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$550,000
B1681896 MLS
ALMOST 4 ACRES IN AREA OF RECENT COMMERCIAL AND RESIDENTIAL GROWTH READY FOR YOUR DEVELOPMENT.780 SQ. FT.EXISTING BUILDING IS IN GOOD CONDITION WITH ACRES TO EXPAND. PROPERTY IS CURRENTLY SEPTIC BUT SEWER IS AT BACK OF PROPERTY.SURVEY ATTACHED

5489 Southwestern Boulevard, Hamburg
$299,900
B1676310 MLS
Position your business in the heart of one of Western New York's most charming and high traffic corridors with this prime opportunity at 21 Main Street in the Village of Hamburg. This highly visible 1,848 sq. ft. storefront with a stunning facade offers a rare chance to plug directly into an established small business ecosystem where boutique shops, service providers, and destination dining all thrive together. Seasonal festivals, farmers markets, and year-round village activity further amplify visibility and customer flow. If you're looking to establish a presence in a walkable, high-demand corridor with strong local identity and built-in traffic, 21 Main Street delivers a compelling opportunity in the Village of Hamburg.

21 Main Street, Hamburg
$3,500,000
B1681137 MLS
Incredible development opportunity. Fully approved and dig ready. 22 single family building lots, 11 on the water. The best bay in the area, huge sand area. This is a must see hidden gem in the waiting! Also listed as Lot/Land MLS B1681110 and as a Single Family MLS B1681120.

8462 Lake Shore Road, Evans
$3,500,000
B1681110 MLS
Incredible development opportunity. Fully approved and dig ready. 22 single family building lots, 11 on the water. The best bay in the area, huge sand area. This is a must see hidden gem in the waiting! Also listed as a commercial property, MLS B1681137, and a single family, MLS B1681120.

8462 Lake Shore Road, Evans
$3,500,000
1 Beds ⋅ 1 Baths ⋅ B1681120 MLS
Incredible development opportunity. Fully approved and dig ready. 22 single family building lots, 11 on the water. The best bay in the area, huge sand area. This is a must see hidden gem in the waiting! Also listed as Lot/Land, MLS B1681110 and a Commercial Property, MLS B1681137.

8462 Lake Shore Road, Evans
$529,000
3 Beds ⋅ 1 Baths ⋅ B1680164 MLS
PRICED TO SELL! Located in the Hamburg/Lakeview, NY area this property features two separate lots totaling 10 acres. The largest part of 7 acres features the ranch style house that's 1160sqft, has 3 bedrooms, 1 bath, laundry room, no basement with a 4 car attached garage, additional buildings, office, extra storage and pond. The additional 3 acres features the pond and is clean land with no structures located on it could be a perfect opportunity to build your family home (Tax i.d. 144889-194-000-0003-112). (Seller may be willing to sell separately). The total frontage with both lots combined are around 1000ft+ and the depth is 900ft. (see photos for land/property layout). School district is Frontier, Property is septic and taxes are only $5240 a year. Many opportunities await the next owner for this amazing property that was formerly a landscaping and nursery business. This property is zoned 280-17 through 280-23. Seller may consider private financing.

2572 Lakeview Road, Hamburg
$924,900
4 Beds ⋅ 2 Baths ⋅ R1680960 MLS
Private Country Estate with Farm Charm on 90+ Acres – Holland, NY Welcome to 4441 Vermont Hill Road—a beautifully maintained and thoughtfully updated farmhouse offering the perfect blend of historic character and modern comfort. Originally built in 1826, this 1,565 +/- sq ft home showcases timeless farm charm with updated décor throughout, creating a warm and inviting living space. This home features 3 bedrooms and 2 full baths, complemented by a functional layout and cozy atmosphere. Metal roofs on the structures provide durability and low maintenance, while the patio, landscaping, and above-ground pool offer excellent outdoor living and entertaining space. Set on approximately 90 +/- acres, this property is a rare opportunity for those seeking privacy, recreation, or agricultural use. The land includes 33 +/- acres of tillable ground and 47 +/- acres of wooded terrain, ideal for farming, or hunting. A scenic .8 +/- acre pond adds to the property’s beauty and usability. Outbuildings are extensive and well-suited for a variety of uses: 24’ x 32’ garage (built in 2014) plus an additional 1,000 +/- sq ft garage space 215’ x 36’ historic dairy barn with original milk house 115’ x 44’ open equipment shed The property is serviced by private water and septic, and also includes two natural gas wells—free gas to the home. Whether you're looking for a working farm, recreational retreat, or a private country homestead, this property delivers space, versatility, and unmatched rural charm. ADDITIONAL INFORMATION: Farmhouse, complete updates, GMO’s Convey, Free Gas, 700 feet +/- road frontage. Multiple barns, Hot tub, covered porch, double garage, patio, pond, 2.6 miles to Holland, 6.2 miles to East Aurora, 11 miles to Arcade, 11.2 miles to Rt 219, Taxes $8,817 Buyer agent must be present on all showings. Do not send clients out without accompanying them.

