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$439,900
4 Beds ⋅ 3 Baths ⋅ B1703256 MLS
Welcome to 270 Sherbrooke Ave, an exceptional home perfectly positioned in one of Williamsville’s most high-demand, vibrant locations! From the moment you arrive, you’ll appreciate the beautiful curb appeal and proximity to top-tier shopping, dining, and daily conveniences. Step inside to discover a bright layout drenched in character, featuring spacious living areas ideal for both everyday comfort and effortless entertaining. The main level boasts a generously sized formal dining room ready for holiday gatherings, alongside both an inviting living room and a cozy family room complete with a fireplace—giving you two distinct spaces to relax or host guests. The kitchen features crisp cabinetry and flows smoothly into the primary living spaces for easy everyday living. Up on the second level, you'll find classic hardwood flooring and generously sized bedrooms offering quiet retreats with ample storage. Need more space? The versatile lower level provides incredible potential for a home gym, rec room, or workshop setup. Step outside to a private, park-like backyard built for summer gatherings, gardening, or relaxing weekends. Complete with fast access to major commuter routes, this home delivers the ultimate blend of style & space. Showings begin Saturday August 1st @ 1:00pm, with negotiations beginning Monday August 10th @ 5:00pm.

270 Sherbrooke Avenue, Amherst
$249,900
3 Beds ⋅ 2 Baths ⋅ B1680330 MLS
Welcome to 32 Tamarack in the heart of South Buffalo! This charming 3-bedroom, 2 bath home perfectly blends classic character with the updates today’s buyers are looking for. Featuring beautiful natural woodwork, leaded glass accents, and French doors, this home offers timeless appeal throughout. The spacious layout includes a large kitchen, formal dining room, enclosed sun porch, and an oversized family room complete with a cozy gas fireplace, perfect for relaxing or entertaining. Recent Updates include newer furnace with central air, remodeled bathroom downstairs , and partially finished basement. Situated on a beautiful lot with a fully fenced, expansive backyard, this home is ideal for enjoying warm summer evenings. Don’t miss your chance to own this South Buffalo gem, it won’t last long!

32 Tamarack Street, Buffalo
$169,900
4 Beds ⋅ 2 Baths ⋅ B1694313 MLS
Sellers will entertain offers between $169,900 and $200,000. Discover the perfect blend of space, style, and modern convenience in this beautifully upgraded 4-bedroom, 1.5 bathroom single-family home located at 158 Hagen Ave, Buffalo, NY 14211 in the heart of Buffalo's desirable Schiller Park neighborhood. Ideally situated just minutes from shopping, local restaurants, and convenient access to Route 33, this home offers both comfort and accessibility. Step inside to a bright and inviting living room that flows seamlessly into a spacious formal dining room—perfect for everyday living and entertaining. The recently renovated kitchen and updated bathroom provide a fresh, modern feel, while brand-new luxury vinyl flooring throughout the main living areas adds both elegance and durability. In addition to four generously sized bedrooms, the home features a massive finished basement with abundant storage space, offering endless possibilities for a recreation room, home gym, office, or additional living area. Outside, you'll find a brand-new fully fenced yard with storage garage shade that's easy to maintain and provides plenty of parking, making it ideal for gatherings, pets, or everyday convenience. Square footage differs from public records based on floor plan measurements. Whether you're a first-time homebuyer looking for a move-in-ready home or an investor searching for a great opportunity, this property offers exceptional value and tremendous potential. Don't miss your chance to make this wonderful home yours.

158 Hagen Street, Buffalo
$379,900
4 Beds ⋅ 2 Baths ⋅ B1702813 MLS
Welcome to 38 Lombardy a beautifully maintained home in the heart of Hamburg NY. From the moment you step inside you will appreciate the Stunning hickory hardwood floors that greet you throughout the main level .The spacious family room features wide-plank hardwood flooring, a beautiful stone fireplace with a gas insert, custom woodwork, built-in bookshelves, and a sliding glass door leading to your private backyard oasis. Relax and entertain in this beautifully landscaped yard complete with a custom built garden archway, brand-new composite deck, exposed aggregate walkways and a cozy firepit area , you also find a storage shed, and gorgeous perennial gardens that are conveniently watered by the built in sprinkler system. The backyard overlooks picturesque 18 mile creek offering peaceful views and a truly serene setting. The custom kitchen is sure to impress and offers granite countertops, beautiful cabinetry, elegant tile backsplash and abundant natural light. The spacious first-floor primary bedroom features large closets and easy accessibility. You'll also appreciate the convenience of first floor laundry with flexibility to relocate to the basement if desired. The beautifully updated fist floor bath features a glass tile shower surround, custom sink ,modern fixtures and stylish finishes that create a fresh contemporary space you'll love. A beautiful staircase leads to a second floor where you find generously sized bedrooms, a convenient half bath a hand crafted barn door and flexible space with endless possibilities for a fourth bedroom, office, or bonus room. The dry basement provides excellent storage or the possibility to create a space of your own. Additional updates include a 2-year-young roof, 2-year-young double-wide driveway, new garage door , central air, forced-air furnace, and beautifully landscaped front and rear yards with a sprinkler system and exposed aggregate walkways This home offers quality craftsmanship, thoughtful updates, and a picturesque setting you won't want to miss! Seller reserves the right to set an offer date. Additional bed and bath upstairs was finished at a later date and not included in public square footage.

