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Exceptional commercial development opportunity featuring 1.5 acres of commercially zoned land in a rapidly growing corridor along East Henrietta Road. Ideal for retail, office, medical, or mixed-use development. Strategically positioned adjacent to planned future apartment and retail development, creating strong potential for increased consumer traffic and long-term growth. A future traffic light is planned at the entrance to the property, providing enhanced accessibility and visibility. Surrounded by established national retailers and major destinations including Wegmans, Starbucks, and The Dome Arena. Frontage on 2 Roads, To Be Built, Off E. Henrietta at the new the traffic light. All public utilities and hookups are available at the road, making this an outstanding opportunity for retail, office, hospitality, restaurant, or mixed-use development. Strong commercial growth corridor with excellent accessibility and exposure to steady daily traffic.

R1702386 MLS

Exceptional commercial development opportunity featuring 1.5 acres of commercially zoned land in a rapidly growing corridor along East Henrietta Road. Ideal for retail, office, medical, or mixed-use development. Strategically positioned adjacent to planned future apartment and retail development, creating strong potential for increased consumer traffic and long-term growth. A future traffic light is planned at the entrance to the property, providing enhanced accessibility and visibility. Surrounded by established national retailers and major destinations including Wegmans, Starbucks, and The Dome Arena. Frontage on 2 Roads, To Be Built, Off E. Henrietta at the new the traffic light. All public utilities and hookups are available at the road, making this an outstanding opportunity for retail, office, hospitality, restaurant, or mixed-use development. Strong commercial growth corridor with excellent accessibility and exposure to steady daily traffic.

2811-B East Henrietta Road, Henrietta

$750,000

Ideal commercial development; this 4.11 acre property at 7550 Collamer Road offers incredible potential. Predominantly flat and cleared land, it is waiting to be transformed into your vision. The property is located at a busy intersection, conveniently located, and easy access to major highways, the Thruway, and Oneida Lake. This prime location grants excellent visibility. Don't miss this excellent opportunity! This property is cross listed under COM MLS# S1697920

S1697921 MLS

Ideal commercial development; this 4.11 acre property at 7550 Collamer Road offers incredible potential. Predominantly flat and cleared land, it is waiting to be transformed into your vision. The property is located at a busy intersection, conveniently located, and easy access to major highways, the Thruway, and Oneida Lake. This prime location grants excellent visibility. Don't miss this excellent opportunity! This property is cross listed under COM MLS# S1697920

7550 Collamer Road, Manlius

$750,000

Ideal commercial development; this 4.11 acre property at 7550 Collamer Road offers incredible potential. Predominantly flat and cleared land, it is waiting to be transformed into your vision. The property is located at a busy intersection, conveniently located, and easy access to major highways, the Thruway, and Oneida Lake. This prime location grants excellent visibility. Don't miss this excellent opportunity! This property is cross listed under LOT/LAND MLS# S1697921

S1697920 MLS

Ideal commercial development; this 4.11 acre property at 7550 Collamer Road offers incredible potential. Predominantly flat and cleared land, it is waiting to be transformed into your vision. The property is located at a busy intersection, conveniently located, and easy access to major highways, the Thruway, and Oneida Lake. This prime location grants excellent visibility. Don't miss this excellent opportunity! This property is cross listed under LOT/LAND MLS# S1697921

7550 Collamer Road, Manlius

5774 S Bay Plus 4 Add'l Parcels Road, Cicero

$750,000

Super visibility, South Bay Road across from Driver's Village, sandwiched in with Route 81 on the other side 3+ acre commercial site offers exceptional development potential along one of the region’s strongest commercial corridors. With more than 100 feet of frontage on S Bay Rd, dual access via Tuller Rd, and immediate proximity to major traffic generators, the property is ideally positioned for national retail or QSR users such as high visibility brands seeking drive thru capability, strong exposure, and efficient site circulation. The acreage and access also make the property an excellent candidate for medical or professional office development, supporting a 10,000–20,000 sq ft building for urgent care, dental, PT, veterinary, or financial/insurance office users. Strong demographics and traffic counts reinforce long term stability for these uses. Self storage developers will appreciate the ability to accommodate a 40,000–60,000 sq ft facility with interstate visibility, low operating costs, and high investor demand. The site may also support mixed use concepts such as ground floor retail with apartments above or a small residential component behind the commercial frontage, subject to town approval. A valuable bonus is the existing billboard opportunity, with interstate exposure capable of generating approximately $20,000 per year. At typical billboard cap rates, this income alone adds meaningful asset value and enhances overall project feasibility.

S1693479 MLS

Super visibility, South Bay Road across from Driver's Village, sandwiched in with Route 81 on the other side 3+ acre commercial site offers exceptional development potential along one of the region’s strongest commercial corridors. With more than 100 feet of frontage on S Bay Rd, dual access via Tuller Rd, and immediate proximity to major traffic generators, the property is ideally positioned for national retail or QSR users such as high visibility brands seeking drive thru capability, strong exposure, and efficient site circulation. The acreage and access also make the property an excellent candidate for medical or professional office development, supporting a 10,000–20,000 sq ft building for urgent care, dental, PT, veterinary, or financial/insurance office users. Strong demographics and traffic counts reinforce long term stability for these uses. Self storage developers will appreciate the ability to accommodate a 40,000–60,000 sq ft facility with interstate visibility, low operating costs, and high investor demand. The site may also support mixed use concepts such as ground floor retail with apartments above or a small residential component behind the commercial frontage, subject to town approval. A valuable bonus is the existing billboard opportunity, with interstate exposure capable of generating approximately $20,000 per year. At typical billboard cap rates, this income alone adds meaningful asset value and enhances overall project feasibility.

5774 S Bay Plus 4 Add'l Parcels Road, Cicero

$750,000

PRICE SLASHED- Motivated seller! Pickleball anyone? Step into this one-of-a-kind incredible retail opportunity on Monroe Ave that is serving up big potential! Unlock the potential of this well-positioned retail property on bustling Monroe Ave in Brighton. Formerly BSN Sports, and featuring to pickleball courts, this building offers excellent exposure, steady traffic counts, and flexible floor space suited for a wide-variety of uses- from sporting goods, fitness, or recreation (pickleball (really?-YES!), yoga, training) to boutique retail, office conversion, or community space. Zoned low intensity commercial. 6159 sqft on street level. 3,488 sqft basement space. Parking for more than 20 cars. This building is more than just space- it's a winning shot! Seller may consider finance with 50% down, 8% interest, 30 year term, balloon in 5 years. Price reflects need for boiler repair/replacement.

R1684103 MLS

PRICE SLASHED- Motivated seller! Pickleball anyone? Step into this one-of-a-kind incredible retail opportunity on Monroe Ave that is serving up big potential! Unlock the potential of this well-positioned retail property on bustling Monroe Ave in Brighton. Formerly BSN Sports, and featuring to pickleball courts, this building offers excellent exposure, steady traffic counts, and flexible floor space suited for a wide-variety of uses- from sporting goods, fitness, or recreation (pickleball (really?-YES!), yoga, training) to boutique retail, office conversion, or community space. Zoned low intensity commercial. 6159 sqft on street level. 3,488 sqft basement space. Parking for more than 20 cars. This building is more than just space- it's a winning shot! Seller may consider finance with 50% down, 8% interest, 30 year term, balloon in 5 years. Price reflects need for boiler repair/replacement.

