Fantastic opportunity in the heart of East Aurora with this highly visible Main Street landmark. Featured in the Aurora Architectural Heritage book as a classic “Vertical Victorian” built in 1864, this remarkable property offers the rare combination of commercial flexibility and timeless residential charm, making it ideal for professional offices today while easily convertible back into a stunning dream home with minimal changes. Currently utilized as a professional office and formerly home to medical and residential use, the possibilities are endless for medical, dental, law, accounting, spa, salon, retail, boutique business, or elegant residential living. Charm and character abound throughout with hardwood floors, soaring ceilings, bay windows with window seats, built-in bookshelves, grand staircase, chair rail detail, and a welcoming gas fireplace in the Living room. The spacious first floor currently offers a reception and waiting room, conference room, private office, kitchenette, copy room, and bath, all easily reimagined into beautiful living spaces. The second floor offers multiple private offices or future bedrooms, along with two full baths and a sauna, while the full walk-up attic adds tons of storage or flex space. A full basement, two-car garage, off-street parking, and fabulous front porch overlooking the vibrant village activities complete this exceptional property. Situated in a prime high-traffic Main Street location just steps from shops, restaurants, and The Roycroft Inn, this signature property presents an incredible opportunity to establish your business, invest in a premier location, or restore one of East Aurora’s most iconic residences into the showplace home it was meant to be.

**Quality-built Artisan Ranch in the desirable Lake View area of Hamburg!** This beautifully crafted home offers 3 spacious bedrooms and 2 full bathrooms, including a private primary suite featuring a custom tile shower and an 8' x 8' walk-in closet. The open-concept floor plan seamlessly connects the great room, dining area, and kitchen, creating an ideal space for everyday living and entertaining. The builder is offering a **$5,500 credit** for the buyer to select their own kitchen countertops, allowing you to personalize the space to your taste.The great room features an elegant tray ceiling, while the convenient first-floor laundry adds to the home's functionality. The full basement boasts 8-foot poured walls and a 4' x 4' egress window, providing excellent potential for future finishing. Additional features include a high-efficiency furnace, central air conditioning, and a finished, painted attached two-car garage.Outside, enjoy the concrete driveway and sidewalks, all situated on a generous **90' x 236' lot** directly across from the Lake View playground, offering tennis courts, baseball fields, swing sets, and open green space.**Exceptional craftsmanship, quality finishes, and an outstanding location make this new construction home a tremendous value!**

Nestled in the desirable town of Elma, this beautifully maintained 3-bedroom, 2-full-bath brick ranch offers privacy, space, and incredible investment potential. Set back off the road for a quiet, private setting. Sale includes an additional buildable lot for future development or expanded yard space. Classic brick exterior with a full, poured concrete basement. Cozy living room featuring a warm fireplace. Attached 3-season room perfect for relaxing and entertaining. Spacious first-floor laundry room. The concrete driveway leads to an attached 2-car garage. No showings until Open House Saturday, August 1st, 12-3.

Welcome home to your private retreat just minutes from Cuba Lake — where luxury craftsmanship, comfort, and peaceful country living come together on over an acre of beautifully fenced property.

This stunning 2022 build is a 3-bedroom home that was thoughtfully designed with quality and functionality in mind, featuring custom soft-close Amish cabinetry, elegant granite countertops, and hand-scraped hardwood floors that bring warmth and sophistication throughout the home. All of the doors in the home are 6 panel solid interior doors. The kitchen also offers durable ceramic tile flooring, a huge island, and opens seamlessly into the breathtaking living room with soaring cathedral ceilings, creating an inviting atmosphere perfect for both everyday living and entertaining.

Enjoy the convenience of second-floor laundry and generous closet space in all three spacious bedrooms. The private primary suite features its own balcony — the perfect place to enjoy morning coffee or unwind in the evening. Outside of the primary suite sits a versatile loft area provides endless possibilities for a home office, reading nook, or crafting space.

Designed for comfort year-round, the home offers three-zoned radiant heat flooring and a brand-new water filtration system installed this year for added peace of mind.

Entertainment opportunities abound with a dedicated bar area and an expansive upstairs front porch showcasing incredible sunset views and the serenity of the surrounding countryside. Situated in a quiet, peaceful location, this property delivers the privacy you've been searching for while remaining just moments from the lake.