38 Lombardy Lane, Hamburg
$445,000
3 Beds ⋅ 3 Baths ⋅ B1702480 MLS
Welcome to 49 Park Street - located in the Allentown Historic Preservation District. This 1886 Queen Anne (Gem) showcases all the beauty of yesteryear. Covered front porch, large, thick oak front door, entryway has original pendant fixture, vintage colorful tile. Foyer features original light fixture and original window door curtain. Amazing Spindle wood frames the area. Sunlight streams through full stain glass windows - which highlights the staircase. Stroll into the living area and gaze upon the first of 3 stunning fireplaces. It is an operable gas fireplace. Dining room surrounded in wainscoting, decorative glass transom windows. Notice the inlay in the hardwood floor. Kitchen features vintage butler's pantry. Just off the kitchen, head to the backyard with an abundance of greenery, slate patio, slate pathway access to each garage from backyard. Spacious second floor landing leads to unique large primary bedroom, 2 large bedrooms, 2 baths. Third level is your opportunity to create...

49 Park Street, Buffalo
$599,900
2 Beds ⋅ 2 Baths ⋅ B1703334 MLS
Discover exceptional living at Hamlet Meadows, a brand-new Marrano Homes community in the Town of Lancaster. Ideally located off Harris Hill Road just south of Wehrle Drive, this beautiful neighborhood offers an outstanding collection of thoughtfully designed ranch and two-story single-family homes. This stunning one-story ranch features 2 bedrooms, 2 full baths, and an open-concept design perfect for today's lifestyle. The spacious kitchen offers a peninsula with a 10-inch overhang for bar stool seating and flows seamlessly into the dining and living areas, making entertaining effortless. Relax year-round in the bright sunroom with a cozy fireplace or step outside to the covered porch overlooking the spacious rear yard. The private primary suite includes a double vanity and a large walk-in shower, while the second bedroom features its own walk-in closet. Additional highlights include a first-floor laundry room with utility sink, full basement, central air conditioning, and an attached two-car garage. Home is move in ready, Taxes are TBD.

13 Juliette Drive, Lancaster
$1,500,000
5 Beds ⋅ 6 Baths ⋅ B1702628 MLS
Welcome to this beautifully renovated & updated luxury home, spanning approx 5200 sq. ft. of expansive, well-designed living space. As you step into the grand two-story foyer, you're greeted by a stunning circular staircase, impressive 16-ft ceilings, & a crystal chandelier that truly set the stage. This home beautifully combines timeless elegance w/modern style, creating a wonderful living space w/every detail thoughtfully selected to enhance its beauty. The home features beautiful natural light throughout. You'll find designer lighting, exquisite millwork, hrdwd flrs & finishes that reflect exceptional craftsmanship throughout. At the heart of the home lies an expansive updated gourmet kit w/elegant, timeless custom maple, choch-glazed cabinets, subway-tile glazed backsplash, granite counters, a lrg center isle w/brkfst bar, prof-grade SS appls, including a Frigidaire Professional line refrigerator, a Thor range & lrg eating area. This inviting space flows seamlessly into the adjoining bar area & fam room w/frplc, making it the ideal setting for entertaining family & friends. The formal din rm off the kit is elegant & refined & the formal liv rm w/beautiful windows is off the grand foyer. A private 1st-flr bedroom & an updated full bath make a perfect guest area. The luxurious primary suite features a beautifully renovated, spa-inspired bath w/a lrg walk-in shower w/seamless glass & a freestanding soaking tub. The expansive walk-in closet features custom closet systems for ample storage. Additionally, the 2nd flr features the additional bedrooms & 2 beautifully updated baths.Step outside to the fully fenced yard & discover a backyard oasis, complete w/an in-ground Gunite saltwater pool w/water feature, aggregate concrete, a magnificent stone patio w/awning, & professionally landscaped grounds, creating a perfect spot for relaxation & enjoyment. 3-car side-load garage w/new epoxy floor & hot/cold water,.Whole-house generator, newer concrete front walkway, Irrigation, gutter guards newer sump pump '22 new roof '25, HWT & furn '23 & AC '24.This remarkable property has been meticulously updated, providing an exceptional blend of luxury, comfort & functionality.

160 Rollingwood Street, Amherst
$279,900
5 Beds ⋅ 2 Baths ⋅ B1702385 MLS
Welcome to a truly exceptional home that seamlessly blends classic charm with modern convenience. This move-in ready, meticulously kept 5 bedroom 1.5 bath residence immediately impresses with its stunning, original natural woodwork. Upon entry, you are greeted by a breathtaking foyer that flows effortlessly into a spacious living room featuring timeless pocket doors. Just beyond sits the formal dining room, which connects directly to an inviting kitchen complete with a granite center island, loads of cupboard space, and a door leading out to your private outdoor retreat. Outside, you will find a maintenance-free deck overlooking a beautifully manicured, fully fenced yard and a detached garage featuring a brand-new garage door. Designed for comfortable living and effortless entertaining, the upper levels and basement offer exceptional space and flexibility. The 2nd floor boasts 4 generous bedrooms and a tastefully updated full bathroom, while the 3rd floor houses the expansive 5th bedroom complete with fantastic closet space. For even more room to stretch out, the partially finished basement provides additional living area along with a convenient 1/2 bath. Every major detail has been thoughtfully addressed, offering complete peace of mind for the next owner. Recent updates and improvements include central air conditioning, vinyl windows, a new hot water tank, fresh gutters, and updated hardwood flooring throughout the living and dining rooms. 673 additional sq ft in finished basement and attic. Conveniently located close to local amenities, schools, shopping and the local farmers market, this turn-key property is fully prepared and waiting to welcome its new owners home.