2195 Monroe Avenue, Brighton

$750,000

This 3 family 4/4/3 bedroom is known as “The Castle” because of its size. All (11) bedrooms are Fully Furnished, including beds, desks (with chairs), dressers, ceiling lights and window treatments. Eat in dining room, living rooms include Large Flat Screen TV’s. Two (2) Newly Renovated Front Porch’s. Tenants pay Gas & Electric, free washers/dryers. Onsite Parking- Close walk to Campus. Rents are all $675pp/mo One time yearly CAM fee $3,300 Releasing for the 2027-28 school year has begun. Apt 2 signed @ 725pp x4/$2,900/mo

11 Beds ⋅ 3 Baths ⋅ S1686134 MLS

This 3 family 4/4/3 bedroom is known as “The Castle” because of its size. All (11) bedrooms are Fully Furnished, including beds, desks (with chairs), dressers, ceiling lights and window treatments. Eat in dining room, living rooms include Large Flat Screen TV’s. Two (2) Newly Renovated Front Porch’s. Tenants pay Gas & Electric, free washers/dryers. Onsite Parking- Close walk to Campus. Rents are all $675pp/mo One time yearly CAM fee $3,300 Releasing for the 2027-28 school year has begun. Apt 2 signed @ 725pp x4/$2,900/mo

719 Euclid Avenue Unit 21, Syracuse

$750,000

An exceptional commercial investment featuring a multi-building facility totaling 11,284 square feet of commercial, warehouse, self-storage, and office space. The sale includes a highly profitable, fully operating home heating oil delivery business. The operational footprint consists of 3,524 square feet of dedicated office and commercial garage space, supporting a deeply rooted regional customer base. The assets include the business, 4 delivery trucks, and 2 tractor-trailers and tankers. This expansive commercial property delivers multiple immediate revenue streams and exceptional asset diversification. A 3,400-square-foot section of the complex houses 47 self-storage units generating $2,030/month. Additionally, the property features 3,360 square feet of retail space, including a separate plumbed workshop equipped with an automotive lift and a leased commercial tenant space generating immediate cash flow. Administrative operations are supported by a professional three-office layout that leads directly into the 3-bay shop. With its multi-building infrastructure, this unique Schoharie County property offers a rare combination of a successful oil delivery business and rental property. Strategically located directly on State Route 7 and just moments from the Interstate 88 corridor, this prime location ensures efficient transport logistics and easy access to Cobleskill, Oneonta, and the broader Capital District.

R1686488 MLS

An exceptional commercial investment featuring a multi-building facility totaling 11,284 square feet of commercial, warehouse, self-storage, and office space. The sale includes a highly profitable, fully operating home heating oil delivery business. The operational footprint consists of 3,524 square feet of dedicated office and commercial garage space, supporting a deeply rooted regional customer base. The assets include the business, 4 delivery trucks, and 2 tractor-trailers and tankers. This expansive commercial property delivers multiple immediate revenue streams and exceptional asset diversification. A 3,400-square-foot section of the complex houses 47 self-storage units generating $2,030/month. Additionally, the property features 3,360 square feet of retail space, including a separate plumbed workshop equipped with an automotive lift and a leased commercial tenant space generating immediate cash flow. Administrative operations are supported by a professional three-office layout that leads directly into the 3-bay shop. With its multi-building infrastructure, this unique Schoharie County property offers a rare combination of a successful oil delivery business and rental property. Strategically located directly on State Route 7 and just moments from the Interstate 88 corridor, this prime location ensures efficient transport logistics and easy access to Cobleskill, Oneonta, and the broader Capital District.

1225 State Route 7, Richmondville

$750,000

Imagine a life where every day feels like a vacation. Set on a sprawling 1.6 acres with 173 feet of private water frontage on a protected sandy cove, this is truly the "lake house of all lake houses." The property is uniquely positioned to offer the best of both worlds: miles of views that capture stunning sun and moonrises on one side, and world-class sunsets on the other. Whether you are into crystal-clear swimming, boating, or taking advantage of what is arguably the most renowned fishing in the United States, this homestead provides an unparalleled waterfront lifestyle. Inside, the home is designed so that rooms capture the water. The heart of the house is an expansive chef's kitchen that overlooks a dining and living area centered around a cozy fireplace. The entire open-concept space gazes out over Chaumont Bay with direct access to the deck—perfect for indoor-outdoor entertaining. The main floor is designed for convenience, featuring a spacious primary suite with a large ensuite, along with two additional bedrooms and a second full bathroom. Stunning hardwoods throughout and home offers radiant in floor heat above and below. For those looking for even more room to grow, the potential here is massive. An expansive loft provides a flexible secondary living space, while the enormous basement—already constructed with large rooms ready for finishing—offers a blank canvas to significantly increase your square footage. From the house, you can even see views stretching all the way to Dry Hill. Completing the package is an attached one-stall garage, a separate pole barn for all the toys, and a paved driveway. This is a rare, spectacular opportunity to own a piece of waterfront that truly has it all.

3 Beds ⋅ 2 Baths ⋅ S1682022 MLS

Imagine a life where every day feels like a vacation. Set on a sprawling 1.6 acres with 173 feet of private water frontage on a protected sandy cove, this is truly the "lake house of all lake houses." The property is uniquely positioned to offer the best of both worlds: miles of views that capture stunning sun and moonrises on one side, and world-class sunsets on the other. Whether you are into crystal-clear swimming, boating, or taking advantage of what is arguably the most renowned fishing in the United States, this homestead provides an unparalleled waterfront lifestyle. Inside, the home is designed so that rooms capture the water. The heart of the house is an expansive chef's kitchen that overlooks a dining and living area centered around a cozy fireplace. The entire open-concept space gazes out over Chaumont Bay with direct access to the deck—perfect for indoor-outdoor entertaining. The main floor is designed for convenience, featuring a spacious primary suite with a large ensuite, along with two additional bedrooms and a second full bathroom. Stunning hardwoods throughout and home offers radiant in floor heat above and below. For those looking for even more room to grow, the potential here is massive. An expansive loft provides a flexible secondary living space, while the enormous basement—already constructed with large rooms ready for finishing—offers a blank canvas to significantly increase your square footage. From the house, you can even see views stretching all the way to Dry Hill. Completing the package is an attached one-stall garage, a separate pole barn for all the toys, and a paved driveway. This is a rare, spectacular opportunity to own a piece of waterfront that truly has it all.

27358 County Route 57, Lyme

$750,000

Price Adjustment: The property at 5813 Stone Hill Road combines expansive industrial capabilities with a newly renovated professional office suite, all optimized for high-efficiency logistics. Professional Office Suite Size & Layout: Approximately 1,500 to 2,000 square feet of climate-controlled office and storage space, recently renovated in the summer of 2021.Modern Amenities: Equipped with forced-air heating, full air conditioning, Loading & Warehouse Access The facility is designed for diverse industrial needs, featuring five specialized overhead doors that provide exceptional access for a variety of vehicle types: Truck-Height Docks: Two 14’ x 14’ dock doors specifically for standard semi-trailer and freight exchange. Oversized Drive-In Access: Two 14’ x 16’ grade-level doors allowing large machinery and vehicles to drive directly into the warehouse. Specialized Wash Bay: A fifth 14’ x 16’ door dedicated to a large-truck wash bay, perfect for maintaining fleet appearance.

R1681195 MLS

Price Adjustment: The property at 5813 Stone Hill Road combines expansive industrial capabilities with a newly renovated professional office suite, all optimized for high-efficiency logistics. Professional Office Suite Size & Layout: Approximately 1,500 to 2,000 square feet of climate-controlled office and storage space, recently renovated in the summer of 2021.Modern Amenities: Equipped with forced-air heating, full air conditioning, Loading & Warehouse Access The facility is designed for diverse industrial needs, featuring five specialized overhead doors that provide exceptional access for a variety of vehicle types: Truck-Height Docks: Two 14’ x 14’ dock doors specifically for standard semi-trailer and freight exchange. Oversized Drive-In Access: Two 14’ x 16’ grade-level doors allowing large machinery and vehicles to drive directly into the warehouse. Specialized Wash Bay: A fifth 14’ x 16’ door dedicated to a large-truck wash bay, perfect for maintaining fleet appearance.

