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$490,000
2 Beds ⋅ 2 Baths ⋅ B1625426 MLS
Are you ready for maintenance-free, single-story living?! Located on a quiet cul-de-sac in the desirable Summerwind East Community in Lancaster, 11 Henslow Way has EVERYTHING you have been looking for! The convenient first floor open concept layout blends the kitchen, dining area, and living room together beautifully. The gourmet kitchen includes stainless steel appliances, pantry, an abundance of storage, and an eat-in area with a custom bench. The centerpiece of this cozy, inviting space is an attractive gas fireplace. The primary bedroom features a large walk-in closet, with a private ensuite bathroom with a tiled walk-in shower. The second bedroom also has a walk-in closet, and the shared full bathroom in the hallway has a soaking bathtub. Enjoy a spacious first floor laundry room conveniently located near the basement and garage doors, which creates true single story living. The massive, open, roughly 1500 sq ft full basement with high ceilings is ready for some creativity! With an egress for safety, a new owner can transform this space into a large additional living area, if desired! The 2 car attached garage is screened in with beautiful sliding screen doors, and has an additional pedestrian side entrance & bright overhead lighting. Outside, relax on a maintenance-free, covered concrete patio with overhead lighting & vinyl railings, overlooking a lawn you don’t have to mow- thanks to an HOA that takes care of lawn maintenance and snow removal! A brand new whole-house generator rounds out the lengthy list of amenities. All there is left to do is move in! Showings start at the Open House: Saturday August 9th from 1-3pm. Also listed as a Condo/Patio Home: MLS#B1625427.

11 Henslow, Lancaster
$490,000
2 Beds ⋅ 2 Baths ⋅ B1625427 MLS
Are you ready for maintenance-free, single-story living?! Located on a quiet cul-de-sac in the desirable Summerwind East Community in Lancaster, 11 Henslow Way has EVERYTHING you have been looking for! The convenient first floor open concept layout blends the kitchen, dining area, and living room together beautifully. The gourmet kitchen includes stainless steel appliances, pantry, an abundance of storage, and an eat-in area with a custom bench. The centerpiece of this cozy, inviting space is an attractive gas fireplace. The primary bedroom features a large walk-in closet, with a private ensuite bathroom with a tiled walk-in shower. The second bedroom also has a walk-in closet, and the shared full bathroom in the hallway has a soaking bathtub. Enjoy a spacious first floor laundry room conveniently located near the basement and garage doors, which creates true single story living. The massive, open, roughly 1500 sq ft full basement with high ceilings is ready for some creativity! With an egress for safety, a new owner can transform this space into a large additional living area, if desired! The 2 car attached garage is screened in with beautiful sliding screen doors, and has an additional pedestrian side entrance & bright overhead lighting. Outside, relax on a maintenance-free, covered concrete patio with overhead lighting & vinyl railings, overlooking a lawn you don’t have to mow- thanks to an HOA that takes care of lawn maintenance and snow removal! A brand new whole-house generator rounds out the endless list of amenities. All there is left to do is move in! Showings start at the Open House: Saturday August 9th from 1-3pm. Also listed as a Single Family Home: MLS#B1625426.

11 Henslow, Lancaster
$490,000
3 Beds ⋅ 3 Baths ⋅ B1617118 MLS
Better than new!Immaculate Marrano built home situated on a spacious .90-acre double corner lot on a quiet cul-de-sac.This home features a rare assumable 2.25% mortgage,offering an exceptional opportunity for qualified buyers.Built with attention to detail and upgrades throughout.This property showcases an open-concept layout with new flooring installed throughout the entire home in 2024.The kitchen includes a custom pantry with laundry room that was upraded with built-in cabinetry in 2023.Step outside through the sliding glass doors to a huge stamped concrete patio,ideal for entertaining,complete with a gas fire pit.The full walk out basement offers abundant storage space and potential for future finished living area or bedrooms.The heated and insulated 3-car garage provides ample space for vehicles,hobbies and year round projects.Additional natural gas hookups for grilling are installed on the patio and garage.A 24/7 standby generator fueled by National Fuel ensures uninterrupted power.The property also includes a large storage shed,covered front porch with neighborhood views and privacy.This home combines energy efficiency,upgraded amenities and room to grow.

67 Vista Court, West Seneca
$485,000
3 Beds ⋅ 2 Baths ⋅ B1673304 MLS
Welcome to this charming custom-built log cabin nestled on over 10 private acres in Alden. This warm and inviting home offers the perfect blend of rustic and character and everyday comfort. Designed for convenient first-floor living, the main level features a spacious primary bedroom, full bath, and open living areas ideal for both relaxing and entertaining. The upper level has 2 large bedrooms and another full bath, providing ample space for family or guests. A forced air heating system and Generac backup generator ensure year-round comfort and peace of mind. Outside, you will find a beautifully maintained lot with a large turnaround driveway, offering both convenience and curb appeal. The impressive two-story pole barn (24’x36’) provides endless possibilities for storage, hobbies, or workshop space. Enjoy the privacy of country living while still being close to local amenities-this unique property is a rare find!