263 Miller Street, North Tonawanda
$159,900
5 Beds ⋅ 1 Baths ⋅ B1701977 MLS
This five-bedroom, Buffalo property offers an attractive opportunity for investors seeking space, versatility, and reliable tenant appeal. Full basement, functional layout, yard, and off-street parking situated directly on the bus line and surrounded by shops, services, and everyday conveniences. The location supports consistent demand from students, and commuters. Its walkable, transit-friendly setting makes daily living convenient while broadening the property's appeal to a wide range of tenants. Whether you're looking to expand your rental portfolio or secure a property with strong income potential, this home combines size, location, and practical amenities to create a compelling investment opportunity.

1257 Kensington Avenue, Buffalo
$1,349,000
5 Beds ⋅ 5 Baths ⋅ B1702996 MLS
Welcome to this extraordinary former model home by Patrick Homes, where exceptional quality & craftsmanship are showcased throughout. From the moment you arrive, impressive curb appeal sets the tone w/a striking brick façade, prof landscaped, expansive covered front porch w/multiple seating areas, a front-facing balcony, 3-car side-load gar, extra-wide driveway & walkway. Step inside to soaring 10-ft ceilings, a dramatic 2-sty foyer crowned by a chandelier, gleaming wide-plank hardwood flrs & oversized windows that fill the home with natural light. Three-step crown molding & trimmed columns add timeless architectural elegance throughout. The formal living & dining rms provide an exceptional setting for entertaining, while the private front office w/French drs & custom built-ins offers the perfect workspace. The open-concept design seamlessly connects the chef's kitchen, sunroom & family rm. The kitchen is beautifully appointed w/granite, artisan tile backsplash, ss appliances, custom ceiling-height cabinetry, oversized center island & W-I pantry. The adjoining family rm features coffered ceiling, wall of windows, gas fplc & 2nd staircase leading upstairs. Completing the main level a mudroom w/built-in cubbies & bench along w/an open staircase & dry bar leading to the finished lower level. Upstairs, the expansive primary suite w/custom ceiling, wall of windows and a spa-inspired bath featuring whirlpool tub, dual vanities, W-I shower & custom California Closet. A spacious fifth bedrm includes a sitting rm, W-I closet & dual ensuite bath. Three add'l generously sized bdrms, each w/ W-I closets & shared bath. The exceptional finished lower level adds more than 1,900 sf of beautifully designed living space w/daylight windows, gas fplc, full bath & abundant storage. Outside, the fully fenced backyard is surrounded by mature trees for privacy centered around an expansive patio designed for effortless outdoor entertaining. The generous yard also offers ample space for a future pool. This rare offering combines timeless elegance and luxurious living in one of Clarence Center's most coveted neighborhoods. Move-in ready and truly exceptional. Professionally measured sqft

9123 Curry Ln, Clarence
$349,000
3 Beds ⋅ 3 Baths ⋅ B1702306 MLS
Welcome to this beautifully renovated 3 Bedroom, 2.5 Bathroom Ranch situated on one-third of an acre, less than a mile from Point Breeze Beach! Offering 1,550 square feet of thoughtfully designed living space, this bright and inviting home combines a convenient single-story layout with extensive modern upgrades. Bamboo flooring flows throughout the home, complemented by tile flooring in all three bathrooms. The beautiful kitchen features quartz countertops, abundant cabinetry, convenient pot-and-pan drawers, a top-of-the-line stainless-steel sink and two pantries, providing exceptional workspace and storage. The large primary suite offers a wonderful private bath with a separate soaking tub and stand-up shower. Bedrooms two and three share an oversized Jack-and-Jill full bath, while a convenient half bath is located within the first-floor laundry room. Major improvements include a new metal roof, all-new plumbing, all Pex supply as well as all new drain lines, tankless water heater, spray-foam insulation in every exterior wall and the band joist; a new 100-amp electrical panel complete with arc-fault and grounded circuit breakers throughout; and a 60-amp subpanel in the basement. A new high-efficiency furnace and central air provide year-round comfort. The full basement offers excellent additional storage and future possibilities. Outside, the property includes a one-car garage, storage shed and a spacious one-third-acre lot. Enjoy a beautifully updated, well-lit home in a desirable location near the beaches of Lake Erie! Advertised sq' is higher as the owner turned unusable sq' into usable in the rear of the house.

