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Beautifully updated Storybook Ranch! The features include spacious living room, remodeled eat-in kitchen with quartz counter tops, new stove, microwave & dishwasher, the 3rd bedroom is currently used as a dining room with access to covered patio & backyard, remodeled bathroom with ceramic tile surround & floor, all new flooring throughout - vinyl planks in living room, kitchen & dining room - carpet in the bedrooms, pull down attic storage, first floor laundry room, hot water tank 2026, front half of roof 5/2026, replacement windows, recent exterior doors, lighting, and detached 1.5 car garage. Some of the photos are virtually staged.

3 Beds ⋅ 1 Baths ⋅ B1688712 MLS

Beautifully updated Storybook Ranch! The features include spacious living room, remodeled eat-in kitchen with quartz counter tops, new stove, microwave & dishwasher, the 3rd bedroom is currently used as a dining room with access to covered patio & backyard, remodeled bathroom with ceramic tile surround & floor, all new flooring throughout - vinyl planks in living room, kitchen & dining room - carpet in the bedrooms, pull down attic storage, first floor laundry room, hot water tank 2026, front half of roof 5/2026, replacement windows, recent exterior doors, lighting, and detached 1.5 car garage. Some of the photos are virtually staged.

456 Wendel Ave, Tonawanda

$375,000

Enjoy peaceful living in this charming Colonial, ideally located within the Orchard Park School District nestled into the Boston Hills and just minutes from Buffalo Ski Club & Kissing Bridge. Set back from the road and surrounded by open space with no rear neighbors, this brick front home with its distinctive mansard roof offers privacy, character, & room to make lasting memories. A long covered front porch, complete with a porch swing, welcomes you home. Inside, the spacious country-style eat-in kitchen is filled with natural light from the sliding glass door and offers abundant counter space, a built-in bar w/ cabinetry, and plenty of room to add a center island for cooking or gathering with family and friends. The inviting family room is designed for comfortable everyday living, featuring warm beamed ceilings & a cozy wood-burning stove. The large formal dining room flows through front foyer into the gracious living room, offering flexible spaces for hosting holidays, celebrations, and more. A convenient first-floor laundry room and half bath add practicality to the main level. Upstairs, 4 generously sized bedrooms branch off a spacious landing. The primary suite easily accommodates a king-sized bed along with additional seating or dressers and features an updated bath with a new walk-in shower. The second full bath has also been refreshed with a newer tub/shower surround, tile, and flooring. Outside, a brand-new deck scheduled for completion in June overlooks the private backyard and drainage pond, creating a peaceful setting to enjoy nature year-round. The open land beyond the home owned by neighbor has been enjoyed for snowmobiling, cross-country skiing, and hunting, offering a rare opportunity to embrace the outdoors right from your own backyard. All appliances are included. UPDATES INCLUDE: 15x20’ DECK (2026); UPDATED BACK OF ROOF (2025); CHIMNEY POINTING (2024); DISHWASHER (2023); BASEMENT DRAIN TILE (2021), BOILER (2020); HWT (2017); WASHER/DRYER (2016); ROOF (2012); CITY WATER LINE (2010) + SEVERAL NEW WINDOWS. Let’s move.

4 Beds ⋅ 3 Baths ⋅ B1687013 MLS

Enjoy peaceful living in this charming Colonial, ideally located within the Orchard Park School District nestled into the Boston Hills and just minutes from Buffalo Ski Club & Kissing Bridge. Set back from the road and surrounded by open space with no rear neighbors, this brick front home with its distinctive mansard roof offers privacy, character, & room to make lasting memories. A long covered front porch, complete with a porch swing, welcomes you home. Inside, the spacious country-style eat-in kitchen is filled with natural light from the sliding glass door and offers abundant counter space, a built-in bar w/ cabinetry, and plenty of room to add a center island for cooking or gathering with family and friends. The inviting family room is designed for comfortable everyday living, featuring warm beamed ceilings & a cozy wood-burning stove. The large formal dining room flows through front foyer into the gracious living room, offering flexible spaces for hosting holidays, celebrations, and more. A convenient first-floor laundry room and half bath add practicality to the main level. Upstairs, 4 generously sized bedrooms branch off a spacious landing. The primary suite easily accommodates a king-sized bed along with additional seating or dressers and features an updated bath with a new walk-in shower. The second full bath has also been refreshed with a newer tub/shower surround, tile, and flooring. Outside, a brand-new deck scheduled for completion in June overlooks the private backyard and drainage pond, creating a peaceful setting to enjoy nature year-round. The open land beyond the home owned by neighbor has been enjoyed for snowmobiling, cross-country skiing, and hunting, offering a rare opportunity to embrace the outdoors right from your own backyard. All appliances are included. UPDATES INCLUDE: 15x20’ DECK (2026); UPDATED BACK OF ROOF (2025); CHIMNEY POINTING (2024); DISHWASHER (2023); BASEMENT DRAIN TILE (2021), BOILER (2020); HWT (2017); WASHER/DRYER (2016); ROOF (2012); CITY WATER LINE (2010) + SEVERAL NEW WINDOWS. Let’s move.

8061 Cole Road, Boston

$495,000

Welcome to this bright and beautifully maintained ranch-style patio home, ideally situated on a quiet cul-de-sac in a highly desirable location. Freshly painted throughout with all-new carpeting, this move-in-ready home is designed for easy, low-maintenance living. The open-concept floor plan features soaring ceilings, abundant natural light, recessed lighting, and custom-designed blinds thoughtfully fitted to every window, creating an inviting and sophisticated atmosphere. The kitchen showcases durable luxury vinyl plank flooring and all new appliances, offering both style and functionality. The spacious primary suite includes a private bath and a generous walk-in closet. Flexible living spaces include a bonus room perfect for a home office, study, or den, along with an additional room that can serve as a formal dining area, sitting room, or whatever best suits your lifestyle. Relax in the inviting three-season sunroom, ideal for morning coffee, reading, or entertaining guests. Step outside to the rear deck overlooking the backyard, providing additional space to unwind and enjoy the outdoors. Located within the Williamsville School District and minutes from Transit Road, this home offers convenient access to shopping, dining, and everyday amenities. The self-managed HOA takes care of lawn mowing, snow removal, and front landscaping maintenance, allowing you to enjoy a truly carefree lifestyle. Don’t miss this exceptional opportunity to own a beautifully updated home that combines comfort, convenience, and low-maintenance living.

2 Beds ⋅ 2 Baths ⋅ B1687948 MLS

Welcome to this bright and beautifully maintained ranch-style patio home, ideally situated on a quiet cul-de-sac in a highly desirable location. Freshly painted throughout with all-new carpeting, this move-in-ready home is designed for easy, low-maintenance living. The open-concept floor plan features soaring ceilings, abundant natural light, recessed lighting, and custom-designed blinds thoughtfully fitted to every window, creating an inviting and sophisticated atmosphere. The kitchen showcases durable luxury vinyl plank flooring and all new appliances, offering both style and functionality. The spacious primary suite includes a private bath and a generous walk-in closet. Flexible living spaces include a bonus room perfect for a home office, study, or den, along with an additional room that can serve as a formal dining area, sitting room, or whatever best suits your lifestyle. Relax in the inviting three-season sunroom, ideal for morning coffee, reading, or entertaining guests. Step outside to the rear deck overlooking the backyard, providing additional space to unwind and enjoy the outdoors. Located within the Williamsville School District and minutes from Transit Road, this home offers convenient access to shopping, dining, and everyday amenities. The self-managed HOA takes care of lawn mowing, snow removal, and front landscaping maintenance, allowing you to enjoy a truly carefree lifestyle. Don’t miss this exceptional opportunity to own a beautifully updated home that combines comfort, convenience, and low-maintenance living.

125 Blacksmith Drive, Amherst

$810,000

What a setting! Everything you could want for a quiet and private home yet easy walking distance to the amenities of the Village of East Aurora . 4 Bedrooms, 3 full baths and one 1/2 bath. A casual but sophisticated open floor plan features spacious foyer with closet and tile tile floors. Masonry wood burning fireplace in the living room, beautiful office with bay window, fabulous open kitchen with pantry, Kitchen-aide built-in refrigerator, cooktop, wall oven, microwave and dishwasher plus indoor grill and breakfast bar. Flexible space for your lifestyle - dining room could be set up as family room. Family room with 5 sets of French doors leading to in- ground unite pool and patio could be used as dining room. Spacious primary suite with two walk in closets, large tile shower, dual vanity and large tub. The east wing houses 3 bedrooms, one with en-suite full bath and a full bath off the hallway. Walk up attic. Partially finished lower level with walk-out has great rec-room with fireplace, fantastic bar room, large laundry room and and 1/2 bath . Expansive high ceiling unfinished basement with tons of potential. 1 acre of stunning landscaping, full paver, tree-lined driveway, front patio, fully fenced back yard, woods, and even a darling chicken coop! Steps from the conveniences of the East Aurora Village. As you stroll the village you'll be drawn into one of many restaurants, galleries, boutiques, breweries and shops. East Aurora is a quaint and thriving village with a distinguished place in history. It was a center of the American Arts & Crafts movement, the location of President Millard Fillmore’s law practice and has long been known for equine sport and pleasure. This history is being preserved through a careful dedication to maintain small town charm with successful growth. Less than 25 minutes from the Airport and the city of Buffalo. WNY offers both picturesque countryside and world-class cultural institutions such as the AKG Art Museum plus stunning Niagara Falls and the local ski areas of Kissing Bridge, Buffalo Ski Club and Holiday Valley 50 minutes or less away. Showings begin immediately. Delayed negotiations until Wed., June 10, 2026.