Outside, you'll find over an acre of fenced yard space great for summer BBQ'S, two storage sheds for outdoor storage, and an impressive four garage bays with additional potential for office or workshop space, ideal for hobbyists, entrepreneurs, or extra recreational storage. Month to Month tenant pays $275 for a trailer behind fenced in area.
This exceptional property combines timeless craftsmanship, modern amenities, and tranquil living in one unforgettable package. Seller may need time to find suitable housing.

Welcome to 251 Hartford Avenue in the heart of Tonawanda! This beautifully maintained brick and vinyl home offers over 2,000 square feet of functional living space, featuring 4 bedrooms and 2.5 bathrooms. From the moment you step inside, you'll feel at home in the inviting living room, complete with a wood-burning fireplace, built-in cabinetry, classic cove moldings, and beautifully refinished hardwood floors. The remodeled kitchen is designed for both everyday living and entertaining, showcasing granite countertops, abundant cabinetry, a center island with breakfast bar, and all appliances included. The formal dining room provides the perfect setting for family dinners and holiday gatherings. The second floor offers three spacious bedrooms and a full bathroom, while the private third-floor primary suite serves as a true retreat with double closets, a full ensuite bath, and an additional flex room ideal for a walk-in closet, nursery, home office, or sitting room. Hardwood floors extend throughout most of the home, adding warmth and character. The finished basement expands your living space with a comfortable family room, convenient half bath, mudroom, laundry area, and additional storage. Step outside to your own backyard oasis. The fully fenced yard is beautifully landscaped and features an above-ground pool, spacious patio, and Kohler awning—creating the perfect space for relaxing or entertaining all summer long. Additional highlights include a newer concrete driveway and patio, a newer deck off one of the second-floor bedrooms, a new roof (Aug. 2024), furnace (2020), updated electrical, newer pool liner and pump, attached garage, 3 sheds and numerous updates that provide peace of mind. Conveniently located near parks, shopping, restaurants, and all the amenities Tonawanda has to offer.

Discover the perfect lakefront retreat with a dock on a quiet cul-de-sac overlooking beautiful Rushford Lake. Built in 2003, this meticulously maintained, vinyl-sided ranch offers the ultimate blend of low-maintenance living and scenic tranquility. Whether you are looking for a permanent year-round residence or a premier vacation getaway, this property delivers on every front. Bedrooms: 2 spacious bedrooms, plus a versatile bonus room that can easily serve as a 3rd bedroom or a dedicated home office.
Parking & Convenience: Avoid the parking crunch common with lake properties; this home features two separate parking areas, providing ample space for guests, boats, or trailer storage.

Welcome to 43 Woodgate Drive in Lancaster! This meticulously maintained 3-bedroom, 2-bath ranch offers the perfect blend of quality, functionality, and true one-floor living—ideal for those looking to simplify without sacrificing space. Step inside to a bright, open floor plan featuring a spacious living room with a gas fireplace and neutral décor throughout. The well-appointed kitchen is designed for everyday living and entertaining, complete with appliances, a center island, and sliding glass doors that lead to a concrete patio with awning—creating the perfect space to enjoy your morning coffee or host family and friends. The private primary suite features a walk-in closet and an ensuite bath, while two additional bedrooms provide flexible space for guests, a home office, or hobbies. The full basement offers endless possibilities for additional living space, recreation, or storage and includes glass block windows, a sump pump, electrical subpanel, and generator hookup for added peace of mind. Additional conveniences include first-floor laundry, an attached 2.5-car garage with heater, insulated garage door, retractable screen, and automatic opener, plus a natural gas hookup for your grill in garage and a hookup near the patio. Numerous updates include a tear-off architectural roof (2013), hot water tank (2014), central air conditioning, automatic sump pump (2020), insulated garage door, opener, and retractable garage screen (2020). Beautiful stamped concrete landscape curbing adds to the home's curb appeal. Conveniently located near shopping, dining, parks, and entertainment, and within the highly regarded Lancaster School District. Showings begin immediately or join us at the Open House on Sunday August 2nd from 1pm to 3pm. Offers to be submitted by 12pm Wednesday, August 5th.

