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Welcome to 351 Charlesgate Circle! This beautifully maintained 3-bedroom, 1.5-bath end-unit townhouse offers approximately 1,200 square feet of comfortable living space in the desirable Charlesgate community of East Amherst. Step inside to find a bright and inviting interior featuring fresh neutral paint, updated flooring, and an abundance of natural light throughout. The spacious living room features a large picture window, while the generously sized eat-in kitchen offers white cabinetry, stainless steel appliances, tile backsplash, ample counter space, and sliding glass doors leading to a private concrete patio, perfect for relaxing or entertaining. A convenient half bath completes the first floor. Upstairs, you'll find three nicely sized bedrooms and an updated full bathroom. The spacious primary bedroom stands out with its beautiful vaulted tongue-and-groove wood ceiling and an entire wall of closet space. The partially finished basement provides additional living space, ideal for a family room, home office, or recreation area, along with a separate laundry and storage area. Additional highlights include a high-efficiency furnace, central air conditioning, and generous storage throughout. Enjoy low-maintenance living with HOA services covering exterior maintenance, snow removal, and trash collection. Residents also have access to Ransom Oaks amenities, including swimming pools, tennis courts, walking paths, and a clubhouse for an additional annual fee. Located in the Williamsville School District with convenient access to shopping, restaurants, parks, UB, and major highways. Move right in and enjoy everything this wonderful community has to offer!

3 Beds ⋅ 2 Baths ⋅ B1720304 MLS

Welcome to 351 Charlesgate Circle! This beautifully maintained 3-bedroom, 1.5-bath end-unit townhouse offers approximately 1,200 square feet of comfortable living space in the desirable Charlesgate community of East Amherst. Step inside to find a bright and inviting interior featuring fresh neutral paint, updated flooring, and an abundance of natural light throughout. The spacious living room features a large picture window, while the generously sized eat-in kitchen offers white cabinetry, stainless steel appliances, tile backsplash, ample counter space, and sliding glass doors leading to a private concrete patio, perfect for relaxing or entertaining. A convenient half bath completes the first floor. Upstairs, you'll find three nicely sized bedrooms and an updated full bathroom. The spacious primary bedroom stands out with its beautiful vaulted tongue-and-groove wood ceiling and an entire wall of closet space. The partially finished basement provides additional living space, ideal for a family room, home office, or recreation area, along with a separate laundry and storage area. Additional highlights include a high-efficiency furnace, central air conditioning, and generous storage throughout. Enjoy low-maintenance living with HOA services covering exterior maintenance, snow removal, and trash collection. Residents also have access to Ransom Oaks amenities, including swimming pools, tennis courts, walking paths, and a clubhouse for an additional annual fee. Located in the Williamsville School District with convenient access to shopping, restaurants, parks, UB, and major highways. Move right in and enjoy everything this wonderful community has to offer!

351 Charlesgate Circle, Amherst

$274,999

*PRICED TO SELL* Open House Sunday 11/1/26 from 11AM-1PM. There is much more space than meets the eye in this sprawling three-bedroom Amherst ranch! The open and inviting floor plan offers plenty of room to spread out, but the true standout is the impressive rear addition featuring a cathedral ceiling and cozy wood-burning stove. Currently used as a second living room and reading nook, this incredibly versatile space could also become an oversized 4th bedroom / primary suite with its own adjoining bathroom, a home office, playroom, hobby area, or whatever best fits your needs. Step outside and you will quickly understand what makes this property so special. The deep, fully fenced backyard offers no rear neighbors, a garden shed, plenty of room to entertain, garden, play, or simply enjoy your own private outdoor retreat. A spacious deck directly off the house provides the perfect spot for grilling and relaxing, while the additional raised deck from the former above-ground pool offers even more outdoor possibilities. Several major improvements have already been taken care of, including a metal roof installed in 2023, central air added in 2023, and a new boiler installed in 2022. The home also features a full dry basement, a one-car detached garage, and a generous 65-by-150-foot lot. Conveniently located in the Sweet Home School District near shopping, restaurants, UB’s North Campus, and major commuter routes, this home offers a rare combination of space, flexibility, privacy, and valuable updates.

3 Beds ⋅ 2 Baths ⋅ B1721682 MLS

*PRICED TO SELL* Open House Sunday 11/1/26 from 11AM-1PM. There is much more space than meets the eye in this sprawling three-bedroom Amherst ranch! The open and inviting floor plan offers plenty of room to spread out, but the true standout is the impressive rear addition featuring a cathedral ceiling and cozy wood-burning stove. Currently used as a second living room and reading nook, this incredibly versatile space could also become an oversized 4th bedroom / primary suite with its own adjoining bathroom, a home office, playroom, hobby area, or whatever best fits your needs. Step outside and you will quickly understand what makes this property so special. The deep, fully fenced backyard offers no rear neighbors, a garden shed, plenty of room to entertain, garden, play, or simply enjoy your own private outdoor retreat. A spacious deck directly off the house provides the perfect spot for grilling and relaxing, while the additional raised deck from the former above-ground pool offers even more outdoor possibilities. Several major improvements have already been taken care of, including a metal roof installed in 2023, central air added in 2023, and a new boiler installed in 2022. The home also features a full dry basement, a one-car detached garage, and a generous 65-by-150-foot lot. Conveniently located in the Sweet Home School District near shopping, restaurants, UB’s North Campus, and major commuter routes, this home offers a rare combination of space, flexibility, privacy, and valuable updates.

295 Bucyrus Drive, Amherst

$199,999

* OUTSTANDING * UPDATED CONDO * Freshly Painted Open Floor Plan Living - Dining Room Combo With Hardwood Floors, Crown Molding & Recessed Lights / Open View Into Large Kitchen With Tile Floor, Recessed Lighting, Updated Cabinets & Granite Counter Tops, Glass Mosaic Tile Backsplash, SS Under Mount Sink, Above Cabinet Lighting & Walk-In Pantry / Updated Half Bath Off Kitchen W Tile Flooring / Two Large Bedrooms With WTW Carpet, Primary With Two Closets / Updated Full Bathroom With Tile Flooring / Walk Out Exterior Balcony Off Kitchen / Finished Basement Expanding The Living Space With WTW Carpet & Recessed Lighting / 1.5 Car Attached Garage / Copper Plumbing, Central AC, Updated Vinyl Windows

2 Beds ⋅ 2 Baths ⋅ B1720433 MLS

* OUTSTANDING * UPDATED CONDO * Freshly Painted Open Floor Plan Living - Dining Room Combo With Hardwood Floors, Crown Molding & Recessed Lights / Open View Into Large Kitchen With Tile Floor, Recessed Lighting, Updated Cabinets & Granite Counter Tops, Glass Mosaic Tile Backsplash, SS Under Mount Sink, Above Cabinet Lighting & Walk-In Pantry / Updated Half Bath Off Kitchen W Tile Flooring / Two Large Bedrooms With WTW Carpet, Primary With Two Closets / Updated Full Bathroom With Tile Flooring / Walk Out Exterior Balcony Off Kitchen / Finished Basement Expanding The Living Space With WTW Carpet & Recessed Lighting / 1.5 Car Attached Garage / Copper Plumbing, Central AC, Updated Vinyl Windows

51 Stoneledge Court, Amherst

$39,900

Residential Lot Zoned R3 for Single Family Development. Lot size is 83.31 x 198.58 on .31 acres. Property currently has water and sewer connections as well as electric and gas. The photos provided are all aerial photos with the proper borders identifying the boundary lines. According to the Town of Amherst Zoning Department there is no Wetland Jurisdiction Determination required so it is fully developable. Additionally, the property does sit on a 500-year flood plain. For additional information please reference the Town of Amherst Building Department and Zoning Department Website.