4 Beds ⋅ 4 Baths ⋅ B1687121 MLS

What a setting! Everything you could want for a quiet and private home yet easy walking distance to the amenities of the Village of East Aurora . 4 Bedrooms, 3 full baths and one 1/2 bath. A casual but sophisticated open floor plan features spacious foyer with closet and tile tile floors. Masonry wood burning fireplace in the living room, beautiful office with bay window, fabulous open kitchen with pantry, Kitchen-aide built-in refrigerator, cooktop, wall oven, microwave and dishwasher plus indoor grill and breakfast bar. Flexible space for your lifestyle - dining room could be set up as family room. Family room with 5 sets of French doors leading to in- ground unite pool and patio could be used as dining room. Spacious primary suite with two walk in closets, large tile shower, dual vanity and large tub. The east wing houses 3 bedrooms, one with en-suite full bath and a full bath off the hallway. Walk up attic. Partially finished lower level with walk-out has great rec-room with fireplace, fantastic bar room, large laundry room and and 1/2 bath . Expansive high ceiling unfinished basement with tons of potential. 1 acre of stunning landscaping, full paver, tree-lined driveway, front patio, fully fenced back yard, woods, and even a darling chicken coop! Steps from the conveniences of the East Aurora Village. As you stroll the village you'll be drawn into one of many restaurants, galleries, boutiques, breweries and shops. East Aurora is a quaint and thriving village with a distinguished place in history. It was a center of the American Arts & Crafts movement, the location of President Millard Fillmore’s law practice and has long been known for equine sport and pleasure. This history is being preserved through a careful dedication to maintain small town charm with successful growth. Less than 25 minutes from the Airport and the city of Buffalo. WNY offers both picturesque countryside and world-class cultural institutions such as the AKG Art Museum plus stunning Niagara Falls and the local ski areas of Kissing Bridge, Buffalo Ski Club and Holiday Valley 50 minutes or less away. Showings begin immediately. Delayed negotiations until Wed., June 10, 2026.

144 Hillcrest Rd, Aurora

$215,000

This 4 bed, 2 full bath, 2 story single family home features updated mechanics. Furnace 2019, roof 2016, windows 2010, electric 2010, HWT 2008. Nice sized yard with 1 car detached garage, full basement, extra long driveway. Driveway apron 2023. Property Sold As Is.

4 Beds ⋅ 2 Baths ⋅ B1686437 MLS

This 4 bed, 2 full bath, 2 story single family home features updated mechanics. Furnace 2019, roof 2016, windows 2010, electric 2010, HWT 2008. Nice sized yard with 1 car detached garage, full basement, extra long driveway. Driveway apron 2023. Property Sold As Is.

139 Englewood Avenue, Buffalo

$530,000

This pristine home has everything you could want and more!!True pride of ownership shines throughout this spectacular, original-owner brick-front Colonial. Graced with stately front pillars, this home offers incredible space with 5 bedrooms and an expanded primary suite featuring a cathedral ceiling, double closets, skylights and a massive 11x11 private bath with double sinks and built-ins. The heart of the home is the updated solid cherry kitchen with recessed lighting, complete with a center island, quartz counters, Thermador cooktop, brand new double ovens, Bosch dishwasher and beautiful wide-plank hardwood floors. Formal living and dining rooms, both have crown molding. Wide plank hardwood floors in hallway, dining room and kitchen Relax in the inviting family room showcasing recessed lighting, large picture window and a raised hearth fireplace with new glass doors. Enormous 11x11 first floor laundry/utility room addition with built-in cabinets and new floor. Main bath updated with deep soaking tub, soft close white cabinets & quartz counters. Situated on a gorgeous, manicured lot, the exterior boasts a fantastic 28x20 composite deck-perfect for outdoor entertaining. Other updates include: new furnace, boiler and central air 2024. New roof, old torn off, new plywood 2022. New concrete driveway & walkways. Replacement windows, new garage door & new front door, 14x10 shed, new banisters to second floor. Sump pump has water back-up. Meticulously maintained and very nicely updated and ready for its next chapter!

5 Beds ⋅ 3 Baths ⋅ B1685540 MLS

This pristine home has everything you could want and more!!True pride of ownership shines throughout this spectacular, original-owner brick-front Colonial. Graced with stately front pillars, this home offers incredible space with 5 bedrooms and an expanded primary suite featuring a cathedral ceiling, double closets, skylights and a massive 11x11 private bath with double sinks and built-ins. The heart of the home is the updated solid cherry kitchen with recessed lighting, complete with a center island, quartz counters, Thermador cooktop, brand new double ovens, Bosch dishwasher and beautiful wide-plank hardwood floors. Formal living and dining rooms, both have crown molding. Wide plank hardwood floors in hallway, dining room and kitchen Relax in the inviting family room showcasing recessed lighting, large picture window and a raised hearth fireplace with new glass doors. Enormous 11x11 first floor laundry/utility room addition with built-in cabinets and new floor. Main bath updated with deep soaking tub, soft close white cabinets & quartz counters. Situated on a gorgeous, manicured lot, the exterior boasts a fantastic 28x20 composite deck-perfect for outdoor entertaining. Other updates include: new furnace, boiler and central air 2024. New roof, old torn off, new plywood 2022. New concrete driveway & walkways. Replacement windows, new garage door & new front door, 14x10 shed, new banisters to second floor. Sump pump has water back-up. Meticulously maintained and very nicely updated and ready for its next chapter!

8085 Roseville Lane, Clarence

$335,000

Welcome to 40 Mona Drive, a beautiful move-in ready Cape Cod in the Eggertsville neighborhood of Amherst. This inviting home combines charm with thoughtful updates throughout. A stunning primary suite features hardwood floors, a custom walk-in closet, vaulted ceilings with exposed wood beams, and a spacious en-suite bath complete with a double vanity, soaking tub, and walk-in shower with dual shower heads. The first floor offers two generously sized bedrooms and a modern kitchen with updated solid wood cabinetry, tile flooring, and ample storage space, complemented by bright and comfortable living and dining areas that create a warm, functional layout ideal for everyday living and entertaining. Step outside and enjoy evenings on the front porch beneath the pergola or on the private rear patio. Additional features include a partially finished basement, thermal windows throughout, and central air conditioning for efficient year-round comfort. Conveniently located just minutes from both city and suburban amenities, including shopping, dining, and entertainment, this home offers the perfect balance of comfort, character, and location. Showings begin Monday, May 18, 2026.

3 Beds ⋅ 2 Baths ⋅ B1681087 MLS

Welcome to 40 Mona Drive, a beautiful move-in ready Cape Cod in the Eggertsville neighborhood of Amherst. This inviting home combines charm with thoughtful updates throughout. A stunning primary suite features hardwood floors, a custom walk-in closet, vaulted ceilings with exposed wood beams, and a spacious en-suite bath complete with a double vanity, soaking tub, and walk-in shower with dual shower heads. The first floor offers two generously sized bedrooms and a modern kitchen with updated solid wood cabinetry, tile flooring, and ample storage space, complemented by bright and comfortable living and dining areas that create a warm, functional layout ideal for everyday living and entertaining. Step outside and enjoy evenings on the front porch beneath the pergola or on the private rear patio. Additional features include a partially finished basement, thermal windows throughout, and central air conditioning for efficient year-round comfort. Conveniently located just minutes from both city and suburban amenities, including shopping, dining, and entertainment, this home offers the perfect balance of comfort, character, and location. Showings begin Monday, May 18, 2026.

40 Mona Drive, Amherst

$431,000

Welcome Home to 56 LaBelle Terrace. This meticulous and move-in ready 4 Bedroom Amherst Colonial in Williamsville North Schools is prepared for its next chapter! A maintenance-free vinyl and brick exterior and a concrete walkway leads to the covered front porch that welcomes you into this beautifully appointed home. The spacious main level boasts a large and inviting living room that flows seamlessly into the formal dining room and renovated quartz kitchen with beautiful, solid wood cabinetry, luxury vinyl flooring and striking modern white appliances. The family room offers a second space to relax and entertain with a gas fireplace and easy access to a remodeled half bath and a fantastic fully-enclosed multi-season sunroom. Upstairs you will find the renovated full bath with a double sink vanity and subway tile tub surround. The hallway and four large bedrooms feature gleaming hardwood and generous closet storage. The full dry basement provides great additional storage and the potential to be finished for more living space. Experience peace of mind with substantial capital improvements including an architectural roof, permanent gas generator, high efficiency furnace and central air and Anderson windows. Situated on an expansive corner lot, the backyard shines with mature landscaping, a custom paver patio and storage shed. Offers will be reviewed starting on Wednesday, April 29th at 12pm.