Welcome to this spacious 3/4-bedroom split-level home situated on a beautiful, over 3/4-acre wooded lot in one of Elma's desirable low-traffic neighborhoods. The inviting living room features a central gas fireplace, creating a warm and welcoming gathering space. The spacious kitchen offers plenty of room for cooking and entertaining and includes a breakfast/sitting area with sliding glass doors leading directly to the rear patio, making indoor and outdoor living a breeze. Upstairs you'll find four generously sized rooms, offering the flexibility of a traditional four-bedroom layout or three bedrooms plus a dedicated home office. A centrally located full bath serves the secondary bedrooms, while the primary bedroom enjoys the convenience of its own private full bath. The lower level expands your living space with a large, finished recreation room complete with a bar area and an additional room that's perfect for hosting football and hockey parties, a game room, or hobby space. A separate basement workshop/storage area provides plenty of room for projects or extra storage, while a conveniently located half bath and laundry area complete the lower level. An attached 2 car garage and shed rounds out your storage. Outside, enjoy the privacy of the large, wooded backyard in a peaceful neighborhood setting. An excellent floor plan, and endless potential, this home is ready for your personal finishing touches to make it your own. Don't miss this outstanding opportunity in the heart of Elma!

Welcome to your private retreat on 7 wooded acres in Varysburg. Step inside through the spacious kitchen, finished with warm maple cabinets, featuring plenty of room to cook and gather. Just off the kitchen is the dining room, where a glass door leads out to a large wraparound deck. The living room invites you to settle in around the wood-burning stove and its stone surround that runs floor to ceiling. A first-floor bedroom offers single-level convenience, complete with an attached bathroom featuring a large spa tub. Upstairs, a loft topped with skylights makes a bright, flexible space, joined by two more bedrooms, one with a walk-in closet, and a recently renovated full bathroom. The basement adds even more, with a two-car garage, a full bathroom, and laundry. Outside, the wraparound deck overlooks the trees and makes a great place to entertain, and two sheds provide extra storage. A tankless hot water heater serves the home, and the metal roof, skylights, furnace, and A/C were all installed just two years ago. Private and wooded, close to Letchworth State Park and less than an hour from Buffalo.

Don't miss this beautifully updated 3-bedroom, 2-bath ranch in desirable Lakeview, offering over 1,250 square feet of comfortable living space. The stunning kitchen was remodeled just few years ago and features quartz countertops, quality oak cabinetry, stylish recessed lighting, and a beautiful tile floor that complements the hardwood flooring found throughout much of the home. Recent mechanical updates include a brand-new furnace and central air conditioning installed in 2025, providing peace of mind for years to come. Step outside and enjoy the fully fenced backyard with no close rear neighbors, a stamped concrete patio, and a premium Kohler awning—perfect for relaxing or entertaining. The oversized double-wide driveway offers plenty of parking for family and guests. As an added bonus, you'll have the opportunity to join the Pinehurst Beach Association, providing access to the beautiful beach and waterfront amenities just a short walk or ride from the home. With exceptional updates, solid mechanicals, and an outstanding location, this move-in-ready home is ready for its next owner. Don't miss this Lakeview gem!

Escape to this peaceful, flat lakefront retreat on beautiful Rushford Lake. This effortless, level access right to the water's edge is a charming 3-bedroom, 1-bathroom cottage that offers the perfect blend of rustic comfort and future opportunity. Located in a quiet, desirable area of the lake, perfect for unwinding.
Includes an adjacent, extra building lot for expansion, privacy, or a place to set up some games or tents.
Whether you are looking for a turnkey summer getaway or a property with room to grow, this rare Rushford Lake offering provides endless possibilities.

Welcome to this inviting 3-bedroom, 1-bath ranch situated on over 3 acres in West Seneca! Mature trees surrounding the front yard create a private, peaceful setting, while the expansive backyard offers plenty of room to enjoy the outdoors. Inside, you'll find an open living room and kitchen area, hardwood floors in the bedrooms, and many updates throughout, including the kitchen and bathroom. The full basement offers plenty of storage and additional possibilities. Step outside to the large deck overlooking the private yard, perfect for relaxing or entertaining. Additional features include an attached garage with sliding doors leading to the backyard, a large shed, attractive front porch, and a U-shaped driveway providing plenty of extra parking. Showings begin immediately. Open Houses Thursday, 7/16 from 5–7 PM and Sunday, 7/18 from 1–3 PM. Offers due 07/23 at noon

Welcome home to this lovingly maintained 3-bedroom, 1.5-bath ranch in the highly sought-after Sweet Home School District! Owned and meticulously cared for by the same owner for the past 60 years, this home is filled with pride of ownership and is ready for its next chapter.