5813 Stone Hill Rd Road, Livonia

$750,000

Welcome to this extraordinary custom-built estate, a masterpiece completed in 2016 and designed with exceptional attention to detail. Offering 15 spacious rooms and luxury finishes throughout, this home combines elegance, comfort, and one-of-a-kind features that make it truly unforgettable. Step inside to find a grand formal living room, private office, and an impressive great room anchored by one of two gas fireplaces. The state-of-the-art chef’s kitchen is a showstopper, featuring premium Wolf appliances, custom cabinetry, and abundant space for cooking and entertaining. The first floor also includes a private guest suite, ideal for visitors or multigenerational living. Upstairs, you’ll find four generously sized bedrooms, including a Jack-and-Jill bath and a luxurious primary suite retreat. The primary suite boasts a spa-inspired bath with a soaking tub, separate walk-in shower, heated tile floor and an expansive walk-in closet. One of the home’s most distinctive features is a custom bookshelf on the second floor that opens to a hidden theater room, creating a truly magical and unique space. The finished lower level features 1300 sqft included in Total sqft of the property is an entertainer’s dream, complete with a full bar, tap system, home gym, additional bedroom, and full bath. Outside, the amenities continue with beautifully landscaped grounds featuring a serene koi pond, charming chicken coop, and a large deck with a custom made pergola, salt water jacuzzi, stone patio, outdoor gas fireplace perfect for hosting gatherings and enjoying the outdoors. With a Partially fenced in yard. This exceptional property offers the perfect blend of sophistication, functionality, and fun, with thoughtful design elements and luxurious amenities at every turn. A rare opportunity to own a home that is as impressive as it is inviting.

5 Beds ⋅ 4 Baths ⋅ R1680870 MLS

Welcome to this extraordinary custom-built estate, a masterpiece completed in 2016 and designed with exceptional attention to detail. Offering 15 spacious rooms and luxury finishes throughout, this home combines elegance, comfort, and one-of-a-kind features that make it truly unforgettable. Step inside to find a grand formal living room, private office, and an impressive great room anchored by one of two gas fireplaces. The state-of-the-art chef’s kitchen is a showstopper, featuring premium Wolf appliances, custom cabinetry, and abundant space for cooking and entertaining. The first floor also includes a private guest suite, ideal for visitors or multigenerational living. Upstairs, you’ll find four generously sized bedrooms, including a Jack-and-Jill bath and a luxurious primary suite retreat. The primary suite boasts a spa-inspired bath with a soaking tub, separate walk-in shower, heated tile floor and an expansive walk-in closet. One of the home’s most distinctive features is a custom bookshelf on the second floor that opens to a hidden theater room, creating a truly magical and unique space. The finished lower level features 1300 sqft included in Total sqft of the property is an entertainer’s dream, complete with a full bar, tap system, home gym, additional bedroom, and full bath. Outside, the amenities continue with beautifully landscaped grounds featuring a serene koi pond, charming chicken coop, and a large deck with a custom made pergola, salt water jacuzzi, stone patio, outdoor gas fireplace perfect for hosting gatherings and enjoying the outdoors. With a Partially fenced in yard. This exceptional property offers the perfect blend of sophistication, functionality, and fun, with thoughtful design elements and luxurious amenities at every turn. A rare opportunity to own a home that is as impressive as it is inviting.

26 Ridgeview Lane, Veteran

$750,000

Auto / Truck Garage | 10± Acres | For Sale or Lease Dunkirk–Fredonia Corridor | Western New York Positioned between Dunkirk and Fredonia, this well-equipped auto/truck service facility offers a rare combination of scale, functionality, and flexibility for owner-operators or investors. Situated on approximately 10 acres with 418± feet of frontage and 1,408± feet of depth, the property provides exceptional access, circulation, and outdoor storage capacity. Two separate curb cuts, a stone yard, and full 360-degree drive-around capability make it ideal for heavy equipment, fleet services, or logistics-based operations. The building is efficiently divided into office and warehouse components. The office area totals approximately 700± square feet and includes private offices, two restrooms, a breakroom, and direct access to the warehouse from both the front and rear. The warehouse spans approximately 7,000 square feet (70’ x 100’) and is constructed with a steel beam structure designed for durability and heavy-duty use. The space features five (5) 14’ x 14’ overhead doors, including two drive-through bays, allowing for seamless vehicle flow and operational efficiency.

B1675257 MLS

Auto / Truck Garage | 10± Acres | For Sale or Lease Dunkirk–Fredonia Corridor | Western New York Positioned between Dunkirk and Fredonia, this well-equipped auto/truck service facility offers a rare combination of scale, functionality, and flexibility for owner-operators or investors. Situated on approximately 10 acres with 418± feet of frontage and 1,408± feet of depth, the property provides exceptional access, circulation, and outdoor storage capacity. Two separate curb cuts, a stone yard, and full 360-degree drive-around capability make it ideal for heavy equipment, fleet services, or logistics-based operations. The building is efficiently divided into office and warehouse components. The office area totals approximately 700± square feet and includes private offices, two restrooms, a breakroom, and direct access to the warehouse from both the front and rear. The warehouse spans approximately 7,000 square feet (70’ x 100’) and is constructed with a steel beam structure designed for durability and heavy-duty use. The space features five (5) 14’ x 14’ overhead doors, including two drive-through bays, allowing for seamless vehicle flow and operational efficiency.

4849 W Lake Road, Dunkirk

$750,000

Multifamily • 1 Unit • 08/10/2012 Located in the heart of Oswego, New York, this 13-room inn presents a strong investment opportunity in a growing waterfront community along Lake Ontario.? Positioned just minutes from downtown, SUNY Oswego, Nine Mile Nuclear, Novelis, and major local attractions, the property benefits from consistent year-round demand driven by tourism, university activity, and regional business travel.? The inn features 13 guest rooms spread across a two-story layout, offering a mix of accommodations including queen, double, and suite-style rooms.? Each unit is equipped with essential amenities such as private bathrooms, cable television, Wi-Fi, microwave, refrigerator, and workspace, catering to both short-term and extended-stay guests.?

S1675161 MLS

Multifamily • 1 Unit • 08/10/2012 Located in the heart of Oswego, New York, this 13-room inn presents a strong investment opportunity in a growing waterfront community along Lake Ontario.? Positioned just minutes from downtown, SUNY Oswego, Nine Mile Nuclear, Novelis, and major local attractions, the property benefits from consistent year-round demand driven by tourism, university activity, and regional business travel.? The inn features 13 guest rooms spread across a two-story layout, offering a mix of accommodations including queen, double, and suite-style rooms.? Each unit is equipped with essential amenities such as private bathrooms, cable television, Wi-Fi, microwave, refrigerator, and workspace, catering to both short-term and extended-stay guests.?