9378 Lemon Street, Evans
$575,000
3 Beds ⋅ 2 Baths ⋅ B1703049 MLS
Welcome home to ultimate privacy and comfort! This beautiful vinyl-sided ranch house is hidden far off the road, nestled on 2.7 acres of serene, maturely treed land. Step inside to find a spectacular open-concept living space highlighted by soaring vaulted ceilings and gorgeous hardwood floors. The seamless layout flows into the dining and kitchen areas, making it perfect for entertaining or quiet family nights. French patio doors transition your living space outdoors onto a massive deck overlooking your ultra-private, wooded backyard.With 3 spacious bedrooms and 2 full bathrooms, this home offers the perfect footprint for easy, single-story living. Car enthusiasts and hobbyists will fall in love with the parking and storage capabilities, featuring a 3-car attached garage, an additional 1-car detached garage, and dedicated extra storage areas. Outside, enjoy your own private basketball court surrounded by nature. Mechanically, this home is a powerhouse, boasting central air conditioning and a rare dual-heating setup—choose between cozy hot water baseboards or fast, efficient forced air. Don't miss this rare acreage property that checks every single box!

2604 Bullis Road, Elma
$574,900
6 Beds ⋅ 3 Baths ⋅ B1703218 MLS
Welcome to 86 Shadow Wood Drive, a stately 6-bedroom colonial in the highly sought-after Wellington Woods neighborhood, located in the award-winning Williamsville East High School and Transit Middle School district. Thoughtfully designed with an open, flexible floor plan, this home offers the perfect blend of spacious gathering areas and comfortable everyday living. The inviting family room showcases a striking brick feature wall with a wood-burning fireplace, while the updated chef's kitchen flows seamlessly into the oversized dining room—ideal for entertaining family and friends. The generous primary suite features an ensuite bath and double closets, while the additional bedrooms offer exceptional storage, including two with walk-in closets, providing flexibility for guests, home offices, or hobbies. Step outside to your private, park-like backyard, fully fenced and complete with a patio, basketball area, and abundant green space for relaxing or play. Extensively updated for peace of mind, including roof (2021), garage doors (2021), many windows (2021), upstairs stairs and hallway carpeting (2022), sliding patio door (2024), gutters (2025), patio (2025), radon mitigation system (2025), and fully fenced yard (2025/2026). Additional improvements include a hot water tank (2018) and professionally completed basement structural reinforcement with new I-beam support (2023), drain tile system (2026), with transferable lifetime warranty/documentation for the completed work. Around the corner from Transit Valley Country Club, you'll be on the golf course in minutes! Transit Road with all the shopping, dining and expressways you need makes this an ideal location for convenience too. A rare opportunity to own a spacious, move-in ready home in one of East Amherst's most desirable neighborhoods! Showings begin at the open house on Sunday 8/2/2026 at 11:00 am.

86 Shadow Wood Drive, Amherst
$249,000
4 Beds ⋅ 2 Baths ⋅ B1703000 MLS
Welcome to this 4 Bedroom, 2 full bath, Bungalow with over 1700 Sq ft, located just minutes from Downtown Buffalo. This home features a first floor, master bedroom w/ensuite, that is tucked away from the rest of the living spaces, allowing for maximum privacy, open concept layout, making entertaining easy and functional, a large entry foyer/sunroom, perfect for enjoying your morning coffee, favorite book and/or just a relaxing nook. The first floor offers a large kitchen w/island, ample cabinet and counter space, stainless steel appliances and adjacent dining area, living and family rooms that could serve as multi-purpose areas, 2 bedrooms, the smaller which could also serve as an office, master bedroom w/full bathroom, large entry foyer/sunroom and 2nd full bathroom. The second floor offers 2 nice-sized bedrooms and spacious hallway, offering flexibility for a variety of uses. A partially fenced yard and 1 car garage complete this home. This home is great for owner occupants or investors, especially given its close proximity to downtown and major expressways. Showings and negotiations begin at the open house on 8/8/26, 10 AM.

104 Colton Street, Cheektowaga
$4,600,000
6 Beds ⋅ 8 Baths ⋅ B1703281 MLS
An incredible and rare opportunity to bring the floor plans from one of Brownstone Homes’ most remarkable custom builds to a spectacular 9.3 acre homesite in Boncrest West, an exclusive cul-de-sac within the sought-after Clarence School District where only five custom residences will be built. This proposed modern luxury estate offers approximately 8,800 sq ft of finished living space with 6 bedrooms, 6 full baths, and 2 half baths across three expansive levels. The main floor is anchored by a breathtaking two-story great room with soaring 20' ceilings and a dramatic floor-to-ceiling stone fireplace, opening to a covered outdoor living area. Fully retractable pocket-style doors in the kitchen and living room create a seamless indoor-outdoor connection. High-end details may include tray ceilings, 9/16" champagne white oak flooring, reverse brick ledge construction, custom cabinetry, quartz countertops and backsplashes, a Wolf six-burner cooktop, walk-in pantry, designer tile, and top-tier finishes throughout. The first-floor primary suite is designed with a massive walk-in closet, fireplace, dual vanities, dual showerheads, and a soaking tub within the shower. A second bedroom suite, private office, and impressive theater room with stadium-style seating complete the main level, while three additional suites are planned upstairs. The finished lower level is designed for entertaining and recreation, including a lowered golf simulator area and walk-in safe. Additional highlights include an oversized five-car garage, multiple gas fireplaces, built-in speakers, laundry rooms on both levels, and exceptional Brownstone Homes craftsmanship. Buyers may personalize the floor plan, finishes, and selections with Brownstone Homes’ design team to create a residence reflecting their vision. Final plans, specifications, materials, pricing, site work, and square footage are subject to change and builder approval. Renderings and images may include altered representations or photos of previously completed Brownstone Homes residences. Taxes to be determined after completion. Also available as proposed a 3.68 acre lot, see MLS #B1701643