Inside, you'll find newer windows providing tons of natural light and original hardwood floors throughout most of the home (with some protected beneath the carpeting). Enjoy the extended, larger sized kitchen with solid wood cabinetry and updated stainless steel oven and refrigerator. The inviting sunroom just off the dining room provides the perfect place to relax while overlooking the fully fenced backyard lush with mature trees and a garden oasis.

Outside, you'll appreciate the convenience of a 1-car attached garage, double-wide driveway, low-maintenance vinyl siding, and a large private backyard that's ideal for entertaining, gardening, or simply enjoying the many birds and bunnies that visit. The huge partially finished basement provides an expansive additional living area along with abundant storage space, offering endless possibilities for recreation, hobbies, a home office, or a workout area.

This exceptionally well-maintained home offers timeless charm, solid craftsmanship, and the opportunity to make it your own—all in a convenient Tonawanda location close to shopping, restaurants, parks, and major conveniences. Visit us at one of the open houses- Wed, Jul 22nd from 5pm-7pm, or Saturday, July 25th from 1pm-3pm. Offers due: Wednesday, July 29th by noon

Completely renovated 3-bedroom, 1-bath ranch in the heart of Lake View! This move-in ready home has been remodeled down to the studs and features new drywall, lighting, vinyl flooring, and an updated kitchen with quartz countertops, new cabinetry, and modern finishes. The beautifully remodeled bathroom includes a new shower, vanity, and flooring. The full basement offers a forced-air furnace, central air conditioning, an air cleaner, and plenty of storage space. Outside, enjoy a large concrete patio overlooking a fully fenced backyard that backs to a wooded area for added privacy. Just unpack and enjoy—this home is truly move-in ready!
Offers due Monday 8/3 @ 3pm. Refrigerator is negotiable.

Country charm meets everyday comfort in this inviting 3-bedroom, 1-bath home located in the desirable Oakfield-Alabama School District! From the moment you arrive, you'll appreciate the peaceful setting and the space this property offers both inside and out.
Step inside to find a warm and welcoming layout featuring two generously sized bedrooms, providing plenty of room to spread out and make yourself at home. The large mudroom/laundry room offers the perfect drop zone for boots, coats, and everything that comes with country living.
Outside is where this property truly shines. With two large garages, two separate driveways, and a spacious covered patio tucked behind one of the garages, you'll have endless possibilities for entertaining, relaxing, hobbies, storage, or workshop space. Picture summer evenings spent under the covered patio, enjoying the fresh air and quiet surroundings.
This home has been thoughtfully updated with newer siding, newer carpeting, furnace 5 years young, hot water tank 3, many newer windows and doors and a durable metal roof that's only 6 years old, offering both charm and peace of mind. Whether you're looking for your first home, a place to slow down and enjoy small-town living, or simply need extra garage space, this property is full of potential and ready for its next chapter.
Don't miss your opportunity to enjoy the simple pleasures of country living while still being conveniently located near everything you need!

Welcome to 650 East & West road, located in the heart of West Seneca! This move-in ready brick and vinyl ranch is the perfect place to call home, whether you're a first-time buyer or looking to simplify with one-floor living. Step inside and you'll immediately appreciate the abundance of natural light, neutral décor, and beautifully refinished hardwood floors that flow throughout the home. The eat-in kitchen offers plenty of space for everyday dining and comes complete with newer appliances. The functional floor plan features three comfortably sized bedrooms and an updated full bathroom. The partially finished basement provides valuable additional living space, ideal for a family room, home office, playroom, or workout area, along with plenty of extra storage. Outside, enjoy a charming backyard with a fenced area for pets or play, plus additional green space beyond the fence. Relax or entertain under the newer covered patio and take advantage of the 1.5-car garage and storage shed. Conveniently located near shopping, restaurants, parks, and everyday amenities, this home is truly move-in ready. Offers are due by 12:00 PM on Thursday, July 30th.

Beautifully updated 2-unit investment property ideally located near Buffalo's Medical Corridor and just minutes from Downtown Buffalo! Whether you're looking to expand your investment portfolio or owner-occupy while generating rental income, this property offers exceptional versatility and value.

Both units have been thoughtfully renovated with modern updates, including beautifully updated kitchens and bathrooms, new laminate flooring throughout, all of the closets dry walled, and finished, new interior doors, and all new energy-efficient windows. Additional improvements include two new hot water tanks, and a brand new sewer line, providing added peace of mind for the next owner. Outside, you'll find a partially fenced yard, perfect for added privacy and outdoor enjoyment.

