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A Malibu-inspired beach house, combining California coastal design with clean modern lines, expansive covered terraces, warm architectural lighting, and direct beach access, reimagined for luxury lakefront living. A rare opportunity to own one of Sylvan Beach’s most distinctive waterfront properties. Custom built in 2023, this lakefront villa combines modern architecture, resort-style amenities, and direct beach access on 50 feet of Oneida Lake frontage. Designed for both private enjoyment and turnkey hospitality use, the property is offered fully furnished with contents included. Set on a 50 x 120 lakefront parcel, the residence captures unforgettable sunsets over Oneida Lake with multiple outdoor living areas, covered terraces, a lakeside patio, rooftop-style entertaining space, spa/massage room, fire feature, wine display, and private beach access. Clean architectural lines, warm exterior lighting, black metal railings, stone accents, oversized glass doors, and seamless indoor-outdoor living create the feel of a luxury coastal resort. The home is configured as two rentable suites, while also being able to function as a single-family residence including beautifully designed suites, high-end furnishings, a modern kitchen with granite countertops, premium appliances, open living space, gas fireplace, smart technology, washer/dryer, and curated designer finishes throughout. Currently known as Park Ave Beach Villa, the property has been operated as a luxury short-term rental / boutique hospitality experience and is offered as a turnkey furnished waterfront retreat. Ideal as a private lakefront residence, luxury second home, corporate retreat, or income-producing vacation rental opportunity. Oneida County STR Registration #STR-00190, subject to buyer verification and transferability. Located in the heart of Sylvan Beach, close to restaurants, entertainment, the beach, marinas, Turning Stone Casino, Syracuse, and major Upstate New York travel corridors.

4 Beds ⋅ 2 Baths ⋅ S1695388 MLS

A Malibu-inspired beach house, combining California coastal design with clean modern lines, expansive covered terraces, warm architectural lighting, and direct beach access, reimagined for luxury lakefront living. A rare opportunity to own one of Sylvan Beach’s most distinctive waterfront properties. Custom built in 2023, this lakefront villa combines modern architecture, resort-style amenities, and direct beach access on 50 feet of Oneida Lake frontage. Designed for both private enjoyment and turnkey hospitality use, the property is offered fully furnished with contents included. Set on a 50 x 120 lakefront parcel, the residence captures unforgettable sunsets over Oneida Lake with multiple outdoor living areas, covered terraces, a lakeside patio, rooftop-style entertaining space, spa/massage room, fire feature, wine display, and private beach access. Clean architectural lines, warm exterior lighting, black metal railings, stone accents, oversized glass doors, and seamless indoor-outdoor living create the feel of a luxury coastal resort. The home is configured as two rentable suites, while also being able to function as a single-family residence including beautifully designed suites, high-end furnishings, a modern kitchen with granite countertops, premium appliances, open living space, gas fireplace, smart technology, washer/dryer, and curated designer finishes throughout. Currently known as Park Ave Beach Villa, the property has been operated as a luxury short-term rental / boutique hospitality experience and is offered as a turnkey furnished waterfront retreat. Ideal as a private lakefront residence, luxury second home, corporate retreat, or income-producing vacation rental opportunity. Oneida County STR Registration #STR-00190, subject to buyer verification and transferability. Located in the heart of Sylvan Beach, close to restaurants, entertainment, the beach, marinas, Turning Stone Casino, Syracuse, and major Upstate New York travel corridors.

1713 Park Avenue, Vienna

$1,995,000

Ski Togg (Again)! This spectacular offering is fully available as a ski resort. Dust off, freshen up, and get ready for next season. With the lifts, lodge, existing snow making equipment, and the opportunity to run as a full scale ski resort. Don't miss the chance to keep this local treasure open for generations to come! If skiing isn't your interest, but a rural event center or wedding venue is in your plans- this property has ample acreage, a 22,000+ retreat venue with parking for over 300 cars. The options are many! Solid block free-span building construction, outbuildings & breathtaking scenery. You can create a 4 season destination or a remote hub for a variety of ideas. Considering glamping sites? This could easily convert with a main lodge for events. Come see what a treasure awaits you!

S1406590 MLS

Ski Togg (Again)! This spectacular offering is fully available as a ski resort. Dust off, freshen up, and get ready for next season. With the lifts, lodge, existing snow making equipment, and the opportunity to run as a full scale ski resort. Don't miss the chance to keep this local treasure open for generations to come! If skiing isn't your interest, but a rural event center or wedding venue is in your plans- this property has ample acreage, a 22,000+ retreat venue with parking for over 300 cars. The options are many! Solid block free-span building construction, outbuildings & breathtaking scenery. You can create a 4 season destination or a remote hub for a variety of ideas. Considering glamping sites? This could easily convert with a main lodge for events. Come see what a treasure awaits you!

1135 Toggenburg Road, Fabius

$1,995,000

Spectacular offering! The former Toggenburg Ski area is available again with over 150 acres of wonderfully designed trails and slopes. With the tranquil sunrise setting to the magical shadows and sunbeams as the sun sets to the west- this year-round opportunity awaits its rebirth. Lifts, snow making equipment, free span lodge, and of course the Foggy Goggle Restaurant are all included. If you are not in to skiing, but looking for an incredible setting for a family or corporate retreat, this is a must see! Woods, open space, trails, pond, and frontage along the West Branch of the Tiougnnioga Creek, this site offers a world class setting. Over 22,000 SF in main lodge, with several supporting outbuildings and mechanics warehouse. Facility in nearly the same condition as when it was last open. Unpack, dust off, and enjoy! Facility could make an ideal destination site for a wedding venue or other event operations, with parking for over 300 vehicles (and heavy power connected). Very easy drive. Come see what a gem Southern Onondaga County has to offer!

S1406247 MLS

Spectacular offering! The former Toggenburg Ski area is available again with over 150 acres of wonderfully designed trails and slopes. With the tranquil sunrise setting to the magical shadows and sunbeams as the sun sets to the west- this year-round opportunity awaits its rebirth. Lifts, snow making equipment, free span lodge, and of course the Foggy Goggle Restaurant are all included. If you are not in to skiing, but looking for an incredible setting for a family or corporate retreat, this is a must see! Woods, open space, trails, pond, and frontage along the West Branch of the Tiougnnioga Creek, this site offers a world class setting. Over 22,000 SF in main lodge, with several supporting outbuildings and mechanics warehouse. Facility in nearly the same condition as when it was last open. Unpack, dust off, and enjoy! Facility could make an ideal destination site for a wedding venue or other event operations, with parking for over 300 vehicles (and heavy power connected). Very easy drive. Come see what a gem Southern Onondaga County has to offer!

1135 Toggenburg Road, Fabius

$1,989,500

What could the right operator build here? How much could this opportunity be worth once someone recognizes it? This is not simply a property purchase. It is an opportunity for an investor, business owner, contractor, operator or visionary buyer to acquire land, buildings, equipment, machinery, inventory and infrastructure in one substantial package. Historically used as an automotive salvage and recycling operation, the property offers extensive road frontage, secondary access, multiple outbuildings and garage areas, expansive yard space, tillable acreage, a pond and room to store, stage, sort, operate, expand or reposition. All equipment, machinery, vehicles, tools, materials, inventory and contents located on the property are intended to convey unless specifically excluded by written agreement. A well-maintained 3-bedroom, 1.5-bath residence is also included, creating flexibility for an owner-operator, office, employee housing, rental income or on-site management. The right buyer may see far more than what is here today: a larger operating base, a storage or equipment hub, an expanded trade business, a redevelopment play or an opportunity that may be difficult to recreate elsewhere. Includes 5278 S Livonia Road, Livonia, approximately 43.4 acres, and 5304 S Livonia Road, Conesus, approximately 33.4 acres. Buyer to verify zoning, permitted uses, licensing, environmental matters, acreage, equipment, inventory and suitability for intended use. Also listed as residential(R1680152)

R1699987 MLS

What could the right operator build here? How much could this opportunity be worth once someone recognizes it? This is not simply a property purchase. It is an opportunity for an investor, business owner, contractor, operator or visionary buyer to acquire land, buildings, equipment, machinery, inventory and infrastructure in one substantial package. Historically used as an automotive salvage and recycling operation, the property offers extensive road frontage, secondary access, multiple outbuildings and garage areas, expansive yard space, tillable acreage, a pond and room to store, stage, sort, operate, expand or reposition. All equipment, machinery, vehicles, tools, materials, inventory and contents located on the property are intended to convey unless specifically excluded by written agreement. A well-maintained 3-bedroom, 1.5-bath residence is also included, creating flexibility for an owner-operator, office, employee housing, rental income or on-site management. The right buyer may see far more than what is here today: a larger operating base, a storage or equipment hub, an expanded trade business, a redevelopment play or an opportunity that may be difficult to recreate elsewhere. Includes 5278 S Livonia Road, Livonia, approximately 43.4 acres, and 5304 S Livonia Road, Conesus, approximately 33.4 acres. Buyer to verify zoning, permitted uses, licensing, environmental matters, acreage, equipment, inventory and suitability for intended use. Also listed as residential(R1680152)