4505 Boncrest W, Clarence
$3,990,000
6 Beds ⋅ 8 Baths ⋅ B1701643 MLS
An incredible and rare opportunity to bring the floor plans from one of Brownstone Homes’ most remarkable custom builds to a spectacular 3.68-acre homesite in Boncrest West, an exclusive cul-de-sac within the sought-after Clarence School District where only five custom residences will be built. This proposed modern luxury estate offers approximately 8,800 sq ft of finished living space with 6 bedrooms, 6 full baths, and 2 half baths across three expansive levels. The main floor is anchored by a breathtaking two-story great room with soaring 20' ceilings and a dramatic floor-to-ceiling stone fireplace, opening to a covered outdoor living area. Fully retractable pocket-style doors in the kitchen and living room create a seamless indoor-outdoor connection. High-end details may include tray ceilings, 9/16" champagne white oak flooring, reverse brick ledge construction, custom cabinetry, quartz countertops and backsplashes, a Wolf six-burner cooktop, walk-in pantry, designer tile, and top-tier finishes throughout. The first-floor primary suite is designed with a massive walk-in closet, fireplace, dual vanities, dual showerheads, and a soaking tub within the shower. A second bedroom suite, private office, and impressive theater room with stadium-style seating complete the main level, while three additional suites are planned upstairs. The finished lower level is designed for entertaining and recreation, including a lowered golf simulator area and walk-in safe. Additional highlights include an oversized five-car garage, multiple gas fireplaces, built-in speakers, laundry rooms on both levels, and exceptional Brownstone Homes craftsmanship. Buyers may personalize the floor plan, finishes, and selections with Brownstone Homes’ design team to create a residence reflecting their vision. Final plans, specifications, materials, pricing, site work, and square footage are subject to change and builder approval. Renderings and images may include altered representations or photos of previously completed Brownstone Homes residences. Taxes to be determined after completion. Also available as proposed a 9.3 acre lot, see MLS #B1703281

4505 Boncrest W, Clarence
$169,900
3 Beds ⋅ 1 Baths ⋅ B1703266 MLS
Old school charm bungalow with front porch! Home has been lovingly improved and is ready for its next owner! Tear off roof and gutters 2019, furnace 2020! Classic layout with 3 bedrooms and 1 full bath, laundry area and potential bonus space upstairs. Hardwood floors, and feels much larger than square footage would suggest! Close to Amherst street! Minutes to the highway, Buffalo State University, Elmwood Village, bike trials, and Delaware Park.

82 Peter Street, Buffalo
$325,000
3 Beds ⋅ 2 Baths ⋅ B1702206 MLS
Exceptional opportunity to own this gorgeous, impeccably maintained 3 Bed/1.5-bath home nestled on a quiet street in one of Amherst's most sought-after Smallwood School District neighborhoods. From the moment you step into the welcoming foyer, you'll appreciate the inviting, thoughtfully designed floor plan. The spacious living room flows seamlessly into the formal dining room before opening to the stunning, completely renovated kitchen featuring granite countertops, custom soft-close cabinetry, stainless steel appliances, and a center island peninsula overlooking the comfortable family room. Bathed in natural light, the family room offers the perfect place to unwind or entertain while providing additional dining space and direct access to the expansive deck overlooking the huge, fully fenced backyard. A conveniently located first-floor half bath completes the main level. Upstairs, you'll find a spacious primary bedroom with a walk-in closet, along with two additional generously sized bedrooms, including a second walk-in closet. Rich hardwood floors lie beneath the plush wall-to-wall carpeting in all three bedrooms. The bright full bath features ceramic tile and a heated, fog-free mirrored medicine cabinet. The partially finished basement provides valuable additional living space for a recreation room, home office, or gym. Outside, enjoy the convenience of the attached garage with electric door opener and a double-wide poured concrete driveway. Additional updates include a high-efficiency Lennox furnace with central air conditioning, an architectural shingle roof, and many newer windows throughout, allowing you to purchase with confidence. Square footage professionally measured and DOES NOT include partially finished basement - GLA floor plan attached. Showings begin immediately. Sellers are requesting offer by 1PM Tuesday, 8/4/26. Open House: Sunday, August 2nd, 1:00–3:00 PM.

404 Darwin Drive, Amherst
$205,000
2 Beds ⋅ 1 Baths ⋅ B1701300 MLS
Perfect budget friendly home, in the heart of Colden! Move in ready! Short drive to the ski slopes, or the village of East Aurora. Next to Colden Elementary School. This home offers a very large hillside yard. Upon entering, you will be in a room that would work as a great office space, or simply a large mudroom. Great sized open eat-in kitchen is at the center of this home. New sink and faucet in 2024. Great first floor laundry room off the kitchen would make for a great walk in pantry space as well. Washer/dryer and stove (2021) will convey. Cathedral ceilings open up the living room in the front of the home, *bonus* with a great loft space above it. Loft could be used as a child's play area, office, hobby room, a 3rd bedroom, or simply storage. 2 Large bedrooms had new flooring put in 2021. Clean walk out basement, perfect for a workshop area. Back deck was freshly painted just before listing, with 2 extra large hillside flower beds. Driveway was re-graveled just this year. Septic system was evacuated and lines were serviced and repaired in 2023. And a tankless HWH was installed in 2023. Great little hillside home, just waiting for it's next chapter! Delayed negotiations will be 8/10 at noon.