180-182 E 10th Street, Oswego

$750,000

1410 Allen Rd – A Home That Stands Apart! Custom-designed and built just 5 years ago, this unique home delivers exceptional craftsmanship and thoughtful details rarely found in today’s market. With 5 large bedrooms, 3 full bathrooms, and 3,978 sf, this property offers a functional and versatile layout perfect for both everyday living and entertaining. Interior Highlights: • Solid cherry Amish custom cabinets, vanities, and entry hall trees • Select Italian granite countertops • Hickory hardwood floors paired with imported Spanish tile • Glass atrium sitting area brings abundant natural light throughout • Stone front fireplace with log lighter and black walnut mantle (crafted from a tree harvested on site) adds character to the cozy conversation area • Multi-zone HVAC • Tankless water heater • Upgraded solid core doors, hardware, lighting and plumbing fixtures • Oversized walk-in pantry near entrance • Second full kitchen and laundry area on the lower level Lower Level Features: • Separate entrance • Expansive entertaining space • Flexible layout ideal for an in-law suite, business space, playroom, or teenage retreat Garage & Utilities: • Oversized 2-car garage plus an extra-deep 1-car garage (perfect for workshop, storage, truck, or boat) • Kohler whole-house automatic standby generator Exterior & Outdoor Living: • Large Cambridge paver patio, driveway and walkways • One-of-a-kind boulder fire feature, natural gas-plumbed grill area • Professionally designed landscaping with stone mulch and underground gutter drains • Raised garden beds • Two maintenance-free sheds • Playground area This exceptionally well-built home comes with extensive upgrades already in place, offering outstanding value over new construction. Ideally located in Clay, NY, between Cicero, Liverpool, and North Syracuse, with nearby access to major highways, shopping, dining, and amenities. Ready to make it yours? Don’t miss this rare opportunity in today’s market. Schedule your private showing today and experience the quality, space, and lifestyle this property offers.

5 Beds ⋅ 3 Baths ⋅ S1674749 MLS

1410 Allen Rd – A Home That Stands Apart! Custom-designed and built just 5 years ago, this unique home delivers exceptional craftsmanship and thoughtful details rarely found in today’s market. With 5 large bedrooms, 3 full bathrooms, and 3,978 sf, this property offers a functional and versatile layout perfect for both everyday living and entertaining. Interior Highlights: • Solid cherry Amish custom cabinets, vanities, and entry hall trees • Select Italian granite countertops • Hickory hardwood floors paired with imported Spanish tile • Glass atrium sitting area brings abundant natural light throughout • Stone front fireplace with log lighter and black walnut mantle (crafted from a tree harvested on site) adds character to the cozy conversation area • Multi-zone HVAC • Tankless water heater • Upgraded solid core doors, hardware, lighting and plumbing fixtures • Oversized walk-in pantry near entrance • Second full kitchen and laundry area on the lower level Lower Level Features: • Separate entrance • Expansive entertaining space • Flexible layout ideal for an in-law suite, business space, playroom, or teenage retreat Garage & Utilities: • Oversized 2-car garage plus an extra-deep 1-car garage (perfect for workshop, storage, truck, or boat) • Kohler whole-house automatic standby generator Exterior & Outdoor Living: • Large Cambridge paver patio, driveway and walkways • One-of-a-kind boulder fire feature, natural gas-plumbed grill area • Professionally designed landscaping with stone mulch and underground gutter drains • Raised garden beds • Two maintenance-free sheds • Playground area This exceptionally well-built home comes with extensive upgrades already in place, offering outstanding value over new construction. Ideally located in Clay, NY, between Cicero, Liverpool, and North Syracuse, with nearby access to major highways, shopping, dining, and amenities. Ready to make it yours? Don’t miss this rare opportunity in today’s market. Schedule your private showing today and experience the quality, space, and lifestyle this property offers.

1410 Allen Road, Clay

$750,000

This 35 acre village parcel has been approved for 47 beautiful homes. A great opportunity for the ambitious and imaginative real estate investor. All utilities are readily available. The desirable lots are already designated, with very little slope to deal with, in a highly coveted location, and in a gorgeous area with natural surroundings. Definitely a property to take a look at if one is interested in a promising development possibility.

S1673182 MLS

This 35 acre village parcel has been approved for 47 beautiful homes. A great opportunity for the ambitious and imaginative real estate investor. All utilities are readily available. The desirable lots are already designated, with very little slope to deal with, in a highly coveted location, and in a gorgeous area with natural surroundings. Definitely a property to take a look at if one is interested in a promising development possibility.

Gregg Lane, Cazenovia

$750,000

PLEASE DO NOT ATTEMPT TO WALK WITHOUT SCHEDULING AN APPOINTMENT Attention developers and investors: unbelievable opportunity to own over 90 acres with over 1,500’ of road frontage - outstanding potential for development, situated only approximately 15 miles from Micron’s up to $100 billion investment in Central New York. Also only just over 20 minutes to Syracuse airport. Property features mix of cleared land and woodland, and even a stream running through the property. Selective and strategic cutting of trees could make for a beautiful development with mature trees already in place. Also, with some vision, there is even the opportunity to have lots divided of fertile muck land, so as to allow parcels of muck land to be transferrable with house lots, providing ORGANIC SUSTAINABLE VEGETABLE AND FLOWER GARDENS IN VIRGIN SOIL. Could also serve as a beautiful site to simply build your dream home, tucked away in your own scenic and private setting with an abundance of wildlife to appreciate and enjoy. Property features established trails/roads, giving a head start to development. Don't miss out on this opportunity to own over 90 acres of land situated only approximately 15 miles from the up to $100 billion investment from Micron in the Town of Clay - prime location for a development of single family homes. Be sure to watch drone video giving great visibility of the property. Don’t miss out on this opportunity to own this beautiful piece of land!

S1670227 MLS

PLEASE DO NOT ATTEMPT TO WALK WITHOUT SCHEDULING AN APPOINTMENT Attention developers and investors: unbelievable opportunity to own over 90 acres with over 1,500’ of road frontage - outstanding potential for development, situated only approximately 15 miles from Micron’s up to $100 billion investment in Central New York. Also only just over 20 minutes to Syracuse airport. Property features mix of cleared land and woodland, and even a stream running through the property. Selective and strategic cutting of trees could make for a beautiful development with mature trees already in place. Also, with some vision, there is even the opportunity to have lots divided of fertile muck land, so as to allow parcels of muck land to be transferrable with house lots, providing ORGANIC SUSTAINABLE VEGETABLE AND FLOWER GARDENS IN VIRGIN SOIL. Could also serve as a beautiful site to simply build your dream home, tucked away in your own scenic and private setting with an abundance of wildlife to appreciate and enjoy. Property features established trails/roads, giving a head start to development. Don't miss out on this opportunity to own over 90 acres of land situated only approximately 15 miles from the up to $100 billion investment from Micron in the Town of Clay - prime location for a development of single family homes. Be sure to watch drone video giving great visibility of the property. Don’t miss out on this opportunity to own this beautiful piece of land!

Gilbert Mills Road, Schroeppel

$750,000

Are you ready to trade the ordinary for something extraordinary? Welcome to the **Stillwater Hotel**, a true Adirondack escape tucked away where the road ends and a good time begins. This is more than a property — it’s a destination. A gathering place. A lifestyle. The restaurant comfortably seats 100 guests, making it a favorite hub for locals and visitors alike. With scenic water views enhancing the dining experience, every meal comes with a backdrop worth remembering. Behind the restaurant, a separate building offers seven guest rooms, creating a seamless hospitality operation with privacy and charm. Above the restaurant, you’ll find spacious living quarters — ideal for an owner-operator or staff housing. In addition, a separate three-bedroom home on the property provides even more flexibility: owner occupancy, long-term rental, or seasonal income potential. Storage and functionality are covered with two large garages — perfect for vehicles, recreational equipment, or business operations. Positioned in a Snowmobilers paradise, this location is a dream for outdoor enthusiasts and a magnet for year-round tourism. Ample parking, low taxes, and a well-established setup make this a true turnkey opportunity. Step in, take the keys, and start generating income from day one. Owner financing is available to qualified buyers, creating a rare opportunity to secure a lifestyle investment with flexible terms. If you’ve been waiting for a sign to make a bold move — this is it. Your next chapter starts here.