With all the major updates already completed, this property is truly move-in ready. Live in one unit and let the rental income from the other help offset your mortgage, or lease both units for strong investment potential. The opportunities are endless! Please allow 24 hour notice for showings as both units are occupied. Total monthly income between the 2 units is $2,600.

Please remove your shoes before entering the units.

Exceptional turnkey investment opportunity in the heart of Fredonia! Perfectly positioned at 38 Lambert Ave, this fully furnished three-unit property is located less than a five-minute drive from SUNY Fredonia, making it an ideal addition to any investor's portfolio. With strong rental demand driven by the nearby university, this property offers outstanding income potential from day one. The building features a spacious mix of units, including a 4-bedroom, 1.5-bath, 3-bedroom, 1-bath, and 1-bedroom, 1-bath apartment, providing flexibility to attract a variety of tenants. The 3-bedroom unit is already generating $2,000 per month in rental income, while the remaining units offer excellent opportunity for additional cash flow. Each apartment is separately metered for gas and electric, allowing tenants to pay their own utilities and helping reduce owner expenses. Best of all, this is a truly turnkey investment-all furniture, furnishings, and contents are included in the sale, allowing the next owner to step in and begin operating immediately.
Whether you're looking to expand your investment portfolio, capitalize on the consistent student rental market, or own a low-maintenance income-producing property in a prime location, 38 Lambert Ave checks all the boxes. Don't miss this rare opportunity to own a fully equipped multi-family property just minutes from campus, downtown Fredonia, restaurants, shopping, and local amenities. Showings begin immediately, offers will be reviewed as they are received.

Don't miss out on this beautiful 10+-acre building lot in a great location in Holland, NY. Offering an outstanding blend of convenience and privacy, this property is located just a short drive from the village while providing the peaceful setting of a country escape. The lot features ample road frontage, and is zoned for 2 residential units if you wanted to subdivide the lot. With very little clearing needed, you'll have a head start on making your plans a reality. Whether you're dreaming of a custom-built home, expansive lawn, garden space, or outdoor entertaining area, this property provides the room and flexibility to bring your ideas to life. Rarely does a parcel combine such a desirable location, build-ready terrain, and scenic country character. Don't miss the opportunity to create your perfect home in this exceptional setting.

Take a look at this fantastic 28-acre parcel offering numerous opportunities. With frontage on both Clinton and Winspear, the property provides excellent access from Clinton near Aurora Street, situated on a high-traffic road. The land is zoned C2 along parts of Clinton, with the remainder zoned Residential. Additionally, the parcel features extra frontage around the corner on Winspear, expanding its potential great large parcel, good for commercial on Clinton and a multitude of uses recreational uses along the back acreage. looking for a large lot in good location here it is.

Enjoy affordable lakefront living in this charming, well-maintained 1-bedroom, 1-bath cottage that serves as a comfortable year-round residence. Take in breathtaking Lake Erie sunsets from your private back deck while enjoying the peace and beauty of waterfront living.

Inside, you'll find a spacious kitchen featuring abundant counter space and ample cabinetry, making meal preparation and entertaining a breeze. The convenience of first-floor laundry adds to the home's functionality. Upstairs, the versatile second-floor loft offers endless possibilities—it can be used as a second bedroom, home office, or additional living space while showcasing spectacular lake views through large windows.

Outside, the expansive side yard provides plenty of room for entertaining family and friends, while the storage shed offers space for all your outdoor equipment and seasonal items. The home's windows have all been updated within the last few years, adding to its value and efficiency.

Don't miss this rare opportunity to own a well-maintained Lake Erie waterfront home at an affordable price. Whether you're looking for a year-round residence, weekend getaway, or investment property, this charming cottage is ready to welcome you home. This one will not last.
Please remove your shoes when touring the property.

Welcome to this charming Village of Lancaster home, conveniently located in the Depew School District! Offering 1,824 square feet of comfortable living space, this well-maintained home features 3 bedrooms and 2 full, updated bathrooms, providing plenty of room to fit your lifestyle. The spacious eat-in kitchen is the heart of the home, complete with an island, abundant cabinet space, and plenty of room for gathering with family and friends. A convenient first-floor laundry room and a first-floor bedroom offer flexibility for guests, a home office, or single-level living. Upstairs, you'll find two generously sized bedrooms, including one with a large unfinished bonus space ready to become a walk-in closet, craft room, home office, nursery, or additional storage—the possibilities are endless. Enjoy your morning coffee or unwind in the evening on the welcoming covered front porch, and take advantage of the large backyard, offering plenty of space for entertaining, gardening, play, or simply relaxing outdoors. Located in the desirable Village of Lancaster and within the Depew School District, this home is just minutes from parks, shopping, restaurants, and all the conveniences the village has to offer. Combining character, space, and versatility, this is a wonderful opportunity to make this home your own!