5278 S Livonia Road, Livonia

$1,989,500

What if “everything conveys” meant the house, the land, the buildings, the equipment, and the inventory? Sitting on over combined acres across Livonia and Conesus, this one-of-a-kind property includes a well-maintained 3-bedroom, 1.5-bath home with first-floor living, first-floor laundry, office space, multiple garage areas, enclosed porch, and a great front porch. -But let’s be honest.. You’re not looking at this for the porch. You’re looking at the acreage, the road frontage, the outbuildings, the yard space, the equipment, the inventory, and the potential to live where you work or expand what you already own. All personal property, equipment, machinery, vehicles, tools, materials, inventory, and contents located within the outbuildings and on the property are intended to convey unless specifically excluded by written agreement. Historically used as an automotive salvage and recycling operation, this property offers serious potential for the right operator, investor, contractor, equipment owner, or business buyer. With massive frontage on one of the region’s most traveled roads, secondary access, tillable acreage, a pond, and room to work, store, sort, build, or grow, this is not a cute little hobby property. It’s a real-deal opportunity with space, buildings, equipment, and upside. Bring your boots, your numbers, and your plan. This one deserves a walk-through. Includes 243489-092-000-0001-017-000-0000 5278 S LIVONIA, LIVONIA, 43.4 ACRES and 242400-101-000-0001-103-001-0000- 5304 S LIVONIA, CONESUS- 33.4 ACRES. Buyer to verify zoning, licensing, environmental matters, inventory, equipment, and intended use. Also listed commercial (R1699987)

3 Beds ⋅ 2 Baths ⋅ R1680152 MLS

What if “everything conveys” meant the house, the land, the buildings, the equipment, and the inventory? Sitting on over combined acres across Livonia and Conesus, this one-of-a-kind property includes a well-maintained 3-bedroom, 1.5-bath home with first-floor living, first-floor laundry, office space, multiple garage areas, enclosed porch, and a great front porch. -But let’s be honest.. You’re not looking at this for the porch. You’re looking at the acreage, the road frontage, the outbuildings, the yard space, the equipment, the inventory, and the potential to live where you work or expand what you already own. All personal property, equipment, machinery, vehicles, tools, materials, inventory, and contents located within the outbuildings and on the property are intended to convey unless specifically excluded by written agreement. Historically used as an automotive salvage and recycling operation, this property offers serious potential for the right operator, investor, contractor, equipment owner, or business buyer. With massive frontage on one of the region’s most traveled roads, secondary access, tillable acreage, a pond, and room to work, store, sort, build, or grow, this is not a cute little hobby property. It’s a real-deal opportunity with space, buildings, equipment, and upside. Bring your boots, your numbers, and your plan. This one deserves a walk-through. Includes 243489-092-000-0001-017-000-0000 5278 S LIVONIA, LIVONIA, 43.4 ACRES and 242400-101-000-0001-103-001-0000- 5304 S LIVONIA, CONESUS- 33.4 ACRES. Buyer to verify zoning, licensing, environmental matters, inventory, equipment, and intended use. Also listed commercial (R1699987)

5278 S Livonia Road, Livonia

$1,985,000

Country mixed-use offering! Perhaps one of the most diverse properties we have presented. With 7 unique operations all under one holding. From single-family residential, multi-unit cottages for Air B&B, cigar and smoke shops, restaurants, apartments, warehousing (4000 SF), greenhouses, and soon a solar array- each offering a separate income stream potential. If you are serious about a homegrown business operation this is a must-see. Located just minutes South of Village of Pulaski. Opportunities to expand the cottage, perhaps utilize as a large site eent and wedding venue hosting all aspects from the event center, catering, to restaurant, and wedding party housing all on site. Plenty of improvement potential and growth options. Come see what this site has to offer! Also listed as commercial S1610752

S1631894 MLS

Country mixed-use offering! Perhaps one of the most diverse properties we have presented. With 7 unique operations all under one holding. From single-family residential, multi-unit cottages for Air B&B, cigar and smoke shops, restaurants, apartments, warehousing (4000 SF), greenhouses, and soon a solar array- each offering a separate income stream potential. If you are serious about a homegrown business operation this is a must-see. Located just minutes South of Village of Pulaski. Opportunities to expand the cottage, perhaps utilize as a large site eent and wedding venue hosting all aspects from the event center, catering, to restaurant, and wedding party housing all on site. Plenty of improvement potential and growth options. Come see what this site has to offer! Also listed as commercial S1610752

4347 & 4346 Us Route 11, Richland

$1,985,000

Country mixed-use offering! Perhaps one of the most diverse properties we have presented. With 7 unique operations all under one holding. From single-family residential, multi-unit cottages for Air B&B, cigar and smoke shops, restaurants, apartments, warehousing (4000 SF), greenhouses, and soon a solar array- each offering a separate income stream potential. If you are serious about a homegrown business operation this is a must-see. Located just minutes South of Village of Pulaski. Opportunities to expand the cottage, perhaps utilize as a large site eent and wedding venue hosting all aspects from the event center, catering, to restaurant, and wedding party housing all on site Plenty of improvement potential and growth options. Come see what this site has to offer! Also listed as lot / land S1631894

S1610752 MLS

Country mixed-use offering! Perhaps one of the most diverse properties we have presented. With 7 unique operations all under one holding. From single-family residential, multi-unit cottages for Air B&B, cigar and smoke shops, restaurants, apartments, warehousing (4000 SF), greenhouses, and soon a solar array- each offering a separate income stream potential. If you are serious about a homegrown business operation this is a must-see. Located just minutes South of Village of Pulaski. Opportunities to expand the cottage, perhaps utilize as a large site eent and wedding venue hosting all aspects from the event center, catering, to restaurant, and wedding party housing all on site Plenty of improvement potential and growth options. Come see what this site has to offer! Also listed as lot / land S1631894

4347 & 4346 Us Route 11, Richland

$1,980,000

Drive, run, fly or swim to this fabulous private luxury offering - a one-owner executive estate on 44+ secluded acres with sweeping Sauquoit Valley views and over 5,000sf of craftsmanship. Known as “Hawks Field,” this extraordinary New Hartford property pairs a custom post-and-beam residence with an FAA-registered private airfield, two grass runways, and a 1950sf hangar. Designed by Acorn and built by Tom Bezak, the home showcases soaring wood ceilings, exposed beams, wide hickory floors, walls of glass, custom lighting, rich trim, and bright open spaces with views in every direction. The main level flows from the foyer to the office, kitchen, dining, family room, and sun-filled sitting areas. The “eye” of the home is an indoor saltwater lap pool and spa with vaulted ceilings, skylights, tile surround, lounge space, and dedicated dehumidification. A second gas-heated outdoor pool sits just beyond the large Ipe deck creating an exceptional aquatic retreat for all seasons. The kitchen is anchored by quartz counters, solid cherry cabinetry, large island, pantry storage, two sinks, Sub-Zero refrigerator, Wolf microwave and convection oven, sealed-glass cooktop. Upstairs features two spacious bedrooms with massive windows and walk-in closets. The lower level adds guest quarters including two bedrooms, full bath, billiards room, kitchenette, library, workbench space, and dedicated theater room. Hawks Field includes a heated hangar with 26’ x 9’ electric door, cold storage, 10KW solar service, plus a 25’ x 25’ RV slab with electric and water utilities. Top-tier mechanicals include 400 amp service, underground gas and cable internet, Pella windows, central vac, wired Bose sound, whole-house dehumidifier, smart Wi-Fi lighting, radiant in-floor heat across seven zones including the garage, forced hot air and AC by heat pump, and outstanding insulation. Updates include a new metal roof in 2025, boiler in 2023, and heat pump/blower in 2022. A luxury residence, private retreat, aviation property, and entertainer’s dream - all in one remarkable New Hartford setting.

4 Beds ⋅ 4 Baths ⋅ S1708810 MLS

Drive, run, fly or swim to this fabulous private luxury offering - a one-owner executive estate on 44+ secluded acres with sweeping Sauquoit Valley views and over 5,000sf of craftsmanship. Known as “Hawks Field,” this extraordinary New Hartford property pairs a custom post-and-beam residence with an FAA-registered private airfield, two grass runways, and a 1950sf hangar. Designed by Acorn and built by Tom Bezak, the home showcases soaring wood ceilings, exposed beams, wide hickory floors, walls of glass, custom lighting, rich trim, and bright open spaces with views in every direction. The main level flows from the foyer to the office, kitchen, dining, family room, and sun-filled sitting areas. The “eye” of the home is an indoor saltwater lap pool and spa with vaulted ceilings, skylights, tile surround, lounge space, and dedicated dehumidification. A second gas-heated outdoor pool sits just beyond the large Ipe deck creating an exceptional aquatic retreat for all seasons. The kitchen is anchored by quartz counters, solid cherry cabinetry, large island, pantry storage, two sinks, Sub-Zero refrigerator, Wolf microwave and convection oven, sealed-glass cooktop. Upstairs features two spacious bedrooms with massive windows and walk-in closets. The lower level adds guest quarters including two bedrooms, full bath, billiards room, kitchenette, library, workbench space, and dedicated theater room. Hawks Field includes a heated hangar with 26’ x 9’ electric door, cold storage, 10KW solar service, plus a 25’ x 25’ RV slab with electric and water utilities. Top-tier mechanicals include 400 amp service, underground gas and cable internet, Pella windows, central vac, wired Bose sound, whole-house dehumidifier, smart Wi-Fi lighting, radiant in-floor heat across seven zones including the garage, forced hot air and AC by heat pump, and outstanding insulation. Updates include a new metal roof in 2025, boiler in 2023, and heat pump/blower in 2022. A luxury residence, private retreat, aviation property, and entertainer’s dream - all in one remarkable New Hartford setting.