75 Three Rod Road, Alden
$485,000
2 Beds ⋅ 2 Baths ⋅ B1664510 MLS
Owner will consider all offers between $475,000-$525,000 or higher on this METICULOUS, low-maintenance NEARLY NEW 2 bedroom, 2 full bath Marrano patio home. Here, thoughtful UPGRADES meet everyday comfort. From the welcoming covered front porch— w/upgraded glass-panel entry door—you can feel this home has been carefully designed & gently lived in. As you enter, you’re greeted by a cozy front nook that looks out over front of the home, perfect for morning coffee, or a small home office setup. From there, the home opens into a huge kitchen that truly feels like the heart of the home, featuring granite counters, peninsula w/ breakfast bar, ceramic tile backsplash, under-cabinet lighting, & walk-in pantry. You’ll enjoy cooking on the gas range w/ air-fry capability, & 220 line already in place if you prefer electric. The kitchen connects to the dining area & main living space, w/ 10' ceilings that make everything feel bright & open. Off the main living area, you’ll find the laundry rm, thoughtfully outfitted w/ upper cabinets, laundry tub w/ granite surround, & flexible hookups for your preferred appliances. Also set just off the main living area are 2 bedrooms and 2 full baths, creating an easy, 1-floor flow that separates private spaces from the central gathering zones. Both baths feature granite counters w/ the primary suite offering a walk-in shower w/ full bench, recessed Corian shelf, & pocket door for added privacy. The upgrades continue in the basement & garage: a whole-house air purifying system, tankless on-demand water heater, & backup sump pump all provide extra peace of mind. The basement also has an egress window & high ceilings allowing for the new owner to add additional living space! The insulated garage—w/ quiet belt-drive opener (w/ battery backup & keypad), 220v outlet for an electric vehicle, custom low stairs w/ non-slip treads. Best of all water, sewer, landscaping, and road maintenance are included in the HOA. If you’ve been waiting for a NEARLY NEW, thoughtfully upgraded Marrano patio home in Lancaster where you can simply move in & exhale, this is the one you’ll want to see.

24 Sedge Run, Lancaster
$485,000
2 Beds ⋅ 2 Baths ⋅ B1643149 MLS
Set on 2.62 wooded acres in the sought after Iroquois School District, this beautiful log home offers privacy and stunning views from every window. The open floor plan includes a two story great room with vaulted ceilings, a cozy gas fireplace and warm wood throughout. The updated kitchen is filled with natural light from a skylight and a corner window over the sink, with generous workspace and an inviting layout. A panoramic three season room brings the outdoors in, offering a perfect place to relax and take in the changing seasons. This home has two bedrooms, an additional open loft bedroom, two full baths, and a finished basement that adds extra living space. Outside, a two tiered deck overlooks the gardens, and a covered front porch provides a peaceful spot to enjoy quiet mornings surrounded by nature. The property also includes a two and a half car garage, a pristine 14x24 outbuilding, and a shed. Walkable trails invite you to explore your private oasis, while the newer furnace, central AC, EV charger, and radon mitigation system provide peace of mind. A special property that blends natural beauty and peaceful seclusion, just minutes from the Village of East Aurora and close to the 400 for an easy commute into Buffalo. Private showings begin immediately. Please join us at the open house on Sunday, October 12, 2025 from 11 AM - 1 PM. Offers will be reviewed beginning Thursday, October 16, 2025 at 12 PM.

800 Ostrander Road, Elma
$480,000
4 Beds ⋅ 2 Baths ⋅ B1691712 MLS
Pretty country setting on 4.8 acres for this spacious cape. Living or dining room with hardwood floor and woodburning fireplace (NWTC). 1990 family room addition with beamed cathedral ceiling, hardwood flooring, wood burning stove with marble & granite hearth, and Pella windows. Partially updated eat in kitchen with newer floor and some updated cabinetry. Hardwood floors throughout bedrooms up & downstairs. Updated electric system., 13x10 sun room off kitchen overlooks backyard. Extra deep two-car garage. Roof & furnace - 2018. Tranquil peaceful setting. Pretty landscaping. 2 min to route 400. Don't miss this awesome home! No negotiations until June 26, 2026 at 12:00 pm.