Charming 3-bedroom, 1-bath ranch home located at the end of a quiet street. This well-maintained home features numerous recent updates, including a metal roof (approximately 2 years old), furnace (approximately 2 years old), and hot water tank (approximately 2 years old). The updated bathroom and newer flooring add to the home's appeal.

The kitchen comes complete with an oven/range and refrigerator, and the washer and dryer are also included for your convenience. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this property offers excellent value.

Please note: Ring doorbell is excluded from the sale. Home is being sold in as-is condition.

Welcome to Lewiston Heights Luxury Estates, one of Western New York's most prestigious communities. This exceptional homesite offers a rare opportunity to build your dream home in a picture-perfect setting near the beautiful Niagara Falls Country Club. Nestled near the end of a quiet cul-de-sac, this premium lot features a stunning wooded backdrop, providing privacy, natural beauty, and an ideal setting for your custom home. As you enter this exclusive neighborhood through its signature covered bridge, you'll immediately appreciate the charm and elegance that make Lewiston Heights unlike any other community in the area. Enjoy a walkable neighborhood just minutes from the historic Village of Lewiston, the world-class Artpark, and the scenic Niagara River. If you've been waiting for the perfect location to build, this is your opportunity. Very few homesites remain in this highly sought-after subdivision, making this one of the last chances to become part of this extraordinary community. Don't miss the opportunity to create the home you've always envisioned in one of Lewiston's most desirable luxury locations.

Step into your dream home with this beautifully updated 3-bedroom, 2-bath gem! Enjoy the spacious living area featuring an electric fireplace and TV mounts, perfect for cozy movie nights. The mostly new windows let in plenty of natural light, while the new furnace and tankless hot water heater ensure comfort year-round. With a yard that backs up to a park, you’ll have endless outdoor fun right at your doorstep. Relax on the charming front porch in the evenings, and don’t forget the 1-car garage that’s ready to be transformed into your personal man cave, gym, or playroom. This home is a perfect blend of modern convenience and cozy charm! Showings start immediately, if any offers come in, they will be reviewed Tuesday August 4th at 12pm.

Timeless South Buffalo character, flexible living space and an impressive list of major updates make 63 Zittel Street a home that truly stands out. From the moment you arrive, the covered front porch creates a warm welcome and the perfect place to enjoy your morning coffee or unwind at the end of the day.

Inside, this 3-bedroom, 1-bath home offers 1,218 square feet filled with classic details, including hardwood floors, natural woodwork and a welcoming foyer. The spacious living room flows into the formal dining room, creating a comfortable layout for everyday living, hosting holidays or entertaining friends and family.

The walk-up attic adds even more versatility with two additional rooms, including one finished space that would make an ideal home office, playroom, creative studio, workout area or private retreat. The unfinished basement provides additional storage and functional space.

Outside, enjoy a fully fenced backyard, patio and detached one-car garage—perfect for relaxing, entertaining, gardening or giving pets room to play.

Several major improvements have already been completed, including a new furnace in 2024, replaced sewer line in 2024, updated breaker box in 2024, new Yankee gutters in 2024 and a roof completed in 2015. Conveniently located near Cazenovia Park, shopping, dining and everyday amenities, 63 Zittel offers the character buyers love with important updates already taken care of.

Open house Saturday, August 1 from 11:00AM–2:00 PM. Offers are due Tuesday, August 4, 2026 at 3:00 PM.

SALE IS PART OF AN ESTATE. BEING SOLD IN AS IS, WHERE IS CONDITION.NEWER ROOF AND SOME NEWER WINDOWS. 1ST FLOOR HAS TENANT. 2ND AND 3RD UNITS ARE VACANT. PRICE REFLECTS UPDATING THAT NEEDS TO BE DONE TO 2ND AND 3RD FLOOR UNITS.1ST FLOOR UNIT HAS BOTH A OPEN FRONT AND ENCLOSED BACK PORCH.2ND FLOOR UNIT HAS ENCLOSED BACK PORCH. 1ST FLOOR HAS BOILER. 2ND FLOOR HAS A FORCE HOT AIR FURNACE.