S1663990 MLS

Are you ready to trade the ordinary for something extraordinary? Welcome to the **Stillwater Hotel**, a true Adirondack escape tucked away where the road ends and a good time begins. This is more than a property — it’s a destination. A gathering place. A lifestyle. The restaurant comfortably seats 100 guests, making it a favorite hub for locals and visitors alike. With scenic water views enhancing the dining experience, every meal comes with a backdrop worth remembering. Behind the restaurant, a separate building offers seven guest rooms, creating a seamless hospitality operation with privacy and charm. Above the restaurant, you’ll find spacious living quarters — ideal for an owner-operator or staff housing. In addition, a separate three-bedroom home on the property provides even more flexibility: owner occupancy, long-term rental, or seasonal income potential. Storage and functionality are covered with two large garages — perfect for vehicles, recreational equipment, or business operations. Positioned in a Snowmobilers paradise, this location is a dream for outdoor enthusiasts and a magnet for year-round tourism. Ample parking, low taxes, and a well-established setup make this a true turnkey opportunity. Step in, take the keys, and start generating income from day one. Owner financing is available to qualified buyers, creating a rare opportunity to secure a lifestyle investment with flexible terms. If you’ve been waiting for a sign to make a bold move — this is it. Your next chapter starts here.

2591 Stillwater Road, Webb

$750,000

Location!, Location!, Location! This is a 3,800 SF well-maintained high visibility retail building that has 107’ of frontage near the intersection of Transit & Greiner Roads, the market's dominant retail corner. There is ample parking for 15+ vehicles. Home of Toscana Salon & Day Spa for 16 years. The property sits adjacent to a regional power shopping center serving neighboring communities, including Clarence, Amherst, Williamsville, Lockport and Lancaster. It sits adjacent to a mix of shops and eateries, including leading national retailers Walmart, BJ's Wholesale Club, Dick’s Sporting Goods, LA Fitness, Old Navy and Ulta Beauty. Residents in a three-mile radius earning an average household income of more than $125,000. Its convenient location only minutes from the Buffalo Niagara International Airport, downtown Buffalo and the Eastern Hills Mall. Original building was built in 1951. It has since been demolished and rebuilt in 2004

B1656104 MLS

Location!, Location!, Location! This is a 3,800 SF well-maintained high visibility retail building that has 107’ of frontage near the intersection of Transit & Greiner Roads, the market's dominant retail corner. There is ample parking for 15+ vehicles. Home of Toscana Salon & Day Spa for 16 years. The property sits adjacent to a regional power shopping center serving neighboring communities, including Clarence, Amherst, Williamsville, Lockport and Lancaster. It sits adjacent to a mix of shops and eateries, including leading national retailers Walmart, BJ's Wholesale Club, Dick’s Sporting Goods, LA Fitness, Old Navy and Ulta Beauty. Residents in a three-mile radius earning an average household income of more than $125,000. Its convenient location only minutes from the Buffalo Niagara International Airport, downtown Buffalo and the Eastern Hills Mall. Original building was built in 1951. It has since been demolished and rebuilt in 2004

8035 Greiner Road, Clarence

$750,000

Rare opportunity for commercial development in one of WNY’s busiest corridors. Located on Transit Road in Depew near O’Reilly’s Auto Shop, Basil dealerships, Wegmans and Walmart. Property consists of 3 parcels that total 1.15 acres. Hayes Ave and Wilson Ave included in sale. SBL #s are: Transit Rd 115.09-2-1, Hayes Ave 115.09-2-2 & Wilson Ave 115.09-2-9. Property is zoned commercial and buildable.

B1653785 MLS

Rare opportunity for commercial development in one of WNY’s busiest corridors. Located on Transit Road in Depew near O’Reilly’s Auto Shop, Basil dealerships, Wegmans and Walmart. Property consists of 3 parcels that total 1.15 acres. Hayes Ave and Wilson Ave included in sale. SBL #s are: Transit Rd 115.09-2-1, Hayes Ave 115.09-2-2 & Wilson Ave 115.09-2-9. Property is zoned commercial and buildable.

5047 Transit Road, Lancaster

$750,000

Lovely river home on the majestic ST Lawrence River! This custom home was built in 1996, featuring 4BR/2BA, open floor plan, cathedral ceilings, hardwood floors throughout, master suite and amazing river views from every room. Also includes protected deep- water dockage for your boats & swimming. Enjoy the beauty as the ships pass by and the views of the historic Boldt Castle. Call now for private showing and details.

4 Beds ⋅ 2 Baths ⋅ S1648820 MLS

Lovely river home on the majestic ST Lawrence River! This custom home was built in 1996, featuring 4BR/2BA, open floor plan, cathedral ceilings, hardwood floors throughout, master suite and amazing river views from every room. Also includes protected deep- water dockage for your boats & swimming. Enjoy the beauty as the ships pass by and the views of the historic Boldt Castle. Call now for private showing and details.

1 St Marys, Alexandria

$750,000

This mixed-use Business & Housing is a great investment opportunity. With its newly installed steel roof, you will combat the harshest of weather. The Lower front is currently being occupied as a restaurant, but can easily be converted into whatever you desire. Upper unit is a large apartment, including 4 bedrooms - 1 bathroom, basement, and a 4 car garage. Attached is a spacious parking lot that can hold 20+ spots. Don't miss out on this rare opportunity.

B1574082 MLS

This mixed-use Business & Housing is a great investment opportunity. With its newly installed steel roof, you will combat the harshest of weather. The Lower front is currently being occupied as a restaurant, but can easily be converted into whatever you desire. Upper unit is a large apartment, including 4 bedrooms - 1 bathroom, basement, and a 4 car garage. Attached is a spacious parking lot that can hold 20+ spots. Don't miss out on this rare opportunity.

1238 Walden Avenue, Cheektowaga

$750,000

Unique opportunity for potential commercial development on Route 219 with up to 120 acres available including this 7.32 acre parcel at the end of the Southbound off ramp at Route 39. See also ML #B1563291 for 1.44 acre parcel providing access to the Southbound on ramp. See also ML#B1563312 for 7 acre parcel to the South of this parcel. Also over 100 acres are available across Zoar Valley Road to the West. Utilities are available with annexing the parcel to the Village of Springville. No flood plain or wet lands but requires leveling.

3 Beds ⋅ 1 Baths ⋅ B1563258 MLS

Unique opportunity for potential commercial development on Route 219 with up to 120 acres available including this 7.32 acre parcel at the end of the Southbound off ramp at Route 39. See also ML #B1563291 for 1.44 acre parcel providing access to the Southbound on ramp. See also ML#B1563312 for 7 acre parcel to the South of this parcel. Also over 100 acres are available across Zoar Valley Road to the West. Utilities are available with annexing the parcel to the Village of Springville. No flood plain or wet lands but requires leveling.

7981 Route 39, Concord

$750,000

Spectacular large private acreage located just East of Downsville near Pepacton Reservoir. This 340+ acre holding has been held privately for decades and the current owners have decided to offer it to a new generation to enjoy the mountainous getaway. Located on either side of Huntley Hollow Road, the property rises nearly 900' on the Eastern side just shy of the summit of Conklin Hill, and just shy of 600' on the western side of the road. Both sides boast trails and ample hiking and hunting opportunities. Small cottage sites provide an ideal setting for a new camp or year-round home location. Fish for trout in the nearly 1,700' of frontage on the brook, or spend days fishing at the Reservoir (which produces trophy Browns and Smallmouth annually), the deepest portions of the begin just 1,500' away from the property. Choice hunting and year-round recreational opportunities await you on this wonderful offering. Come experience what this tranquil property has to offer.