2000 W Blood Road, Elma
$480,000
3 Beds ⋅ 2 Baths ⋅ B1633122 MLS
Welcome to your new home. This beautiful Elma ranch home offers so many updates and has been meticulously cared for. 3 bedrooms 2 full baths. Bright open layout. Hardwood floors, Great room with cathedral ceiling, gorgeous stone gas fireplace with custom mantel. Kitchen offers stainless steel appliances, granite countertops, breakfast bar, recessed lighting, tile backsplash, pantry and lovely crown & dental molding. French doors open into the den or dining room with a second fireplace, laminate luxury flooring, & bow window. 1st floor laundry. Master Bedroom & bath. Walk-in tiled shower, vanity with dual sinks, skylight, walk-in closet. Main bath also updated, tub with tile surround, solo tub skylight. Some newer Anderson windows & slider door, Lennox furnace, central air, upgraded electric panel box. Central vacuum - (Electrolux) Generac full home generator. Partially finished basement. Enjoy the covered rear trex deck, Patio.Shed. Garage door (24) Newer concrete driveway. Great lot and location. Entire list of updates available, so many to mention. Elma schools and low taxes. Showings start w/the open house Wed. 9/3/25 @ 5pm. Prepare to be impressed - Move-in ready.- relax and enjoy! Offers due Thursday 9/11 at noon

141 Valley View Drive, Elma
$480,000
4 Beds ⋅ 3 Baths ⋅ B1623018 MLS
Located in the newly developed Greenspring Reserve inside of the Orchard Park school district. This beautiful 4 bedroom, 2.5 bath home is located on a spacious corner lot. Vinyl flooring throughout the first floor. With an open kitchen layout with gorgeous granite countertops. Also has the highly sought after first floor laundry room. Master bedroom with a master bathroom. Open basement with plenty of space for personalization..

80 Greenspring Court, West Seneca
$479,900
3 Beds ⋅ 2 Baths ⋅ B1689776 MLS
Very well maintained ranch with 3 bedrooms, 2 bathrooms. Has a country setting but just a couple minutes from the village of East Aurora for shopping & wonderful restaurants. Many updates throughout including: Granite counter top and ceramic tile in kitchen 2022, roof 2021, windows 2020-2022, epoxy garage floor 2022. All appliances included as well as the basement theater room equipment. The inground pool is ready! Showings start immediately. Offers if any, will be reviewed at 6pm on Thursday, June 18, 2026.

1391 Billington Road, Elma
$475,000
2 Beds ⋅ 3 Baths ⋅ B1688870 MLS
Tucked into a storybook setting unlike any other, this enchanting home began as a 1940s hunting cabin and has been lovingly transformed into a magical retreat where nature, charm, and comfort exist in perfect harmony. From the lovely circular driveway, cross over picturesque Pond Brook by way of a charming footbridge and arrive at this private oasis where the winding creek becomes the heart of the property, weaving through beautifully curated gardens and peaceful woodland surroundings. A breathtaking landscape with raised beds overflowing with astilbe, day-lilies, hellebores, black-eyed Susans, and hostas, while the surrounding woods burst to life each spring with primrose and trilliums. A covered front porch welcomes you into a light-filled living room. Warm parquet flooring and a wood stove create an inviting cottage atmosphere, while the open dining area with large bay window flows effortlessly into the kitchen. Pine cabinetry and generous counter space perfectly complement the home’s rustic elegance. A 1st floor laundry and hallway lead to a brick-floored screened porch — an idyllic space for summer dinners or morning coffee. An open staircase leads to the 2nd floor where an airy balcony serves as both office space and hallway to 2 bedrooms and 2 baths. The primary suite offers direct access to a private balcony with stairs leading to a flagstone patio complete with electric awning for shaded outdoor enjoyment. Thoughtful updates include split air/heat units, baseboard heat, tankless hot water, and a permanent gas generator for peace of mind. A detached two-story, two-car garage and blacktop driveway complete the property. Despite its secluded and peaceful feel, this remarkable home is conveniently located less than 30 minutes to the Airport and downtown Buffalo, and only 10 minutes to the Village of East Aurora. Enjoy the very best of WNY living with access to the region’s picturesque countryside, renowned cultural destinations, professional sports and year-round recreation from Niagara Falls to nearby ski resorts. More than a home — it is a destination, a retreat, and a rare opportunity to own a truly magical property. Under contract -Open House Cancelled.

80 Hilltop Dr, Elma
$475,000
3 Beds ⋅ 2 Baths ⋅ B1687513 MLS
Don't miss this beautifully renovated home that perfectly blends classic character with modern convenience. Originally built with timeless craftsmanship, this home was completely remodeled down to the studs in 2019, offering peace of mind and high-end contemporary finishes throughout. Major updates completed in 2018/2019 include a full tear-off new roof, siding, plumbing, electrical system, windows, and fully insulated with mineral wool insulation, providing the benefits of newer construction while maintaining the home's established charm. AC/Furnace/Tankless HWT (2019) Fully fenced in yard with concrete patio (2020) Gazebo (2023) Swing set (2024) Inside, you'll find stylish luxury vinyl flooring throughout most of the home and a stunning primary bathroom featuring elegant marble finishes and heated floors for added comfort and luxury. Every detail was thoughtfully updated, creating a move-in-ready home with quality workmanship and modern appeal. This is a rare opportunity to own an extensively renovated home where all the major improvements have already been completed. Offers due Thursday June 11th at 12pm.