Exceptional opportunity for investors, builders, or cash buyers seeking a private country setting in desirable Colden. Situated on a beautiful wooded 9-acre parcel, this property offers tremendous potential to renovate the existing Cape-style home or create your dream residence on an attractive hillside homesite surrounded by mature trees and natural beauty. The existing home offers over 1,700 square feet and has been completely emptied and taken down to the studs, providing a blank canvas for a full renovation. The seller has also cleared and flattened an area behind the house, creating additional space for an outbuilding, garage, workshop, or storage structure should you choose to preserve and renovate the existing home. Alternatively, buyers may elect to remove the structure and take full advantage of this scenic wooded setting for new construction. Existing well and septic systems are on site; however, no representations or warranties are being made as to their condition. Property is being sold strictly as is, and cash buyers only. Whether you're seeking your next fix-and-flip project, a long-term investment, or a picturesque building site with acreage and privacy, this unique Colden property offers exceptional potential and value.

LAKEFRONT TRAILER IN GATED POINT BREEZE RV RESORT, 3 BEDROOMS 1.5 BATHS, LARGE FAMILY ROOM, PRIVATE BEACH, 2 HEATED POOLS, BOAT DOCK, WEEKLY BINGO, WAKE UP EVERYDAY LOOKING
AT LAKE ERIE, LOCATION, LOCATION, LOCATION

Welcome home to this affordable Cape Cod offering plenty of space and endless potential to make it your own! Step inside to a welcoming entry that opens into the spacious living room and dining area, creating a comfortable layout for everyday living. The good-sized kitchen offers ample cabinet space, an eating area, and appliances are included.

The first floor features three bedrooms and a recently renovated full bathroom. Upstairs, you'll find a partially finished attic with two additional bedrooms and a full bathroom, offering an excellent opportunity to finish the space and build additional equity. The partial basement provides a dedicated laundry area along with additional storage space.

Outside, enjoy a large driveway, a fully fenced backyard, a spacious deck, and two storage sheds (one added in 2020), with plenty of room for entertaining, pets, or gardening. Additional features include a whole-house generator for added peace of mind. Major updates include a new roof and gutters (2022).

Whether you're a first-time home buyer, investor, or someone looking to personalize a home, this property offers incredible potential to add your own style and build equity over time. Property is being sold as-is. Seller reserves the right to set an offer deadline if needed but will review offers as they are received. Don't miss this opportunity!

Check out this beautiful 1.8-acre wooded parcel offering the perfect setting to build your dream home. Tucked back from the road and surrounded by mature trees, this legal building lot provides privacy, natural beauty, and multiple areas for your dream homes with some great potential building sites, in this private setting. Conveniently located just minutes from the villages of East Aurora and Orchard Park, you'll enjoy the best of country living with easy access to local amenities. Preliminary site plans, survey, and compliance documentation supporting single-family residential construction are available. A short walk through the property reveals several picture-perfect locations for your future home. Don't miss this opportunity to own a scenic homesite in a highly desirable location.

Investor opportunity in Niagara Falls! This two-unit property at 3023 Orleans Ave offers strong potential for both rental income and long-term value. The lower unit features 1 bedroom and 1 full bath, with the flexibility for a second bedroom (dining area was previously a bedroom). The upper unit offers 3 bedrooms and 1 full bath, providing a spacious layout for tenants. A 2-car detached garage adds convenience and additional value, and solar panels on the roof will convey with the sale. Conveniently located near Hyde Park Blvd with easy access to shopping, restaurants, and everyday amenities. Low property taxes add to the appeal, making this a great option for investors or owner-occupants looking to build equity. A solid opportunity with plenty of potential.

Flexible duplex property in the City of Niagara Falls offering two separate units and practical systems already in place – with income potential and opportunity built in. The lower unit provides a spacious 3-bedroom, 2-bath layout with hardwood floors, defined living and dining areas, and original character details. The upper unit adds a bright 2-bedroom, 1-bath setup, giving the property built-in flexibility for rental income, shared ownership, or portfolio growth. At 1890 Linwood Ave, the full basement supports easier property management with two furnaces, two hot water tanks, two electric panels, two gas meters, one water meter, and separate laundry hookups. The 2,160 sq ft layout sits on an approximately 3,600 sq ft lot with public water, connected sewer, natural gas heat, and ample off-street parking. Whether used as an income property or a live-and-lease opportunity, this duplex offers practical systems, separate utilities, and everyday convenience near Hyde Park School, Gaskill Preparatory School, Niagara Falls High School, and NFTA bus access. Both units are vacant and ready to be rented.