4 Beds ⋅ 2 Baths ⋅ B1674947 MLS

Welcome Home to 56 LaBelle Terrace. This meticulous and move-in ready 4 Bedroom Amherst Colonial in Williamsville North Schools is prepared for its next chapter! A maintenance-free vinyl and brick exterior and a concrete walkway leads to the covered front porch that welcomes you into this beautifully appointed home. The spacious main level boasts a large and inviting living room that flows seamlessly into the formal dining room and renovated quartz kitchen with beautiful, solid wood cabinetry, luxury vinyl flooring and striking modern white appliances. The family room offers a second space to relax and entertain with a gas fireplace and easy access to a remodeled half bath and a fantastic fully-enclosed multi-season sunroom. Upstairs you will find the renovated full bath with a double sink vanity and subway tile tub surround. The hallway and four large bedrooms feature gleaming hardwood and generous closet storage. The full dry basement provides great additional storage and the potential to be finished for more living space. Experience peace of mind with substantial capital improvements including an architectural roof, permanent gas generator, high efficiency furnace and central air and Anderson windows. Situated on an expansive corner lot, the backyard shines with mature landscaping, a custom paver patio and storage shed. Offers will be reviewed starting on Wednesday, April 29th at 12pm.

56 Labelle Terrace, Amherst

$278,000

Welcome to 489 East Utica Street, a fully renovated 2-unit property located in Buffalo, NY 14208. Whether you are an investor looking for a turnkey rental or an owner-occupant ready to live in one unit and let the other pay your mortgage, this property is move-in ready from top to bottom. Both units feature 3 bedrooms and 1 full bath, and every inch of this home has been completely updated. We are talking a true gut renovation. New drywall, new electrical, new kitchens, new bathrooms, and beautifully refinished hardwood floors throughout. New light fixtures in every room. The major mechanicals have all been addressed as well. Both furnaces and hot water tanks have been replaced within the last 5 years, and the roof was replaced within the last 5 years as well. Additional highlights include a full unfinished attic, offering great storage space or future potential, and a convenient location near public transportation. Please note: the vacant lot adjacent to the property is under separate ownership and does not convey with this sale.

6 Beds ⋅ 2 Baths ⋅ B1675132 MLS

Welcome to 489 East Utica Street, a fully renovated 2-unit property located in Buffalo, NY 14208. Whether you are an investor looking for a turnkey rental or an owner-occupant ready to live in one unit and let the other pay your mortgage, this property is move-in ready from top to bottom. Both units feature 3 bedrooms and 1 full bath, and every inch of this home has been completely updated. We are talking a true gut renovation. New drywall, new electrical, new kitchens, new bathrooms, and beautifully refinished hardwood floors throughout. New light fixtures in every room. The major mechanicals have all been addressed as well. Both furnaces and hot water tanks have been replaced within the last 5 years, and the roof was replaced within the last 5 years as well. Additional highlights include a full unfinished attic, offering great storage space or future potential, and a convenient location near public transportation. Please note: the vacant lot adjacent to the property is under separate ownership and does not convey with this sale.

489 E Utica Street Unit S, Buffalo

$205,000

Welcome to this spacious and fully updated 2-family home, perfect for homeowners and investors alike! This move-in ready property features a 3-bedroom, 1-bath unit on the first floor and a 2-bedroom, 1-bath unit on the second floor—each with its own kitchen, formal living and dining areas. All of the rooms are spacious, perfect for bigger familes. As you step inside, you’ll notice the brand new wooden floors throughout the entire home, freshly painted walls, and renovated bathrooms—all recently done, so there’s nothing left for you to do! Whether you plan to live in one unit and rent out the other or need extra space for extended family, this home gives you great flexibility. The finished attic offers extra room for storage, a small office, or even a playroom. Outside, enjoy a generous backyard that’s perfect for gardening, entertaining, or relaxing. Located close to groceries, public transportation, and everyday essentials, this home is both convenient and charming. With all major renovations completed, you can move in worry-free and start enjoying your new home right away! Schedule your viewing today, this house is waiting for its new owner.

5 Beds ⋅ 2 Baths ⋅ B1670868 MLS

Welcome to this spacious and fully updated 2-family home, perfect for homeowners and investors alike! This move-in ready property features a 3-bedroom, 1-bath unit on the first floor and a 2-bedroom, 1-bath unit on the second floor—each with its own kitchen, formal living and dining areas. All of the rooms are spacious, perfect for bigger familes. As you step inside, you’ll notice the brand new wooden floors throughout the entire home, freshly painted walls, and renovated bathrooms—all recently done, so there’s nothing left for you to do! Whether you plan to live in one unit and rent out the other or need extra space for extended family, this home gives you great flexibility. The finished attic offers extra room for storage, a small office, or even a playroom. Outside, enjoy a generous backyard that’s perfect for gardening, entertaining, or relaxing. Located close to groceries, public transportation, and everyday essentials, this home is both convenient and charming. With all major renovations completed, you can move in worry-free and start enjoying your new home right away! Schedule your viewing today, this house is waiting for its new owner.

421 E Utica Street Unit S, Buffalo

$465,000

Privacy, thoughtful updates, and timeless design come together at 17 Stream View Lane. Backing to a wooded creek, this home features a finished basement, a Frank Lloyd Wright-inspired front entry, major mechanical updates, and the kind of backyard you'll enjoy year-round. Every home has a story, and 17 Stream View Lane begins with a memorable first impression. The Frank Lloyd Wright-inspired front door and windows create architectural character that immediately sets this home apart, while the oversized front foyer with tile flooring offers a warm welcome and convenient access to the attached two-car garage. Inside, the layout is designed for both everyday living and entertaining. Modern lighting complements the home's inviting spaces, while rich hardwood floors and abundant natural light create an atmosphere that feels both comfortable and refined. The updated kitchen serves as the heart of the home, featuring a spacious center island where meals are prepared, conversations naturally unfold, and guests always seem to gather. The flow of the main level makes every occasion feel effortless. One of the home's standout features is its connection to the outdoors. Sliding doors lead to a private patio overlooking a deep backyard framed by mature trees and a peaceful wooded creek. Upstairs, the primary suite provides a comfortable retreat with dual closets, offering exceptional storage and organization. The updated bath creates a relaxing space to begin and end each day. Two additional bedrooms provide flexibility for family, guests, hobbies, or a dedicated home office. The finished basement extends the home's living space, creating endless possibilities for movie nights, a recreation room, fitness area, playroom, or work-from-home setup. Separate laundry and storage areas help keep everything organized while maximizing usable living space. Beyond its style and functionality, this home offers the confidence of significant recent improvements. The roof was replaced in 2019 furnace and central air conditioning 2024, custom driveway 5 years old. Sqft based on Floor plans. Offers reviewed 7/29

3 Beds ⋅ 2 Baths ⋅ B1701345 MLS

Privacy, thoughtful updates, and timeless design come together at 17 Stream View Lane. Backing to a wooded creek, this home features a finished basement, a Frank Lloyd Wright-inspired front entry, major mechanical updates, and the kind of backyard you'll enjoy year-round. Every home has a story, and 17 Stream View Lane begins with a memorable first impression. The Frank Lloyd Wright-inspired front door and windows create architectural character that immediately sets this home apart, while the oversized front foyer with tile flooring offers a warm welcome and convenient access to the attached two-car garage. Inside, the layout is designed for both everyday living and entertaining. Modern lighting complements the home's inviting spaces, while rich hardwood floors and abundant natural light create an atmosphere that feels both comfortable and refined. The updated kitchen serves as the heart of the home, featuring a spacious center island where meals are prepared, conversations naturally unfold, and guests always seem to gather. The flow of the main level makes every occasion feel effortless. One of the home's standout features is its connection to the outdoors. Sliding doors lead to a private patio overlooking a deep backyard framed by mature trees and a peaceful wooded creek. Upstairs, the primary suite provides a comfortable retreat with dual closets, offering exceptional storage and organization. The updated bath creates a relaxing space to begin and end each day. Two additional bedrooms provide flexibility for family, guests, hobbies, or a dedicated home office. The finished basement extends the home's living space, creating endless possibilities for movie nights, a recreation room, fitness area, playroom, or work-from-home setup. Separate laundry and storage areas help keep everything organized while maximizing usable living space. Beyond its style and functionality, this home offers the confidence of significant recent improvements. The roof was replaced in 2019 furnace and central air conditioning 2024, custom driveway 5 years old. Sqft based on Floor plans. Offers reviewed 7/29

17 Stream View Lane, Lancaster

$630,000

Prepare to be impressed by this exceptional 5-bedroom, 3-bath residence set on a beautifully landscaped, oversized wooded lot. The private backyard is an entertainer’s dream, featuring a heated Swimco in-ground pool and a maintenance-free deck with awning and spa. Inside, you’ll find gleaming hardwood floors, a welcoming slate foyer, a private library/office, and an impressive 16’ x 16’ dining room with a stunning two-way fireplace shared with the spacious living room. The 25-foot kitchen offers a center island, updated cabinetry, and abundant workspace. A large addition enhances the home’s generous living space and showcases numerous special features. Upstairs are five spacious bedrooms and a dramatic library with soaring ceilings and custom built-ins. The primary suite features a beautifully remodeled bath and exceptional closet space. The finished lower level provides the perfect playroom or recreation area. Additional highlights include Andersen replacement windows, a Pella sliding door, updated concrete driveway and front walkway, epoxy garage floor, security system, dual staircases, 3-zone heating, two central air units, and central vacuum. This truly is a one-of-a-kind home