8247 Boston Colden Road, Colden
$390,000
3 Beds ⋅ 2 Baths ⋅ B1700402 MLS
Welcome to 13510 Sanders Hill Road in the Town of Holland, just outside of Strykersville. This meticulously maintained sprawling brick ranch is perched high above the surrounding countryside on over 2 acres, offering some of the most breathtaking panoramic views you'll find anywhere in the area. From the moment you pull into the driveway, it's easy to see the pride of ownership that has gone into this property. Inside you'll find a bright eat-in kitchen with updated appliances, tile flooring, and a convenient office nook, along with a spacious living room highlighted by a large picture window that perfectly frames the incredible views. A propane fireplace creates a warm gathering space, while the formal dining room also works well as an additional family room if preferred. The home also features first-floor laundry, a fully updated bathroom, a second refreshed full bath complete with a jacuzzi tub, a generous primary bedroom with double closets, and a highly functional mudroom with abundant cabinetry and closet space. The full poured basement adds an impressive amount of additional usable space with a large entertaining area, bar, and plenty of storage. A brand-new roof, mini-split air conditioning, a modern hot water baseboard heating system, and a portable backup generator that will convey with the home provide added comfort and peace of mind. Step outside to take in the spectacular scenery from the covered front porch, where you'll enjoy panoramic views that stretch for miles across the rolling countryside. The property also features beautifully maintained grounds, a blacktop driveway, a professionally coated garage floor, a storage shed with electric that's currently configured as a small workshop, and an additional lot offering extra yard space, room for a future outbuilding, or simply additional privacy. If you've been searching for a move-in ready brick ranch where the views are every bit as impressive as the home itself, this is one you won't want to miss.

13510 Sanders Hill Road, Holland
$174,900
2 Beds ⋅ 1 Baths ⋅ B1703052 MLS
Welcome to this charming 2 bedroom, 1 bath home in a great location with deeded water access to Lake Erie. This well maintained home offers a bright comfortable floor plan. The bedrooms are both good sizes with ample closet space. The kitchen features lots of cupboard, and counter space for your storage, and your cooking needs. Enjoy the convenience of 1st. floor laundry. The roof is less than 7 years old. The backyard has endless potential, and would be great for entertaining your guests for summer BBQS. Being less than a 1/2 mile to the water you'll be able to have countless beach days, and take in beautiful, breathtaking sunsets year round. This home is the perfect starter home, or great for downsizing. It is just awaiting your personal touches.

10604 Lake Shore Road, Brant
$279,900
3 Beds ⋅ 2 Baths ⋅ B1703008 MLS
Welcome to 196 Banko Drive! This beautifully maintained 3-bedroom, 1.5-bath ranch offers the perfect blend of comfort, style, and functionality. An inviting layout creates a warm welcome, while the beautifully updated 2025 kitchen serves as the heart of the home with modern finishes and ample workspace. The partially finished basement with a wet bar provides the ideal space for entertaining, game nights, a home office, or additional living space. Stay comfortable year-round with central air, and enjoy your morning coffee or unwind at the end of the day in the spacious three-season room overlooking the fully fenced backyard. With plenty of room for pets, play, gardening, and summer gatherings, the outdoor space is just as inviting as the interior. Conveniently located near shopping, restaurants, parks, schools, and major commuter routes, this move-in-ready home offers the ease of one-floor living with the bonus space today’s buyers are looking for. Don’t miss your opportunity to make this exceptional ranch your next home Showings Begin at the Open House Saturday Aug 1st 11-1pm. Additional Open House Sunday August 2nd 1-3pm. Negotiations begin on Aug 5 @ 12pm.

196 Banko Drive, Cheektowaga
$209,900
3 Beds ⋅ 1 Baths ⋅ B1703152 MLS
Step back into an era when homes were built to last! This 3-bedroom, 1-bath all brick ranch is located on the desirable East Side of Hyde Park, just down the Street from the Golf Course, with a neighborhood pocket park directly across the street. Built in 1955, this home reflects the exceptional craftsmanship & construction standards of its era, featuring solid all brick construction, full basement with poured concrete foundation. The spacious basement offers excellent potential for additional living space, recreation room, home office, workshop or storage. The home offers a comfortable & functional ranch-style floor plan with three bedrooms, one full bath & the convenience of one-floor living. A detached 1.5 car garage & fenced yard provide additional storage, parking and outdoor enjoyment. Recent major improvements include a new architectural shingle roof in 2021 and new furnace and central air conditioning system in 2023. A wonderful opportunity to own a solid all brick ranch in a great East of Hyde Park neighborhood close to the golf course, parks, shopping & neighborhood amenities. With its quality 1950's construction, major mechanical updates & unfinished basement offering future potential, this is a home with great bones, timeless appeal & plenty of possibilities. This ranch offers an especially attractive opportunity to stop renting & start building equity in a solid, all brick-home in an established East of Hyde Park Neighborhood. With its excellent construction, newer roof, newer furnace and central air, full basement & detached garage, this property offers the foundation for both comfortable living today & potential financial benefits for the future. Just minutes from the world-famous Niagara Falls & Niagara Falls State Park, residents can enjoy one of the world's most spectacular natural attractions right in their own backyard. The area also offers restaurants, shopping, entertainment, parks, recreational opportunities & the convenience of nearby international travel through the Rainbow Bridge. The location provides an excellent regional advantage. Solid construction. Endless possibilities. Stop renting start building equity in a home of your own.