8944 Tibbitts Road, New Hartford

$1,980,000

A rare opportunity to build a fully custom estate-style home by Brownstone Homes within Legacy Woods, one of Clarence’s most distinctive luxury communities. Set on an almost half-acre homesite, the property offers picturesque views and a uniquely private setting with no rear neighbors, open space to the left, and approximately 3 acres of surrounding open space. Community walking trails and preserved natural areas are located just beyond the property, creating a peaceful backdrop while remaining close to shopping, schools, restaurants, and everyday conveniences. This proposed Modern Transitional Estate offers approximately 5,200 square feet of finished living space with 4 bedrooms, 3 full bathrooms, and 1 half bathroom. The striking exterior features a dramatic covered entry, a refined combination of stone and board-and-batten siding, architectural detailing, and a side-load 3-car garage designed to complement the overall character of the home. The first floor is centered around a spacious great room with a fireplace and an open kitchen featuring an oversized center island, quartz countertops, premium appliances, custom cabinetry, and a large walk-in pantry. A formal dining room, private office or den, mudroom, laundry room, and powder room complete the main level. All 4 bedrooms are located on the 2nd floor, including an impressive primary suite with a large walk-in closet and a luxury bathroom featuring dual vanities, a soaking tub, and tiled shower. One additional bedroom includes its own private bathroom, while the remaining bedrooms share a third full bathroom. The finished lower level provides additional recreation and entertaining space, with option to add another bedroom and full bathroom. Buyers will have the opportunity to personalize the floor plan, finishes, and selections while working with Brownstone Homes to create a residence that reflects their vision. Final plans, specifications, materials, pricing, and square footage are subject to change. Renderings and images include altered representations of the proposed home or photographs from prior completed Brownstone homes. Taxes to be determined by the town after completion.

4 Beds ⋅ 4 Baths ⋅ B1693325 MLS

A rare opportunity to build a fully custom estate-style home by Brownstone Homes within Legacy Woods, one of Clarence’s most distinctive luxury communities. Set on an almost half-acre homesite, the property offers picturesque views and a uniquely private setting with no rear neighbors, open space to the left, and approximately 3 acres of surrounding open space. Community walking trails and preserved natural areas are located just beyond the property, creating a peaceful backdrop while remaining close to shopping, schools, restaurants, and everyday conveniences. This proposed Modern Transitional Estate offers approximately 5,200 square feet of finished living space with 4 bedrooms, 3 full bathrooms, and 1 half bathroom. The striking exterior features a dramatic covered entry, a refined combination of stone and board-and-batten siding, architectural detailing, and a side-load 3-car garage designed to complement the overall character of the home. The first floor is centered around a spacious great room with a fireplace and an open kitchen featuring an oversized center island, quartz countertops, premium appliances, custom cabinetry, and a large walk-in pantry. A formal dining room, private office or den, mudroom, laundry room, and powder room complete the main level. All 4 bedrooms are located on the 2nd floor, including an impressive primary suite with a large walk-in closet and a luxury bathroom featuring dual vanities, a soaking tub, and tiled shower. One additional bedroom includes its own private bathroom, while the remaining bedrooms share a third full bathroom. The finished lower level provides additional recreation and entertaining space, with option to add another bedroom and full bathroom. Buyers will have the opportunity to personalize the floor plan, finishes, and selections while working with Brownstone Homes to create a residence that reflects their vision. Final plans, specifications, materials, pricing, and square footage are subject to change. Renderings and images include altered representations of the proposed home or photographs from prior completed Brownstone homes. Taxes to be determined by the town after completion.

5724 Red Hawk Trail, Clarence

$1,975,000

Two cottages in paradise. One incredible beach! Over 120 feet of private sandy beachfront on Lake Ontario, where sweeping water views and spectacular sunsets set the scene for unforgettable summers. This rare double lot property gives family and friends ample space to stay, gather, and enjoy life at the beach. The three bedroom main cottage and neighboring two bedroom guest cottage each feature open living and kitchen areas with magnificent waterfront views. Both cottages were renovated between 2008 and 2010, including siding, roof, and window upgrades. Air conditioning and heat were added in 2016, along with a water softener system. Both cottages received fresh exterior paint and new hot water tanks within the past two months. Lake facing composite decks provide inviting spaces for outdoor dining and sunset watching. A detached garage offers storage and a washer/dryer, with ample parking for both cottages. Step onto the sand. Settle into a beach chair. Make this your happy place next summer and for summers to come!

5 Beds ⋅ 2 Baths ⋅ S1720302 MLS

Two cottages in paradise. One incredible beach! Over 120 feet of private sandy beachfront on Lake Ontario, where sweeping water views and spectacular sunsets set the scene for unforgettable summers. This rare double lot property gives family and friends ample space to stay, gather, and enjoy life at the beach. The three bedroom main cottage and neighboring two bedroom guest cottage each feature open living and kitchen areas with magnificent waterfront views. Both cottages were renovated between 2008 and 2010, including siding, roof, and window upgrades. Air conditioning and heat were added in 2016, along with a water softener system. Both cottages received fresh exterior paint and new hot water tanks within the past two months. Lake facing composite decks provide inviting spaces for outdoor dining and sunset watching. A detached garage offers storage and a washer/dryer, with ample parking for both cottages. Step onto the sand. Settle into a beach chair. Make this your happy place next summer and for summers to come!

7789/795 Taylor Drive, Ellisburg

$1,970,000

An extraordinary opportunity to own more than 160 acres of scenic countryside with endless possibilities for income, investment, recreation, or multi-generational living. This unique offering features two single-family homes (one of which (#507) was newly remodeled in 2024) and a completely updated and renovated multi-family residence (#515) with a spacious 4-bedroom apartment, a 2-bedroom apartment PLUS dedicated space framed up ready to add two additional units for a greater rental income. Beyond the residences, the property includes four barns, garage spaces for 10+ cars, RV, boat, ATV's, snowmobiles & more. The outbuildings can provide additional rental income or space for your own equipment, workshops, livestock, or business ventures. The expansive mix of open fields, wooded acreage, and picturesque ponds create the perfect setting for farming, horses, cattle, sheep, hunting, hiking, ATV trails, or outdoor recreation. Whether you're envisioning a family compound, a working farm, hunting retreat, event venue, or a thriving income-producing investment, this remarkable property offers exceptional flexibility with significant future development potential. Located on Milford's Evening Inn Road, just minutes from downtown Oneonta and in the Oneonta School District, this is a rare chance to own a truly one-of-a-kind country estate where the opportunities are as vast as the landscape itself. Call today to schedule your showing and please plan for a minimum of 24-hour notice for the current tenants.

11 Beds ⋅ 6 Baths ⋅ R1699844 MLS

An extraordinary opportunity to own more than 160 acres of scenic countryside with endless possibilities for income, investment, recreation, or multi-generational living. This unique offering features two single-family homes (one of which (#507) was newly remodeled in 2024) and a completely updated and renovated multi-family residence (#515) with a spacious 4-bedroom apartment, a 2-bedroom apartment PLUS dedicated space framed up ready to add two additional units for a greater rental income. Beyond the residences, the property includes four barns, garage spaces for 10+ cars, RV, boat, ATV's, snowmobiles & more. The outbuildings can provide additional rental income or space for your own equipment, workshops, livestock, or business ventures. The expansive mix of open fields, wooded acreage, and picturesque ponds create the perfect setting for farming, horses, cattle, sheep, hunting, hiking, ATV trails, or outdoor recreation. Whether you're envisioning a family compound, a working farm, hunting retreat, event venue, or a thriving income-producing investment, this remarkable property offers exceptional flexibility with significant future development potential. Located on Milford's Evening Inn Road, just minutes from downtown Oneonta and in the Oneonta School District, this is a rare chance to own a truly one-of-a-kind country estate where the opportunities are as vast as the landscape itself. Call today to schedule your showing and please plan for a minimum of 24-hour notice for the current tenants.

515 Evening Inn Road, Milford

$1,950,000

Exceptional turnkey mixed-use investment opportunity in the heart of downtown Boonville. Originally constructed in the early 1800s, this historic property blends character with completely rennovated apartments and modern mechanical upgrades. The first-floor commercial space is currently leased out and features a fully operational taproom and kitchen, highlighted by the original historic bar, grease trap, and a bathroom. The space is well-suited for food and beverage operations and benefits from strong local visibility. Recent building improvements include Fujitsu Halcyon DC inverter mini-split systems providing efficient heating and cooling throughout. Additional revenue and value-add potential come from approximately 6,000 square feet of unfinished space, offering the opportunity for future expansion, storage, or redevelopment. The property also includes a rear detached garage currently leased to a local landscaping contractor, providing another income stream. The building is serviced by 800 AMP, 3-phase electric (120/240 VAC) through Boonville Municipal, municipal water with two meters, and gas service through National Grid. The owner currently covers utilities for the residential units, while the commercial tenant pays their own electric and water. The electricity for the apartments is separately metered. The property also features a coin-operated laundry room with a change machine, as well as an on-demand hot water system serving the second-floor apartments. Located along Main Street in the Village of Boonville, this property offers a rare combination of historic charm, stabilized income, and significant upside potential for investors or owner-operators.