5 Beds ⋅ 3 Baths ⋅ B1699246 MLS

Prepare to be impressed by this exceptional 5-bedroom, 3-bath residence set on a beautifully landscaped, oversized wooded lot. The private backyard is an entertainer’s dream, featuring a heated Swimco in-ground pool and a maintenance-free deck with awning and spa. Inside, you’ll find gleaming hardwood floors, a welcoming slate foyer, a private library/office, and an impressive 16’ x 16’ dining room with a stunning two-way fireplace shared with the spacious living room. The 25-foot kitchen offers a center island, updated cabinetry, and abundant workspace. A large addition enhances the home’s generous living space and showcases numerous special features. Upstairs are five spacious bedrooms and a dramatic library with soaring ceilings and custom built-ins. The primary suite features a beautifully remodeled bath and exceptional closet space. The finished lower level provides the perfect playroom or recreation area. Additional highlights include Andersen replacement windows, a Pella sliding door, updated concrete driveway and front walkway, epoxy garage floor, security system, dual staircases, 3-zone heating, two central air units, and central vacuum. This truly is a one-of-a-kind home

84 Carriage Cir, Amherst

$295,000

Affordable 3+ bedroom, 2-bath Cape Cod located on a quiet cul-de-sac in the Village of Hamburg! The first floor features a family room/den with a wood-burning fireplace, an oak kitchen with a dining area, included appliances, a living room, dining room, a first-floor bedroom, and a full bath. Upstairs offers two additional bedrooms, a bonus room currently used as a fourth bedroom, and a second full bath. Beautiful hardwood floors run throughout much of the home. Step outside to a fully fenced, private backyard featuring an in-ground swimming pool—perfect for summer entertaining. Additional highlights include a 1.5-car detached garage and a side concrete patio. Conveniently located just minutes from Village shops, restaurants, parks, and schools. Showings start Wednesday, offers due on Monday 7/20/26 @ 3pm.1st floor BR does not have a closet.

4 Beds ⋅ 2 Baths ⋅ B1698245 MLS

Affordable 3+ bedroom, 2-bath Cape Cod located on a quiet cul-de-sac in the Village of Hamburg! The first floor features a family room/den with a wood-burning fireplace, an oak kitchen with a dining area, included appliances, a living room, dining room, a first-floor bedroom, and a full bath. Upstairs offers two additional bedrooms, a bonus room currently used as a fourth bedroom, and a second full bath. Beautiful hardwood floors run throughout much of the home. Step outside to a fully fenced, private backyard featuring an in-ground swimming pool—perfect for summer entertaining. Additional highlights include a 1.5-car detached garage and a side concrete patio. Conveniently located just minutes from Village shops, restaurants, parks, and schools. Showings start Wednesday, offers due on Monday 7/20/26 @ 3pm.1st floor BR does not have a closet.

16 Marvin Ct, Hamburg

$390,000

Welcome to a home where thoughtful updates, effortless living, and exceptional outdoor spaces come together beautifully. This impeccably maintained 3-bedroom, 2-bath ranch offers the ease of first-floor living with the added flexibility of a beautifully finished, dry basement adding over 1000 sq ft of additional living space. The heart of the home is the updated kitchen, featuring elegant quartz countertops and a complete LG stainless steel appliance package (2022), seamlessly connecting to bright, inviting living spaces. Vaulted ceilings elevate the living room with an airy sense of openness, while the first-floor primary suite provides a comfortable and private retreat. Step outside and discover a backyard designed to be enjoyed in every season. Set on a meticulously landscaped .33-acre lot, the fully fenced, private yard surrounds an inviting inground pool and an expansive deck (2024), enhanced by a Kohler awning (2023) that creates the perfect balance of sun and shade for outdoor dining, relaxing, or hosting unforgettable summer gatherings. Significant mechanical updates provide lasting peace of mind, including a new HWT (2025), sump pump with water-powered backup (2022), stockade (2022), recessed led lighting (2022). Roof 9 years young, vinyl double-hung tilt-in windows throughout. Every detail has been carefully considered, resulting in a home that feels as functional as it is beautiful. Offering timeless style, quality updates, and exceptional indoor-outdoor living, this is a property that truly stands apart. Sq Ft does not match tax record because tax records include the finished basement.

3 Beds ⋅ 2 Baths ⋅ B1698001 MLS

Welcome to a home where thoughtful updates, effortless living, and exceptional outdoor spaces come together beautifully. This impeccably maintained 3-bedroom, 2-bath ranch offers the ease of first-floor living with the added flexibility of a beautifully finished, dry basement adding over 1000 sq ft of additional living space. The heart of the home is the updated kitchen, featuring elegant quartz countertops and a complete LG stainless steel appliance package (2022), seamlessly connecting to bright, inviting living spaces. Vaulted ceilings elevate the living room with an airy sense of openness, while the first-floor primary suite provides a comfortable and private retreat. Step outside and discover a backyard designed to be enjoyed in every season. Set on a meticulously landscaped .33-acre lot, the fully fenced, private yard surrounds an inviting inground pool and an expansive deck (2024), enhanced by a Kohler awning (2023) that creates the perfect balance of sun and shade for outdoor dining, relaxing, or hosting unforgettable summer gatherings. Significant mechanical updates provide lasting peace of mind, including a new HWT (2025), sump pump with water-powered backup (2022), stockade (2022), recessed led lighting (2022). Roof 9 years young, vinyl double-hung tilt-in windows throughout. Every detail has been carefully considered, resulting in a home that feels as functional as it is beautiful. Offering timeless style, quality updates, and exceptional indoor-outdoor living, this is a property that truly stands apart. Sq Ft does not match tax record because tax records include the finished basement.

6370 Versailles Road, Hamburg

$450,000

Beautifully updated and meticulously maintained, 240 Wellington Rd offers turnkey living in one of Buffalo’s most convenient neighborhoods. This home is located within walking distance to highly acclaimed restaurants and about a mile from Delaware Park and the Buffalo Zoo. Since 2015, the home has seen refinished original hardwoods upstairs and down, professional front and back landscaping, a complete bathroom renovation, replacement of galvanized pipes in the basement, a new furnace, new electrical panel, new sewer line from house to street and a full kitchen renovation! Recent comfort upgrades include a new air conditioning unit, new Big L upstairs windows, and a brand-new garage door opener. This thoughtful sequence of structural, mechanical, and aesthetic improvements delivers peace of mind and modern living, all while preserving classic Buffalo charm. Showings begin Saturday, 7/11, @ 9am. Open House Sunday, 7/12, 1-3pm. Offers to be reviewed Wednesday, 7/15, @ 12pm.

4 Beds ⋅ 2 Baths ⋅ B1697203 MLS

Beautifully updated and meticulously maintained, 240 Wellington Rd offers turnkey living in one of Buffalo’s most convenient neighborhoods. This home is located within walking distance to highly acclaimed restaurants and about a mile from Delaware Park and the Buffalo Zoo. Since 2015, the home has seen refinished original hardwoods upstairs and down, professional front and back landscaping, a complete bathroom renovation, replacement of galvanized pipes in the basement, a new furnace, new electrical panel, new sewer line from house to street and a full kitchen renovation! Recent comfort upgrades include a new air conditioning unit, new Big L upstairs windows, and a brand-new garage door opener. This thoughtful sequence of structural, mechanical, and aesthetic improvements delivers peace of mind and modern living, all while preserving classic Buffalo charm. Showings begin Saturday, 7/11, @ 9am. Open House Sunday, 7/12, 1-3pm. Offers to be reviewed Wednesday, 7/15, @ 12pm.

240 Wellington Road, Buffalo

$420,000

Welcome to 192 Greengage Circle! Located in the highly desirable Williamsville School District, this well-maintained 3-bedroom, 1.5-bath Colonial offers 1,751sqft of comfortable living space with thoughtful updates throughout. Inside, you'll find hardwood floors in the living room and family room, luxury vinyl plank flooring throughout the second floor, fresh interior paint (2023), recessed lighting, updated light fixtures (2024), and updated electrical outlets (2024). The first floor offers plenty of space to spread out with both a formal living room and a cozy family room featuring a wood-burning fireplace and a half bath for added convenience. The spacious eat-in kitchen includes stainless steel appliances and flows into a traditional spacious dining room. Upstairs, you'll find all three bedrooms, including a spacious primary bedroom with a vaulted ceiling. The two additional bedrooms offer generous closet space and plenty of natural light. The updated full bathroom features a large soaking tub and a separate tiled walk-in shower. Step outside through the new sliding glass door with built-in blinds (2025) to enjoy the deck and concrete patio overlooking the beautifully maintained backyard with mature landscaping. Additional features include; Anderson windows, central air, ceiling fans throughout, a water softener system, a partially finished basement, 150-amp electrical service with underground utilities, and a spacious 2.5-car attached garage. This home has been meticulously cared for and is conveniently located just minutes from parks, shopping, restaurants, and everything East Amherst has to offer. Open houses will be held on Saturday, July 11 from 1-3PM and Sunday, July 12 from 11-1PM. All offers if any, are due by Wednesday, July 15 at 12pm!