206 Tuscarora Road, Buffalo
$475,000
3 Beds ⋅ 2 Baths ⋅ B1670433 MLS
Beautiful home nestled on over an acre of land all set on a quiet dead-end street in Lancaster! It's almost too good to be true! Still loved by the original owner, this home has been well maintained and continuously updated since it was built. When you walk in, you will immediately be greeted by the comfortable feeling of being home. Generously sized family room is complete with gas burning fireplace for those chilly fall/winter nights and large windows to allow for cool breezes and plenty of sun in the warm summer months. Formal dining room with French doors that allow access to the large wrap around porch. Eat-in kitchen with granite countertops includes all appliances and has access to the oversized back deck for outdoor dining in the summer. First floor laundry (washer/dryer inc.) and half bath in the mudroom area when you first enter from the garage complete the first floor. Second level has a huge master bedroom, two additional bedrooms both with double closets, full bath, large hallway with cute area for a reading nook. All bedrooms have Pella windows. Clean, dry basement for tons of storage and continuously maintained mechanics. Plenty of space to possibly finish a portion or add your own work out area if preferred. The outside is almost as impressive as the house itself! As you pull up to the home, you will notice the peace and quiet of this dead-end portion of the street. Large driveway with plenty of off-street parking perfect for hosting parties. Oversized garage with work bench for projects. Large raised deck and an amazing covered patio area overlook the huge wooded backyard. Double decker shed, fire pit and more! The yard extends back into the woods and has plenty of wildlife for viewing. Two photos of backyard are older to show summer set up. Recent updates include new AC unit (25) for upper level, new sewer lines, sump crock and emergency back up (22). It's the perfect place to call home! Open House 4/12 1-3pm. Offers due 4/14 @ 3pm.

619 Lake Avenue, Lancaster
$474,900
3 Beds ⋅ 3 Baths ⋅ B1643160 MLS
This beautiful home is located in the highly sought after area in West Seneca. This home was built lovingly by the current owners. The home has 3 bedrooms, with a loft that can easily be converted to a 4th bedroom. Relax in your deep jetted tub, in the private primary bath. Your clothing, shoes, and jackets will have a room to themselves in the gigantic walk in closet. The first floor has a large office with beautiful French doors for added privacy-- A first floor laundry room for added convenience. A large eat in kitchen allows the cook to mingle with family and guests. Cozy up to the warmth of the gorgeous gas fireplace, all the while viewing your gorgeous backyard through a double patio door. An extra large, fenced yard, with a sizeable concrete patio is wonderful for family gatherings and a fun place for pets to play. Furnace and AC replaced in 2019! Showings begin immediately!

55 Allendale Road, West Seneca
$470,122
3 Beds ⋅ 3 Baths ⋅ B1667648 MLS
Welcome to 16 Park Walk, a beautifully maintained home nestled in one of Lancaster’s most charming and sought-after neighborhoods. From the moment you arrive, you’ll appreciate the inviting curb appeal, quiet surroundings, and the sense of community that makes this area so special. Inside, the home offers a warm and functional layout designed for both everyday living and entertaining. Sunlight fills the living spaces including a beautiful sunroom filled with oversized windows, creating a bright and comfortable atmosphere throughout. The kitchen provides ample space for cooking and gathering, while the adjoining areas flow seamlessly for hosting family and friends. New carpeting throughout much of the home in 2026. New bathroom flooring in hall full bath. Newer kitchen stainless steel appliances are included. Upstairs, you’ll find well-proportioned bedrooms offering comfort and flexibility. The primary bedroom features a unique "split-bath" and generous walk in closet. Step outside and enjoy a private, fully fenced backyard with a beautiful stamped concrete patio —perfect for relaxing evenings, summer barbecues, or simply unwinding after a long day. Whether you’re sipping your morning coffee or entertaining on a warm this outdoor space is sure to be a favorite. No showings until Saturday Open House 11-1. Second Open House Sunday from 11-1 as well. Offers will be reviewed Tuesday March 24th at 3pm.