7441 Vermont Hill Road, Holland
$165,000
3 Beds ⋅ 1 Baths ⋅ B1680798 MLS
Let’s move you into the country and into a home you can truly make your own. This farmhouse fixer-upper offers a great opportunity for someone ready to roll up their sleeves and bring their vision to life. A good portion of the work has already been started, including drywall, flooring, windows, and some plumbing updates. Set on over 3.5 acres with Eighteenmile Creek behind the property and no rear neighbors in sight, the setting offers privacy, space, and peaceful country surroundings. Formerly a multi-family home, the property is currently in the process of being converted back to a single family residence, giving buyers flexibility and plenty of potential to customize the layout to fit their needs. This is not a turnkey property, but for the right buyer, it could become something really special. The possibilities are wide open. Open House on Sunday 5/17 from 11-1

9866 Boston State Road, Boston
$832,900
3 Beds ⋅ 3 Baths ⋅ B1679137 MLS
NEW PHASE OF BIRDSONG! This is a To Be Built Home planned on a beautiful neighborhood street in Birdsong Estates! Open and airy describes this home to a T. Note the convenience of a First Floor Primary Suite. As soon as you walk through the front door, your attention is grabbed by the direct view of the two-story Great Room with full wall of windows. A Home Office and Dining Room at the front of the house provide for easy entertaining while the rear is filled with everyday living space. Your gourmet kitchen is spacious enough for two chefs and features a generous amount of quartz counter space. The Secondary Entry provides easy access to a Walk-in Pantry and Laundry Room. The First Floor Owner's suite features a private spa bath and a large walk-in closet. Two additional bedrooms, a full bath and loft make up the 2nd floor. 9'-0 ceilings are standard on the first floor too!

67 Woodthrush Trail, Orchard Park
$853,500
4 Beds ⋅ 3 Baths ⋅ B1680468 MLS
NEW PHASE OF BIRDSONG! This is a To Be Built Home planned on a beautiful neighborhood street in Birdsong Estates. The Crestwood is a versatile home design that starts with exquisite architecture and hand selected materials including stone and board & batten on the front elevation. The open concept on the main level gives you space to cook, dine, relax, play and entertain—all at the same time, if you like. Large windows stream natural light into your home, filling the Great Room with “sunshine vitamin”. Just beyond the open living area, a large formal dining room extends your entertaining possibilities. The owner’s choice room off the foyer provides another opportunity: home office, fitness room, or something else? On the second level, the 4 bedrooms have been situated so that the entrances are spread apart to offer more privacy, an essential feature that can be overlooked in some floor plans. Your Primary Suite, which includes a dressing area, expansive Walk-In Closet, and a private bath retreat with both a free-standing soaking tub and 4'x4' tiled shower. The 3 additional bedrooms are also accompanied by a full bath.

63 Woodthrush Trail, Orchard Park
$149,900
B1679836 MLS
Building lot in Eagle Heights. Situated on Middlebury Rd. at a dead end. With just under 1.5 acres, this is one of the largest lots in Eagle Heights where there are not many building lots available. Close proximity and walking distance to Eagle Ridge Swim and Tennis Club.