S1670603 MLS

Exceptional turnkey mixed-use investment opportunity in the heart of downtown Boonville. Originally constructed in the early 1800s, this historic property blends character with completely rennovated apartments and modern mechanical upgrades. The first-floor commercial space is currently leased out and features a fully operational taproom and kitchen, highlighted by the original historic bar, grease trap, and a bathroom. The space is well-suited for food and beverage operations and benefits from strong local visibility. Recent building improvements include Fujitsu Halcyon DC inverter mini-split systems providing efficient heating and cooling throughout. Additional revenue and value-add potential come from approximately 6,000 square feet of unfinished space, offering the opportunity for future expansion, storage, or redevelopment. The property also includes a rear detached garage currently leased to a local landscaping contractor, providing another income stream. The building is serviced by 800 AMP, 3-phase electric (120/240 VAC) through Boonville Municipal, municipal water with two meters, and gas service through National Grid. The owner currently covers utilities for the residential units, while the commercial tenant pays their own electric and water. The electricity for the apartments is separately metered. The property also features a coin-operated laundry room with a change machine, as well as an on-demand hot water system serving the second-floor apartments. Located along Main Street in the Village of Boonville, this property offers a rare combination of historic charm, stabilized income, and significant upside potential for investors or owner-operators.

106 Main Street, Boonville

$1,900,000

18-28 Oneida Street is a purposely-assembled block of properties which revolved around the operations of a long-standing family business known as Pizzaland. 2.13 acres of land on four tax parcels: 299.06-2-66.00. 67.00, 68.00, and 69.00. Includes a 4,000 sf long-established restaurant building, an adjacent 1,792 sf office building, a 1,479 sf Arts and Crafts brick bungalow residence, a 1,008 sf block commercial building, and a 955 sf Cape style home on the corner of Oneida and Van Woert Avenue comprise the offering! Two parcels short of a full block of prime land, featuring public water, sewer, natural gas, all less than a mile to the summer baseball mecca known as Cooperstown All Star Village. Restaurant building will convey fully equipped and "turn-key" ready to continue to operate as it has for the last 55 years under current family ownership. Visibility, access from I88 and summer baseball and tourist traffic, plus a long-standing pledge to serve Oneonta's year-round residents make this restaurant a second to none gem! Continue the "family" tradition and lease the block around you as you enjoy all the benefits of income and opportunities to expand, or capture the vision of the family and land a community-changing asset needing 2+ acres and municipal services! For this reason you must consider location, location, location.

R1711965 MLS

18-28 Oneida Street is a purposely-assembled block of properties which revolved around the operations of a long-standing family business known as Pizzaland. 2.13 acres of land on four tax parcels: 299.06-2-66.00. 67.00, 68.00, and 69.00. Includes a 4,000 sf long-established restaurant building, an adjacent 1,792 sf office building, a 1,479 sf Arts and Crafts brick bungalow residence, a 1,008 sf block commercial building, and a 955 sf Cape style home on the corner of Oneida and Van Woert Avenue comprise the offering! Two parcels short of a full block of prime land, featuring public water, sewer, natural gas, all less than a mile to the summer baseball mecca known as Cooperstown All Star Village. Restaurant building will convey fully equipped and "turn-key" ready to continue to operate as it has for the last 55 years under current family ownership. Visibility, access from I88 and summer baseball and tourist traffic, plus a long-standing pledge to serve Oneonta's year-round residents make this restaurant a second to none gem! Continue the "family" tradition and lease the block around you as you enjoy all the benefits of income and opportunities to expand, or capture the vision of the family and land a community-changing asset needing 2+ acres and municipal services! For this reason you must consider location, location, location.

18-28 Oneida Street, Oneonta

$1,900,000

Town of Greece Development Opportunity – 14 Acres Exceptional investment and development opportunity in the highly desirable Town of Greece, New York. This approximately 14-acre parcel is zoned residential with commercial opportunities. Offers outstanding potential for residential development in a central location close to shopping, restaurants, schools, parks, and major transportation routes. The property includes an exempt party house, five garages / storage buildings. Existing on-site utilities include public sewer, water, natural gas, and electric service, providing a strong foundation for future development plans. Highlights include: Approximately 14 acres of residentially zoned land with commercial opportunity. Prime location in the heart of Town of Greece Public sewer, water, gas, and electric available on-site. Possible Partial Commercial Zoning. Existing party house and multiple accessory structures Close proximity to retail, dining, schools, and recreation

R1711490 MLS

Town of Greece Development Opportunity – 14 Acres Exceptional investment and development opportunity in the highly desirable Town of Greece, New York. This approximately 14-acre parcel is zoned residential with commercial opportunities. Offers outstanding potential for residential development in a central location close to shopping, restaurants, schools, parks, and major transportation routes. The property includes an exempt party house, five garages / storage buildings. Existing on-site utilities include public sewer, water, natural gas, and electric service, providing a strong foundation for future development plans. Highlights include: Approximately 14 acres of residentially zoned land with commercial opportunity. Prime location in the heart of Town of Greece Public sewer, water, gas, and electric available on-site. Possible Partial Commercial Zoning. Existing party house and multiple accessory structures Close proximity to retail, dining, schools, and recreation

362 Maiden Lane, Greece

$1,900,000

Set amid the rolling hills and expansive landscapes of the Central Catskills, this exceptional 453.1-acre property offers a rare opportunity to own a substantial and historically significant Catskills landholding. At its heart is an authentic approximately 200-year-old farmhouse, offering timeless character and a direct connection to the property's agricultural heritage. The property features over 2,000 feet of road frontage along both sides of Ferris Hill Road, plus more than 600 feet of frontage on Murray Road, creating an unusually accessible and versatile acreage parcel. The landscape is a beautiful blend of open meadows and wooded areas, with trails throughout the property for hiking, exploring, hunting, recreation, or simply enjoying the privacy and natural beauty of the land. A pond adds to the property's scenic appeal. Historic outbuildings further enhance the property's character and possibilities, including the original milk house and a large two-section barn located across the road from the farmhouse. Together, the farmhouse, barns, meadows, woods, trails, pond, and extensive road frontage create a property with tremendous potential for a private estate, working or hobby farm, equestrian use, recreational retreat, agricultural venture, or legacy Catskills compound. Adding to the property's unique appeal is an additional 45-acre parcel included in the offering, encompassing the summit of Irish Mountain. Rising above 3,000 feet, Irish Mountain is known among experienced Catskills hikers, particularly those pursuing the Catskills 3,000-foot peaks. This additional acreage provides a remarkable recreational component and makes this offering especially appealing to outdoor enthusiasts and those seeking a truly distinctive Catskills property. With substantial acreage, historic structures, multiple access points, diverse terrain, recreational trails, water, open land, forest, and a prominent Catskills summit, this is a property that offers far more than a home—it is an opportunity to own a significant piece of the region's landscape and history. Interior photos coming soon!

5 Beds ⋅ 1 Baths ⋅ R1710964 MLS

Set amid the rolling hills and expansive landscapes of the Central Catskills, this exceptional 453.1-acre property offers a rare opportunity to own a substantial and historically significant Catskills landholding. At its heart is an authentic approximately 200-year-old farmhouse, offering timeless character and a direct connection to the property's agricultural heritage. The property features over 2,000 feet of road frontage along both sides of Ferris Hill Road, plus more than 600 feet of frontage on Murray Road, creating an unusually accessible and versatile acreage parcel. The landscape is a beautiful blend of open meadows and wooded areas, with trails throughout the property for hiking, exploring, hunting, recreation, or simply enjoying the privacy and natural beauty of the land. A pond adds to the property's scenic appeal. Historic outbuildings further enhance the property's character and possibilities, including the original milk house and a large two-section barn located across the road from the farmhouse. Together, the farmhouse, barns, meadows, woods, trails, pond, and extensive road frontage create a property with tremendous potential for a private estate, working or hobby farm, equestrian use, recreational retreat, agricultural venture, or legacy Catskills compound. Adding to the property's unique appeal is an additional 45-acre parcel included in the offering, encompassing the summit of Irish Mountain. Rising above 3,000 feet, Irish Mountain is known among experienced Catskills hikers, particularly those pursuing the Catskills 3,000-foot peaks. This additional acreage provides a remarkable recreational component and makes this offering especially appealing to outdoor enthusiasts and those seeking a truly distinctive Catskills property. With substantial acreage, historic structures, multiple access points, diverse terrain, recreational trails, water, open land, forest, and a prominent Catskills summit, this is a property that offers far more than a home—it is an opportunity to own a significant piece of the region's landscape and history. Interior photos coming soon!