B1721625 MLS

Residential Lot Zoned R3 for Single Family Development. Lot size is 83.31 x 198.58 on .31 acres. Property currently has water and sewer connections as well as electric and gas. The photos provided are all aerial photos with the proper borders identifying the boundary lines. According to the Town of Amherst Zoning Department there is no Wetland Jurisdiction Determination required so it is fully developable. Additionally, the property does sit on a 500-year flood plain. For additional information please reference the Town of Amherst Building Department and Zoning Department Website.

4090 E Robinson Road, Amherst

$335,000

Large duplex, Amherst NY, Sweathome School District. Each unit has 3 bedrooms 1 bathroom. Large driveway, healthy yard space, full basement. Upper unit, LVT flooring updates, very large eat in kitchen. Lower unit occupied. Tenant plans on moving. Hallway flooring and wall updates.

6 Beds ⋅ 2 Baths ⋅ B1721225 MLS

Large duplex, Amherst NY, Sweathome School District. Each unit has 3 bedrooms 1 bathroom. Large driveway, healthy yard space, full basement. Upper unit, LVT flooring updates, very large eat in kitchen. Lower unit occupied. Tenant plans on moving. Hallway flooring and wall updates.

341 Sundridge Drive, Amherst

$349,000

Welcome to this well-maintained ranch-style home offering comfortable one-level living with exceptional additional space. This residence features three bedrooms and 2 full bathroom, with fresh paint throughout providing a clean and inviting atmosphere. The spacious kitchen offers ample cabinetry and functional storage. The partially finished basement significantly expands the living area and offers excellent versatility for a secondary family room, recreation area, home office, or entertainment space. The basement also includes a full bathroom stand-up shower, along with an open area for a washer and dryer. The inviting back porch provides an ideal space for relaxing or entertaining guests. A wide concrete driveway offers ample off-street parking and leads to a two-car garage. The backyard provides additional outdoor space for recreation, gatherings, and everyday enjoyment. Conveniently located near shopping, grocery stores, and other everyday amenities, this solid ranch offers a combination of comfort, functionality, and convenience. A wonderful opportunity to own a well-maintained home with versatile living space both inside and out—come see it before it's gone!

3 Beds ⋅ 3 Baths ⋅ B1721381 MLS

Welcome to this well-maintained ranch-style home offering comfortable one-level living with exceptional additional space. This residence features three bedrooms and 2 full bathroom, with fresh paint throughout providing a clean and inviting atmosphere. The spacious kitchen offers ample cabinetry and functional storage. The partially finished basement significantly expands the living area and offers excellent versatility for a secondary family room, recreation area, home office, or entertainment space. The basement also includes a full bathroom stand-up shower, along with an open area for a washer and dryer. The inviting back porch provides an ideal space for relaxing or entertaining guests. A wide concrete driveway offers ample off-street parking and leads to a two-car garage. The backyard provides additional outdoor space for recreation, gatherings, and everyday enjoyment. Conveniently located near shopping, grocery stores, and other everyday amenities, this solid ranch offers a combination of comfort, functionality, and convenience. A wonderful opportunity to own a well-maintained home with versatile living space both inside and out—come see it before it's gone!

87 Carmen Road, Amherst

$379,900

Welcome to effortless living with golf course views! One of only a few homes overlooking the course within the small pet friendly Briarwood association. This freestanding patio home has no rear neighbors and makes an impression from the moment you step into the welcoming foyer. New carpet and fresh paint throughout mean it's ready for you to simply move in. The living room is a showstopper, with two-story windows framing the views and a gas fireplace to gather around. Sliding doors from the dining room lead to the rear deck, perfect for relaxing and enjoying the outdoors. The eat-in kitchen with pantry has a breakfast bar, and appliances are included. 1st floor laundry and mudroom, a guest bath and an attached garage make daily life a breeze. Your 1st floor primary suite is a private retreat with a vaulted ceiling, a large walk-in closet and bath with double vanities. Head up the grand staircase to the 2nd bedroom and another full bath, plus a flexible loft for an office or family room that already has a closet, so it could easily become a 3rd bedroom. The basement offers additional storage and central A/C keeps every season comfortable. Let the HOA handle the chores: snow removal, lawn care, gutter cleaning, window washing, front landscaping, driveway, siding and roof. Then enjoy the 3 Ransom Oaks pools, tennis/pickleball courts, playgrounds and two clubhouses for larger gatherings. Homes like this rarely come available. Don't miss your chance to own this low-maintenance home with amazing views! Also listed as SFH, see MLS#B1721197

2 Beds ⋅ 3 Baths ⋅ B1721187 MLS

Welcome to effortless living with golf course views! One of only a few homes overlooking the course within the small pet friendly Briarwood association. This freestanding patio home has no rear neighbors and makes an impression from the moment you step into the welcoming foyer. New carpet and fresh paint throughout mean it's ready for you to simply move in. The living room is a showstopper, with two-story windows framing the views and a gas fireplace to gather around. Sliding doors from the dining room lead to the rear deck, perfect for relaxing and enjoying the outdoors. The eat-in kitchen with pantry has a breakfast bar, and appliances are included. 1st floor laundry and mudroom, a guest bath and an attached garage make daily life a breeze. Your 1st floor primary suite is a private retreat with a vaulted ceiling, a large walk-in closet and bath with double vanities. Head up the grand staircase to the 2nd bedroom and another full bath, plus a flexible loft for an office or family room that already has a closet, so it could easily become a 3rd bedroom. The basement offers additional storage and central A/C keeps every season comfortable. Let the HOA handle the chores: snow removal, lawn care, gutter cleaning, window washing, front landscaping, driveway, siding and roof. Then enjoy the 3 Ransom Oaks pools, tennis/pickleball courts, playgrounds and two clubhouses for larger gatherings. Homes like this rarely come available. Don't miss your chance to own this low-maintenance home with amazing views! Also listed as SFH, see MLS#B1721197

5 Glen Abbey Drive, Amherst

$379,900

Welcome to effortless living with golf course views! One of only a few homes overlooking the course within the small pet friendly Briarwood association. This freestanding patio home has no rear neighbors and makes an impression from the moment you step into the welcoming foyer. New carpet and fresh paint throughout mean it's ready for you to simply move in. The living room is a showstopper, with two-story windows framing the views and a gas fireplace to gather around. Sliding doors from the dining room lead to the rear deck, perfect for relaxing and enjoying the outdoors. The eat-in kitchen with pantry has a breakfast bar, and appliances are included. 1st floor laundry and mudroom, a guest bath and an attached garage make daily life a breeze. Your 1st floor primary suite is a private retreat with a vaulted ceiling, a large walk-in closet and bath with double vanities. Head up the grand staircase to the 2nd bedroom and another full bath, plus a flexible loft for an office or family room that already has a closet, so it could easily become a 3rd bedroom. The basement offers additional storage and central A/C keeps every season comfortable. Let the HOA handle the chores: snow removal, lawn care, gutter cleaning, window washing, front landscaping, driveway, siding and roof. Then enjoy the 3 Ransom Oaks pools, tennis/pickleball courts, playgrounds and two clubhouses for larger gatherings. Homes like this rarely come available. Don't miss your chance to own this low-maintenance home with amazing views! Also listed as Condo, see MLS#B1721187

2 Beds ⋅ 3 Baths ⋅ B1721197 MLS

Welcome to effortless living with golf course views! One of only a few homes overlooking the course within the small pet friendly Briarwood association. This freestanding patio home has no rear neighbors and makes an impression from the moment you step into the welcoming foyer. New carpet and fresh paint throughout mean it's ready for you to simply move in. The living room is a showstopper, with two-story windows framing the views and a gas fireplace to gather around. Sliding doors from the dining room lead to the rear deck, perfect for relaxing and enjoying the outdoors. The eat-in kitchen with pantry has a breakfast bar, and appliances are included. 1st floor laundry and mudroom, a guest bath and an attached garage make daily life a breeze. Your 1st floor primary suite is a private retreat with a vaulted ceiling, a large walk-in closet and bath with double vanities. Head up the grand staircase to the 2nd bedroom and another full bath, plus a flexible loft for an office or family room that already has a closet, so it could easily become a 3rd bedroom. The basement offers additional storage and central A/C keeps every season comfortable. Let the HOA handle the chores: snow removal, lawn care, gutter cleaning, window washing, front landscaping, driveway, siding and roof. Then enjoy the 3 Ransom Oaks pools, tennis/pickleball courts, playgrounds and two clubhouses for larger gatherings. Homes like this rarely come available. Don't miss your chance to own this low-maintenance home with amazing views! Also listed as Condo, see MLS#B1721187