S1498904 MLS

Spectacular large private acreage located just East of Downsville near Pepacton Reservoir. This 340+ acre holding has been held privately for decades and the current owners have decided to offer it to a new generation to enjoy the mountainous getaway. Located on either side of Huntley Hollow Road, the property rises nearly 900' on the Eastern side just shy of the summit of Conklin Hill, and just shy of 600' on the western side of the road. Both sides boast trails and ample hiking and hunting opportunities. Small cottage sites provide an ideal setting for a new camp or year-round home location. Fish for trout in the nearly 1,700' of frontage on the brook, or spend days fishing at the Reservoir (which produces trophy Browns and Smallmouth annually), the deepest portions of the begin just 1,500' away from the property. Choice hunting and year-round recreational opportunities await you on this wonderful offering. Come experience what this tranquil property has to offer.

L1 Huntley Hollow Road, Colchester

$749,999

Prime 4.6-acre shovel-ready commercial development site with 465 feet of prominent direct road frontage on Morgan Road, this conveniently located parcel is perfectly positioned in the heart of Clay's explosive economic expansion. Currently zoned RA-100. Could potentially be zoned for Neighborhood Commercial and Office. This versatile property sits immediately adjacent to an established residential subdivision and local daycare, making it an ideal location for retail, professional offices, medical suites, or custom commercial development. Benefit from unparalleled regional connectivity, situated just minutes away from the multi-billion dollar Micron technology campus, Route 31, and I-481. Tap into the area's massive economic boom and bring your development plans to life today!

4 Beds ⋅ 1 Baths ⋅ S1708148 MLS

Prime 4.6-acre shovel-ready commercial development site with 465 feet of prominent direct road frontage on Morgan Road, this conveniently located parcel is perfectly positioned in the heart of Clay's explosive economic expansion. Currently zoned RA-100. Could potentially be zoned for Neighborhood Commercial and Office. This versatile property sits immediately adjacent to an established residential subdivision and local daycare, making it an ideal location for retail, professional offices, medical suites, or custom commercial development. Benefit from unparalleled regional connectivity, situated just minutes away from the multi-billion dollar Micron technology campus, Route 31, and I-481. Tap into the area's massive economic boom and bring your development plans to life today!

8150 Morgan Road, Clay

$749,999

Offering a rare opportunity to own a classic Keuka Lake property with 50 feet of level lake frontage and a large permanent platform dock with space for two boats, this well-maintained home features 3 bedrooms (with an additional private sleeping area), 2 updated bathrooms, spacious living areas, and expansive lake views throughout. Recent improvements include a metal roof, fresh interior and exterior paint, renovated bathrooms, extensive tile work, and much more. The property also offers flat yard space, a large entertaining deck, entry-level bedrooms, high-speed internet, and strong overall functionality for both personal use and vacation rental potential. Conveniently located approximately 10 minutes from Keuka Lake State Park, 15 minutes from Penn Yan, and within close proximity to multiple Finger Lakes wineries and attractions. This is an active short-term rental with projected gross annual revenue of approximately $80,000–$100,000, offering buyers the potential to offset carrying costs while enjoying personal use of the property. With strong long-term appreciation trends in the Finger Lakes region and potential tax advantages such as cost segregation and bonus depreciation for qualifying buyers, this property presents a compelling opportunity for both lifestyle and investment purposes.

3 Beds ⋅ 2 Baths ⋅ R1680486 MLS

Offering a rare opportunity to own a classic Keuka Lake property with 50 feet of level lake frontage and a large permanent platform dock with space for two boats, this well-maintained home features 3 bedrooms (with an additional private sleeping area), 2 updated bathrooms, spacious living areas, and expansive lake views throughout. Recent improvements include a metal roof, fresh interior and exterior paint, renovated bathrooms, extensive tile work, and much more. The property also offers flat yard space, a large entertaining deck, entry-level bedrooms, high-speed internet, and strong overall functionality for both personal use and vacation rental potential. Conveniently located approximately 10 minutes from Keuka Lake State Park, 15 minutes from Penn Yan, and within close proximity to multiple Finger Lakes wineries and attractions. This is an active short-term rental with projected gross annual revenue of approximately $80,000–$100,000, offering buyers the potential to offset carrying costs while enjoying personal use of the property. With strong long-term appreciation trends in the Finger Lakes region and potential tax advantages such as cost segregation and bonus depreciation for qualifying buyers, this property presents a compelling opportunity for both lifestyle and investment purposes.

14270 W Lake Road, Pulteney

$749,999

DON'T MISS this RARE opportunity to take over a successful business in its prime! This restaurant has been lovingly grown and enhanced over the years. Mac-a-doodles's bottom line has been increasing steadily yearly and maintains impressive profitability. It is not often an opportunity arises to take over a business that is this profitable AND continuing to grow. Not only is this location extremely successful, but also a well-loved and well-respected staple of the community. Investments that are this lucrative and still have a ton of upside potential rarely become available on the open market. This fruitful opportunity can be yours.

R1590765 MLS

DON'T MISS this RARE opportunity to take over a successful business in its prime! This restaurant has been lovingly grown and enhanced over the years. Mac-a-doodles's bottom line has been increasing steadily yearly and maintains impressive profitability. It is not often an opportunity arises to take over a business that is this profitable AND continuing to grow. Not only is this location extremely successful, but also a well-loved and well-respected staple of the community. Investments that are this lucrative and still have a ton of upside potential rarely become available on the open market. This fruitful opportunity can be yours.

33 Harper Street, Harpersfield

$749,900

Quality built by Essex Homes and currently under construction for anticipated Spring 2027 completion, 38 Glen Meadow Drive offers low-maintenance luxury in The Preserve at Glen Meadow - an intimate East Amherst community nearing sellout, with only two homes remaining. This desirable condo-status community offers significantly reduced property taxes, while HOA service includes lawn maintenance, landscaping, fertilization and snow removal for a low monthly fee. This popular 1,674 sq ft Berkley patio-home ranch features 2 bedrooms plus a versatile den/optional 3rd bedroom, 2 full bathrooms, and a thoughtfully designed open layout. A welcoming covered front porch, stone accents, and professional exterior lighting create exceptional curb appeal. Inside, 9' ceilings, rich crown molding, and modern wide-plank flooring set an elegant tone throughout the main living areas. The beautifully appointed kitchen features quartz countertops, a Blanco sink, stainless steel appliances, large pantry, and generous breakfast bar seating, opening seamlessly into the dining area and spacious great room. A box ceiling with crown molding and accent lighting adds architectural detail, while the gas fireplace creates a warm focal point for everyday living and entertaining. Just off the dining area, a covered porch extends the living space outdoors. The private primary suite offers a box ceiling, spacious customizable walk in closet, and spa-inspired bathroom with dual quartz vanities and an oversized frameless glass shower with tile seat and curb-less entry. A secondary bedroom, full guest bathroom, first-floor laundry, mudroom with built-in bench, and a 2-car garage complete the main level. Professionally landscaped with hydro-seeded lawn and whole yard programmable sprinkler system, this turnkey new home also includes a full basement and new-home warranty. Some photos have been digitally staged and depict a similar home. Be among the final homeowners to call The Preserve at Glen Meadow home! Also listed as condo B1719722

