated atmosphere. The spacious dining area flows seamlessly into the living rm and kitchen, creating the ultimate entertaining layout with openness and functionality. Gleaming HW floors run throughout much of the home, complemented perfectly by brand-new LVP flooring in the kitchen. Just steps away, the lower level offers a more private & cozy family room that could also function beautifully as a home office or flex space, complete with an adjacent half bath. The finished basement provides even more versatility with a home gym, office area, and an abundance of storage space that could easily adapt to your needs. Upstairs, you’ll find 3 generously sized bedrooms with excellent closet space, built ins and more. The full bath is a true decorator’s delight, showcasing a stunning glass shower and tub, elegant marble-top vanity, beautiful modern tile work, and calming neutral finishes that create a spa-like retreat. Outside, enjoy a beautifully manicured, fully fenced backyard featuring a covered patio, fire pit, lush lawn, & oversized storage shed for all your additional storage needs. Major mechanical updates include furnace (2017) hot water tank (2017) AC Unit (2021) Roof (9 years old) New Kitchen (2025) ~ This beautifully curated home combines style, hwarmth, & functionality in one unforgettable package.

114 Maplegrove Avenue, Tonawanda

$390,000

Welcome to 2570 Colvin Blvd! This beautifully maintained 3-bedroom, 2 full bathroom ranch offers the perfect combination of charm and updates that today’s buyers are looking for, with all updates completed within the last 8 years. Step inside through the newly installed front door and screen door into a remodeled foyer that opens to a spacious living room and combined dining room featuring refinished hardwood floors throughout and a newer gas-burning fireplace. The updated kitchen includes Candlelight cabinetry, newer countertops, appliances, backsplash, and island, creating a stylish and functional space for everyday living and entertaining. Additional interior improvements include fresh interior paint, new interior doors, new screen doors, newer windows, a freshly painted finished basement with a new large closet, new furnace, and carpeted stairs, offering great additional living or entertaining space. Exterior updates include a new concrete driveway with turnaround, updated garage floor, patio and walkways, tear-off roof, vinyl siding with soffits and gutters, newer patio roof, sprinkler system with partial yard irrigation, fully fenced backyard, and a backup sump pump. This home has been thoughtfully updated inside and out and is truly move-in ready. Showings available during Open Houses only, and any and all offers will be presented Monday 3/9 at 1PM.

3 Beds ⋅ 2 Baths ⋅ B1665053 MLS

Welcome to 2570 Colvin Blvd! This beautifully maintained 3-bedroom, 2 full bathroom ranch offers the perfect combination of charm and updates that today’s buyers are looking for, with all updates completed within the last 8 years. Step inside through the newly installed front door and screen door into a remodeled foyer that opens to a spacious living room and combined dining room featuring refinished hardwood floors throughout and a newer gas-burning fireplace. The updated kitchen includes Candlelight cabinetry, newer countertops, appliances, backsplash, and island, creating a stylish and functional space for everyday living and entertaining. Additional interior improvements include fresh interior paint, new interior doors, new screen doors, newer windows, a freshly painted finished basement with a new large closet, new furnace, and carpeted stairs, offering great additional living or entertaining space. Exterior updates include a new concrete driveway with turnaround, updated garage floor, patio and walkways, tear-off roof, vinyl siding with soffits and gutters, newer patio roof, sprinkler system with partial yard irrigation, fully fenced backyard, and a backup sump pump. This home has been thoughtfully updated inside and out and is truly move-in ready. Showings available during Open Houses only, and any and all offers will be presented Monday 3/9 at 1PM.

2570 Colvin Boulevard, Tonawanda

$390,000

Welcome to this beautifully maintained and updated home in the Village of Hamburg. Located with the highly sought-after Hamburg School District, this home features 3 bedrooms and 2.5 baths and offers a neutral design and an open concept layout. Built in 2012, this home offers effortless, move-in ready living. The sun-filled open-concept first floor provides an ideal layout for both entertaining and everyday life, seamlessly blending living, dining, and kitchen spaces. The home offers many amenities including a gas fireplace, stainless appliances and all new light fixtures. Step outside to a private rear yard with partial fencing - perfect for relaxing evenings, pets, or outdoor gatherings. Complete with a 2-car garage and modern construction, this home combines style, functionality, and an exceptional Village location. Showings begin immediately, Offers will be reviewed as they are received. Seller receives the right to set a deadline.