3 Beds ⋅ 2 Baths ⋅ B1696530 MLS

Welcome to 192 Greengage Circle! Located in the highly desirable Williamsville School District, this well-maintained 3-bedroom, 1.5-bath Colonial offers 1,751sqft of comfortable living space with thoughtful updates throughout. Inside, you'll find hardwood floors in the living room and family room, luxury vinyl plank flooring throughout the second floor, fresh interior paint (2023), recessed lighting, updated light fixtures (2024), and updated electrical outlets (2024). The first floor offers plenty of space to spread out with both a formal living room and a cozy family room featuring a wood-burning fireplace and a half bath for added convenience. The spacious eat-in kitchen includes stainless steel appliances and flows into a traditional spacious dining room. Upstairs, you'll find all three bedrooms, including a spacious primary bedroom with a vaulted ceiling. The two additional bedrooms offer generous closet space and plenty of natural light. The updated full bathroom features a large soaking tub and a separate tiled walk-in shower. Step outside through the new sliding glass door with built-in blinds (2025) to enjoy the deck and concrete patio overlooking the beautifully maintained backyard with mature landscaping. Additional features include; Anderson windows, central air, ceiling fans throughout, a water softener system, a partially finished basement, 150-amp electrical service with underground utilities, and a spacious 2.5-car attached garage. This home has been meticulously cared for and is conveniently located just minutes from parks, shopping, restaurants, and everything East Amherst has to offer. Open houses will be held on Saturday, July 11 from 1-3PM and Sunday, July 12 from 11-1PM. All offers if any, are due by Wednesday, July 15 at 12pm!

192 Greengage Circle, Amherst

$715,000

Welcome to this beautifully maintained Colonial where thoughtfully designed living spaces and an exceptional location come together to create a home that is as impressive as it is inviting. Perfectly situated in Pine Breeze one of Clarence Center’s most sought-after neighborhoods, this stunning 4-bdrm, 2.5-bath home offers 2700 sq ft of elegant living space designed for today’s families. From the moment you arrive, the classic curb appeal, welcoming front porch, and expansive two-car garage create an immediate sense of warmth. Step inside and discover soaring cathedral ceilings, beautiful natural woodwork and sun-drenched spaces. Spacious eat-in kitchen featuring a large center island, abundant workspace, updated appliances, a morning room with a wall of windows and effortless flow into the great room anchored by a gas fplce and dramatic ceiling lines. The 1st-floor primary en-suite w/2 closets and spa bath w/double vanity, soaking tub & shower. The formal dining rm is ready for entertaining, while the convenient laundry rm and layout provide the functionality buyers demand. Upstairs, three generous sized bedrooms offer privacy and comfort, including a full bath. Outside spanning nearly half-acre discover an outdoor setting that feels like an extension of the home. The patio w/pergola overlooks a beautiful backyard creating the perfect space for entertaining, outdoor dining, and quiet evenings. The lower level has the potential to expand for future recreation space. Located minutes from Clarence Center, golf courses, parks, shopping, restaurants and highly regarded Clarence schools. This home is perfect for the lifestyle you’ve been waiting for! Updates: roof ’19, furnace ’15, HWT ’12, side man-door ’20, front columns replaced ‘18 and much more!

4 Beds ⋅ 3 Baths ⋅ B1696341 MLS

Welcome to this beautifully maintained Colonial where thoughtfully designed living spaces and an exceptional location come together to create a home that is as impressive as it is inviting. Perfectly situated in Pine Breeze one of Clarence Center’s most sought-after neighborhoods, this stunning 4-bdrm, 2.5-bath home offers 2700 sq ft of elegant living space designed for today’s families. From the moment you arrive, the classic curb appeal, welcoming front porch, and expansive two-car garage create an immediate sense of warmth. Step inside and discover soaring cathedral ceilings, beautiful natural woodwork and sun-drenched spaces. Spacious eat-in kitchen featuring a large center island, abundant workspace, updated appliances, a morning room with a wall of windows and effortless flow into the great room anchored by a gas fplce and dramatic ceiling lines. The 1st-floor primary en-suite w/2 closets and spa bath w/double vanity, soaking tub & shower. The formal dining rm is ready for entertaining, while the convenient laundry rm and layout provide the functionality buyers demand. Upstairs, three generous sized bedrooms offer privacy and comfort, including a full bath. Outside spanning nearly half-acre discover an outdoor setting that feels like an extension of the home. The patio w/pergola overlooks a beautiful backyard creating the perfect space for entertaining, outdoor dining, and quiet evenings. The lower level has the potential to expand for future recreation space. Located minutes from Clarence Center, golf courses, parks, shopping, restaurants and highly regarded Clarence schools. This home is perfect for the lifestyle you’ve been waiting for! Updates: roof ’19, furnace ’15, HWT ’12, side man-door ’20, front columns replaced ‘18 and much more!

9090 Via Cimato Dr, Clarence

$355,000

Move-in ready 3 bedroom, 1 bathroom ranch on a 1-acre lot in the highly rated Clarence school district. This is one you'll want to see in person!Step inside and be greeted by a dramatic wall of floor-to-ceiling windows spanning the entire front of the home, flooding the vaulted, wood-beamed living room with gorgeous natural light. Add in a cozy gas fireplace, and you've got a space that feels both bright and warm all at once. The updated kitchen shines with granite countertops, textured subway tile backsplash, and stainless steel appliances, complemented by new vinyl flooring. The primary bedroom offers sliders out to the wrap-around deck, perfect for sipping morning coffee while taking in the peaceful views. The updated bathroom is spacious and stylish.Looking for more space to play or unwind? The partially finished basement delivers, with tall ceilings and two flexible bonus spaces, one currently set up as a home gym featuring a Tonal smart gym system that stays!This home isn't just beautiful, it's move-in ready, with major updates already done: roof (2019), furnace (2023), and sump pump (3 yrs old). The extra-deep 2-car attached garage adds even more storage and workspace.Set on a peaceful acre with a wooded backdrop, this home offers a private, country feel just minutes from Transit rd & everyday amenities. Come see it in person and fall in love. Open house Sat 7/11, 11am-1pm. Offers are due Saturday July 11th at 6:00pm

3 Beds ⋅ 1 Baths ⋅ B1696127 MLS

Move-in ready 3 bedroom, 1 bathroom ranch on a 1-acre lot in the highly rated Clarence school district. This is one you'll want to see in person!Step inside and be greeted by a dramatic wall of floor-to-ceiling windows spanning the entire front of the home, flooding the vaulted, wood-beamed living room with gorgeous natural light. Add in a cozy gas fireplace, and you've got a space that feels both bright and warm all at once. The updated kitchen shines with granite countertops, textured subway tile backsplash, and stainless steel appliances, complemented by new vinyl flooring. The primary bedroom offers sliders out to the wrap-around deck, perfect for sipping morning coffee while taking in the peaceful views. The updated bathroom is spacious and stylish.Looking for more space to play or unwind? The partially finished basement delivers, with tall ceilings and two flexible bonus spaces, one currently set up as a home gym featuring a Tonal smart gym system that stays!This home isn't just beautiful, it's move-in ready, with major updates already done: roof (2019), furnace (2023), and sump pump (3 yrs old). The extra-deep 2-car attached garage adds even more storage and workspace.Set on a peaceful acre with a wooded backdrop, this home offers a private, country feel just minutes from Transit rd & everyday amenities. Come see it in person and fall in love. Open house Sat 7/11, 11am-1pm. Offers are due Saturday July 11th at 6:00pm

6790 Strickler Road, Clarence

$416,000

Welcome to 387 Seabrook Drive, a beautifully maintained Colonial in the highly sought-after Dana Heights neighborhood within the award-winning Williamsville School District. Offering approximately 1,800 square feet of living space, this move-in-ready home features 3 spacious bedrooms, 1.5 bathrooms, and numerous updates throughout. Step inside to discover updated flooring that adds a fresh, modern feel to the home's warm and inviting interior. The bright eat-in kitchen offers ample cabinet and counter space and flows seamlessly into the comfortable family room featuring a gas fireplace and sliding glass doors leading to the backyard—perfect for entertaining or relaxing with family and friends. A spacious living room provides additional gathering space, while the functional layout offers everyday comfort and convenience. Upstairs, you'll find three generously sized bedrooms and a well-appointed full bathroom. Additional improvements over the years include replacement windows, updated entry doors, central air conditioning, an architectural tear-off roof, generator, garage door opener, attic insulation, and water backup sump pump. The attached two-car garage, full basement with excellent storage and finishing potential, and private backyard complete this exceptional property. Conveniently located near parks, shopping, restaurants, and major commuter routes, this is an outstanding opportunity to own a well-cared-for home in one of Williamsville's most desirable neighborhoods. Offers will be reviewed beginning Monday (7/13) at noon.

3 Beds ⋅ 2 Baths ⋅ B1695643 MLS

Welcome to 387 Seabrook Drive, a beautifully maintained Colonial in the highly sought-after Dana Heights neighborhood within the award-winning Williamsville School District. Offering approximately 1,800 square feet of living space, this move-in-ready home features 3 spacious bedrooms, 1.5 bathrooms, and numerous updates throughout. Step inside to discover updated flooring that adds a fresh, modern feel to the home's warm and inviting interior. The bright eat-in kitchen offers ample cabinet and counter space and flows seamlessly into the comfortable family room featuring a gas fireplace and sliding glass doors leading to the backyard—perfect for entertaining or relaxing with family and friends. A spacious living room provides additional gathering space, while the functional layout offers everyday comfort and convenience. Upstairs, you'll find three generously sized bedrooms and a well-appointed full bathroom. Additional improvements over the years include replacement windows, updated entry doors, central air conditioning, an architectural tear-off roof, generator, garage door opener, attic insulation, and water backup sump pump. The attached two-car garage, full basement with excellent storage and finishing potential, and private backyard complete this exceptional property. Conveniently located near parks, shopping, restaurants, and major commuter routes, this is an outstanding opportunity to own a well-cared-for home in one of Williamsville's most desirable neighborhoods. Offers will be reviewed beginning Monday (7/13) at noon.