5 Glen Abbey Drive, Amherst

$160,000

Fall in love with low-maintenance living in this updated one-bedroom, first-floor condo in desirable Foxberry Village. Natural light fills the open living space, creating a bright and welcoming feel from the moment you walk in. The spacious living room flows into the updated kitchen, featuring quartz countertops and plenty of cabinet space. Large sliding glass doors bring in even more sunlight and lead to your private covered patio—perfect for morning coffee or relaxing outdoors. The bedroom offers generous closet space and a ceiling fan, while the updated bathroom, central A/C, and convenient first-floor laundry add to the comfort and ease of everyday living. All appliances are included! Enjoy easy, no-stairs entry and plenty of open parking. Residents also have access to the community pool and picnic area. Cats and one dog under 30 lbs. are welcome. Located in the Williamsville School District in the Town of Amherst, with low HOA fees and taxes. Conveniently located near the 990, shopping, restaurants, and everyday amenities. Move-in ready, bright, comfortable, and convenient—this one is ready to welcome you home! **Open house coming soon!**

1 Beds ⋅ 1 Baths ⋅ B1721171 MLS

Fall in love with low-maintenance living in this updated one-bedroom, first-floor condo in desirable Foxberry Village. Natural light fills the open living space, creating a bright and welcoming feel from the moment you walk in. The spacious living room flows into the updated kitchen, featuring quartz countertops and plenty of cabinet space. Large sliding glass doors bring in even more sunlight and lead to your private covered patio—perfect for morning coffee or relaxing outdoors. The bedroom offers generous closet space and a ceiling fan, while the updated bathroom, central A/C, and convenient first-floor laundry add to the comfort and ease of everyday living. All appliances are included! Enjoy easy, no-stairs entry and plenty of open parking. Residents also have access to the community pool and picnic area. Cats and one dog under 30 lbs. are welcome. Located in the Williamsville School District in the Town of Amherst, with low HOA fees and taxes. Conveniently located near the 990, shopping, restaurants, and everyday amenities. Move-in ready, bright, comfortable, and convenient—this one is ready to welcome you home! **Open house coming soon!**

70 Foxberry Drive Unit A, Amherst

$289,000

Discover a truly unique rustic retreat offering peace, privacy, and an unforgettable setting overlooking beautiful Ransom Creek. This charming 1-bedroom home with a loft features an inviting great room and an open kitchen/living combination, creating a warm and comfortable space that feels like a getaway from the everyday. The tranquil creekside setting provides a peaceful backdrop, while the distinctive character of the home makes it an especially appealing destination for weekend getaways, short-term stays, or a cozy full-time residence. Currently operating as a successful Airbnb, this property offers an exciting opportunity for an investor looking for an established short-term rental or for a buyer seeking a home with income potential. property is currently renting at $221 per night and generates over $30k gross income. Owner is willing to sell property furnished, less some personal items for a negotiable amount. Conveniently located close to the University at Buffalo and offering easy access to major highways, you can enjoy a serene retreat without sacrificing convenience. Whether you're looking for an investment property, a unique personal escape, or a home with income-producing potential, this one-of-a-kind Ransom Creek retreat is worth a closer look.

1 Beds ⋅ 1 Baths ⋅ B1721020 MLS

Discover a truly unique rustic retreat offering peace, privacy, and an unforgettable setting overlooking beautiful Ransom Creek. This charming 1-bedroom home with a loft features an inviting great room and an open kitchen/living combination, creating a warm and comfortable space that feels like a getaway from the everyday. The tranquil creekside setting provides a peaceful backdrop, while the distinctive character of the home makes it an especially appealing destination for weekend getaways, short-term stays, or a cozy full-time residence. Currently operating as a successful Airbnb, this property offers an exciting opportunity for an investor looking for an established short-term rental or for a buyer seeking a home with income potential. property is currently renting at $221 per night and generates over $30k gross income. Owner is willing to sell property furnished, less some personal items for a negotiable amount. Conveniently located close to the University at Buffalo and offering easy access to major highways, you can enjoy a serene retreat without sacrificing convenience. Whether you're looking for an investment property, a unique personal escape, or a home with income-producing potential, this one-of-a-kind Ransom Creek retreat is worth a closer look.

3030 Hopkins Road, Amherst

$399,000

Welcome home to 97 Ava Lane! This classic 2-story Colonial features low-maintenance vinyl siding and an attached garage, offering an incredible layout designed for indoor and outdoor living. Step inside to discover versatile flooring throughout, including rich hardwoods, and cozy carpeted areas. The main level contains both a spacious sitting room and a distinct recreation room—ideal for continuous entertaining or expanding living options. The functional kitchen area has lots of storage, while central air conditioning and a permanent backup generator provide year-round comfort and peace of mind. Upstairs, you will find four generous bedrooms, with closets, and flexible space to suit your needs. The large basement provides exceptional storage capacity or potential for future customization. Outdoors, step onto the expansive deck overlooking a fully fenced backyard oasis. Enjoy summer days by your private inground pool, complete with a custom treehouse structure and additional outdoor storage options. Situated just moments from local public transportation, shopping, and everyday conveniences. Move-in potential with endless space to customize—schedule your viewing today! Style: 2-Story Colonial Cooling/Heating: Central Air, Permanent Backup Generator Exterior Features: Inground Pool, Fully Fenced Yard, Deck, Treehouse, Storage Shed Interior Features: Rec Room, Family Room, Large Basement Flooring: Hardwood, Vinyl Tile, Carpet Location/Transit: Near Public Transportation

4 Beds ⋅ 2 Baths ⋅ B1714455 MLS

Welcome home to 97 Ava Lane! This classic 2-story Colonial features low-maintenance vinyl siding and an attached garage, offering an incredible layout designed for indoor and outdoor living. Step inside to discover versatile flooring throughout, including rich hardwoods, and cozy carpeted areas. The main level contains both a spacious sitting room and a distinct recreation room—ideal for continuous entertaining or expanding living options. The functional kitchen area has lots of storage, while central air conditioning and a permanent backup generator provide year-round comfort and peace of mind. Upstairs, you will find four generous bedrooms, with closets, and flexible space to suit your needs. The large basement provides exceptional storage capacity or potential for future customization. Outdoors, step onto the expansive deck overlooking a fully fenced backyard oasis. Enjoy summer days by your private inground pool, complete with a custom treehouse structure and additional outdoor storage options. Situated just moments from local public transportation, shopping, and everyday conveniences. Move-in potential with endless space to customize—schedule your viewing today! Style: 2-Story Colonial Cooling/Heating: Central Air, Permanent Backup Generator Exterior Features: Inground Pool, Fully Fenced Yard, Deck, Treehouse, Storage Shed Interior Features: Rec Room, Family Room, Large Basement Flooring: Hardwood, Vinyl Tile, Carpet Location/Transit: Near Public Transportation

97 Ava Lane, Amherst

$399,999

VR Pricing: Sellers will consider offers between $399,999 and $419,999. Welcome to 15 Cottonwood! This unique 4-bedroom, 2-full-bath split-level home offers spacious living and versatile spaces throughout. The welcoming entry leads to a first-floor primary suite featuring laundry, a full bathroom with a walk-in shower, a generous dressing room, and a bedroom with a gas fireplace and sliding-door access to the expansive back deck. This flexible area could also serve as a second living space, bonus room, or potential in-law suite. The spacious living room opens to a large, updated kitchen featuring custom cabinetry, quartz counter-tops, a coordinating back splash, and stainless steel appliances—all included in the sale. The washer and dryer, just three years old, are also included. New luxury vinyl flooring complements the home’s original hardwoods. Upstairs, you’ll find three additional bedrooms and a beautifully updated full bathroom with ample storage. Additional highlights include updated windows, a large back deck perfect for entertaining, and an impressive 24-by-16-foot shed with high ceilings, heat and electricity—ideal for hobbies, a workshop, or extra storage!