3 Beds ⋅ 3 Baths ⋅ B1662482 MLS

Welcome to this beautifully maintained and updated home in the Village of Hamburg. Located with the highly sought-after Hamburg School District, this home features 3 bedrooms and 2.5 baths and offers a neutral design and an open concept layout. Built in 2012, this home offers effortless, move-in ready living. The sun-filled open-concept first floor provides an ideal layout for both entertaining and everyday life, seamlessly blending living, dining, and kitchen spaces. The home offers many amenities including a gas fireplace, stainless appliances and all new light fixtures. Step outside to a private rear yard with partial fencing - perfect for relaxing evenings, pets, or outdoor gatherings. Complete with a 2-car garage and modern construction, this home combines style, functionality, and an exceptional Village location. Showings begin immediately, Offers will be reviewed as they are received. Seller receives the right to set a deadline.

7 Scooter Lane, Hamburg

$390,000

Now Available, an end-unit two-story townhome in desired community with NO HOA! Excellent central location close to all conveniences! This 2 bed, 2 full bath home has been meticulously maintained and updated throughout! Stunning fully applianced kitchen features stone countertops, custom wood cabinetry and plenty of storage. Open Peninsula style island with seating for 3 opens up sightlines into the dining/living room space with cathedral ceilings and gas fireplace! Sliding glass doors lead to an all season sunroom. First floor primary suite with walk-in closet and full bath. Convenient first floor laundry room. Upstairs features a spacious loft open to the living spaces below. Additional bedroom with walk-in closet and full bath on the second floor. Attached two car garage. Enjoy quiet evenings outdoors on the stamped concrete patio with no rear neighbors! Full basement with glass block windows and tall ceilings. Updates include many new light fixtures, Garage door, some windows, Furnace, HWT and roof all less than 10 years old! Don’t miss out on this well-appointed home!

2 Beds ⋅ 2 Baths ⋅ B1661689 MLS

Now Available, an end-unit two-story townhome in desired community with NO HOA! Excellent central location close to all conveniences! This 2 bed, 2 full bath home has been meticulously maintained and updated throughout! Stunning fully applianced kitchen features stone countertops, custom wood cabinetry and plenty of storage. Open Peninsula style island with seating for 3 opens up sightlines into the dining/living room space with cathedral ceilings and gas fireplace! Sliding glass doors lead to an all season sunroom. First floor primary suite with walk-in closet and full bath. Convenient first floor laundry room. Upstairs features a spacious loft open to the living spaces below. Additional bedroom with walk-in closet and full bath on the second floor. Attached two car garage. Enjoy quiet evenings outdoors on the stamped concrete patio with no rear neighbors! Full basement with glass block windows and tall ceilings. Updates include many new light fixtures, Garage door, some windows, Furnace, HWT and roof all less than 10 years old! Don’t miss out on this well-appointed home!

27 Eagle, Lancaster

$387,000

Step into easy, one-level living in this maintenance-free brick ranch located in the highly desirable Smallwood School District. As you enter, you’re welcomed by a bright, open floor plan featuring beautiful bamboo floors that flow seamlessly throughout the main living space. The spacious living room offers plenty of room to relax or entertain, complete with a wood-burning fireplace. Fully equipped kitchen is designed for both function and style, featuring ceramic tile flooring, an abundance of solid surface counter space, ample cabinetry, a breakfast bar for casual dining, and a newer dishwasher (2024). Sliding glass doors lead to a spacious deck (2025), creating a perfect transition to outdoor living. The fully fenced yard is ideal for entertaining, pets, or play, and is complemented by an inground sprinkler system, bubbler for drainage, inviting front porch, and a two-car garage. Two large bedrooms with ceiling fans and six-panel doors; the master has two California-style closets for his and hers! The finished basement significantly expands your living space. It features a built-in wet bar with a beverage refrigerator, a full bath, a dedicated exercise area, separate laundry space, and plenty of enclosed storage with glass block windows. Major updates include a tear-off roof (2024), central A/C (2024), updated electrical panel (2019), and bath renovation (2020). Freshly painted throughout. Move-in ready and thoughtfully updated, this home offers comfort, space, and convenience both inside and out. All offers due by May 8th @ 5pm