VL Middlebury, Orchard Park
$80,000
B1679843 MLS
Located in Eagle Heights, just under half an acre, this popular subdivision boasts things the modern subdivision does not have such as trees, nature, and privacy. Sitting at the end of Middlebury Rd on a dead end, this private lot is an amazing opportunity. Walking distance to Eagle Ridge Swim and Tennis Club. Additional building lot across the street for sale as well.

VL Middlebury 2, Orchard Park
$429,000
B1678298 MLS
Must see 4 unit with commercial space & renovated apartments located minutes from East Aurora on the corner of highly traveled Olean Road & Emory Road. There so many possibilities for this open commercial space with that connects to a studio apartment with a brand new kitchen & full bath. Also listed under multiple unit B1670883 for more details on residential units. Vacant, commercially zoned lot next door is also available (B1678763) seller will consider a package price. Septic & well have passed for a quick closing.

6451 Olean Rd Road, Wales
$15,000
R1677151 MLS
Build your dream home on the dead end of Monroe Avenue in the Town of Evans. This property offers the perfect blend of peaceful living and recreation with easy access within minutes of Lake Erie Beach Park, Evangola State Park, restaurants and more! Buildable lot roughly 100x100 – ready for your vision!

V/L Monroe Avenue, Evans
$195,000
7 Beds ⋅ 4 Baths ⋅ B1679404 MLS
Excellent investment opportunity in the heart of North Collins! This 4-unit multifamily property offers strong income potential with an additional unit that could become a fantastic Airbnb or short-term rental opportunity after renovation. Currently generating $2,700 per month in rental income across the four occupied units, this property presents a great opportunity for investors or owner-occupants alike. The property is connected to public sewer and water and features five gas meters and five electric meters already in place, providing excellent future flexibility. There is ample off-street and on-street parking for tenants and guests. The building includes two lower apartments, one offering 2 bedrooms and 1 bathroom and the other featuring 1 bedroom and 1 bathroom. The two upper units include a spacious 3 bedroom, 1 bathroom apartment and an additional 1 bedroom, 1 bathroom unit. One of the upper apartments features a large kitchen, and all units offer generously sized living rooms. Conveniently located within walking distance to several local restaurants and just a short drive to the villages of Eden and Hamburg, this property also provides easy access to Buffalo, approximately 30 minutes away. Outdoor enthusiasts will appreciate the close proximity to Franklin Gulf County Park and Clear Lake Dam for hiking, fishing, and recreation. Please note the live edge shed is not included in the sale and is owned by a tenant. With solid current income and additional upside potential through the unfinished unit, this is a rare opportunity to own a versatile multifamily property in a desirable village location.

2092 Spruce Street, North Collins
$29,500
B1679076 MLS
Whether you're looking to build a seasonal retreat, a year-round residence, or an investment opportunity, this property offers the perfect setting to enjoy beach-town charm and relaxed coastal living. Near Point Breeze Beach (Lake Erie Beach / Angola, NY area) . Utilities are available on the street. Spend your days boating, fishing, kayaking, Golfing, exploring nearby wineries, or simply soaking in the laid-back Summer atmosphere that makes Lake Erie living so special. A rare opportunity to own your own slice and create a paradise. Aprox 30 minutes from Buffalo. Shed seen in the google shot is not part of this sale.

Dawn Avenue, Evans
$529,900
B1679223 MLS
Larkin Road: A Private Estate Opportunity Like No Other Presenting approx 96 acres of unspoiled vacant woodland, where nature’s artistry meets limitless possibility. Winding creeks, sparkling streams, secluded trails, and rolling terrain form a breathtaking backdrop for the estate of your dreams. This is more than land—it’s a sanctuary, a retreat, and a canvas for your vision. Multiple elevated sites invite the creation of a grand residence, an equestrian estate, or a serene second home, all designed to harmonize with the surrounding beauty. For the connoisseur of outdoor living, every day offers adventure. Hike through pristine forests, follow snowmobile trails across rolling hills, or simply savor the quiet majesty of your private grounds. Here, recreation and relaxation exist in perfect balance. Privacy, tranquility, and elegance converge to create an unparalleled lifestyle. Larkin Road is not just a destination—it is a legacy, a place where you can live fully, play freely, and craft a home as extraordinary as the land itself. Must make appt to walk property.