605 Ferris Hill Road, Roxbury

$1,900,000

Set amid the rolling hills and expansive landscapes of the Central Catskills, this exceptional 453.1-acre property offers a rare opportunity to own a substantial and historically significant Catskills landholding. At its heart is an authentic approximately 200-year-old farmhouse, offering timeless character and a direct connection to the property's agricultural heritage. The property features over 2,000 feet of road frontage along both sides of Ferris Hill Road, plus more than 600 feet of frontage on Murray Road, creating an unusually accessible and versatile acreage parcel. The landscape is a beautiful blend of open meadows and wooded areas, with trails throughout the property for hiking, exploring, hunting, recreation, or simply enjoying the privacy and natural beauty of the land. A pond adds to the property's scenic appeal. Historic outbuildings further enhance the property's character and possibilities, including the original milk house and a large two-section barn located across the road from the farmhouse. Together, the farmhouse, barns, meadows, woods, trails, pond, and extensive road frontage create a property with tremendous potential for a private estate, working or hobby farm, equestrian use, recreational retreat, agricultural venture, or legacy Catskills compound. Adding to the property's unique appeal is an additional 45-acre parcel included in the offering, encompassing the summit of Irish Mountain. Rising above 3,000 feet, Irish Mountain is known among experienced Catskills hikers, particularly those pursuing the Catskills 3,000-foot peaks. This additional acreage provides a remarkable recreational component and makes this offering especially appealing to outdoor enthusiasts and those seeking a truly distinctive Catskills property. With substantial acreage, historic structures, multiple access points, diverse terrain, recreational trails, water, open land, forest, and a prominent Catskills summit, this is a property that offers far more than a home—it is an opportunity to own a significant piece of the region's landscape and history. Interior Photos Coming Soon!

4 Beds ⋅ 2 Baths ⋅ R1710948 MLS

Set amid the rolling hills and expansive landscapes of the Central Catskills, this exceptional 453.1-acre property offers a rare opportunity to own a substantial and historically significant Catskills landholding. At its heart is an authentic approximately 200-year-old farmhouse, offering timeless character and a direct connection to the property's agricultural heritage. The property features over 2,000 feet of road frontage along both sides of Ferris Hill Road, plus more than 600 feet of frontage on Murray Road, creating an unusually accessible and versatile acreage parcel. The landscape is a beautiful blend of open meadows and wooded areas, with trails throughout the property for hiking, exploring, hunting, recreation, or simply enjoying the privacy and natural beauty of the land. A pond adds to the property's scenic appeal. Historic outbuildings further enhance the property's character and possibilities, including the original milk house and a large two-section barn located across the road from the farmhouse. Together, the farmhouse, barns, meadows, woods, trails, pond, and extensive road frontage create a property with tremendous potential for a private estate, working or hobby farm, equestrian use, recreational retreat, agricultural venture, or legacy Catskills compound. Adding to the property's unique appeal is an additional 45-acre parcel included in the offering, encompassing the summit of Irish Mountain. Rising above 3,000 feet, Irish Mountain is known among experienced Catskills hikers, particularly those pursuing the Catskills 3,000-foot peaks. This additional acreage provides a remarkable recreational component and makes this offering especially appealing to outdoor enthusiasts and those seeking a truly distinctive Catskills property. With substantial acreage, historic structures, multiple access points, diverse terrain, recreational trails, water, open land, forest, and a prominent Catskills summit, this is a property that offers far more than a home—it is an opportunity to own a significant piece of the region's landscape and history. Interior Photos Coming Soon!

605 Ferris Hill Road, Roxbury

$1,900,000

Spanning over 500 acres, this is the sort of property that brings something special with it when it comes to market. With more than 18,000 feet of road frontage, 7,500 feet along Cahoon Creek, and roughly 250 acres of quality tillable ground, the scale and layout open the door to a wide range of possibilities. Opportunities of this size and versatility do not come around often, especially with this combination of usable land and access. Whether you are looking to invest in land with long-term upside, expand an existing agricultural operation, or create something entirely new, the foundation is already here. The property includes a 1,600 square foot home that is livable as it stands, along with the original farmhouse which has had the exterior fully redone and the interior taken down to the studs, ready for a new vision. The setting works just as well for a working farm as it does for a thoughtfully planned subdivision or a private family compound with room to grow. Located just 15 minutes to Oneonta, 30 minutes to Cooperstown and Otsego Lake, and within a 3 hour drive to New York City, it offers both convenience and a true sense of space.

3 Beds ⋅ 2 Baths ⋅ R1708755 MLS

Spanning over 500 acres, this is the sort of property that brings something special with it when it comes to market. With more than 18,000 feet of road frontage, 7,500 feet along Cahoon Creek, and roughly 250 acres of quality tillable ground, the scale and layout open the door to a wide range of possibilities. Opportunities of this size and versatility do not come around often, especially with this combination of usable land and access. Whether you are looking to invest in land with long-term upside, expand an existing agricultural operation, or create something entirely new, the foundation is already here. The property includes a 1,600 square foot home that is livable as it stands, along with the original farmhouse which has had the exterior fully redone and the interior taken down to the studs, ready for a new vision. The setting works just as well for a working farm as it does for a thoughtfully planned subdivision or a private family compound with room to grow. Located just 15 minutes to Oneonta, 30 minutes to Cooperstown and Otsego Lake, and within a 3 hour drive to New York City, it offers both convenience and a true sense of space.

373 County Highway 10, Morris

$1,900,000

A rarely found picture-perfect home situated on 6 acres in a private enclave of 5 luxury homes. This one-of-a-kind, custom-designed ranch has stunning curb appeal and a park-like setting. Built with the finest of amenities and exceptional architectural detail. Dramatic grand foyer with 25-foot ceiling height. Cased archways and 10” baseboards throughout. Elegant living/great room with cathedral ceiling and gas fireplace adjoins a octagonal heated sunroom surrounded by windows for a panoramic view of the landscaped grounds. Chef’s kitchen has quartz countertops, island seating, walk-in pantry, flows to bright dining area, access to a comfy sitting room and 3rd bedroom. Beautiful primary bedroom ensuite, double tray ceiling, walk-in closet, spa-like bath with oversized walk-in shower, jetted tub. Vast finished lower level has endless possibilities for use of space. Half bath, workshop, exercise room, cedar and storage closets. Step onto the spacious patio with a charming gazebo. Custom-built garden shed with loft. Covered front porch for quiet-time relaxation. Heated garage is 35’ wide, extra space for lawn equipment, built-in cabinetry, pet wash sink, work bench, private entry to 3rd bedroom. Full house generator. This meticulously maintained home displays everlasting appeal and shows like new! Below grade sq. ft. is 3,350.

3 Beds ⋅ 3 Baths ⋅ B1709911 MLS

A rarely found picture-perfect home situated on 6 acres in a private enclave of 5 luxury homes. This one-of-a-kind, custom-designed ranch has stunning curb appeal and a park-like setting. Built with the finest of amenities and exceptional architectural detail. Dramatic grand foyer with 25-foot ceiling height. Cased archways and 10” baseboards throughout. Elegant living/great room with cathedral ceiling and gas fireplace adjoins a octagonal heated sunroom surrounded by windows for a panoramic view of the landscaped grounds. Chef’s kitchen has quartz countertops, island seating, walk-in pantry, flows to bright dining area, access to a comfy sitting room and 3rd bedroom. Beautiful primary bedroom ensuite, double tray ceiling, walk-in closet, spa-like bath with oversized walk-in shower, jetted tub. Vast finished lower level has endless possibilities for use of space. Half bath, workshop, exercise room, cedar and storage closets. Step onto the spacious patio with a charming gazebo. Custom-built garden shed with loft. Covered front porch for quiet-time relaxation. Heated garage is 35’ wide, extra space for lawn equipment, built-in cabinetry, pet wash sink, work bench, private entry to 3rd bedroom. Full house generator. This meticulously maintained home displays everlasting appeal and shows like new! Below grade sq. ft. is 3,350.

6976 Mystic Court, Clarence

$1,900,000

Sloan’s NY Grill presents an exceptional opportunity to acquire one of the area’s busiest and highest-volume restaurants. This profitable, exceptionally well-equipped restaurant and bar is ideally located in Oneonta’s thriving West End, less than two miles from the Cooperstown All Star Village campus. Sloan’s enjoys a loyal year-round local following while drawing significant seasonal and tourist traffic. Its warm, welcoming, energetic atmosphere makes it a popular destination for family dinners, casual gatherings, and evenings out. The approximately 5,400-square-foot building accommodates 204 guests, with separate bar and main dining areas. The rustic-inspired interior offers distinctive Catskills character, highlighted by a double-sided gas fireplace with custom stonework, custom wooden partitions, four Soft Touch POS terminals, and stereo/speaker system. Paved parking accommodates approximately 80 vehicles. The property features municipal water and sewer, natural gas, three-phase electric, two rooftop Ruud HVAC units, a 14-camera security system, and two 10' x 16' storage buildings. Designed for a high-volume operation, the commercial kitchen includes an 8'x30' walk-in cooler, 7'x13' walk-in freezer, two Cookshack electric smokers, Vulcan range and convection oven, 66-inch Champion Tuff wood-burning grill, 60-inch US Range with eight burners, griddle and double convection oven, gas fryers, Manitowoc ice machine with 500-lb. bin, multiple worktop coolers/freezers, food warmers, steam wells, panini press, and exhaust hoods with fire suppression systems. The dedicated bar includes an eight-tap Micro-Matic kegerator, eight-foot three-door beer cooler, mug chiller, televisions, Quick Draw monitors, and sound system. The sale includes an extensive inventory of glasses, dishware, silverware, kitchen smallwares, furnishings, repair parts, accessories, and more. With its proven high-volume business, loyal local customer base, strong tourist traffic, substantial capacity, and prime location, Sloan’s NY Grill offers a rare opportunity to acquire an established restaurant with the infrastructure, atmosphere, and market presence already in place for continued success.