4 Beds ⋅ 2 Baths ⋅ B1721111 MLS

VR Pricing: Sellers will consider offers between $399,999 and $419,999. Welcome to 15 Cottonwood! This unique 4-bedroom, 2-full-bath split-level home offers spacious living and versatile spaces throughout. The welcoming entry leads to a first-floor primary suite featuring laundry, a full bathroom with a walk-in shower, a generous dressing room, and a bedroom with a gas fireplace and sliding-door access to the expansive back deck. This flexible area could also serve as a second living space, bonus room, or potential in-law suite. The spacious living room opens to a large, updated kitchen featuring custom cabinetry, quartz counter-tops, a coordinating back splash, and stainless steel appliances—all included in the sale. The washer and dryer, just three years old, are also included. New luxury vinyl flooring complements the home’s original hardwoods. Upstairs, you’ll find three additional bedrooms and a beautifully updated full bathroom with ample storage. Additional highlights include updated windows, a large back deck perfect for entertaining, and an impressive 24-by-16-foot shed with high ceilings, heat and electricity—ideal for hobbies, a workshop, or extra storage!

15 Cottonwood Drive, Amherst

$289,900

Charming and beautifully updated 3-bedroom, 1.5-bath home with hardwood floors, ceramic tile, and both front and back foyers. Fully refreshed with fresh paint throughout and a brand-new hot water tank & sump pump. The kitchen features all stainless-steel appliances and generous counter space, and natural light fills the home from room to room. A full bath on the first floor and a half bath upstairs add everyday convenience. Outside, an oversized driveway leads to a 2-car garage with a spacious loft above, offering endless possibilities as a home office, studio, or potential in-law space.

3 Beds ⋅ 2 Baths ⋅ B1720872 MLS

Charming and beautifully updated 3-bedroom, 1.5-bath home with hardwood floors, ceramic tile, and both front and back foyers. Fully refreshed with fresh paint throughout and a brand-new hot water tank & sump pump. The kitchen features all stainless-steel appliances and generous counter space, and natural light fills the home from room to room. A full bath on the first floor and a half bath upstairs add everyday convenience. Outside, an oversized driveway leads to a 2-car garage with a spacious loft above, offering endless possibilities as a home office, studio, or potential in-law space.

820 Sweet Home Road, Amherst

$349,800

Lovingly cared for by its original owners, this meticulously maintained split-level home is ready for its next chapter! Featuring 3 bedrooms, 1.5 baths, and 1,433 square feet of comfortable living space, this home offers a wonderful combination of functionality, care, and convenience. Enjoy the privacy of a fully fenced-in yard, perfect for relaxing, entertaining, or enjoying time outdoors. The home is also wired for a generator, providing added convenience and peace of mind. Located in the highly desirable Williamsville School District, this home offers an exceptional location with shops, restaurants, parks, and a golf course just steps away. Enjoy the convenience of having everyday amenities and recreation right outside your door while still having a quiet place to call home. A well-maintained home, a fantastic location, and a property that has been truly loved—don't miss the opportunity to make it yours! Offers will be reviewed as they come in. Seller reserves the right to set an offer deadline. Showings begin immediately. Open House: Saturday 10/10-11:00AM-1:00PM Wednesday 10/14- 5:00PM-7:00PM

3 Beds ⋅ 2 Baths ⋅ B1720455 MLS

Lovingly cared for by its original owners, this meticulously maintained split-level home is ready for its next chapter! Featuring 3 bedrooms, 1.5 baths, and 1,433 square feet of comfortable living space, this home offers a wonderful combination of functionality, care, and convenience. Enjoy the privacy of a fully fenced-in yard, perfect for relaxing, entertaining, or enjoying time outdoors. The home is also wired for a generator, providing added convenience and peace of mind. Located in the highly desirable Williamsville School District, this home offers an exceptional location with shops, restaurants, parks, and a golf course just steps away. Enjoy the convenience of having everyday amenities and recreation right outside your door while still having a quiet place to call home. A well-maintained home, a fantastic location, and a property that has been truly loved—don't miss the opportunity to make it yours! Offers will be reviewed as they come in. Seller reserves the right to set an offer deadline. Showings begin immediately. Open House: Saturday 10/10-11:00AM-1:00PM Wednesday 10/14- 5:00PM-7:00PM

107 Gaslight Trail, Amherst

$160,000

Style of residence: Condo - Apartment Style on ground floor ** Fall in love with low-maintenance living in this updated one-bedroom, first-floor condo in desirable Foxberry Village. Natural light fills the open living space, creating a bright and welcoming feel from the moment you walk in. The spacious living room flows into the updated kitchen, featuring quartz countertops and plenty of cabinet space. Large sliding glass doors bring in even more sunlight and lead to your private covered patio—perfect for morning coffee or relaxing outdoors. The bedroom offers generous closet space and a ceiling fan, while the updated bathroom, central A/C, and convenient first-floor laundry add to the comfort and ease of everyday living. All appliances are included! Enjoy easy, no-stairs entry and plenty of open parking. Residents also have access to the community pool and picnic area. Cats and one dog under 30 lbs. are welcome. Located in the Williamsville School District in the Town of Amherst, with low HOA fees and taxes. Conveniently located near the 990, shopping, restaurants, and everyday amenities. Move-in ready, bright, comfortable, and convenient—this one is ready to welcome you home! **Open house coming soon!**

1 Beds ⋅ 1 Baths ⋅ B1720946 MLS

Style of residence: Condo - Apartment Style on ground floor ** Fall in love with low-maintenance living in this updated one-bedroom, first-floor condo in desirable Foxberry Village. Natural light fills the open living space, creating a bright and welcoming feel from the moment you walk in. The spacious living room flows into the updated kitchen, featuring quartz countertops and plenty of cabinet space. Large sliding glass doors bring in even more sunlight and lead to your private covered patio—perfect for morning coffee or relaxing outdoors. The bedroom offers generous closet space and a ceiling fan, while the updated bathroom, central A/C, and convenient first-floor laundry add to the comfort and ease of everyday living. All appliances are included! Enjoy easy, no-stairs entry and plenty of open parking. Residents also have access to the community pool and picnic area. Cats and one dog under 30 lbs. are welcome. Located in the Williamsville School District in the Town of Amherst, with low HOA fees and taxes. Conveniently located near the 990, shopping, restaurants, and everyday amenities. Move-in ready, bright, comfortable, and convenient—this one is ready to welcome you home! **Open house coming soon!**