16 Park Walk, Lancaster
$465,000
B1597932 MLS
Prime investment opportunity in the heart of Orchard Park! This 3,800-square-foot office building offers a versatile layout and strong rental income potential. The upper level features five private offices, a spacious conference room, reception area with kitchenette, and welcoming waiting area — ideal for owner-occupants or professional tenants. The lower level includes two private spaces, one of which generating consistent rental income, along with two bathrooms for shared use. The additional space on first floor features reception area with 2 private offices. Recent updates include improved, modern decor, newer furnaces and updated mechanical systems. Located just steps from Orchard Park Village, Eggert Road Elementary, this property offers excellent visibility and accessibility in a high-demand area. Whether you’re expanding your portfolio or establishing your business, this is a must-see opportunity. Private showings available with notice. Please do not visit property without an appointment

3605 Eggert Road, Orchard Park
$461,000
3 Beds ⋅ 3 Baths ⋅ B1626700 MLS
Fabulous home with beautiful 1st floor primary suite. The front porch invites you in and the interior says you're home! Perfect layout with bright, spacious kitchen and dinette with sliding doors to patio. Formal dining room for great entertaining. Great room with volume ceiling and gas frplce. Wonderful primary suite with custom walk-in closet and full bath. 1st floor laundry with extra cabinets. 2nd floor with 2 spacious bedrms and full bath. Great landscaping with shaded rear pergola. Beautiful decor thruout with tons of updates within 2 years- carpets, neutral paint thruout, stove, fridge, microwave, tasteful lighting, custom closet organizers, epoxy garage floor, concrete driveway extension, landscaping, shed, and fencing. Spotless home with meticulous maintenance and pride of ownership! Absolute move in condition! Open House Sat. Aug 9, 11 AM-1 PM Offers due Tuesday, August 12 @ Noon

54 Village View, Lancaster
$460,925
4 Beds ⋅ 2 Baths ⋅ B1669600 MLS
Welcome to 35 Sagebrush in Lancaster, located within the Lancaster School District offering space, functionality, and standout outdoor living in a well-maintained 4-bedroom home. Set on a generously sized lot, this property features a long double-wide concrete driveway with stamped accents, providing parking for 8–10 vehicles in addition to the attached garage. The exterior offers classic curb appeal with vinyl siding, architectural rooflines, a charming front porch with decorative gingerbread trim, and a distinctive two-story push-out bay window. Inside, the home opens with a bright front dining room featuring hardwood floors, cathedral ceilings, and a gas fireplace insert with accent sconces creating a warm and inviting focal point. The open layout flows into the main living space, highlighted by vaulted ceilings and a lofted upper area offering flexibility for additional living space or future expansion. The kitchen is designed for both everyday use and entertaining, offering extensive oak cabinetry, a large center island, recessed lighting, stainless steel appliances (including gas range, built-in microwave, dishwasher, and French door refrigerator), and a dedicated eat-in area with sliding glass doors leading directly to the backyard. Upstairs, you’ll find four bedrooms, including a spacious primary suite with vaulted ceilings and a large walk-in closet. The home includes a convenient first-floor half bath and additional full bath servicing the second level. The backyard is a true highlight featuring a mostly fenced yard with green space, patio areas, and an in-ground pool complete with slide, newer heater, pump, and cover. The pool has been professionally maintained and opened/closed seasonally, making it ready for enjoyment. Additional updates and features include: Furnace and central AC (2021), Tankless HWT (2022), 150-amp electrical, Radon mitigation (2015), Water backup sump pump, insulated basement with higher ceilings and glass block windows, Owned shed and new exterior concrete work, Washer and dryer (2025) included. This home offers a rare combination of indoor space, outdoor amenities, and everyday practicality ready for its next owner to enjoy.

35 Sagebrush Lane, Lancaster
$460,000
3 Beds ⋅ 2 Baths ⋅ B1632094 MLS
Welcome to 614 Borden Rd. in Cheektowaga, NY. This incredible home is just 2 years old and is absolutely packed with upgrades since closing. The owners are relocating after putting so much love and care into this stunning home. No detail has been overlooked! With approximately $70,000 in upgrades, this 2/3 bedroom, 2 full bath home offers ample space on the first floor, plus a finished room in the basement with an egress window that's perfect for a 3rd bedroom or an additional recreation room. The bright kitchen features a center island with quartz countertops, a ceramic backsplash, stainless steel appliances, a breakfast nook, breakfast bar, tons of cabinetry, a pantry, and luxury vinyl flooring. The attached formal dining area and living room boast a specialty ceiling and a newly completed fireplace surround with a shiplap wall, mantle, and shelves. Sliding glass door leading to an exterior paradise. The owner's primary bedroom is a true retreat, with a beautiful bathroom featuring quartz countertops, ceramic floors, a ceramic tile walk-in shower, and a large walk-in closet. The second bedroom and main bath are also on the first floor, along with a convenient first-floor laundry. The carpeted staircase leads to the lower level, currently set up as an additional family room for entertaining. The full dry basement offers tons of additional storage space and a workbench. The upgrades are extensive, including every lighting fixture, dimmer switches, plumbing fixtures, toilets, laundry room and pantry cabinets, and window treatments, just to name a few. The exterior has been completely redone with a triple-wide driveway with a turnaround, new landscaping, and LED programmable lighting on the front exterior. The backyard is a true oasis with a new full fence, a new shed, and an unbelievable 22x18 rear covered patio with a concrete floor. The huge rear yard features a fire pit and a garden. Owner's pride is show's. Don't miss out on this amazing opportunity! Owner's loss is your gain. Square footage from building plans with builder. 456 Sq. Ft. lower level with egress window.