R1709338 MLS

Sloan’s NY Grill presents an exceptional opportunity to acquire one of the area’s busiest and highest-volume restaurants. This profitable, exceptionally well-equipped restaurant and bar is ideally located in Oneonta’s thriving West End, less than two miles from the Cooperstown All Star Village campus. Sloan’s enjoys a loyal year-round local following while drawing significant seasonal and tourist traffic. Its warm, welcoming, energetic atmosphere makes it a popular destination for family dinners, casual gatherings, and evenings out. The approximately 5,400-square-foot building accommodates 204 guests, with separate bar and main dining areas. The rustic-inspired interior offers distinctive Catskills character, highlighted by a double-sided gas fireplace with custom stonework, custom wooden partitions, four Soft Touch POS terminals, and stereo/speaker system. Paved parking accommodates approximately 80 vehicles. The property features municipal water and sewer, natural gas, three-phase electric, two rooftop Ruud HVAC units, a 14-camera security system, and two 10' x 16' storage buildings. Designed for a high-volume operation, the commercial kitchen includes an 8'x30' walk-in cooler, 7'x13' walk-in freezer, two Cookshack electric smokers, Vulcan range and convection oven, 66-inch Champion Tuff wood-burning grill, 60-inch US Range with eight burners, griddle and double convection oven, gas fryers, Manitowoc ice machine with 500-lb. bin, multiple worktop coolers/freezers, food warmers, steam wells, panini press, and exhaust hoods with fire suppression systems. The dedicated bar includes an eight-tap Micro-Matic kegerator, eight-foot three-door beer cooler, mug chiller, televisions, Quick Draw monitors, and sound system. The sale includes an extensive inventory of glasses, dishware, silverware, kitchen smallwares, furnishings, repair parts, accessories, and more. With its proven high-volume business, loyal local customer base, strong tourist traffic, substantial capacity, and prime location, Sloan’s NY Grill offers a rare opportunity to acquire an established restaurant with the infrastructure, atmosphere, and market presence already in place for continued success.

337 Chestnut Street, Oneonta

$1,899,000

***WILL SUBDIVIDE AT $25,000 to $100,000 PER ACRE*** - call for details. Prime 48+ acre corner parcel zoned Commercial and Mixed Use, located in the heart of the Geneseo business district. The area is experiencing significant growth and is in strong need of housing and apartment development. Public utilities are available. This highly visible site is ideal for a wide range of development projects. Conveniently located just minutes from shopping, the historic downtown village of Geneseo, SUNY Geneseo, hotels, medical facilities (University of Rochester and Rochester General), and I-390. Only 30 minutes to the airport and close to the Finger Lakes and renowned wine country. Call for maps and full details. An exceptional opportunity in a thriving and desirable area.

R1658263 MLS

***WILL SUBDIVIDE AT $25,000 to $100,000 PER ACRE*** - call for details. Prime 48+ acre corner parcel zoned Commercial and Mixed Use, located in the heart of the Geneseo business district. The area is experiencing significant growth and is in strong need of housing and apartment development. Public utilities are available. This highly visible site is ideal for a wide range of development projects. Conveniently located just minutes from shopping, the historic downtown village of Geneseo, SUNY Geneseo, hotels, medical facilities (University of Rochester and Rochester General), and I-390. Only 30 minutes to the airport and close to the Finger Lakes and renowned wine country. Call for maps and full details. An exceptional opportunity in a thriving and desirable area.

Volunteer Road, Geneseo

$1,899,000

Will subdivide at $25,000 to $100,000 per acre - call for details. Prime 48+ acre corner parcel zoned Commercial and Mixed Use, located in the heart of the Geneseo business district. The area is experiencing significant growth and is in strong need of housing and apartment development. Public utilities are available. This highly visible site is ideal for a wide range of development projects. Conveniently located just minutes from shopping, the historic downtown village of Geneseo, SUNY Geneseo, hotels, medical facilities (University of Rochester and Rochester General), and I-390. Only 30 minutes to the airport and close to the Finger Lakes and renowned wine country. Call for maps and full details. An exceptional opportunity in a thriving and desirable area.

R1658264 MLS

Will subdivide at $25,000 to $100,000 per acre - call for details. Prime 48+ acre corner parcel zoned Commercial and Mixed Use, located in the heart of the Geneseo business district. The area is experiencing significant growth and is in strong need of housing and apartment development. Public utilities are available. This highly visible site is ideal for a wide range of development projects. Conveniently located just minutes from shopping, the historic downtown village of Geneseo, SUNY Geneseo, hotels, medical facilities (University of Rochester and Rochester General), and I-390. Only 30 minutes to the airport and close to the Finger Lakes and renowned wine country. Call for maps and full details. An exceptional opportunity in a thriving and desirable area.

Volunteer Road, Geneseo

$1,895,000

Experience the beauty of river living in this exceptional custom-built home situated on 2.6 acres of manicured grounds, complete with mature trees and serene water views & sunsets. Designed for both relaxation & entertaining, this property offers a combination of elegance, privacy and functionality. The home features 5 bedrooms, 2 baths, first floor master suite, hardwood floors, vaulted ceilings, custom cabinetry, open floor plan, and Marvin windows that bring in natural light & frame breathtaking views of the river. Enjoy the quiet mornings & gorgeous sunsets from the screened-in porch or one of the stone patios, perfect for ship viewing & entertaining. Additional highlights include a 2-stall garage with living quarters above it. And for you boaters you will love the incredible boathouse (37x44) with 2 electric boat hoists, deep water dockage for larger boats. This is truly a rare opportunity to own one of the finest homes in the 1000 Islands, located only 3 miles to the village of Clayton. Call now for details & private showing.

5 Beds ⋅ 3 Baths ⋅ S1673087 MLS

Experience the beauty of river living in this exceptional custom-built home situated on 2.6 acres of manicured grounds, complete with mature trees and serene water views & sunsets. Designed for both relaxation & entertaining, this property offers a combination of elegance, privacy and functionality. The home features 5 bedrooms, 2 baths, first floor master suite, hardwood floors, vaulted ceilings, custom cabinetry, open floor plan, and Marvin windows that bring in natural light & frame breathtaking views of the river. Enjoy the quiet mornings & gorgeous sunsets from the screened-in porch or one of the stone patios, perfect for ship viewing & entertaining. Additional highlights include a 2-stall garage with living quarters above it. And for you boaters you will love the incredible boathouse (37x44) with 2 electric boat hoists, deep water dockage for larger boats. This is truly a rare opportunity to own one of the finest homes in the 1000 Islands, located only 3 miles to the village of Clayton. Call now for details & private showing.

38306 Windward Cliffs, Clayton

$1,890,000

Welcome to one of Chautauqua Lake's most extraordinary waterfront properties, where panoramic lake views surround you from nearly every room and create a setting that is rarely found. Perfectly positioned on the shoreline, this exceptional Bemus Point residence offers an unmatched connection to the water, with breathtaking vistas stretching in every direction and a spectacular lakefront lawn that invites endless days spent enjoying the beauty of the lake. Designed for effortless living and unforgettable entertaining, the outdoor spaces are truly exceptional. Gather on the expansive lakeside patio, complete with a custom outdoor kitchen featuring a built-in grill and stone oven, all overlooking the sparkling waters of Chautauqua Lake. Inside, the thoughtfully designed three-level home offers generous living spaces filled with natural light and stunning lake views. The main level features a spacious living and dining room with an additional lakeside sitting room and a lakeside sitting room, a breakfast room just off the kitchen, and a welcoming family room. An impressive indoor grill room, complete with an open-hearth gas grill, wet bar and full bath, seamlessly connects the home to the lakeside patio, making indoor-outdoor entertaining effortless. Upstairs, the primary suite showcases breathtaking panoramic lake views that greet you each morning. A second private bedroom suite features its own lakeside glass-enclosed sitting room—an incredible space to relax with a morning coffee, unwind with a book, or enjoy spectacular sunsets and star-filled evenings over the water. Two additional bedrooms and another full bath complete the second level. The third floor offers an additional bedroom and full bath, providing comfortable accommodations for guests. This is more than a lakefront home—it's a legacy property offering one of the most remarkable waterfront settings on Chautauqua Lake. Whether hosting large gatherings, enjoying peaceful mornings by the water, or creating lifelong memories, this exceptional residence offers a lifestyle that is as rare as its panoramic views.