70 Foxberry Drive Unit A, Amherst

$589,000

Welcome to 194 Forestview Drive in Williamsville! This beautiful 3-bedroom, 3.5-bath contemporary home offers an inviting combination of spacious living areas, abundant natural light, and wonderful amenities throughout. Step inside to a dramatic living room featuring a soaring ceiling and fabulous fireplace. The spacious dining room provides the perfect setting for entertaining. The bright, wonderful cooks kitchen features hardwood floors, granite counter top on the island, a tiled back splash, stainless steel appliances, and a new refrigerator. A charming courtyard is an additional feature. Just off the kitchen, a convenient office nook leads into the large family room, where a second fireplace creates a warm and comfortable gathering space. Two sliding glass doors provide easy access to the outdoor deck and private backyard. A first-floor laundry adds everyday convenience. Upstairs, the expansive primary suite is a true retreat, featuring its own wood-burning fireplace, built-in bookshelves, and storage. The spa-like primary bath offers large counter space, a relaxing soaking tub, and a tiled shower. Two additional nice sized bedrooms with ample closet space. Other upstairs full bath is freshly painted. Large linen closet in hallway is a plus. The home offers a whole house generator (serviced regularly), new furnace and A/C for peace of mind, new reverse osmosis water system for the kitchen sink and refrigerator, loads of natural light from numerous windows, fresh paint in several areas, and a partially finished basement providing additional flexible space. Outside, enjoy the wonderfully private backyard and spacious deck, perfect for relaxing. Ideally located in the Williamsville School District, with convenient access to the University at Buffalo, parks, library, shopping, restaurants, and other area amenities. Some photos virtually staged Please submit offers, if any, by Tuesday, October 27th by 12pm

3 Beds ⋅ 4 Baths ⋅ B1720601 MLS

Welcome to 194 Forestview Drive in Williamsville! This beautiful 3-bedroom, 3.5-bath contemporary home offers an inviting combination of spacious living areas, abundant natural light, and wonderful amenities throughout. Step inside to a dramatic living room featuring a soaring ceiling and fabulous fireplace. The spacious dining room provides the perfect setting for entertaining. The bright, wonderful cooks kitchen features hardwood floors, granite counter top on the island, a tiled back splash, stainless steel appliances, and a new refrigerator. A charming courtyard is an additional feature. Just off the kitchen, a convenient office nook leads into the large family room, where a second fireplace creates a warm and comfortable gathering space. Two sliding glass doors provide easy access to the outdoor deck and private backyard. A first-floor laundry adds everyday convenience. Upstairs, the expansive primary suite is a true retreat, featuring its own wood-burning fireplace, built-in bookshelves, and storage. The spa-like primary bath offers large counter space, a relaxing soaking tub, and a tiled shower. Two additional nice sized bedrooms with ample closet space. Other upstairs full bath is freshly painted. Large linen closet in hallway is a plus. The home offers a whole house generator (serviced regularly), new furnace and A/C for peace of mind, new reverse osmosis water system for the kitchen sink and refrigerator, loads of natural light from numerous windows, fresh paint in several areas, and a partially finished basement providing additional flexible space. Outside, enjoy the wonderfully private backyard and spacious deck, perfect for relaxing. Ideally located in the Williamsville School District, with convenient access to the University at Buffalo, parks, library, shopping, restaurants, and other area amenities. Some photos virtually staged Please submit offers, if any, by Tuesday, October 27th by 12pm

194 Forestview Drive, Amherst

$529,900

Beautifully updated and tucked away on a quiet cul-de-sac in a highly desirable East Amherst neighborhood, within the sought-after Williamsville school district, 107 Waxwing Court offers 4 bedrooms, 2.5 baths, and 2,400 sq. ft. of inviting living space. A bright living room flows into the formal dining room, while the eat-in kitchen overlooks the park-like backyard. Updated in 2026, the kitchen features quartz countertops, a new sink, cooktop and double ovens. The spacious family room is a standout, with vaulted ceilings, wood beams, a wood-burning fireplace with custom built-ins, and new plush carpeting. A private home office provides a versatile retreat to work from home or can be used as a den or playroom, while a convenient first-floor laundry room and a half bath complete the first floor. Upstairs, the generous primary suite features a private bath with a tiled walk-in shower. Three additional spacious bedrooms offering ample closet space and share a beautifully updated full bath with an extra-wide soaking tub. Both the upstairs bathrooms feature custom Amish-made wood vanities with quartz countertops. The full basement includes all professional grade gym equipment and free weights! Extensive improvements include high efficiency furnace and A/C (2014), roof (2018), laundry room and office remodels (2020), garage windows and door, exterior painting, and hot water tank (2024). Fresh interior paint, new custom blinds, kitchen updates, and family room carpeting complete the 2026 improvements. An exceptional combination of space, thoughtful updates, and a sought-after location—don't miss this opportunity to make this home yours! Showings begin immediately. Seller reserves the right to set an offer deadline. Seller has set an offer deadline for Monday 10/26 @ 2pm.

4 Beds ⋅ 3 Baths ⋅ B1720258 MLS

Beautifully updated and tucked away on a quiet cul-de-sac in a highly desirable East Amherst neighborhood, within the sought-after Williamsville school district, 107 Waxwing Court offers 4 bedrooms, 2.5 baths, and 2,400 sq. ft. of inviting living space. A bright living room flows into the formal dining room, while the eat-in kitchen overlooks the park-like backyard. Updated in 2026, the kitchen features quartz countertops, a new sink, cooktop and double ovens. The spacious family room is a standout, with vaulted ceilings, wood beams, a wood-burning fireplace with custom built-ins, and new plush carpeting. A private home office provides a versatile retreat to work from home or can be used as a den or playroom, while a convenient first-floor laundry room and a half bath complete the first floor. Upstairs, the generous primary suite features a private bath with a tiled walk-in shower. Three additional spacious bedrooms offering ample closet space and share a beautifully updated full bath with an extra-wide soaking tub. Both the upstairs bathrooms feature custom Amish-made wood vanities with quartz countertops. The full basement includes all professional grade gym equipment and free weights! Extensive improvements include high efficiency furnace and A/C (2014), roof (2018), laundry room and office remodels (2020), garage windows and door, exterior painting, and hot water tank (2024). Fresh interior paint, new custom blinds, kitchen updates, and family room carpeting complete the 2026 improvements. An exceptional combination of space, thoughtful updates, and a sought-after location—don't miss this opportunity to make this home yours! Showings begin immediately. Seller reserves the right to set an offer deadline. Seller has set an offer deadline for Monday 10/26 @ 2pm.

107 Waxwing Court, Amherst

$320,000

Welcome home to this charming split-level residence offering comfortable living spaces and plenty of potential! As you enter the foyer area has plenty of room to invite guests in and enjoy the lower level living area with an electric fireplace for chilly days/nights. The thoughtfully designed layout provides multiple levels of living pace, offering flexibility for everyday living, entertaining or for a growing household. The main level features a welcoming living area and a functional kitchen and dining space, while additional levels provide bedrooms and bathrooms, and a versatile space to suit your needs. Enjoy the convenience of a desirable residential setting close to local amenities, shopping, dining and more. Rest assured the hot water tank is brand new '26, 3 mini splits for A/C 2023, roof 18 yrs old, boiler 15 years old. With its inviting layout and great potential, this split-level home is ready for its next owner to make it their own.

3 Beds ⋅ 2 Baths ⋅ B1720769 MLS

Welcome home to this charming split-level residence offering comfortable living spaces and plenty of potential! As you enter the foyer area has plenty of room to invite guests in and enjoy the lower level living area with an electric fireplace for chilly days/nights. The thoughtfully designed layout provides multiple levels of living pace, offering flexibility for everyday living, entertaining or for a growing household. The main level features a welcoming living area and a functional kitchen and dining space, while additional levels provide bedrooms and bathrooms, and a versatile space to suit your needs. Enjoy the convenience of a desirable residential setting close to local amenities, shopping, dining and more. Rest assured the hot water tank is brand new '26, 3 mini splits for A/C 2023, roof 18 yrs old, boiler 15 years old. With its inviting layout and great potential, this split-level home is ready for its next owner to make it their own.