614 Borden Road, Cheektowaga
$460,000
B1627261 MLS
FOR SALE OR RENT. LOCATED IN THE HEART OF THE COMMERCIAL DISTRICT ON THE CORNER OF SOUTHWESTERN BOULEVARD AND PLEASANT AVENUE WITH EASY INGRESS AND EGRESS ON THE SIDE STREET. THIS BEAUTIFULLY REMODELED AND UPDATED CONVERTED RESIDENCE OFFERS ENDLESS BUSINESS POTENTIAL. WITH TWO SEPARATE ENTRIES, THIS PROPERTY IS PERFECTLY SUITED FOR MULTIPLE BUSINESS USES OR DIVIDED WORKSPACES. THE MAIN SIDE FEATURES A WELCOMING RECEPTION AREA, THREE PRIVATE OFFICES, KITCHEN, AND A FULL BATHROOM ON THE FIRST FLOOR. THE OPPOSITE SIDE OFFERS A CONFERENCE ROOM AND ONE ADDITIONAL OFFICE WITH A NO-STEP ENTRY, PLUS A HALF BATH, FOR EASY ACCESSIBILITY. UPSTAIRS, YOU WILL FIND A SPACIOUS LOFT THAT COULD SERVE AS AN OFFICE OR SECOND RECEPTION AREA, A HALF BATH, A SMALLER OFFICE, AND A STORAGE ROOM. THE MOSTLY FINISHED PARTIAL BASEMENT INCLUDES A SECOND KITCHENETTE, AN ADDITIONAL OFFICE, AND A STORAGE/UTILITY AREA, PROVIDING EVEN MORE FLEXIBILITY FOR BUSINESS OPERATIONS. AMPLE PARKING WITH EGRESS ONTO SOUTHWESTERN AND PLEASANT, MAKES THIS PROPERTY AN EXCELLENT OPTION FOR A VARIETY OF COMMERCIAL USES. ZONING NEWLY APPROVED FOR A FOUR STORY BUILDING. THE DRIVEWAY WAS FRESHLY SEALED JULY 28TH. THE BUILDING OFFERS TWO SEPARATE GAS AND TWO INDIVIDUAL ELECTRIC METERS. WHETHER YOU’RE STARTING A NEW VENTURE OR EXPANDING YOUR CURRENT BUSINESS, THIS PRIME LOCATION IS READY TO MEET YOUR NEEDS!

3400 Southwestern Boulevard, Orchard Park
$459,000
3 Beds ⋅ 2 Baths ⋅ B1668208 MLS
Value Range Pricing seller will entertain offers from $369,999–$459,900*** Step into contemporary living with this stunning new construction featuring 3 bedrooms, 2 bathrooms, and a 1-car garage. Designed with clean lines and modern architecture, this home seamlessly blends energy efficiency with style. The open-concept layout welcomes you with vaulted ceilings, expansive windows, and an abundance of natural light throughout. The kitchen is perfect for entertaining, complete with a spacious island, quartz countertops, and designer finishes. The primary suite offers a true retreat with a walk-in closet and a walk-in shower. Enjoy a low-maintenance exterior, brand-new mechanicals, and the peace of mind that comes with new construction, all in a desirable neighborhood close to parks, shopping, and easy highway access.

96 Penwood Drive, Cheektowaga
$459,000
4 Beds ⋅ 3 Baths ⋅ B1649243 MLS
PRICE IMPROVEMENT! Due to relocation seller is extremely motivated to sell! Welcome to this quality-built home located on a quiet cul-de-sac, in a highly desirable West Seneca neighborhood! This 4 bedroom, 2.5 home has been lovingly maintained by its original owner. Thanks to an additional parcel located beyond the creek (MEASURING 75' X 148)you'll appreciate this picturesque yard with no rear neighbors. TOTAL LOT SIZE MEASURES APPROXIMATELY 78 X 378! Enjoy the peaceful sounds of the creek from your new cedar deck overlooking a gorgeous private yard. Dedicated electric for a pool and hot tub, if buyer desires to install, is up to code. Inside, you'll find an updated kitchen featuring quartz countertops and stainless steel appliances. New deluxe vinyl flooring flows through the kitchen, dining room and living room. The bright family room offers a cozy wood-burning fireplace with a gas start, perfect for relaxing or entertaining. A finished basement provides extra living space or room for a home office or gym. Some photos have been virtually staged. Roof (2012), Furnace, AC (2016), Vinyl plank flooring (2024), Quartz countertop (2021), Kitchen appliances (2021), DR, LR blinds (2024). Every detail in this home have been meticulously cared for. Don't miss your opportunity to own this rare find in one of West Seneca's most sought-after locations your own.