2 Beds ⋅ 2 Baths ⋅ B1677241 MLS

Step into easy, one-level living in this maintenance-free brick ranch located in the highly desirable Smallwood School District. As you enter, you’re welcomed by a bright, open floor plan featuring beautiful bamboo floors that flow seamlessly throughout the main living space. The spacious living room offers plenty of room to relax or entertain, complete with a wood-burning fireplace. Fully equipped kitchen is designed for both function and style, featuring ceramic tile flooring, an abundance of solid surface counter space, ample cabinetry, a breakfast bar for casual dining, and a newer dishwasher (2024). Sliding glass doors lead to a spacious deck (2025), creating a perfect transition to outdoor living. The fully fenced yard is ideal for entertaining, pets, or play, and is complemented by an inground sprinkler system, bubbler for drainage, inviting front porch, and a two-car garage. Two large bedrooms with ceiling fans and six-panel doors; the master has two California-style closets for his and hers! The finished basement significantly expands your living space. It features a built-in wet bar with a beverage refrigerator, a full bath, a dedicated exercise area, separate laundry space, and plenty of enclosed storage with glass block windows. Major updates include a tear-off roof (2024), central A/C (2024), updated electrical panel (2019), and bath renovation (2020). Freshly painted throughout. Move-in ready and thoughtfully updated, this home offers comfort, space, and convenience both inside and out. All offers due by May 8th @ 5pm

310 Walton Drive, Amherst

$385,000

Completely remodeled from top to bottom, this stunning 4-bedroom, 2-full-bath Cape Cod offers the perfect blend of timeless charm and modern updates. The professionally redesigned kitchen serves as the heart of the home, featuring quartz countertops, brand-new cabinetry, and stylish finishes that create both an elegant and functional space for cooking and entertaining. Luxury vinyl flooring flows throughout the home, providing durability and a fresh, contemporary feel. With four bedrooms and a thoughtfully designed layout, there's plenty of room for family, guests, a home office, or flexible living space to suit your needs. A standout feature is the convenience of having a full bathroom on each floor, offering added comfort and functionality for everyday living and making the home ideal for a variety of lifestyles. Major updates provide peace of mind, including a brand-new roof with a transferable warranty and several new windows. Whether you're looking for your first home, more space for a growing family, or simply a beautifully updated property with nothing left to do, this exceptional Cape Cod is ready to impress. Open Houses Saturday 6/13/26 from 10am-12pm and Sunday 6/14/26 from 1pm-3pm. Offers will be reviewed as they're received.

4 Beds ⋅ 2 Baths ⋅ B1686692 MLS

Completely remodeled from top to bottom, this stunning 4-bedroom, 2-full-bath Cape Cod offers the perfect blend of timeless charm and modern updates. The professionally redesigned kitchen serves as the heart of the home, featuring quartz countertops, brand-new cabinetry, and stylish finishes that create both an elegant and functional space for cooking and entertaining. Luxury vinyl flooring flows throughout the home, providing durability and a fresh, contemporary feel. With four bedrooms and a thoughtfully designed layout, there's plenty of room for family, guests, a home office, or flexible living space to suit your needs. A standout feature is the convenience of having a full bathroom on each floor, offering added comfort and functionality for everyday living and making the home ideal for a variety of lifestyles. Major updates provide peace of mind, including a brand-new roof with a transferable warranty and several new windows. Whether you're looking for your first home, more space for a growing family, or simply a beautifully updated property with nothing left to do, this exceptional Cape Cod is ready to impress. Open Houses Saturday 6/13/26 from 10am-12pm and Sunday 6/14/26 from 1pm-3pm. Offers will be reviewed as they're received.

4620 Ransom Road, Clarence