387 Seabrook Drive, Amherst

$340,000

Lovingly maintained by the same family for over 50 years, this exceptional ranch has been beautifully transformed with a top to bottom renovation completed in 2022, offering complete peace of mind with updated plumbing, electrical, roof, and finishes throughout. Step inside to a sun filled living room that flows effortlessly into the dining area, creating an inviting space for everyday living and memorable gatherings. The stunning kitchen is truly the heart of the home, featuring granite countertops, stainless steel appliances, abundant shaker cabinetry, a spacious eat-in island, potential pantry/closet, and convenient side entrance. Just beyond, the warm and welcoming family room offers the perfect extension of the home, featuring an updated half bath, a convenient first floor laundry area with the potential to be converted into a wet bar or closet, and flexible space ideal for a home office, playroom, or entertaining. Three spacious bedrooms offer ample closet space and clerestory windows that fill each room with natural light while maintaining privacy. The beautifully renovated full bathroom offers a custom tiled walk in shower and timeless finishes. Finally, step outside to your own backyard retreat with a sunny patio, Trex decking, automatic retractable awning, fully fenced yard, and spacious two car detached garage. Further updates include a garage door opener ('23) and sewer line ('26). Every detail has been thoughtfully updated so you can simply move in and enjoy. This home has been waiting for you! Open houses: Wednesday 7/8 5-7PM, Saturday 7/11 & Sunday 7/12 11-1PM. Offers reviewed Monday 7/13 at 5PM.

3 Beds ⋅ 2 Baths ⋅ B1695946 MLS

Lovingly maintained by the same family for over 50 years, this exceptional ranch has been beautifully transformed with a top to bottom renovation completed in 2022, offering complete peace of mind with updated plumbing, electrical, roof, and finishes throughout. Step inside to a sun filled living room that flows effortlessly into the dining area, creating an inviting space for everyday living and memorable gatherings. The stunning kitchen is truly the heart of the home, featuring granite countertops, stainless steel appliances, abundant shaker cabinetry, a spacious eat-in island, potential pantry/closet, and convenient side entrance. Just beyond, the warm and welcoming family room offers the perfect extension of the home, featuring an updated half bath, a convenient first floor laundry area with the potential to be converted into a wet bar or closet, and flexible space ideal for a home office, playroom, or entertaining. Three spacious bedrooms offer ample closet space and clerestory windows that fill each room with natural light while maintaining privacy. The beautifully renovated full bathroom offers a custom tiled walk in shower and timeless finishes. Finally, step outside to your own backyard retreat with a sunny patio, Trex decking, automatic retractable awning, fully fenced yard, and spacious two car detached garage. Further updates include a garage door opener ('23) and sewer line ('26). Every detail has been thoughtfully updated so you can simply move in and enjoy. This home has been waiting for you! Open houses: Wednesday 7/8 5-7PM, Saturday 7/11 & Sunday 7/12 11-1PM. Offers reviewed Monday 7/13 at 5PM.

85 Bonnett Avenue, Tonawanda

$312,500

Welcome to this fully updated home just outside of the heart of Holland! Quick access to Rt 16 makes for the perfect location to enjoy easy commute to anywhere! A large front porch welcomes you to this beautiful turn of the century home, on 1 acre, that offers all the conveniences of modern living and charm. Open concept of the kitchen/dining/living room makes for a great atmosphere. Updated kitchen, with all new appliances (2025), and a great breakfast bar island. Lots of cupboard space! Off the kitchen you will find convenient first floor laundry and a large full bath. Off the living room is the first floor bedroom. Upstairs you'll find 2 more bedrooms. Primary bedroom with a beautiful ensuite full bath, and a large closet. Outside offers a back covered patio, large sloped yard, almost completely fenced with a great wooden privacy fence. Double/triple-wide gravel driveway leads to a large 4 car detached garage (2026), perfect for parking, storage, workshop, or any hobby you may have! Electric will be completed to the garage in the next couple weeks! Property also has 2 sheds for added storage. Playset is excluded. Updates include new metal roof 2021, new electrical service 2025, HWT 2025, new well pump and plumbing 2023, fresh gravel added to the driveway 2026. Secluded breezeway off the kitchen, updated 2025/2026 allows for extra storage or could be converted into a large entryway/mudroom. Fresh paint, flooring, trim and so much more. Basement access is via the bilco doors to the left of the house. Showings start immediately and delayed negotiations will be 7/10 at 4pm. You won't want to miss this one!

3 Beds ⋅ 2 Baths ⋅ B1695005 MLS

Welcome to this fully updated home just outside of the heart of Holland! Quick access to Rt 16 makes for the perfect location to enjoy easy commute to anywhere! A large front porch welcomes you to this beautiful turn of the century home, on 1 acre, that offers all the conveniences of modern living and charm. Open concept of the kitchen/dining/living room makes for a great atmosphere. Updated kitchen, with all new appliances (2025), and a great breakfast bar island. Lots of cupboard space! Off the kitchen you will find convenient first floor laundry and a large full bath. Off the living room is the first floor bedroom. Upstairs you'll find 2 more bedrooms. Primary bedroom with a beautiful ensuite full bath, and a large closet. Outside offers a back covered patio, large sloped yard, almost completely fenced with a great wooden privacy fence. Double/triple-wide gravel driveway leads to a large 4 car detached garage (2026), perfect for parking, storage, workshop, or any hobby you may have! Electric will be completed to the garage in the next couple weeks! Property also has 2 sheds for added storage. Playset is excluded. Updates include new metal roof 2021, new electrical service 2025, HWT 2025, new well pump and plumbing 2023, fresh gravel added to the driveway 2026. Secluded breezeway off the kitchen, updated 2025/2026 allows for extra storage or could be converted into a large entryway/mudroom. Fresh paint, flooring, trim and so much more. Basement access is via the bilco doors to the left of the house. Showings start immediately and delayed negotiations will be 7/10 at 4pm. You won't want to miss this one!

11734 N Canada Street, Holland

$562,000

Welcome to 8150 Sheridan Drive in Clarence with Williamsville Schools. Offering a versatile floor plan on over 1 private, wooded acres at the top of the escarpment, where you'll enjoy breathtaking views overlooking Clarence and Amherst. An absolutely stunning home —and when we say move-in ready...we mean move-in ready. This expanded, totally updated Cape Cod offers 2,516 square feet of living space with three bedrooms and three full baths. A former first-floor bedroom has been transformed into a family room featuring a gas fireplace. The light & bright living room also has a gas fireplace and overlooks the large deck and rear yard. The beautifully remodeled kitchen (2018) features white cabinets, quartz & stainless steel countertops, stainless appliances, recessed lighting, a convenient breakfast nook and is complemented by a formal dining room. First floor laundry with storage & closet space. The lovely 21' x 14' three-season room provides a peaceful retreat overlooking the private backyard and the bonus sitting room at the front of the home is a quiet space. The spacious primary suite boasts a remarkable 16' x 12' walk-in closet and full bath. The second & third bedrooms also have roomy closets and share a full bath. Additional highlights include new luxury vinyl plank flooring throughout, large windows providing an abundance of light, tear-off architectural roof completed in 2019, central air conditioning, and efficient baseboard heat. The welcoming 30' x 12' slate front porch sets the tone upon arrival, while outdoor entertaining is effortless with the 25' x 16' rear deck and 17' x 10' slate patio. A standout feature is the impressive 40' x 24' pole barn with two entrances and complete with electricity and seasonal water, perfect for hobbies, storage, or a workshop and a 25' x 20' bonus room above the 2.5 car garage with endless possibilities. This exceptional property offers the perfect combination of privacy, flexibility, and modern updates in a highly desirable location. Square foot measurement by CubiCasa. Seller reserves the right to set offer deadline date. All offers are now due by Tuesday, July 7th at 2 pm.

3 Beds ⋅ 3 Baths ⋅ B1694453 MLS

Welcome to 8150 Sheridan Drive in Clarence with Williamsville Schools. Offering a versatile floor plan on over 1 private, wooded acres at the top of the escarpment, where you'll enjoy breathtaking views overlooking Clarence and Amherst. An absolutely stunning home —and when we say move-in ready...we mean move-in ready. This expanded, totally updated Cape Cod offers 2,516 square feet of living space with three bedrooms and three full baths. A former first-floor bedroom has been transformed into a family room featuring a gas fireplace. The light & bright living room also has a gas fireplace and overlooks the large deck and rear yard. The beautifully remodeled kitchen (2018) features white cabinets, quartz & stainless steel countertops, stainless appliances, recessed lighting, a convenient breakfast nook and is complemented by a formal dining room. First floor laundry with storage & closet space. The lovely 21' x 14' three-season room provides a peaceful retreat overlooking the private backyard and the bonus sitting room at the front of the home is a quiet space. The spacious primary suite boasts a remarkable 16' x 12' walk-in closet and full bath. The second & third bedrooms also have roomy closets and share a full bath. Additional highlights include new luxury vinyl plank flooring throughout, large windows providing an abundance of light, tear-off architectural roof completed in 2019, central air conditioning, and efficient baseboard heat. The welcoming 30' x 12' slate front porch sets the tone upon arrival, while outdoor entertaining is effortless with the 25' x 16' rear deck and 17' x 10' slate patio. A standout feature is the impressive 40' x 24' pole barn with two entrances and complete with electricity and seasonal water, perfect for hobbies, storage, or a workshop and a 25' x 20' bonus room above the 2.5 car garage with endless possibilities. This exceptional property offers the perfect combination of privacy, flexibility, and modern updates in a highly desirable location. Square foot measurement by CubiCasa. Seller reserves the right to set offer deadline date. All offers are now due by Tuesday, July 7th at 2 pm.