5 Beds ⋅ 6 Baths ⋅ R1696305 MLS

Welcome to one of Chautauqua Lake's most extraordinary waterfront properties, where panoramic lake views surround you from nearly every room and create a setting that is rarely found. Perfectly positioned on the shoreline, this exceptional Bemus Point residence offers an unmatched connection to the water, with breathtaking vistas stretching in every direction and a spectacular lakefront lawn that invites endless days spent enjoying the beauty of the lake. Designed for effortless living and unforgettable entertaining, the outdoor spaces are truly exceptional. Gather on the expansive lakeside patio, complete with a custom outdoor kitchen featuring a built-in grill and stone oven, all overlooking the sparkling waters of Chautauqua Lake. Inside, the thoughtfully designed three-level home offers generous living spaces filled with natural light and stunning lake views. The main level features a spacious living and dining room with an additional lakeside sitting room and a lakeside sitting room, a breakfast room just off the kitchen, and a welcoming family room. An impressive indoor grill room, complete with an open-hearth gas grill, wet bar and full bath, seamlessly connects the home to the lakeside patio, making indoor-outdoor entertaining effortless. Upstairs, the primary suite showcases breathtaking panoramic lake views that greet you each morning. A second private bedroom suite features its own lakeside glass-enclosed sitting room—an incredible space to relax with a morning coffee, unwind with a book, or enjoy spectacular sunsets and star-filled evenings over the water. Two additional bedrooms and another full bath complete the second level. The third floor offers an additional bedroom and full bath, providing comfortable accommodations for guests. This is more than a lakefront home—it's a legacy property offering one of the most remarkable waterfront settings on Chautauqua Lake. Whether hosting large gatherings, enjoying peaceful mornings by the water, or creating lifelong memories, this exceptional residence offers a lifestyle that is as rare as its panoramic views.

3239 Driftwood Road, Ellery

$1,875,000

Rare Oneida Lake waterfront commercial and residential compound! An unparalleled business and living opportunity awaits on 2.4 manicured acres featuring dual waterfrontage, direct open-lake views, and creek frontage with an 80-ft dock and boathouse for protected boat mooring and guest arrivals. Currently operating as the popular Brew Haus, this high-visibility venue boasts on-tap beers, a full-service restaurant, expansive indoor/outdoor seating, and an outdoor stage with electricity for live bands and weekend events. The main building underwent an extensive overhaul in 2019, including a new roof, siding, windows, doors, HVAC, four bathrooms (3 half, 1 full), and a stunning gourmet commercial/residential kitchen with granite countertops, a massive center island, and three sinks. Above the venue sits a remodeled 4-bedroom residence offering private elevated deck space and breathtaking water views. The expansive grounds feature a concrete patio with pergola, outdoor bar and grill station, concrete parking lot, fenced pet areas, 100 lining trees, a restored large Quonset hut/barn, and a detached garage with workshop storage topped by a remodeled 2-bedroom apartment. Endless possibilities for an owner-operator or savvy investor seeking a premier destination on the lake! The square footage in the main building has been measured to be 6,100 square feet. Walk to the State Park, Short drive to the NYS thruway, between Utica and Syracuse, A view out every window, Sunsets don't get better!! Also listed as Commercial MLS# S1704330.

6 Beds ⋅ 5 Baths ⋅ S1704714 MLS

Rare Oneida Lake waterfront commercial and residential compound! An unparalleled business and living opportunity awaits on 2.4 manicured acres featuring dual waterfrontage, direct open-lake views, and creek frontage with an 80-ft dock and boathouse for protected boat mooring and guest arrivals. Currently operating as the popular Brew Haus, this high-visibility venue boasts on-tap beers, a full-service restaurant, expansive indoor/outdoor seating, and an outdoor stage with electricity for live bands and weekend events. The main building underwent an extensive overhaul in 2019, including a new roof, siding, windows, doors, HVAC, four bathrooms (3 half, 1 full), and a stunning gourmet commercial/residential kitchen with granite countertops, a massive center island, and three sinks. Above the venue sits a remodeled 4-bedroom residence offering private elevated deck space and breathtaking water views. The expansive grounds feature a concrete patio with pergola, outdoor bar and grill station, concrete parking lot, fenced pet areas, 100 lining trees, a restored large Quonset hut/barn, and a detached garage with workshop storage topped by a remodeled 2-bedroom apartment. Endless possibilities for an owner-operator or savvy investor seeking a premier destination on the lake! The square footage in the main building has been measured to be 6,100 square feet. Walk to the State Park, Short drive to the NYS thruway, between Utica and Syracuse, A view out every window, Sunsets don't get better!! Also listed as Commercial MLS# S1704330.

6266 Lakeshore Road S, Verona

$1,875,000

Rare Oneida Lake waterfront commercial and residential compound! An unparalleled business and living opportunity awaits on 2.4 manicured acres featuring dual waterfrontage, direct open-lake views, and creek frontage with an 80-ft dock and boathouse for protected boat mooring and guest arrivals. Currently operating as the popular Brew Haus, this high-visibility venue boasts on-tap beers, a full-service restaurant, expansive indoor/outdoor seating, and an outdoor stage with electricity for live bands and weekend events. The main building underwent an extensive overhaul in 2019, including a new roof, siding, windows, doors, HVAC, four bathrooms (3 half, 1 full), and a stunning gourmet commercial/residential kitchen with granite countertops, a massive center island, and three sinks. Above the venue sits a remodeled 4-bedroom residence offering private elevated deck space and breathtaking water views. The expansive grounds feature a concrete patio with pergola, outdoor bar and grill station, concrete parking lot, fenced pet areas, 100 lining trees, a restored large Quonset hut/barn, and a detached garage with workshop storage topped by a remodeled 2-bedroom apartment. Endless possibilities for an owner-operator or savvy investor seeking a premier destination on the lake! The square footage in the main building has been measured to be 6,100 square feet. Walk to the State Park, Short drive to the NYS thruway, between Utica and Syracuse, A view out every window, Sunsets don't get better!!Also listed as Residential MLS# S1704714.

S1704330 MLS

Rare Oneida Lake waterfront commercial and residential compound! An unparalleled business and living opportunity awaits on 2.4 manicured acres featuring dual waterfrontage, direct open-lake views, and creek frontage with an 80-ft dock and boathouse for protected boat mooring and guest arrivals. Currently operating as the popular Brew Haus, this high-visibility venue boasts on-tap beers, a full-service restaurant, expansive indoor/outdoor seating, and an outdoor stage with electricity for live bands and weekend events. The main building underwent an extensive overhaul in 2019, including a new roof, siding, windows, doors, HVAC, four bathrooms (3 half, 1 full), and a stunning gourmet commercial/residential kitchen with granite countertops, a massive center island, and three sinks. Above the venue sits a remodeled 4-bedroom residence offering private elevated deck space and breathtaking water views. The expansive grounds feature a concrete patio with pergola, outdoor bar and grill station, concrete parking lot, fenced pet areas, 100 lining trees, a restored large Quonset hut/barn, and a detached garage with workshop storage topped by a remodeled 2-bedroom apartment. Endless possibilities for an owner-operator or savvy investor seeking a premier destination on the lake! The square footage in the main building has been measured to be 6,100 square feet. Walk to the State Park, Short drive to the NYS thruway, between Utica and Syracuse, A view out every window, Sunsets don't get better!!Also listed as Residential MLS# S1704714.

6266 Lakeshore Road S, Verona

$1,850,000

Magnificent Cayuga Lakefront Retreat Welcome to an exceptional lakefront property on the west side of Cayuga Lake, offering approximately 132 feet of private lake frontage and beautiful morning sunrises. Thoughtfully designed and exceptionally well-equipped, this home offers the perfect combination of luxury, comfort, and year-round Finger Lakes living. The spacious home features 3 bedrooms and 2.5 bathrooms, with lake views from every bedroom. The main level boasts a stunning great room with soaring cathedral ceilings, solid oak moldings and doors, a well-appointed kitchen with upgraded appliances and a Viking range, convenient main-floor laundry, and expansive views of Cayuga Lake. A large front deck runs nearly the entire length of the home, providing an ideal setting for enjoying the lake and spectacular sunrises. The finished lower level offers an impressive additional living space with a second full kitchen, upgraded appliances and Viking range, and a walkout leading to a huge patio overlooking the lake. The flexible lower level provides plenty of room for entertaining, guests, recreation, or extended family. Radiant in floor heating throughout and central a/c. Outside, the lakefront amenities are truly exceptional. Enjoy 132 feet of lake frontage, a permanent dock, two boat hoists, and multiple personal watercraft/jet-ski hoists. The property also features its own paved boat launch and blacktop driveway. Additional features include a two-car finished garage with a half bath, a heated blacktop driveway, and Generac backup generator. Located between Ithaca to the south and Waterloo/ Seneca Falls to the north.

3 Beds ⋅ 3 Baths ⋅ R1714473 MLS

Magnificent Cayuga Lakefront Retreat Welcome to an exceptional lakefront property on the west side of Cayuga Lake, offering approximately 132 feet of private lake frontage and beautiful morning sunrises. Thoughtfully designed and exceptionally well-equipped, this home offers the perfect combination of luxury, comfort, and year-round Finger Lakes living. The spacious home features 3 bedrooms and 2.5 bathrooms, with lake views from every bedroom. The main level boasts a stunning great room with soaring cathedral ceilings, solid oak moldings and doors, a well-appointed kitchen with upgraded appliances and a Viking range, convenient main-floor laundry, and expansive views of Cayuga Lake. A large front deck runs nearly the entire length of the home, providing an ideal setting for enjoying the lake and spectacular sunrises. The finished lower level offers an impressive additional living space with a second full kitchen, upgraded appliances and Viking range, and a walkout leading to a huge patio overlooking the lake. The flexible lower level provides plenty of room for entertaining, guests, recreation, or extended family. Radiant in floor heating throughout and central a/c. Outside, the lakefront amenities are truly exceptional. Enjoy 132 feet of lake frontage, a permanent dock, two boat hoists, and multiple personal watercraft/jet-ski hoists. The property also features its own paved boat launch and blacktop driveway. Additional features include a two-car finished garage with a half bath, a heated blacktop driveway, and Generac backup generator. Located between Ithaca to the south and Waterloo/ Seneca Falls to the north.