25 Cove Hollow, West Seneca
$457,777
3 Beds ⋅ 4 Baths ⋅ B1638932 MLS
Spectacular contemporary home nestled among the trees. This unique property features a kitchen and family room that over looks a spacious deck and yard. The living room and dining rooms boast extra large windows, offering beautiful views of the surrounding trees The lower level includes three generously sized bedrooms, two full baths, laundry room and a large bonus room perfect for extra living space. The property also comes with a 2.5 car garage and a serene pond enhancing its appeal. This home is truly a spectacular spot, awaiting a bit of updating and lots of love to reach its full potential. Home is sold in as is condition. all offers are due by 2 PM on Monday the 29th of September.

10 Clark Court, Elma
$457,000
4 Beds ⋅ 3 Baths ⋅ B1636993 MLS
Welcome Home! Step inside this beautifully maintained 4-bedroom, 2.5-bath ranch nestled on a serene 1.6-acre lot in the heart of Elma. Located within the highly sought-after Iroquois Central School District, this home welcomes you with comfort and peacefulness. Spacious layout includes a large eat in kitchen with solid cherry cabinets. Plenty of storage throughout the kitchen where you can also enjoy the view of the beautiful backyard from your kitchen table. The Dining Room is the perfect space for family gatherings or can easily be converted into a home office. Embrace the warmth and character of the unique Living Room & Family Room featuring large picture windows, two gas fireplaces, and vaulted ceilings. With over 2200 square feet and recent enhancements, this home is move in ready. Upgrades include; All three bathrooms (vanity, lighting, toilets, flooring and shower), interior doors & hardware, wall to wall carpets, stylish lighting fixtures in every room, and freshly painted all completed in 2025. Kitchen & hallway flooring completed in 2021. HWT 2019 and Roof is approximately 10 yrs old. Spacious 2.5 car garage with pull down stairs to the attic and full basement provides an endless amount of storage possibilities. Join us on Sat Sept 20 from 11am-1pm for an Open House.

60 Highland Drive, Elma
$455,000
B1658902 MLS
Prime redevelopment opportunity featuring a former school building in the Kaisertown neighborhood of Buffalo. The offering includes both 1833 and 1823 Clinton Street and encompasses nearly 40,000 square feet of solid, well-constructed space on 1.25+ acres. With over $100,000 in recent updates, the building features a full-sized gymnasium, wide corridors, and abundant natural light from oversized windows. The site provides approximately 40 on-site parking spaces and 200 feet of frontage along Clinton Street. Conveniently located seconds from the I-90 Clinton Street exit, the property offers excellent visibility and regional accessibility. The layout supports a range of potential adaptive reuses, including educational, community, vocational, creative, recreational, or residential conversion opportunities. Property sold as is, where-is. Offer deadline Friday January 30th at 12:00pm

1833 Clinton Street, Buffalo
$452,000
3 Beds ⋅ 2 Baths ⋅ B1685291 MLS
Why build new when you can move right into this beautifully maintained ranch in desirable Summerfield Farms? Offering 3 bedrooms, 2 full bathrooms, and 1,396 sq. ft. of thoughtfully designed living space, this home combines modern updates, comfort, & convenience within the highly regarded Lancaster Central School District.A charming covered front porch welcomes you into the bright open-concept layout, featuring a spacious living room that flows seamlessly into the kitchen & dining area—perfect for both everyday living & entertaining. The living room is highlighted by a brand-new cozy gas fireplace, creating a warm & inviting atmosphere year-round.The kitchen features all new stainless steel appliances (INCLUDED), an island with breakfast bar seating, recessed lighting, & plenty of workspace. The stove can easily be converted back to gas, with the gas line already in place. Adjacent to the kitchen, the dining area offers easy access through sliding glass doors to the large stamped concrete patio & partially fenced backyard—ideal for summer gatherings, pets, or relaxing outdoors. The home offers 3 generously sized bedrooms, including a primary suite with its own private full bathroom. The main bathroom features a convenient walk-in shower. Hardwood flooring runs throughout hallways, while newer carpeting adds comfort to the bedrooms. Additional features include a 150-amp electrical service, security system, solar panels recently installed for energy efficiency, & ample storage throughout. The large full dry basement with poured foundation & 8-foot ceilings provides endless possibilities for storage, home gym, or future finished living space. Laundry in basement INCLUDES washer and dryer. Major updates include a new roof installed in 2024, HWT 2024, & furnace, central A/C 2004. Completing the property is a concrete driveway & attached 2-car garage. This move-in ready ranch offers the perfect blend of style, updates, and functionality in a convenient location close to schools, shopping & more. TV mounts/TV's INCLUDED IN SALE. Showings begin immediately. Seller reserves the right to set a deadline. Open house Sunday, May 31st 1:00pm-3:00pm.