2961 North Avenue, Niagara Falls
$269,900
3 Beds ⋅ 2 Baths ⋅ B1702188 MLS
This Meticulously Maintained 1,190 SqFt. 3 Bedroom, 2 Full Bathroom Ranch in the Heart of Cheektowaga and Maryvale Schools is a must see!!! Perfectly nestled on a picturesque lot in a highly sought after neighborhood, this home blends timeless charm with true serenity, while being only minutes away from shopping, dining, parks and local amenities. Step into a warm and inviting floor plan that features gleaming hardwood floors, abundant natural light through vinyl replacement windows, and a beautifully updated kitchen with stunning granite countertops. The spacious living room, formal dining room, and generously sized bedrooms provide the perfect setting for both everyday living and time with loved ones. The basement offers exceptional space, complete with a large recreation room, bar, bathroom, workshop, laundry area, and ample storage, ideal for game nights, holidays, or gatherings with friends and family. Finally, enjoy summer to the fullest in your very own backyard oasis. Relax by the in-ground pool, surrounded by a privacy fence and beautifully manicured landscaping that creates a peaceful, park-like setting. Recent updates include Pool Heater (2023), Pool Cover (2023), Hot Water Tank (2024), Fence (2024), Oven (2024), and Sewer Line (2025). Showings begin Friday, 7/31/26. No negotiations before Thursday 8/6/26 @ 3pm.

17 Helenbrook Lane, Cheektowaga
$279,900
3 Beds ⋅ 3 Baths ⋅ B1701294 MLS
Welcome home to 16 Newgate Road! This inviting 3 bedroom, 3 full bath ranch located in a quiet Amherst neighborhood is a rare find! Step into the welcoming foyer and picture yourself enjoying the oversized living room offering hardwood floors, recessed lighting, & French doors that lead right into the kitchen, making everyday living and entertaining feel effortless. The kitchen offers abundant cabinetry and counter space so you can spread out while you cook, plus a convenient stackable washer/dryer (included) for true first-floor laundry ease. The spacious primary bedroom features generous closet space and a private ensuite bath with a walk-in shower. Two additional bedrooms and a 2nd full bath complete the comfortable first-floor layout. Head downstairs to discover a massive, partially finished basement with endless possibilities: think rec room, home office, workout room, or playroom! Plus you’ll find a beautifully remodeled full bath, dedicated storage room, utility room, & separate laundry room (with an additional washer and dryer included! Glass block windows add both security and peace of mind. Outside, enjoy an attached garage and a private, partially fenced backyard with a concrete patio; ideal for summer grilling, morning coffee, or quiet evenings at home. Recent updates include: interior paint '25, hot water tank '22, sump pump '18, plus central air, vinyl siding, and more! 16 Newgate Road is conveniently located in the Sweet Home School District, close to UB North & South Campuses, shopping, dining, highway access, and all amenities that Amherst has to offer. Showings begin immediately. Open House Saturday, 8/1 from 11am–1pm. Offer deadline 8/4/26 at 12pm. Welcome home to Newgate Road; you've found your perfect MATCH!

16 Newgate Road, Amherst
$314,900
3 Beds ⋅ 2 Baths ⋅ B1702918 MLS
Welcome to 156 Hillpine. This well cared for colonial built in 1989 is central to plenty of shopping and dining options with parks, thruway, and a nature preserve all close by while preserving a cozy neighborhood feeling. This home features a well landscaped exterior with an extra wide driveway, 3 bedrooms(upstairs), eat in kitchen and dining room, 1st floor half bath, attached garage, and a beautiful backyard with a private feel that includes a shed for additional storage, a concrete patio and a firepit nice for entertaining or relaxing time alone. Recent updates include a sump pump with water based back up 2021, patio lighting 2022, bathroom update 2020, widened driveway to 4 car parking, stairs and patio extension 2022. Open house Sunday, August 2nd 1p-3p. Offers are due 8/10, by noon.

156 Hillpine Road, Cheektowaga
$240,000
5 Beds ⋅ 2 Baths ⋅ B1702144 MLS
Welcome to 1603 100th Street, a spacious split-level home nestled in the desirable LaSalle neighborhood of Niagara Falls! Offering 5 bedrooms and 2 and a 1/2 bathrooms, this home has the space and flexibility today's buyers are looking for. Whether you're accommodating a growing family, creating a home office, or welcoming overnight guests, there's room for everyone. The thoughtfully designed split-level layout offers comfortable living with generous room sizes and an easy flow that's perfect for both everyday living and entertaining. Situated on a nicely sized 69' x 103' lot, the backyard provides plenty of space to enjoy summer barbecues, gardening, outdoor play, or simply relaxing with family and friends. Conveniently located close to schools, shopping, restaurants, parks, and major highways, you'll enjoy the perfect balance of a quiet neighborhood with easy access to everyday conveniences. Whether you're searching for your first home, looking for more space, or ready for your next chapter, this property is full of potential and waiting for your personal touch. Come see all that 1603 100th Street has to offer—you'll feel right at home the moment you walk through the door!