132 Lawnwood Drive, Amherst

$497,700

Nearly New. Exceptionally Versatile. Beautifully Positioned. Welcome to this inviting 5-bedroom, 2.5-bath home, built just three years ago and ideally situated in one of the area’s most desirable neighborhoods. From its beautiful curb appeal to its peaceful setting overlooking a creek and open space, this residence offers the perfect blend of modern comfort, style, and tranquility. Inside, an inviting open-concept floor plan is enhanced by neutral finishes, abundant natural light, and a seamless flow designed for both everyday living and effortless entertaining. The well-appointed kitchen features elegant quartz countertops, stainless steel appliances, and generous workspace, creating a stylish centerpiece for the home. Upstairs, the versatile fifth bedroom offers exceptional flexibility as a private guest suite, home office, den, playroom, or creative space—adaptable to meet your lifestyle today and tomorrow. The full basement adds even more possibilities, featuring egress and a roughed-in bath, ready to be finished into additional living space, recreation area, home gym, or guest quarters. Step outside and enjoy the serenity of a beautiful backyard that backs to a creek and open space, providing a rare sense of privacy and a picturesque natural backdrop. Set on a quiet street within a highly sought-after community, this exceptional home offers the lifestyle today's discerning buyer is looking for: modern, move-in ready, versatile, and beautifully connected to nature. A rare opportunity to own a three-year-young home with room to grow and a setting you'll love coming home to.

5 Beds ⋅ 3 Baths ⋅ B1714445 MLS

Nearly New. Exceptionally Versatile. Beautifully Positioned. Welcome to this inviting 5-bedroom, 2.5-bath home, built just three years ago and ideally situated in one of the area’s most desirable neighborhoods. From its beautiful curb appeal to its peaceful setting overlooking a creek and open space, this residence offers the perfect blend of modern comfort, style, and tranquility. Inside, an inviting open-concept floor plan is enhanced by neutral finishes, abundant natural light, and a seamless flow designed for both everyday living and effortless entertaining. The well-appointed kitchen features elegant quartz countertops, stainless steel appliances, and generous workspace, creating a stylish centerpiece for the home. Upstairs, the versatile fifth bedroom offers exceptional flexibility as a private guest suite, home office, den, playroom, or creative space—adaptable to meet your lifestyle today and tomorrow. The full basement adds even more possibilities, featuring egress and a roughed-in bath, ready to be finished into additional living space, recreation area, home gym, or guest quarters. Step outside and enjoy the serenity of a beautiful backyard that backs to a creek and open space, providing a rare sense of privacy and a picturesque natural backdrop. Set on a quiet street within a highly sought-after community, this exceptional home offers the lifestyle today's discerning buyer is looking for: modern, move-in ready, versatile, and beautifully connected to nature. A rare opportunity to own a three-year-young home with room to grow and a setting you'll love coming home to.

27 Winterbrook Drive, Amherst

$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

$357,900

Welcome to 353 Vine Ln, a beautifully maintained 4-bedroom 1.5-bath Colonial in the Sweethome School District. Luxury Vinyl flooring throughout most the 1st and 2nd Floor. The remodeled eat-in Kitchen features SS appliances, 2 Pantry's, and then seamlessly flows into the Formal Dining/Living Room area. You'll also find a Half Bath off the Foyer. On the 2nd Floor, there are 4 nice sized Bedrooms, with ample closet space, plus an updated Full Bath. Downstairs, the partially finished basement offers an additional 300 sq footage (not included in the listing square footage total), which is wonderful for a home recreation area, playroom for children, Office, work-out area--there's room for everyone! Step outside to a spacious FULLY FENCED backyard, a super feature — includes a Trampoline and Swing-set, saving you money! There is an Attached 2 CAR GARAGE for your convenience, especially in the snowy months. Conveniently located close to shopping, popular restaurants, Tonawanda Creek for boating/fishing, walking trails, playgrounds, basketball & tennis, plus close to the freeway entrance!

4 Beds ⋅ 2 Baths ⋅ B1720663 MLS

Welcome to 353 Vine Ln, a beautifully maintained 4-bedroom 1.5-bath Colonial in the Sweethome School District. Luxury Vinyl flooring throughout most the 1st and 2nd Floor. The remodeled eat-in Kitchen features SS appliances, 2 Pantry's, and then seamlessly flows into the Formal Dining/Living Room area. You'll also find a Half Bath off the Foyer. On the 2nd Floor, there are 4 nice sized Bedrooms, with ample closet space, plus an updated Full Bath. Downstairs, the partially finished basement offers an additional 300 sq footage (not included in the listing square footage total), which is wonderful for a home recreation area, playroom for children, Office, work-out area--there's room for everyone! Step outside to a spacious FULLY FENCED backyard, a super feature — includes a Trampoline and Swing-set, saving you money! There is an Attached 2 CAR GARAGE for your convenience, especially in the snowy months. Conveniently located close to shopping, popular restaurants, Tonawanda Creek for boating/fishing, walking trails, playgrounds, basketball & tennis, plus close to the freeway entrance!

353 Vine Lane, Amherst

$235,900

REVITALIZE AND REFRESH this spacious home and breathe some new life into it! Located in a convenient and well-established area, this is a wonderful opportunity to roll up your sleeves and express your creativity with large rooms and a great floor plan to work with! There is both a living room plus a sunken family room with corner fireplace which offer comfortable spaces for both everyday living and entertaining, and 4 generously-sized bedrooms with hardwood flooring and ample closet space unheard of in today's newer homes. Needs kitchen and bath updates, some floor covering, attention to the exterior and overall general maintenance, but well worth the investment and effort for this desirable Amherst location! Offers presented as received but seller reserves the right to set a deadline.[NOTE: Sump pump certification to be the responsibility of the buyer after closing; seller to credit $1500 to buyer at closing to offset the cost of the required Waiver of Certificate of Compliance. Notice of Non-Compliance and estimate to remedy available in attachments.]

4 Beds ⋅ 2 Baths ⋅ B1720390 MLS

REVITALIZE AND REFRESH this spacious home and breathe some new life into it! Located in a convenient and well-established area, this is a wonderful opportunity to roll up your sleeves and express your creativity with large rooms and a great floor plan to work with! There is both a living room plus a sunken family room with corner fireplace which offer comfortable spaces for both everyday living and entertaining, and 4 generously-sized bedrooms with hardwood flooring and ample closet space unheard of in today's newer homes. Needs kitchen and bath updates, some floor covering, attention to the exterior and overall general maintenance, but well worth the investment and effort for this desirable Amherst location! Offers presented as received but seller reserves the right to set a deadline.[NOTE: Sump pump certification to be the responsibility of the buyer after closing; seller to credit $1500 to buyer at closing to offset the cost of the required Waiver of Certificate of Compliance. Notice of Non-Compliance and estimate to remedy available in attachments.]

248 Frankhauser Road, Amherst

$549,000

There is nothing ordinary about 94 S Forest Road—and that is precisely its charm. Behind its stately Victorian exterior is a home that has evolved beautifully without surrendering the details that make it special. Hardwood floors, expansive windows, pocket and French doors, a wood-burning and a gas fireplace, and an elegant formal dining room speak to its past, while abundant natural light, a crisp white galley kitchen and a first-floor full bath with radiant heated floors bring modern comfort into the mix. Two distinct living spaces offer room to spread out, while four bedrooms and a traditional full bath complete the second floor. The home retains the warmth of radiator heat, complemented by mini-split systems for cooling. Nearly three-quarters of an acre creates an unexpectedly private setting, where the flagstone patio becomes a front-row seat to the wildlife that regularly wanders through. And then there is the vintage carriage house—a showpiece all its own. From its wood-burning stove and functioning sliding hay doors to the cupola above, its original character is hard to miss, while the space itself invites endless possibilities for a sports retreat, creative art or hobby studio, private quarters, or additional living space. A home with history, a yard with a personality, a carriage house with a future, and the Village of Williamsville practically at your doorstep—minus the Village taxes. Open house on Friday 10/9, 5-7pm.