Circa-1900 Victorian two-unit on Buffalo's West Side, offering 2 bedrooms and 1 full bath in each unit, plus a full basement and walk-up attic. Original details remain throughout, including hardwood floors, two decorative mantels, tall ceilings and windows, clawfoot tubs, and period millwork with rosette corner blocks. A blank canvas ready for restoration to its former glory, with the layout and character to suit a variety of configurations, including potential conversion to a spacious single-family home. Set in a highly walkable neighborhood near D'Youville University, the Connecticut Street corridor, Porter Avenue, and Kleinhans Music Hall, with Elmwood Village and downtown Buffalo just minutes away.

Endless possibilities await with this versatile Niagara Falls property! Most recently used as a single-family home, this residence can easily be converted back to a two-family home, offering excellent potential for owner-occupants, investors, or multi-generational living. The first floor features a spacious eat-in kitchen, a comfortable one-bedroom layout, and a charming clawfoot tub that adds character and timeless appeal. Upstairs, you'll find two additional bedrooms and ample living space. A full basement provides plenty of storage, while the detached one-car garage and large rear parking area offer space for up to five vehicles. Whether you're looking for a place to call home, an investment opportunity, or both, this property delivers flexibility and value in a convenient Niagara Falls location close to shopping, dining, and local attractions.

Endless possibilities await with this versatile Niagara Falls property! Most recently used as a single-family home, this residence can easily be converted back to a two-family home, offering excellent potential for owner-occupants, investors, or multi-generational living. The first floor features a spacious eat-in kitchen, a comfortable one-bedroom layout, and a charming clawfoot tub that adds character and timeless appeal. Upstairs, you'll find two additional bedrooms and ample living space. A full basement provides plenty of storage, while the detached one-car garage and large rear parking area offer space for up to five vehicles. Whether you're looking for a place to call home, an investment opportunity, or both, this property delivers flexibility and value in a convenient Niagara Falls location close to shopping, dining, and local attractions.

Exceptional opportunity to build your dream home on this prime corner lot offering approximately 2.25 acres in a nice North St. location. The property is mostly open and a nice building site. It is is partially treed, providing a blend of privacy and open space. A largely open landscape with light natural growth, making development easy and cost-effective. Conveniently located just a short drive to the village center and retail amenities, this is the perfect setting to create your ideal home while staying close to everything.

Buildable Lot on a private dead end street. Utilities at the street are Electric, Gas, & Water. Septic will be needed. Lot size is 103 X 818 ft. Almost 2 acres. Property on right side of rd in between 7670 & 7704 Decker. Property is approx 3 miles to Sturgeon Point Marina. DO NOT walk property without an appointment.

Great opportunity to own a 0.8-acre vacant lot in the desirable Shorehaven Private Community. This spacious property offers flexibility of building a full time residence or a seasonal property with investment potential. A mostly cleared lot, with berry bushes in abundance. It's a short walk to the multiple private waterfront access points, and only 4 miles to town.

Enjoy the benefits of the community with no HOA fees while the lot remains vacant. Once a home is built, the HOA fee is only $500 per year, making it an affordable option compared to many other private communities.

Whether you're looking to build your dream home, or just looking for vacant land, this property provides excellent possibilities in a quiet and private neighborhood setting. Owner financing may be available.

Enjoy the peace and privacy of this beautiful 2.1-acre property in Allegany. Overlooking a picturesque spring-fed pond, the property offers scenic views across the southern portion of the land and a tranquil setting to relax and enjoy nature. Existing improvements include a well, electric service, and a 1,000-gallon septic system on site, that where used for a two bedroom Mobil home ( no longer on site), providing a great foundation for future use. A spacious covered porch/deck area, multiple storage sheds, and a lean-to add convenience and functionality. Whether you're looking for a seasonal getaway, recreational property, or future building site, this property offers plenty of potential. Located in the Allegany-Limestone School District, Conveniently situated just minutes from downtown Allegany, Ellicottville, Cuba, and within easy driving distance of Jamestown and Buffalo.

BUILD YOUR SINGLE FAMILY OR TWO FAMILY HOME ON THIS .5 ACRE LOT IN THE VILLAGE OF ANGOLA. ALL UTILITIES AT ROAD