3 Beds ⋅ 2 Baths ⋅ B1720724 MLS

Quality built by Essex Homes and currently under construction for anticipated Spring 2027 completion, 38 Glen Meadow Drive offers low-maintenance luxury in The Preserve at Glen Meadow - an intimate East Amherst community nearing sellout, with only two homes remaining. This desirable condo-status community offers significantly reduced property taxes, while HOA service includes lawn maintenance, landscaping, fertilization and snow removal for a low monthly fee. This popular 1,674 sq ft Berkley patio-home ranch features 2 bedrooms plus a versatile den/optional 3rd bedroom, 2 full bathrooms, and a thoughtfully designed open layout. A welcoming covered front porch, stone accents, and professional exterior lighting create exceptional curb appeal. Inside, 9' ceilings, rich crown molding, and modern wide-plank flooring set an elegant tone throughout the main living areas. The beautifully appointed kitchen features quartz countertops, a Blanco sink, stainless steel appliances, large pantry, and generous breakfast bar seating, opening seamlessly into the dining area and spacious great room. A box ceiling with crown molding and accent lighting adds architectural detail, while the gas fireplace creates a warm focal point for everyday living and entertaining. Just off the dining area, a covered porch extends the living space outdoors. The private primary suite offers a box ceiling, spacious customizable walk in closet, and spa-inspired bathroom with dual quartz vanities and an oversized frameless glass shower with tile seat and curb-less entry. A secondary bedroom, full guest bathroom, first-floor laundry, mudroom with built-in bench, and a 2-car garage complete the main level. Professionally landscaped with hydro-seeded lawn and whole yard programmable sprinkler system, this turnkey new home also includes a full basement and new-home warranty. Some photos have been digitally staged and depict a similar home. Be among the final homeowners to call The Preserve at Glen Meadow home! Also listed as condo B1719722

38 Glen Meadow Drive, Amherst

$749,900

Tucked away at the top of a long private driveway, this impressive home offers a peaceful country setting, spectacular mountain views, and an abundance of space. With free gas to the property, this home offers both comfort and convenience in an incredible setting. Soaring wood ceilings, expansive windows, beautiful hardwood floors, custom built-ins, and abundant natural light create a warm and inviting atmosphere throughout. The stunning great room features a floor-to-ceiling stone fireplace, open staircase, and panoramic views through the surrounding windows and French doors. The spacious kitchen is beautifully appointed with custom cabinetry, a large center island, generous counter space, and convenient pantry, flowing seamlessly into the dining and living areas. The main-level primary suite is a private retreat featuring its own gas fireplace, large walk-in closet, and luxurious ensuite bath with double vanities, a large soaking tub, and custom shower with dual shower heads. Two additional spacious bedrooms are located upstairs, each offering large closets, along with a full bath featuring double vanities and a tub/shower combination. The finished lower level adds an incredible amount of living space with a large family room featuring a wood-burning fireplace and walk-outs to the rear yard, a spacious theater room with its own walk-out, full bathroom with shower, laundry room with a massive built-in gun safe, and two additional bedrooms, including one with a large walk-in closet. This unique layout provides five bedrooms total—one on the main level, two upstairs, and two on the lower level. A heated two-bay attached garage provides convenient parking and storage, while the large private lot offers plenty of room to enjoy the peaceful surroundings and incredible mountain views. From the custom finishes and multiple fireplaces to the dramatic architecture, flexible five-bedroom layout, and exceptional views, this is truly a one-of-a-kind property offering space, privacy, and quality country living.

5 Beds ⋅ 4 Baths ⋅ R1720363 MLS

Tucked away at the top of a long private driveway, this impressive home offers a peaceful country setting, spectacular mountain views, and an abundance of space. With free gas to the property, this home offers both comfort and convenience in an incredible setting. Soaring wood ceilings, expansive windows, beautiful hardwood floors, custom built-ins, and abundant natural light create a warm and inviting atmosphere throughout. The stunning great room features a floor-to-ceiling stone fireplace, open staircase, and panoramic views through the surrounding windows and French doors. The spacious kitchen is beautifully appointed with custom cabinetry, a large center island, generous counter space, and convenient pantry, flowing seamlessly into the dining and living areas. The main-level primary suite is a private retreat featuring its own gas fireplace, large walk-in closet, and luxurious ensuite bath with double vanities, a large soaking tub, and custom shower with dual shower heads. Two additional spacious bedrooms are located upstairs, each offering large closets, along with a full bath featuring double vanities and a tub/shower combination. The finished lower level adds an incredible amount of living space with a large family room featuring a wood-burning fireplace and walk-outs to the rear yard, a spacious theater room with its own walk-out, full bathroom with shower, laundry room with a massive built-in gun safe, and two additional bedrooms, including one with a large walk-in closet. This unique layout provides five bedrooms total—one on the main level, two upstairs, and two on the lower level. A heated two-bay attached garage provides convenient parking and storage, while the large private lot offers plenty of room to enjoy the peaceful surroundings and incredible mountain views. From the custom finishes and multiple fireplaces to the dramatic architecture, flexible five-bedroom layout, and exceptional views, this is truly a one-of-a-kind property offering space, privacy, and quality country living.

1239 Busti Road, Not Provided

$749,900

Quality built by Essex Homes and currently under construction for anticipated Spring 2027 completion, 38 Glen Meadow Drive offers low-maintenance luxury in The Preserve at Glen Meadow - an intimate East Amherst community nearing sellout, with only two homes remaining. This desirable condo-status community offers significantly reduced property taxes, while HOA service includes lawn maintenance, landscaping, fertilization and snow removal for a low monthly fee. This popular 1,674 sq ft Berkley patio-home ranch features 2 bedrooms plus a versatile den/optional 3rd bedroom, 2 full bathrooms, and a thoughtfully designed open layout. A welcoming covered front porch, stone accents, and professional exterior lighting create exceptional curb appeal. Inside, 9' ceilings, rich crown molding, and modern wide-plank flooring set an elegant tone throughout the main living areas. The beautifully appointed kitchen features quartz countertops, a Blanco sink, stainless steel appliances, large pantry, and generous breakfast bar seating, opening seamlessly into the dining area and spacious great room. A box ceiling with crown molding and accent lighting adds architectural detail, while the gas fireplace creates a warm focal point for everyday living and entertaining. Just off the dining area, a covered porch extends the living space outdoors. The private primary suite offers a box ceiling, spacious customizable walk in closet, and spa-inspired bathroom with dual quartz vanities and an oversized frameless glass shower with tile seat and curb-less entry. A secondary bedroom, full guest bathroom, first-floor laundry, mudroom with built-in bench, and a 2-car garage complete the main level. Professionally landscaped with hydro-seeded lawn and whole yard programmable sprinkler system, this turnkey new home also includes a full basement and new-home warranty. Some photos have been digitally staged and depict a similar home. Be among the final homeowners to call The Preserve at Glen Meadow home! Also listed as single family B1720724

3 Beds ⋅ 2 Baths ⋅ B1719722 MLS

Quality built by Essex Homes and currently under construction for anticipated Spring 2027 completion, 38 Glen Meadow Drive offers low-maintenance luxury in The Preserve at Glen Meadow - an intimate East Amherst community nearing sellout, with only two homes remaining. This desirable condo-status community offers significantly reduced property taxes, while HOA service includes lawn maintenance, landscaping, fertilization and snow removal for a low monthly fee. This popular 1,674 sq ft Berkley patio-home ranch features 2 bedrooms plus a versatile den/optional 3rd bedroom, 2 full bathrooms, and a thoughtfully designed open layout. A welcoming covered front porch, stone accents, and professional exterior lighting create exceptional curb appeal. Inside, 9' ceilings, rich crown molding, and modern wide-plank flooring set an elegant tone throughout the main living areas. The beautifully appointed kitchen features quartz countertops, a Blanco sink, stainless steel appliances, large pantry, and generous breakfast bar seating, opening seamlessly into the dining area and spacious great room. A box ceiling with crown molding and accent lighting adds architectural detail, while the gas fireplace creates a warm focal point for everyday living and entertaining. Just off the dining area, a covered porch extends the living space outdoors. The private primary suite offers a box ceiling, spacious customizable walk in closet, and spa-inspired bathroom with dual quartz vanities and an oversized frameless glass shower with tile seat and curb-less entry. A secondary bedroom, full guest bathroom, first-floor laundry, mudroom with built-in bench, and a 2-car garage complete the main level. Professionally landscaped with hydro-seeded lawn and whole yard programmable sprinkler system, this turnkey new home also includes a full basement and new-home warranty. Some photos have been digitally staged and depict a similar home. Be among the final homeowners to call The Preserve at Glen Meadow home! Also listed as single family B1720724