1603 100th St, Niagara Falls
$589,900
4 Beds ⋅ 4 Baths ⋅ B1702743 MLS
Nestled in the highly sought after Eagle Heights neighborhood, this exceptional Orchard Park Victorian home combines timeless elegance with outstanding living space on a private wooded lot of more than 2/3 of an acre. A dramatic two story foyer welcomes you into a thoughtfully designed floor plan. The formal living room and dining room feature rich cherry flooring, while the rear family room offers a wood burning fireplace with gas start, a wet bar, and direct access to the composite deck with new vinyl railings installed in 2024. The spacious eat in kitchen provides abundant cabinetry and island, extensive counter space, and a comfortable dining area. The impressive primary suite features a tray ceiling, private balcony, walk in closet, and a beautifully updated ensuite bathroom renovated ~8 years ago. Three additional bedrooms provide generous space for family, guests or a home office. The finished walkout basement greatly expands the living space with a second wood burning fireplace with gas start, a half bathroom already plumbed for a future shower, and direct access to the hot tub and backyard. Outside, enjoy a peaceful setting complete with a composite deck, stamped concrete patio, fire pit, Amish swing, and your own creek running through the property. Mature trees provide exceptional privacy and create a truly relaxing outdoor retreat. Additional features include cedar siding, 2.5 car attached garage, 200 amp underground electrical service, Amherst alarm system, whole house generator, Carrier furnace and central air from 2009, and a hot water tank from 2014. Many of the interior walls were freshly painted in February 2025, making this beautifully maintained home ready for its next owner. Located in the award winning Orchard Park School District and just minutes from shopping, dining, parks, golf and the Village of Orchard Park. This is a rare opportunity to own an exceptional home in one of the area's most desirable neighborhoods. Offers will be reviewed Wednesday 8/5 at noon.

84 Middlebury Road, Orchard Park
$315,000
3 Beds ⋅ 2 Baths ⋅ B1702958 MLS
OPEN HOUSE SUNDAY 8.2 from 11AM to 1PM! This is where the warmth of country living meets the sophistication of modern design. Nestled on a picturesque, tree-lined .65-acre lot in the heart of Colden, this beautifully renovated home offers the peace and privacy you've been craving while remaining just minutes from Kissing Bridge, local shopping, dining, and an easy 35-minute commute to Buffalo and the Southtowns. From the moment you arrive, you'll appreciate the thoughtful updates throughout. Offering over 2,000 square feet of finished living space, this home is designed for both everyday comfort and effortless entertaining. The stunning designer kitchen features quartz countertops, classic shaker cabinetry, newer stainless-steel appliances (negotiable), a spacious breakfast bar, and a sun-filled dining area. The adjoining living room showcases original hardwood floors, custom built-in shelving, and a beautiful brick fireplace already equipped for a gas hookup. A welcoming foyer, updated powder room, and versatile first-floor office with laundry and an oversized pantry complete the main level. Upstairs, you'll find three generously sized bedrooms with abundant closet space, plush newer carpeting, and a beautifully renovated full bath featuring a double vanity and custom-tiled tub/shower. Extensive updates provide lasting peace of mind, including newer windows, updated plumbing and electrical, modern heating and hot water equipment, blown-in insulation, recessed lighting, gutters, and a whole-home water softener, filtration, and UV purification system. The full basement offers exceptional storage and future finishing potential, while the attached two-car garage adds everyday convenience. Outside, enjoy the dedicated gas line for grilling, mature trees, and an invisible fence (negotiable) for pets. Combining timeless character, and thoughtful renovations, homes like this are becoming increasingly rare. At 8894 Woodview Drive, you'll find the perfect place to call home.

8894 Woodview Drive, Colden
$199,900
4 Beds ⋅ 1 Baths ⋅ B1702997 MLS
Welcome to this charming Cape Cod home located in the desirable Town of Tonawanda and within the highly regarded Ken-Ton School District. This well-maintained 4-bedroom home offers a versatile layout with two bedrooms conveniently located on the first floor and two additional bedrooms upstairs, providing flexibility for guests, a home office, or multi-generational living. The eat-in kitchen provides a comfortable space for everyday meals, while the functional floor plan offers plenty of room to make the home your own. Step outside to enjoy the spacious, partially fenced backyard featuring a patio that's perfect for relaxing or entertaining, along with a storage shed for additional storage. Conveniently located near shopping, restaurants, parks, schools, and major commuter routes, this home offers comfort, convenience, and value. Whether you're a first-time homebuyer, looking to upsize, or simply searching for a place to make your own, this Cape Cod is full of potential and ready for your personal touch. Come see all it has to offer! **Open Houses: ** Saturday, August 1, from 1:00 PM to 3:00 PM and Sunday, August 2, from 11:00 AM to 1:00 PM.

90 Nicholas Drive N, Tonawanda