8150 Sheridan Drive, Clarence

$375,000

Exceptional opportunity to own this beautifully remodeled, meticulously maintained **4-bedroom, 1.5-bath** home in one of West Seneca's most desirable neighborhoods! Every inch of this home reflects pride of ownership, beginning with the stunning, fully updated kitchen featuring quartz countertops, custom soft-close cabinetry, subway tile backsplash, center island, breakfast bar, and stainless steel appliances. The flexible first-floor bedroom with closet—currently used as a home office—offers endless possibilities. Continue into the spacious living room and large formal dining room, creating the perfect layout for everyday living and entertaining. Step outside to the expansive tiered deck overlooking a massive, fully fenced backyard—an ideal setting for summer gatherings, barbecues, or simply relaxing outdoors. Upstairs, the primary bedroom offers two generous closets and a private half-bath en suite. Two additional bedrooms complete the second floor, including one with a stunning vaulted ceiling that adds character and charm. The clean, dry basement features a newer high-efficiency furnace (A/C ready), abundant storage, and excellent potential to finish for additional living space. A spacious 2+ car garage with electric opener provides even more convenience. Showings begin immediately. Seller reserves the right to set an offer deadline. **Open House: Sunday, July 5, 1:00–3:00 PM.**

4 Beds ⋅ 2 Baths ⋅ B1693731 MLS

Exceptional opportunity to own this beautifully remodeled, meticulously maintained **4-bedroom, 1.5-bath** home in one of West Seneca's most desirable neighborhoods! Every inch of this home reflects pride of ownership, beginning with the stunning, fully updated kitchen featuring quartz countertops, custom soft-close cabinetry, subway tile backsplash, center island, breakfast bar, and stainless steel appliances. The flexible first-floor bedroom with closet—currently used as a home office—offers endless possibilities. Continue into the spacious living room and large formal dining room, creating the perfect layout for everyday living and entertaining. Step outside to the expansive tiered deck overlooking a massive, fully fenced backyard—an ideal setting for summer gatherings, barbecues, or simply relaxing outdoors. Upstairs, the primary bedroom offers two generous closets and a private half-bath en suite. Two additional bedrooms complete the second floor, including one with a stunning vaulted ceiling that adds character and charm. The clean, dry basement features a newer high-efficiency furnace (A/C ready), abundant storage, and excellent potential to finish for additional living space. A spacious 2+ car garage with electric opener provides even more convenience. Showings begin immediately. Seller reserves the right to set an offer deadline. **Open House: Sunday, July 5, 1:00–3:00 PM.**

4316 Clinton Street, West Seneca

$205,000

Welcome to 87 Dale Drive — an outstanding opportunity for homeowners and investors alike, offered at an attractive $199,000 and priced for a quick sale. Whether you're looking for an affordable place to call home or a property with excellent value potential, this is an opportunity you won't want to miss. With inventory remaining limited in many areas, properties at this price point that are ready for their next owner continue to attract strong interest. The home will be delivered vacant and clean, making for a smooth and hassle-free transition. Move in, renovate, personalize, rent, or invest—the choice is yours. The seller has priced this property aggressively with the goal of generating immediate interest, creating one of the best value opportunities currently available in the area. Property Highlights: - Priced to sell fast - Delivered vacant and clean - Excellent opportunity for homeowners or investors - Strong value potential - Convenient Tonawanda location If you've been searching for an affordable property with upside potential and a motivated pricing strategy, this is your chance.

3 Beds ⋅ 1 Baths ⋅ B1694027 MLS

Welcome to 87 Dale Drive — an outstanding opportunity for homeowners and investors alike, offered at an attractive $199,000 and priced for a quick sale. Whether you're looking for an affordable place to call home or a property with excellent value potential, this is an opportunity you won't want to miss. With inventory remaining limited in many areas, properties at this price point that are ready for their next owner continue to attract strong interest. The home will be delivered vacant and clean, making for a smooth and hassle-free transition. Move in, renovate, personalize, rent, or invest—the choice is yours. The seller has priced this property aggressively with the goal of generating immediate interest, creating one of the best value opportunities currently available in the area. Property Highlights: - Priced to sell fast - Delivered vacant and clean - Excellent opportunity for homeowners or investors - Strong value potential - Convenient Tonawanda location If you've been searching for an affordable property with upside potential and a motivated pricing strategy, this is your chance.

87 Dale Drive, Tonawanda

$252,350

Looking for a 4 bedroom; 2 full bath on a double lot in Cheektowaga? Then look no further than 100 Wabash Avenue. Welcome home to this spacious 2,000 sq.ft. + cape cod style home in an established, conveniently located neighborhood. This home offers the perfect blend of charm and practicality for comfortable living. Step inside to find a warm and welcoming layout featuring a cozy gas fireplace in the living room-ideal for relaxing evenings on a cold winter night. The main floor includes a conveniently located newer bedroom; full bath and first floor laundry room. Sunbeams filter through the large dining room making it a bright and cheery place to gather around the table for game nights or the holidays. The easy flow of the house is conducive to large gatherings. The 3 upstairs bedrooms and full bath provide ample room. Outside enjoy the expansive double lot with mature trees lining the street. The fully fenced in yard offers privacy and curb appeal providing plenty of space for outdoor activities like gardening, yard games or enjoying a beverage around a fire pit. The 2.5 car garage provides ample storage opportunities and the newly renovated shed is pretty impressive in its own right and can be used however the new owner desires! This home is a wonderful opportunity to own in a convenient location with easy access to local amenities, thruway, and schools. Come take a look!

4 Beds ⋅ 2 Baths ⋅ B1692834 MLS

Looking for a 4 bedroom; 2 full bath on a double lot in Cheektowaga? Then look no further than 100 Wabash Avenue. Welcome home to this spacious 2,000 sq.ft. + cape cod style home in an established, conveniently located neighborhood. This home offers the perfect blend of charm and practicality for comfortable living. Step inside to find a warm and welcoming layout featuring a cozy gas fireplace in the living room-ideal for relaxing evenings on a cold winter night. The main floor includes a conveniently located newer bedroom; full bath and first floor laundry room. Sunbeams filter through the large dining room making it a bright and cheery place to gather around the table for game nights or the holidays. The easy flow of the house is conducive to large gatherings. The 3 upstairs bedrooms and full bath provide ample room. Outside enjoy the expansive double lot with mature trees lining the street. The fully fenced in yard offers privacy and curb appeal providing plenty of space for outdoor activities like gardening, yard games or enjoying a beverage around a fire pit. The 2.5 car garage provides ample storage opportunities and the newly renovated shed is pretty impressive in its own right and can be used however the new owner desires! This home is a wonderful opportunity to own in a convenient location with easy access to local amenities, thruway, and schools. Come take a look!

100 Wabash Avenue, Cheektowaga

$235,000

Welcome to 1063 E Lovejoy Street! This well-maintained home has been lovingly cared for by the same owners since the mid-1940s, showcasing decades of pride in ownership. Offering 5 bedrooms and 3 full bathrooms, this spacious property provides plenty of room for comfortable living and flexibility for a variety of lifestyles. Step onto the large covered front porch, the perfect place to relax and enjoy your morning coffee or unwind in the evening. Inside, you’ll find a spacious first-floor bedroom complete with an attached sitting room, ideal for a private retreat, home office, or nursery. The kitchen offers ample cabinet space and an eat-in dining area, while a convenient first-floor full bathroom adds to the home’s functionality. The second floor features four additional bedrooms and another full bathroom, providing plenty of space for family and guests. The walk-up attic offers two separate rooms perfect for storage and houses the furnace that services the home’s central air conditioning. The basement expands the possibilities with a second kitchen area, a full bathroom, laundry space, and two additional storage rooms, making it ideal for entertaining, extended living arrangements, or hobby space. Outside, enjoy a fully fenced yard and a detached 2.5-car garage with plenty of room for vehicles, tools, and recreational equipment. A rare opportunity to own a home that has been cherished by the same owners for generations. Showings by appointment to see all that 1063 E Lovejoy Street has to offer!

5 Beds ⋅ 3 Baths ⋅ B1693040 MLS

Welcome to 1063 E Lovejoy Street! This well-maintained home has been lovingly cared for by the same owners since the mid-1940s, showcasing decades of pride in ownership. Offering 5 bedrooms and 3 full bathrooms, this spacious property provides plenty of room for comfortable living and flexibility for a variety of lifestyles. Step onto the large covered front porch, the perfect place to relax and enjoy your morning coffee or unwind in the evening. Inside, you’ll find a spacious first-floor bedroom complete with an attached sitting room, ideal for a private retreat, home office, or nursery. The kitchen offers ample cabinet space and an eat-in dining area, while a convenient first-floor full bathroom adds to the home’s functionality. The second floor features four additional bedrooms and another full bathroom, providing plenty of space for family and guests. The walk-up attic offers two separate rooms perfect for storage and houses the furnace that services the home’s central air conditioning. The basement expands the possibilities with a second kitchen area, a full bathroom, laundry space, and two additional storage rooms, making it ideal for entertaining, extended living arrangements, or hobby space. Outside, enjoy a fully fenced yard and a detached 2.5-car garage with plenty of room for vehicles, tools, and recreational equipment. A rare opportunity to own a home that has been cherished by the same owners for generations. Showings by appointment to see all that 1063 E Lovejoy Street has to offer!