9881+9937 Larkin Road, Eden
$364,900
4 Beds ⋅ 2 Baths ⋅ B1678840 MLS
Charming two-unit upper/lower in a prime Village of Hamburg location! Each unit offers 2 bedrooms and 1 full bath, providing comfortable, functional living spaces for both owners and tenants alike. Situated on a great-size lot with a two-car detached garage, this property offers plenty of outdoor space and valuable off-street parking. Ideal opportunity for an owner-occupant—live in one unit while generating rental income from the other to help offset your mortgage—or add a solid asset to your investment portfolio. Conveniently located close to shops, restaurants, parks, and all the amenities the Village has to offer. A smart move in a highly desirable area!

102 Prospect Avenue, Hamburg
$299,000
B1678763 MLS
Commercially zoned lot on the corner of highly traveled Olean Road & Emory Road. Large capacity septic in place from a restaurant that was previously located on the parcel. Four unit with commercial space located next door (see B1670883) is also available & package price will be considered. Own the whole corner of this prime location just minutes from East Aurora & walking distance to Emory Park & Gow school.

6443 Olean Road, Wales
$94,999
B1678109 MLS
Looking for 2.00 acres not far from the Buffalo Bills stadium? This residentially zoned Industrial , which allows for multi-family development, is being sold as multiple parcels totaling 2.04 acres. Don’t miss your chance to check it out! Land to be sold as-is

Washington Avenue, Orchard Park
$429,000
5 Beds ⋅ 4 Baths ⋅ B1670883 MLS
4 unit with commercial space & renovated apartments located minutes from East Aurora & walking distance to Emory Park & Gow school. The commercial space (unit D) with overhead door connects to a brand new studio apartment with a gorgeous kitchen & full bath. Rear 2 bedroom (unit C) features an open floor plan with vaulted ceilings & overlooks the private fenced yard with automatic gate from an enclosed sun porch. Front 1 bedroom (unit A) & side 2 bedroom (unit B) offer cozy accommodations for short term airbnb guests seeking this convenient location. All units are have separate entrances, laundry facilities, utilities & generate substantial income as fully furnished short term airbnb rentals. The possibilities are endless in this unique property!! Quick closing possible with well & septic passed.

6451 Olean Rd Road, Wales
$299,900
B1677806 MLS
Situated in the heart of Eden, NY, this distinctive property presents a rare opportunity to acquire a well-established building that has been meticulously maintained. Currently utilized as a church, the main sanctuary accommodates approximately 200 guests and features elegant curved ceilings complemented by high-end carpeting. The property offers a variety of functional spaces, including multiple offices, meeting rooms, classrooms, and expansive gathering areas. A fully equipped kitchen, five bathrooms—two of which are wheelchair accessible (in addition to the baptistry tub)—and ample storage further enhance its versatility. Accessibility is thoughtfully addressed with a wheelchair lift on the left side of the building, which will remain, as well as a ramp at the rear entrance. A spacious foyer welcomes visitors through double leaded glass doors, creating a refined first impression. The choir loft is presently configured as a sound room, while the bell tower, though currently non-operational, adds architectural character. The building is equipped with multi-zoned air conditioning and a three-zone boiler system for efficient climate control. Some rooms have bifold walls to make rooms smaller or larger. Parking includes space for seven vehicles along the side of the building and six at the rear, including a designated handicapped spot. Please refer to the attached documentation for detailed room dimensions and layout. Current taxes reflect religious organization status. Sellers welcome offers.