4 Beds ⋅ 2 Baths ⋅ B1720459 MLS

There is nothing ordinary about 94 S Forest Road—and that is precisely its charm. Behind its stately Victorian exterior is a home that has evolved beautifully without surrendering the details that make it special. Hardwood floors, expansive windows, pocket and French doors, a wood-burning and a gas fireplace, and an elegant formal dining room speak to its past, while abundant natural light, a crisp white galley kitchen and a first-floor full bath with radiant heated floors bring modern comfort into the mix. Two distinct living spaces offer room to spread out, while four bedrooms and a traditional full bath complete the second floor. The home retains the warmth of radiator heat, complemented by mini-split systems for cooling. Nearly three-quarters of an acre creates an unexpectedly private setting, where the flagstone patio becomes a front-row seat to the wildlife that regularly wanders through. And then there is the vintage carriage house—a showpiece all its own. From its wood-burning stove and functioning sliding hay doors to the cupola above, its original character is hard to miss, while the space itself invites endless possibilities for a sports retreat, creative art or hobby studio, private quarters, or additional living space. A home with history, a yard with a personality, a carriage house with a future, and the Village of Williamsville practically at your doorstep—minus the Village taxes. Open house on Friday 10/9, 5-7pm.

94 S Forest Road, Amherst

$649,900

VRP Pricing- Seller will consider offers between $650,000 and $750,000. Welcome to this timeless Colonial nestled in on Snyder's tree lined street! Blending classic charm with thoughtful updates and designer finishes, this exceptional home is perfectly suited for everyday living and unforgettable entertaining. The inviting first floor features elegant formal living and dining rooms accented by custom built-ins, rich woodwork, and beautiful architectural details. A sun-filled family room overlooks the private patio and landscaped backyard, creating the perfect space to relax or gather with family and friends. The kitchen is a chef's dream, complete with premium cabinetry, high-end appliances, and a charming breakfast nook. Upstairs, you'll find five spacious bedrooms, including a serene primary suite with generous closet space and a beautifully appointed ensuite bath. The finished third floor offers an additional 264 square feet of flexible living space, ideal for a home office, guest retreat, playroom, or fitness area. Step outside to your own private oasis featuring gardens, an inviting in-ground pool, and an adorable changing room, making summer entertaining effortless. Recent updates include kitchen and basement appliances (2022), furnace and central air (2020), pool filter (2019) Chlorine convert to salt water, driveway (2012), and washing machine (2024). Home has been professionally measured by a licensed appraiser. This is a rare opportunity to own a truly special home in one of Snyder's most coveted neighborhoods. Welcome home!

5 Beds ⋅ 3 Baths ⋅ B1720370 MLS

VRP Pricing- Seller will consider offers between $650,000 and $750,000. Welcome to this timeless Colonial nestled in on Snyder's tree lined street! Blending classic charm with thoughtful updates and designer finishes, this exceptional home is perfectly suited for everyday living and unforgettable entertaining. The inviting first floor features elegant formal living and dining rooms accented by custom built-ins, rich woodwork, and beautiful architectural details. A sun-filled family room overlooks the private patio and landscaped backyard, creating the perfect space to relax or gather with family and friends. The kitchen is a chef's dream, complete with premium cabinetry, high-end appliances, and a charming breakfast nook. Upstairs, you'll find five spacious bedrooms, including a serene primary suite with generous closet space and a beautifully appointed ensuite bath. The finished third floor offers an additional 264 square feet of flexible living space, ideal for a home office, guest retreat, playroom, or fitness area. Step outside to your own private oasis featuring gardens, an inviting in-ground pool, and an adorable changing room, making summer entertaining effortless. Recent updates include kitchen and basement appliances (2022), furnace and central air (2020), pool filter (2019) Chlorine convert to salt water, driveway (2012), and washing machine (2024). Home has been professionally measured by a licensed appraiser. This is a rare opportunity to own a truly special home in one of Snyder's most coveted neighborhoods. Welcome home!

333 Brantwood Road, Amherst

$3,250,000

Welcome to 26 Four Winds Way. One of only twelve homes on a private road, this 2011 built home has everything you are looking for. A recently completed custom renovation makes this property truly exceptional. Featuring a chef’s kitchen where no detail was overlooked. Wood mode cabinetry, Wolf and Sub-Zero appliances, an 8-person island with a waterfall marble countertop and direct access to the pool and covered patio, this is an entertainer’s dream. The kitchen opens to the two story, sunken family room with fireplace and adjacent private office. The wine bar leads into the dining area, two-story foyer with French wood door main entrance and a half bath. The back hall is home to the laundry room, pantry and garage entrance and a second front entrance. The primary suite is breathtaking. With trayed ceilings, huge bathroom and two walk-in closets, this space feels like a luxury hotel. Two other bedrooms, both with walk-in closets, share a jack and jill bathroom and the final bedroom has an en-suite bath and walk-in closet. The basement is partially finished and perfect for added entrainment space. The backyard is a true oasis with professional landscaping and a heated Gunite saltwater pool. A brand-new custom pool house boasts sliding glass doors leading to a sitting area with fireplace, half bath and kitchenette with a built-in ice maker, refrigerator and sink. The heated and cooled three car garage has ceilings high enough for a golf simulator. Additional features include a generator, tankless hot water heater and custom light fixtures through the home. Showings begin Friday, 10/9 at 10am.

4 Beds ⋅ 4 Baths ⋅ B1720359 MLS

Welcome to 26 Four Winds Way. One of only twelve homes on a private road, this 2011 built home has everything you are looking for. A recently completed custom renovation makes this property truly exceptional. Featuring a chef’s kitchen where no detail was overlooked. Wood mode cabinetry, Wolf and Sub-Zero appliances, an 8-person island with a waterfall marble countertop and direct access to the pool and covered patio, this is an entertainer’s dream. The kitchen opens to the two story, sunken family room with fireplace and adjacent private office. The wine bar leads into the dining area, two-story foyer with French wood door main entrance and a half bath. The back hall is home to the laundry room, pantry and garage entrance and a second front entrance. The primary suite is breathtaking. With trayed ceilings, huge bathroom and two walk-in closets, this space feels like a luxury hotel. Two other bedrooms, both with walk-in closets, share a jack and jill bathroom and the final bedroom has an en-suite bath and walk-in closet. The basement is partially finished and perfect for added entrainment space. The backyard is a true oasis with professional landscaping and a heated Gunite saltwater pool. A brand-new custom pool house boasts sliding glass doors leading to a sitting area with fireplace, half bath and kitchenette with a built-in ice maker, refrigerator and sink. The heated and cooled three car garage has ceilings high enough for a golf simulator. Additional features include a generator, tankless hot water heater and custom light fixtures through the home. Showings begin Friday, 10/9 at 10am.

26 Four Winds Way, Amherst

$650,000

Beautifully remodeled 3 bedroom, 2 full bath Cape Cod in the sought after Smallwood School District, showcasing high end finishes, thoughtful design, and exceptional attention to detail throughout. The home features a 1 car attached garage, central air and a fully fenced yard. Step inside through the striking black and white tiled entryway with a convenient coat closet and into the spacious living room where beautifully refinished hardwood floors and an open staircase create an inviting first impression. The living room flows seamlessly into the dining room which opens to the stunning updated kitchen. Designed with both style and function in mind the kitchen features elegant granite countertops, brand new stainless steel appliances, a generous center island and a walk-in pantry. The kitchen overlooks the family room, creating an open and connected living space while sliding glass doors lead to a stamped concrete patio and beautifully maintained fully fenced yard. Two spacious first floor bedrooms share a beautifully updated full bath featuring a sophisticated double sink vanity and tub/shower combination. A convenient first floor laundry area adds to the home's thoughtful functionality. Upstairs, the private primary suite offers a true retreat, complete with a spacious sitting room and access to a second floor patio. The generously sized primary bedroom features abundant closet space and a beautifully appointed ensuite bath with a custom built-in cambinetry, elegant double-sink vanity and luxurious walk-in shower. The full basement offers additional laundry, storage and features updated mechanicals. From the stylish finishes and beautifully renovated baths to the thoughtfully designed kitchen and inviting indoor-outdoor spaces, this exceptional home blends timeless charm with modern luxury and is truly move-in ready. Updates include but not limited to: HVAC system, ductwork & central air '25, rewired electrical '25, concrete patio '26, 1st and 2nd floor bathroom remodel '25, refinished hardwood floors '26, kitchen remodel '25, insulation '25, 2nd floor windows '25-26, 2nd floor hardwood flooring '25 & more! Square footage based on floor plan.