38 Glen Meadow Drive, Amherst

$749,900

EXCEPTIONAL PITTSFORD LIVING! Tucked into a PRIVATE, BEAUTIFULLY LANDSCAPED SETTING surrounded by mature trees, this CUSTOM-BUILT CAROSELLI HOME is an impressive blend of TIMELESS DESIGN, EXCEPTIONAL SPACE & PRIVACY! Offering 4,324 SQ. FT. OF FINISHED LIVING SPACE—3,266 SQ. FT. ABOVE GRADE PLUS 1,058 SQ. FT. IN THE FINISHED WALKOUT LOWER LEVEL—this is a home designed to live beautifully at every level. A DRAMATIC FOYER sets the tone, opening to gracious formal living & dining rooms made for entertaining. The FORMAL LIVING ROOM is anchored by a GAS FIREPLACE, while the inviting FAMILY ROOM features CUSTOM BUILT-INS & a second GAS FIREPLACE, creating a warm, comfortable gathering space. THE KITCHEN IS TRULY THE HEART OF THE HOME with QUARTZ COUNTERTOPS, tile backsplash, cooktop, DOUBLE OVENS, abundant cabinetry & a spacious dining area overlooking the beautifully landscaped backyard. Step outside to the EXPANSIVE MAINTENANCE-FREE DECK and enjoy a peaceful, private setting framed by mature trees—perfect for dining, entertaining or simply unwinding. A RARELY FOUND 1ST-FLOOR PRIMARY SUITE elevates this home even further! The private retreat features a SPA-INSPIRED BATH, DUAL WALK-IN CLOSETS & an incredible CUSTOM DRESSING ROOM. First-floor laundry & powder room complete the main level. Upstairs, 3 GENEROUS BEDROOMS, multiple full baths, spacious closets & a versatile sitting area provide exceptional flexibility. And there’s more—the PROFESSIONALLY FINISHED WALKOUT LOWER LEVEL adds another 1,058 SQ. FT. of finished space with endless possibilities for recreation, fitness, a home office, guests or additional living areas. A 3-CAR GARAGE, exceptional outdoor living & PITTSFORD SCHOOLS complete the package. CUSTOM-BUILT. BEAUTIFULLY PRIVATE. INCREDIBLY SPACIOUS. A distinctive Pittsford home offering the QUALITY, VERSATILITY & SETTING that are increasingly difficult to find! OPEN HOUSE SAT 10/10 2-4pm

4 Beds ⋅ 5 Baths ⋅ R1719198 MLS

EXCEPTIONAL PITTSFORD LIVING! Tucked into a PRIVATE, BEAUTIFULLY LANDSCAPED SETTING surrounded by mature trees, this CUSTOM-BUILT CAROSELLI HOME is an impressive blend of TIMELESS DESIGN, EXCEPTIONAL SPACE & PRIVACY! Offering 4,324 SQ. FT. OF FINISHED LIVING SPACE—3,266 SQ. FT. ABOVE GRADE PLUS 1,058 SQ. FT. IN THE FINISHED WALKOUT LOWER LEVEL—this is a home designed to live beautifully at every level. A DRAMATIC FOYER sets the tone, opening to gracious formal living & dining rooms made for entertaining. The FORMAL LIVING ROOM is anchored by a GAS FIREPLACE, while the inviting FAMILY ROOM features CUSTOM BUILT-INS & a second GAS FIREPLACE, creating a warm, comfortable gathering space. THE KITCHEN IS TRULY THE HEART OF THE HOME with QUARTZ COUNTERTOPS, tile backsplash, cooktop, DOUBLE OVENS, abundant cabinetry & a spacious dining area overlooking the beautifully landscaped backyard. Step outside to the EXPANSIVE MAINTENANCE-FREE DECK and enjoy a peaceful, private setting framed by mature trees—perfect for dining, entertaining or simply unwinding. A RARELY FOUND 1ST-FLOOR PRIMARY SUITE elevates this home even further! The private retreat features a SPA-INSPIRED BATH, DUAL WALK-IN CLOSETS & an incredible CUSTOM DRESSING ROOM. First-floor laundry & powder room complete the main level. Upstairs, 3 GENEROUS BEDROOMS, multiple full baths, spacious closets & a versatile sitting area provide exceptional flexibility. And there’s more—the PROFESSIONALLY FINISHED WALKOUT LOWER LEVEL adds another 1,058 SQ. FT. of finished space with endless possibilities for recreation, fitness, a home office, guests or additional living areas. A 3-CAR GARAGE, exceptional outdoor living & PITTSFORD SCHOOLS complete the package. CUSTOM-BUILT. BEAUTIFULLY PRIVATE. INCREDIBLY SPACIOUS. A distinctive Pittsford home offering the QUALITY, VERSATILITY & SETTING that are increasingly difficult to find! OPEN HOUSE SAT 10/10 2-4pm

14 Barrington Hills, Pittsford

$749,900

Welcome to 273 Rachel Vincent Way, a beautifully appointed 2023 Marrano new build offering 2,628 square feet of thoughtfully designed living space. This impressive 4-bedroom, 2.5-bath home is loaded with upgrades and combines modern style, functionality, and plenty of space for everyday living and entertaining. The first floor features a spacious open-concept layout with custom paneled walls, a formal dining room, convenient mudroom, large pantry, and a dramatic two-story foyer. Upstairs, a generous landing and wide hallway lead to four spacious bedrooms, including a primary suite with an en-suite bath and elegant tray ceiling. The second floor also offers an additional full bath, large laundry room, and generously sized closets throughout. Outside, the expansive yard provides plenty of room to play, relax, and entertain, highlighted by a huge composite deck perfect for outdoor gatherings. The full basement, complete with egress windows, offers excellent potential for additional finished living space, a home gym, office, recreation room, or whatever best suits your needs. A wonderful opportunity to own a newer, upgraded home with modern finishes, generous living spaces, and room to grow.

4 Beds ⋅ 3 Baths ⋅ B1719003 MLS

Welcome to 273 Rachel Vincent Way, a beautifully appointed 2023 Marrano new build offering 2,628 square feet of thoughtfully designed living space. This impressive 4-bedroom, 2.5-bath home is loaded with upgrades and combines modern style, functionality, and plenty of space for everyday living and entertaining. The first floor features a spacious open-concept layout with custom paneled walls, a formal dining room, convenient mudroom, large pantry, and a dramatic two-story foyer. Upstairs, a generous landing and wide hallway lead to four spacious bedrooms, including a primary suite with an en-suite bath and elegant tray ceiling. The second floor also offers an additional full bath, large laundry room, and generously sized closets throughout. Outside, the expansive yard provides plenty of room to play, relax, and entertain, highlighted by a huge composite deck perfect for outdoor gatherings. The full basement, complete with egress windows, offers excellent potential for additional finished living space, a home gym, office, recreation room, or whatever best suits your needs. A wonderful opportunity to own a newer, upgraded home with modern finishes, generous living spaces, and room to grow.

273 Rachel Vincent, Buffalo