8688 S Main Street, Eden
$890,000
B1678177 MLS
Discover a rare opportunity in Orchard Park — 3290 California Rd / 3365 Abbott Rd offers a fully equipped, high-visibility commercial property on 1.46 acres just moments from Highmark Stadium. This landmark location provides immediate operational potential along with exceptional flexibility for future redevelopment. The three-level, 5,760 sq. ft. building is currently configured for hospitality use. The main level features a welcoming dining room, a cozy horseshoe bar, full kitchen, server station, and two lavatories. Sliding doors off the bar lead to a newer, expansive composite deck—ideal for outdoor dining and entertaining. The upper level offers two banquet areas, two additional lavatories, and an office, making it well-suited for private events, meetings, or expanded service. The lower level includes a second kitchen, walk-in cooler, storage, and a large open area previously used as a banquet hall, presenting an opportunity to restore or reimagine additional revenue-generating space. Beyond its turnkey restaurant infrastructure, the property presents compelling potential for adaptive reuse or redevelopment. With its size, layout, and prominent location, it could be transformed into professional office space, medical offices, mixed-use commercial, or even a boutique hospitality concept, subject to approvals. The expansive lot provides ample on-site parking, a significant advantage for high-volume use or future redevelopment. Convenient access to Route 219, Route 5, and nearby I-90 exits ensures excellent regional connectivity and ease of access for patrons, employees, and tenants alike. Ample parking, strong visibility along Abbott Road, and proximity to one of Western New York’s busiest destinations make this an outstanding opportunity for restaurateurs, investors, or developers seeking both immediate use and long-term upside.

3290 California Road, Orchard Park
$299,900
4 Beds ⋅ 2 Baths ⋅ B1677849 MLS
Welcome to this charming 4-bedroom, 2 full-bath home featuring over 2000 square feet of living space that offers the perfect blend of comfort, character, and modern convenience. From the moment you step inside, you’ll appreciate the classic craftsmanship, beautiful woodwork, and hardwood flooring that add warmth and timeless appeal throughout. Spacious living areas include a cozy living room, family room, and formal dining room, all complemented by updated carpeting for added comfort. The kitchen features warm wood cabinetry, ample counter space, and functionality for everyday living. A convenient first-floor laundry and first-floor bedroom provide flexible living options, ideal for guests or easy main-floor living. Enjoy year-round relaxation in the bright sunroom with panoramic views of the backyard and sliding glass doors that bring the outdoors in while you unwind in your private hot tub. Upstairs, the impressive primary suite offers a true retreat with an en-suite bath, oversized Jacuzzi soaking tub, and an incredible 16x5 walk-in closet, both the bedroom and bathroom have beautiful skylights. Designed with comfort and peace of mind, this home includes many updates such as a new roof with a 30-year transferable warranty, extra-height countertops, fresh interior paint throughout, updated vinyl flooring, new carpeting, and some newer windows, new shed, and a boiler system that's serviced regularly. This home is full of charm, space, and thoughtful updates—ready for its next owner to move right in

170 Rosewood Avenue, Evans
$451,999
5 Beds ⋅ 3 Baths ⋅ B1677412 MLS
BACK ON THE MARKET!! With a $15k price adjustment, these sellers are motivated!! Why build and wait...and wait... and wait? This fantastic 5 bedroom home is beautiful and spacious! All 2600+ square feet have been completely updated from the inside out! Newer roof, new 50 gal HWT, new furnace, new central air unit, new & updated plumbing, updated electrical, brand new vinyl replacement windows, spacious primary suite with full bath w/walk in shower, brand new kitchen, all new bathrooms, cedar closet, brand new extra large driveway with plenty of room to turn around and MORE! Close to Hamburg Town Beach and many other amenities! There isn't anything left to do but move right in! This home shows well with go & show! Offers will be reviewed as they are received, seller reserves the right to set an offer deadline.

4695 Lake Shore Road, Hamburg
$1,299,000
B1675808 MLS
Introducing 3719 Abbott Road in Orchard Park—a premier commercial investment opportunity within walking distance to the new Buffalo Bills stadium, a billion-dollar development transforming the surrounding corridor. This highly visible corner site spans nearly 4 acres and offers over 300 feet of frontage on Abbott Road and approximately 275 feet on Webster Road, along with dual ingress and egress points for optimal accessibility. Positioned just minutes from the New York State Thruway, the property is ideally situated to benefit from both daily traffic and major event-driven exposure. The 7,340 sq ft building is an established, turn-key bar and restaurant featuring a full bar, commercial kitchen, two bathrooms, banquet/event space, outdoor seating, and a concrete patio, along with an on-site storage building. Significant interior renovations were completed in 2021, with additional exterior upgrades in 2023, reducing immediate capital needs. The expansive, partially paved and recently graded lot supports parking for 150+ vehicles, including RVs and coach buses, creating a substantial opportunity for event-based income during games, concerts, and large-scale gatherings. With nearly 4 acres of land, the development potential is significant, offering investors the ability to reposition, expand, or redevelop as the surrounding area continues to evolve. Additional upside includes the potential to convert the upper level into residential or short-term rental use, as well as leveraging excess land and existing structures for additional income streams. Backing to wooded land and Smoke Creek, the property provides a rare blend of privacy and scale while remaining in the center of one of Western New York’s most active growth zones. Located within Phase 2 of the planned rezoning tied to stadium infrastructure, the possibilities here are truly endless for both current use and future development.