6253 State Route 89, Romulus

$1,850,000

Tucked into the rolling hills of the Western Catskills, this 200-acre estate with two homes is a ready-made retreat with two ponds, two streams, hot tub, custom-designed sauna, and large barn. MAIN HOUSE This late-1800s Greek Revival farmhouse greets you with pilastered corners, a metal gabled roof, and original wide-plank floors. On the first floor, the cozy living room features a warm pellet stove and serene views of the property. The updated kitchen includes a new Janska range/stove, wood floors, and generous storage. On this floor is also a renovated full bath, laundry room, office with woodstove, and easy access to the back deck where you'll find your own home spa including hot tub, sauna, and outdoor shower. Upstairs off the landing - you'll find two large and one smaller bedroom and another renovated full bathroom. Outside, the fully fenced backyard is a true oasis: a stone patio, fire pit, chicken coop with electric, garden beds, views of the nearby stream and mature landscaping that gives full privacy. Additional improvements include a new forced air system (heating and cooling), hot water heater, upgraded 200 amp electric service and automatic whole-house Generac generator. GUESTHOUSE Built in 1925 and beautifully renovated just a few years ago, the guesthouse is filled with natural light, a pellet stove for winter coziness, and renovated bathrooms. A first-floor bedroom and full bath add easy single-level living. This floor also has a large living room, eat-in kitchen and half bathroom. Upstairs, two spacious bedrooms and another full bath create a perfect setup for guests. Improvements include new plumbing, roof, windows, siding, 200 amp electric and automatic whole-house Generac generator. PROPERTY The landscape includes fields and forests, threaded by stone walls and streams with two ponds. THE LOCATION While the property feels like its own world, you're just minutes from charming towns, less than an hour from skiing, and under 3 hours from the GW Bridge in NYC.

6 Beds ⋅ 5 Baths ⋅ R1706734 MLS

Tucked into the rolling hills of the Western Catskills, this 200-acre estate with two homes is a ready-made retreat with two ponds, two streams, hot tub, custom-designed sauna, and large barn. MAIN HOUSE This late-1800s Greek Revival farmhouse greets you with pilastered corners, a metal gabled roof, and original wide-plank floors. On the first floor, the cozy living room features a warm pellet stove and serene views of the property. The updated kitchen includes a new Janska range/stove, wood floors, and generous storage. On this floor is also a renovated full bath, laundry room, office with woodstove, and easy access to the back deck where you'll find your own home spa including hot tub, sauna, and outdoor shower. Upstairs off the landing - you'll find two large and one smaller bedroom and another renovated full bathroom. Outside, the fully fenced backyard is a true oasis: a stone patio, fire pit, chicken coop with electric, garden beds, views of the nearby stream and mature landscaping that gives full privacy. Additional improvements include a new forced air system (heating and cooling), hot water heater, upgraded 200 amp electric service and automatic whole-house Generac generator. GUESTHOUSE Built in 1925 and beautifully renovated just a few years ago, the guesthouse is filled with natural light, a pellet stove for winter coziness, and renovated bathrooms. A first-floor bedroom and full bath add easy single-level living. This floor also has a large living room, eat-in kitchen and half bathroom. Upstairs, two spacious bedrooms and another full bath create a perfect setup for guests. Improvements include new plumbing, roof, windows, siding, 200 amp electric and automatic whole-house Generac generator. PROPERTY The landscape includes fields and forests, threaded by stone walls and streams with two ponds. THE LOCATION While the property feels like its own world, you're just minutes from charming towns, less than an hour from skiing, and under 3 hours from the GW Bridge in NYC.

396 Austin Road, Jefferson

$1,817,000

Wow! Take in breathtaking views of Canandaigua Lake from this newly built, modern home. Designed with an open floor plan and a grand foyer, this home features high-end appliances and a spacious walk-in pantry. Offering 4 bedrooms and 3 and a half bathrooms, with walk-in closets, this property combines luxury and functionality. Enjoy low utility costs thanks to energy-efficient geothermal heating and cooling systems. An optional elevator can be added for easy access between floors. Plus, customize the space to suit your lifestyle—choose to build an in-law suite or a boat garage in place of the first-floor bedroom. Low property taxes and a 339-Y exemption make this an exceptional value!

5 Beds ⋅ 4 Baths ⋅ R1649315 MLS

Wow! Take in breathtaking views of Canandaigua Lake from this newly built, modern home. Designed with an open floor plan and a grand foyer, this home features high-end appliances and a spacious walk-in pantry. Offering 4 bedrooms and 3 and a half bathrooms, with walk-in closets, this property combines luxury and functionality. Enjoy low utility costs thanks to energy-efficient geothermal heating and cooling systems. An optional elevator can be added for easy access between floors. Plus, customize the space to suit your lifestyle—choose to build an in-law suite or a boat garage in place of the first-floor bedroom. Low property taxes and a 339-Y exemption make this an exceptional value!

4 Terrace Dr., South Bristol

$1,800,000

Rare opportunity to acquire an established restaurant along with two additional income-producing properties in the heart of Watkins Glen. This unique package includes 107 11th St, featuring the operating restaurant, along with the duplex properties at 106 and 109 11th St. The restaurant sale includes the business name, equipment, furnishings, and inventory, offering a turnkey opportunity for a new owner. The additional residential units provide valuable rental income and create an attractive combination of business ownership and real estate investment. Located near Seneca Lake and the many attractions, wineries, and destinations that make Watkins Glen and the Finger Lakes a popular year-round and seasonal destination. Ideal for an owner-operator or investor looking for multiple income streams in one package. Financial information available to qualified buyers with prequalification and/or proof of funds. Please do not approach employees or tenants regarding the sale.

R1713448 MLS

Rare opportunity to acquire an established restaurant along with two additional income-producing properties in the heart of Watkins Glen. This unique package includes 107 11th St, featuring the operating restaurant, along with the duplex properties at 106 and 109 11th St. The restaurant sale includes the business name, equipment, furnishings, and inventory, offering a turnkey opportunity for a new owner. The additional residential units provide valuable rental income and create an attractive combination of business ownership and real estate investment. Located near Seneca Lake and the many attractions, wineries, and destinations that make Watkins Glen and the Finger Lakes a popular year-round and seasonal destination. Ideal for an owner-operator or investor looking for multiple income streams in one package. Financial information available to qualified buyers with prequalification and/or proof of funds. Please do not approach employees or tenants regarding the sale.

107 11th Street, Dix

$1,800,000

Consider the rare confluence of steady income and strategic positioning that this prime commercial corner delivers—an offering that rewards the investor who values arithmetic as much as ambition. Spread across four parcels and anchored by two commercial buildings totaling roughly 14,260 square feet, this holding hums with activity from the moment ownership changes hands. The financial narrative writes itself. Dollar General occupies one structure under a dependable long-term lease, generating reliable gross income while you sleep. The second building offers a delightful hybrid: comfortable second-floor living quarters paired with two additional commercial spaces, presently owner-occupied as both dwelling and business. Three bedrooms and three bathrooms accommodate the owner who prefers to keep enterprise and residence within a single, sensible footprint. Exposure, that invaluable and often overlooked currency of commerce, arrives here in abundance—over twenty thousand vehicles glide past daily, a perpetual parade of potential patrons no advertising budget could ever hope to purchase. Parking, meanwhile, proves generously plentiful, sparing tenants and customers alike the tiresome ritual of circling for a space. The surroundings amplify the appeal considerably. WellNow Urgent Care and Bassett Health Center sit practically alongside, T-Mobile occupies the block, and Hannaford, Walmart, and Herkimer County Community College anchor the wider landscape. Even the celebrated Herkimer Diamond Mines await the curious a short drive north. Opportunities pairing dependable returns with such commanding visibility seldom linger—make the move while it remains available.

S1705568 MLS

Consider the rare confluence of steady income and strategic positioning that this prime commercial corner delivers—an offering that rewards the investor who values arithmetic as much as ambition. Spread across four parcels and anchored by two commercial buildings totaling roughly 14,260 square feet, this holding hums with activity from the moment ownership changes hands. The financial narrative writes itself. Dollar General occupies one structure under a dependable long-term lease, generating reliable gross income while you sleep. The second building offers a delightful hybrid: comfortable second-floor living quarters paired with two additional commercial spaces, presently owner-occupied as both dwelling and business. Three bedrooms and three bathrooms accommodate the owner who prefers to keep enterprise and residence within a single, sensible footprint. Exposure, that invaluable and often overlooked currency of commerce, arrives here in abundance—over twenty thousand vehicles glide past daily, a perpetual parade of potential patrons no advertising budget could ever hope to purchase. Parking, meanwhile, proves generously plentiful, sparing tenants and customers alike the tiresome ritual of circling for a space. The surroundings amplify the appeal considerably. WellNow Urgent Care and Bassett Health Center sit practically alongside, T-Mobile occupies the block, and Hannaford, Walmart, and Herkimer County Community College anchor the wider landscape. Even the celebrated Herkimer Diamond Mines await the curious a short drive north. Opportunities pairing dependable returns with such commanding visibility seldom linger—make the move while it remains available.

110 East State St, Herkimer