15 Ashwood Court, Lancaster
$450,000
3 Beds ⋅ 2 Baths ⋅ B1677594 MLS
Welcome to 1241 West Blood Road! This lovingly maintained RANCH style home has had only one owner & awaits its next chapter! Iroquois schools! Beautiful curb appeal with a welcoming front porch & adorable shed. This three bedroom, 2 full bath home sits on just over an acre. Expansive, sun-filled family room with high ceilings, cozy gas fireplace & views of & access to the backyard. Welcoming eat-in kitchen with plenty of storage & a convenient, bright first floor laundry room! A sun room featuring a hot tub creates a perfect retreat year round & opens to a stamped concrete patio for seamless indoor/outdoor living! Attached two car garage, central air conditioning, fresh paint & a new full tear off roof with 50 year architectural shingle (October 2024) offer convenience & peace of mind. Hop on the 400 to quickly get anywhere in WNY. A short bike ride or walk to Knox farm with its trails, dog park & picnic areas. Just minutes from enjoying all that the quaint & historic Village of East Aurora has to offer! Or relax in the peaceful, park-like setting of your own backyard! Showings begin immediately. Open house Saturday 5/2 1-3pm. Seller reserves the right to set an offer deadline.

1241 W Blood Road, Elma
$450,000
3 Beds ⋅ 2 Baths ⋅ B1674394 MLS
-Welcome to this beautifully maintained 3-bedroom 2 full bathroom two-story home that offers the convenience of first-floor living with a spacious primary bedroom—perfect for those seeking a ranch-style layout with additional space upstairs. The bright living room welcomes you with soaring vaulted ceilings, gleaming hardwood floors, and a stunning double-sided fireplace that also enhances the formal dining room, creating a warm and inviting atmosphere for entertaining. The kitchen is thoughtfully designed with oak cabinetry, granite countertops, ceramic tile flooring, and a stylish tile backsplash. Upstairs, you’ll find two generously sized bedrooms, each featuring large walk-in closets, along with a well-appointed full bathroom. A versatile loft area provides the perfect space for a family room, home office, or study. The partially finished basement offers additional recreational space, complete with impressive 8-foot ceilings. Step outside from the dining room to a patio overlooking a well-kept backyard, highlighted by a large Amish-built storage shed added in 2020. Recent updates provide peace of mind, including a new furnace and central air system (2019), tankless hot water system (2021), garage door and opener (2021), and a new front door. This exceptionally clean, move-in-ready home is a must-see! Offers delayed until Thursday 4/23/26 at 10 AM

2 W Lake Forest Parkway, Lancaster
$450,000
4 Beds ⋅ 3 Baths ⋅ B1665755 MLS
This one owner home has been well built and well maintained. First floor primary suite and 3 additional bedrooms on 2nd floor. Huge great room features gas fire place and cathedral ceiling. Fully applianced eat-in kitchen plus formal dining room. 1st Floor laundry. Convenient walk-in attic. 2 Car attached garage plus bonus 2 car detached garage. Deck. Huge yard. Roof 2011, funace 2012, sump pump with water back-up 2014. HWT 2022. Drain tile for sump 2016. Elma public water. Iroquois schools. Any and all offers due March 16, 2026 @ 5pm.

6400 Clinton Street, Elma
$450,000
4 Beds ⋅ 4 Baths ⋅ B1631547 MLS
CONVENIENT LOCATION MINUTES TO RTE 400 - OFFERS COUNTRY LIVING SETTING MINUTES TO EAST AURORA, SHOPS, RESTAURANTS ETC! ORIGINAL OWNER BUILT - MAIN HOUSE OFFERS - 3 BR ranch w/ 2.5 Baths, kitchen with breakfast bar and eating area. Living Room offers vaulted ceiling with a spiral staircase leading up to loft area 19x12 - and a stepdown to familyroom of 16x15 off main entrance foyer. Recessed lighting in livingrm, familyrm, and loft area. 1st floor laundy and entry to 14x13 office. Additional AWESOME 1 BR, 1 bath darling Apartment with private entrance off the garage - for extra income or family! This Apt offers eat in kitchen, oversized livingroom with access to private balcony and large bedroom and full bath! Separate Gas and Electric - One Water Bill! Never rented just always family use! OPTIONAL MEMBERSHIP to access 11 acre WINCH PARK - complete with pond to enjoy swimming or fishing; tennis, pickleball or basketball courts and a covered pavilion for entertaining - $250/year)!

99 June Drive, Elma