3719 Abbott Road, Orchard Park
$649,999
4 Beds ⋅ 3 Baths ⋅ B1675857 MLS
Nestled on one of the prettiest pieces of land you’ve ever seen is a 4 bedroom 2 1/2 bath farmhouse (2324 ft.²) that has the modern amenities you need with the historical touches you’d expect to find in a property built in 1875. On the first level, there is a fully equipped eat-in kitchen, large living room with dining area, full bath, a bedroom, half bath, a large laundry room and two porches. Upstairs you will find 3 bedrooms, a full bath, and an enclosed porch. Outside you’ll find a 2 car, detached garage/barn with additional storage (1200 ft.²), and two large barns (2016 ft.² and 1920 ft.²). This beautiful property of 43.1 acres (plus additional land for a total of 52 to 53 acres) consist of several fields, riding/walking trails, and a beautiful creek.  Make this beautiful property a functional farm, private homestead, horse property or just your peaceful haven away from the hustle and bustle of the rest of the world... it’s all up to you!

Evans
$599,900
B1673915 MLS
Re-Zoned in 2022 for Single Family Development, this Gorgeous Buildable Lot is now available for sale. This PREMIUM lot is 1.2 acre, tucked between Bennett Beach & St Vincent De Paul Beach. The property boasts mature shade trees that create ultimate privacy for your dream home to be built, just steps from the beach.ONE OF THE MOST BEAUTIFUL PIECES OF LAKEFRONT PROPERTY THAT HAS BEEN AVAILABLE FOR SALE IN RECENT HISTORY, there is 100FT expansive, level lake frontage with spectacular views in all directions. Peace & tranquility awaits you in this private setting overlooking beautiful Lake Erie. There is a structure on the property that requires demolition, Tours of the structure are NOT permitted, This is an AS-IS sale. Please do not visit the property without an appointment- NO TRESPASSING. Cash Only Sale/Proof of Funds Required. This is a ONCE-IN-LIFETIME OPPORTUNITY...Plan ahead and let your dreams of having a home on a private sand beach begin NOW!

8408 Lake Shore Road, Evans
$315,000
3 Beds ⋅ 2 Baths ⋅ B1675754 MLS
Prime Mixed-Use Investment Opportunity in the Village of Hamburg. This well positioned mixed-use property features two commercial units and one residential apartment, offering a strong blend of income and stability. The first-floor commercial spaces are currently occupied by a dog grooming business and a retail boutique, both benefiting from excellent street visibility and consistent local traffic. The upper unit consists of a residential apartment, providing additional steady rental income. Situated in the heart of the Village of Hamburg, this property is surrounded by established businesses, restaurants, and neighborhood amenities, making it an attractive location for both commercial tenants and residents alike. Ideal for investors seeking a mixed-use asset in a highly desirable south towns location.

189 Buffalo Street, Hamburg
$315,000
B1674894 MLS
Prime Mixed-Use Investment Opportunity in the Village of Hamburg. This well positioned mixed-use property features two commercial units and one residential apartment, offering a strong blend of income and stability. The first-floor commercial spaces are currently occupied by a dog grooming business and a retail boutique, both benefiting from excellent street visibility and consistent local traffic. The upper unit consists of a residential apartment, providing additional steady rental income. Situated in the heart of the Village of Hamburg, this property is surrounded by established businesses, restaurants, and neighborhood amenities, making it an attractive location for both commercial tenants and residents alike. Ideal for investors seeking a mixed-use asset in a highly desirable south towns location. Open House May 2nd from 11am to 2pm!!

189 Buffalo Street, Hamburg