3 Beds ⋅ 2 Baths ⋅ B1719783 MLS

Beautifully remodeled 3 bedroom, 2 full bath Cape Cod in the sought after Smallwood School District, showcasing high end finishes, thoughtful design, and exceptional attention to detail throughout. The home features a 1 car attached garage, central air and a fully fenced yard. Step inside through the striking black and white tiled entryway with a convenient coat closet and into the spacious living room where beautifully refinished hardwood floors and an open staircase create an inviting first impression. The living room flows seamlessly into the dining room which opens to the stunning updated kitchen. Designed with both style and function in mind the kitchen features elegant granite countertops, brand new stainless steel appliances, a generous center island and a walk-in pantry. The kitchen overlooks the family room, creating an open and connected living space while sliding glass doors lead to a stamped concrete patio and beautifully maintained fully fenced yard. Two spacious first floor bedrooms share a beautifully updated full bath featuring a sophisticated double sink vanity and tub/shower combination. A convenient first floor laundry area adds to the home's thoughtful functionality. Upstairs, the private primary suite offers a true retreat, complete with a spacious sitting room and access to a second floor patio. The generously sized primary bedroom features abundant closet space and a beautifully appointed ensuite bath with a custom built-in cambinetry, elegant double-sink vanity and luxurious walk-in shower. The full basement offers additional laundry, storage and features updated mechanicals. From the stylish finishes and beautifully renovated baths to the thoughtfully designed kitchen and inviting indoor-outdoor spaces, this exceptional home blends timeless charm with modern luxury and is truly move-in ready. Updates include but not limited to: HVAC system, ductwork & central air '25, rewired electrical '25, concrete patio '26, 1st and 2nd floor bathroom remodel '25, refinished hardwood floors '26, kitchen remodel '25, insulation '25, 2nd floor windows '25-26, 2nd floor hardwood flooring '25 & more! Square footage based on floor plan.

87 Lamarck Drive, Amherst

$635,000

Modern style, exceptional space, and truly move-in ready! Welcome to this beautifully maintained 2021-built home, where thoughtful upgrades and a versatile floor plan create the perfect blend of comfort and sophistication. A charming front porch sets the stage for the inviting interior, where luxury vinyl flooring flows throughout the open-concept first floor. The stunning kitchen features crisp white cabinetry, elegant quartz countertops, and seamless flow into the dining and living areas—ideal for entertaining or everyday living. A beautifully appointed first-floor den offers a cozy, intimate retreat, perfect for a home office, reading room, or quiet escape.Upstairs, retreat to the spacious primary suite featuring an oversized walk-in closet with custom organization and a bright ensuite bath with double sinks, private commode, and an expansive walk-in shower with beautiful tile surround and flooring. Three additional generously sized bedrooms and the convenience of second-floor laundry complete the upper level.The finished basement adds incredible flexibility, complete with a full bath and egress window, making it ideal for a recreation room, guest suite, home gym, or potential fifth bedroom. With newer construction, stylish finishes, and room for every lifestyle, this home checks all the boxes. Enjoy the benefits of modern living without the wait or expense of building. Simply move in and make it yours!

4 Beds ⋅ 4 Baths ⋅ B1719999 MLS

Modern style, exceptional space, and truly move-in ready! Welcome to this beautifully maintained 2021-built home, where thoughtful upgrades and a versatile floor plan create the perfect blend of comfort and sophistication. A charming front porch sets the stage for the inviting interior, where luxury vinyl flooring flows throughout the open-concept first floor. The stunning kitchen features crisp white cabinetry, elegant quartz countertops, and seamless flow into the dining and living areas—ideal for entertaining or everyday living. A beautifully appointed first-floor den offers a cozy, intimate retreat, perfect for a home office, reading room, or quiet escape.Upstairs, retreat to the spacious primary suite featuring an oversized walk-in closet with custom organization and a bright ensuite bath with double sinks, private commode, and an expansive walk-in shower with beautiful tile surround and flooring. Three additional generously sized bedrooms and the convenience of second-floor laundry complete the upper level.The finished basement adds incredible flexibility, complete with a full bath and egress window, making it ideal for a recreation room, guest suite, home gym, or potential fifth bedroom. With newer construction, stylish finishes, and room for every lifestyle, this home checks all the boxes. Enjoy the benefits of modern living without the wait or expense of building. Simply move in and make it yours!

100 Lynette Lane, Amherst

$435,000

Beautifully updated ranch style home in Williamsville School District. 1600 SF, 2BR, 1 full bath and 2 half baths with an additional 3rd bedroom in finished basement. 3/4 acre 100x320 lot with circular driveway, inground pool with upgraded composite deck. New concrete front step and sidewalk. New roof November 2023. Updated electrical inside and out with new 150-amp electrical panel. New appliances, central air, vinyl windows, whole house water softener, 18kw Generac whole house generator and back up sump pump, and many more thoughtful improvements.

3 Beds ⋅ 3 Baths ⋅ B1719968 MLS

Beautifully updated ranch style home in Williamsville School District. 1600 SF, 2BR, 1 full bath and 2 half baths with an additional 3rd bedroom in finished basement. 3/4 acre 100x320 lot with circular driveway, inground pool with upgraded composite deck. New concrete front step and sidewalk. New roof November 2023. Updated electrical inside and out with new 150-amp electrical panel. New appliances, central air, vinyl windows, whole house water softener, 18kw Generac whole house generator and back up sump pump, and many more thoughtful improvements.

148 Hopkins Road, Amherst

$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

$209,900

A unique opportunity near UB South Campus, 66 Callodine offers two separate residences on one property, providing flexibility for an owner occupant or investment property. The front home features 4 bedrooms, 1.5 baths, generous living space, and a private 1-car garage that has been freshly painted and includes a workbench. Previously rented for $1,400/month, the front house is currently vacant and ready for its next occupant. Set separately at the rear of the property is a 2-bedroom home with its own utilities and a new forced-air furnace. The rear house is currently leased through January 2027 at $850/month, providing immediate rental income. With separate utilities, two detached residences, and a convenient location close to UB South Campus, shopping, restaurants, public transportation, and everyday amenities, this property offers incredible versatility. Live in one and let the other help offset your monthly expenses, or add a unique income-producing property to your portfolio. SHOWINGS BEGIN WEDNESDAY OCTOBER 7TH at 9am. Seller reserves the right to set offer deadline. Let's Move!

6 Beds ⋅ 4 Baths ⋅ B1719928 MLS

A unique opportunity near UB South Campus, 66 Callodine offers two separate residences on one property, providing flexibility for an owner occupant or investment property. The front home features 4 bedrooms, 1.5 baths, generous living space, and a private 1-car garage that has been freshly painted and includes a workbench. Previously rented for $1,400/month, the front house is currently vacant and ready for its next occupant. Set separately at the rear of the property is a 2-bedroom home with its own utilities and a new forced-air furnace. The rear house is currently leased through January 2027 at $850/month, providing immediate rental income. With separate utilities, two detached residences, and a convenient location close to UB South Campus, shopping, restaurants, public transportation, and everyday amenities, this property offers incredible versatility. Live in one and let the other help offset your monthly expenses, or add a unique income-producing property to your portfolio. SHOWINGS BEGIN WEDNESDAY OCTOBER 7TH at 9am. Seller reserves the right to set offer deadline. Let's Move!

66 Callodine Avenue, Amherst

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