1063 E Lovejoy Street, Buffalo

$267,000

Welcome to 87 Teresa Dr in Lackawanna! This well-cared-for home offers a comfortable layout, great updates, and inviting indoor and outdoor living spaces. Step inside to a bright living room with soft neutral tones, plenty of natural light, and brand-new carpet that gives the space a fresh, move-in-ready feel. The spacious kitchen is a standout with rich cabinetry, generous counter space, recessed lighting, a tiled backsplash, included appliances, and an eat-in dining area that makes everyday living easy. The home offers nicely sized bedrooms, a refreshed full bath with double vanity, and additional flexible living space that can be used as a sitting room, hobby space, office, playroom, or lounge. Outside, enjoy a fully fenced yard, patio area, and a private backyard setup ready for relaxing, entertaining, gardening, or making the most of the warmer months. A garage adds extra storage and convenience, and the garage roof will be replaced prior to closing. Conveniently located near local shops, restaurants, parks, schools, thruway access, and all that Lackawanna and the surrounding Southtowns have to offer. A functional layout, great yard space, and important updates all come together here. Showings start at the open house Saturday, 6/27. Offers will be reviewed Tuesday, 6/30 at noon. Appliances included.

3 Beds ⋅ 2 Baths ⋅ B1693023 MLS

Welcome to 87 Teresa Dr in Lackawanna! This well-cared-for home offers a comfortable layout, great updates, and inviting indoor and outdoor living spaces. Step inside to a bright living room with soft neutral tones, plenty of natural light, and brand-new carpet that gives the space a fresh, move-in-ready feel. The spacious kitchen is a standout with rich cabinetry, generous counter space, recessed lighting, a tiled backsplash, included appliances, and an eat-in dining area that makes everyday living easy. The home offers nicely sized bedrooms, a refreshed full bath with double vanity, and additional flexible living space that can be used as a sitting room, hobby space, office, playroom, or lounge. Outside, enjoy a fully fenced yard, patio area, and a private backyard setup ready for relaxing, entertaining, gardening, or making the most of the warmer months. A garage adds extra storage and convenience, and the garage roof will be replaced prior to closing. Conveniently located near local shops, restaurants, parks, schools, thruway access, and all that Lackawanna and the surrounding Southtowns have to offer. A functional layout, great yard space, and important updates all come together here. Showings start at the open house Saturday, 6/27. Offers will be reviewed Tuesday, 6/30 at noon. Appliances included.

87 Teresa Drive, Lackawanna

$296,800

Value Range Pricing: Owner will consider all offers between $289,000–$339,000 or more on this 1st floor condo, built with complete accessibility in mind. The spacious 2-car attached garage includes wheelchair lift & ramp for true step-free entry, a layout that's genuinely hard to find. With some updating, this home is ready to become exactly what you envision, all while keeping the accessibility features that set it apart. Inside, everything lives on 1 level. 2 comfortable bedrms offer flexibility for guest rm, home office, or hobby space, & the large full bathroom features a walk-in shower built w accessibility in mind — plus enough sq ft to convert back into 2 bathrooms. The eat-in kitchen has a bumped-out dining area & large, accessible pantry. The laundry rm sits conveniently off the kitchen, so there are no stairs to climb. A bright 3-season rm adds extra living space spring thru fall, & the full poured-concrete basement adds generous storage now, w rm to finish & expand down the road. Out back, a low-maintenance Trex deck —just 2 years old, is a great spot to relax. A whole-house standby generator & in-ground sprinkler. All this just steps away from the water!

2 Beds ⋅ 1 Baths ⋅ B1692820 MLS

Value Range Pricing: Owner will consider all offers between $289,000–$339,000 or more on this 1st floor condo, built with complete accessibility in mind. The spacious 2-car attached garage includes wheelchair lift & ramp for true step-free entry, a layout that's genuinely hard to find. With some updating, this home is ready to become exactly what you envision, all while keeping the accessibility features that set it apart. Inside, everything lives on 1 level. 2 comfortable bedrms offer flexibility for guest rm, home office, or hobby space, & the large full bathroom features a walk-in shower built w accessibility in mind — plus enough sq ft to convert back into 2 bathrooms. The eat-in kitchen has a bumped-out dining area & large, accessible pantry. The laundry rm sits conveniently off the kitchen, so there are no stairs to climb. A bright 3-season rm adds extra living space spring thru fall, & the full poured-concrete basement adds generous storage now, w rm to finish & expand down the road. Out back, a low-maintenance Trex deck —just 2 years old, is a great spot to relax. A whole-house standby generator & in-ground sprinkler. All this just steps away from the water!

71 Niagara Shore Drive, Tonawanda

$460,000

Peaceful Clarence home situated on a cul-de-sac on 1.1 acres, offering a central view of Willow Lake. This well-maintained home features 4 bedrooms and 2½ baths, with a park-like backyard showcasing a variety of mature trees. Follow the stone walkway and enter through the front door into a welcoming foyer featuring stonework, two large closets, and an open view of the spacious living room. The living room boasts exposed wood-beam ceilings, a wood-burning fireplace, and flows seamlessly into the adjacent dining room. An abundance of natural light fills the home, while beautiful views of Willow Lake can be enjoyed from the sitting room, kitchen, dining room, and backyard patio. The eat-in kitchen features a built-in cooktop, oven, and microwave, along with a ceramic tile backsplash, white cabinetry, accent lighting, and a peninsula for additional workspace. Just off the kitchen is a comfortable lower-level sitting area/den, perfect for relaxing. A utility room includes first-floor laundry, a half bath, and convenient access to both the garage and backyard. Step outside to the patio, complete with a permanent grill and sitting area, ideal for entertaining or enjoying the peaceful surroundings. Upstairs, the primary bedroom offers double closets and an en-suite bath with a shower enclosure. Three additional bedrooms and a spacious full bathroom complete the second floor. The basement provides fully usable space and is currently utilized as a workshop and office. Generac back-up generator system in place. The backyard is centered on Willow Lake and borders the meandering Got Creek, creating a private and scenic setting. The home's placement maximizes both privacy and views. No worries about the septic system—a newly engineered septic system is contracted for installation in June 2026 and will be seeded prior to closing. A lovely home in a coveted location—an exceptional opportunity. In addition a new furnace and hot water tank has been installed. Delayed Negotiations until June 24 at 12:00 PM. Highest and best offers requested.

4 Beds ⋅ 3 Baths ⋅ B1687717 MLS

Peaceful Clarence home situated on a cul-de-sac on 1.1 acres, offering a central view of Willow Lake. This well-maintained home features 4 bedrooms and 2½ baths, with a park-like backyard showcasing a variety of mature trees. Follow the stone walkway and enter through the front door into a welcoming foyer featuring stonework, two large closets, and an open view of the spacious living room. The living room boasts exposed wood-beam ceilings, a wood-burning fireplace, and flows seamlessly into the adjacent dining room. An abundance of natural light fills the home, while beautiful views of Willow Lake can be enjoyed from the sitting room, kitchen, dining room, and backyard patio. The eat-in kitchen features a built-in cooktop, oven, and microwave, along with a ceramic tile backsplash, white cabinetry, accent lighting, and a peninsula for additional workspace. Just off the kitchen is a comfortable lower-level sitting area/den, perfect for relaxing. A utility room includes first-floor laundry, a half bath, and convenient access to both the garage and backyard. Step outside to the patio, complete with a permanent grill and sitting area, ideal for entertaining or enjoying the peaceful surroundings. Upstairs, the primary bedroom offers double closets and an en-suite bath with a shower enclosure. Three additional bedrooms and a spacious full bathroom complete the second floor. The basement provides fully usable space and is currently utilized as a workshop and office. Generac back-up generator system in place. The backyard is centered on Willow Lake and borders the meandering Got Creek, creating a private and scenic setting. The home's placement maximizes both privacy and views. No worries about the septic system—a newly engineered septic system is contracted for installation in June 2026 and will be seeded prior to closing. A lovely home in a coveted location—an exceptional opportunity. In addition a new furnace and hot water tank has been installed. Delayed Negotiations until June 24 at 12:00 PM. Highest and best offers requested.

5287 Willow Lake Court, Clarence

$75,000

Opportunity awaits with this private parcel set nicely back from the road, offering a peaceful setting with a blend of open space and wooded surroundings. The property features a cleared area that could provide an excellent building site with a little work and clean up, while the wooded portion adds privacy and a natural backdrop. Existing structures are in poor condition and the property is being offered primarily for its land value. With some cleanup and improvements, this could become a beautiful homesite in a quiet country setting. Delayed negotiations, offers due 06/16/26 @3:00pm

B1689175 MLS

Opportunity awaits with this private parcel set nicely back from the road, offering a peaceful setting with a blend of open space and wooded surroundings. The property features a cleared area that could provide an excellent building site with a little work and clean up, while the wooded portion adds privacy and a natural backdrop. Existing structures are in poor condition and the property is being offered primarily for its land value. With some cleanup and improvements, this could become a beautiful homesite in a quiet country setting. Delayed negotiations, offers due 06/16/26 @3:00pm

13800 Pritchard Road, Concord

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