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$3,125,000

Excellent Newer Built 32,500 Square Foot Industrial /Commercial building , Situated on a 2.57 Acre Lot in the Town of Lancaster, available for sale. Building consists of 27,200 Sq feet of Manufacturing Space and 5300 Sq Feet of Office Space with Conference room, so total sq ft is 32,500. Manufacturing area with 21-22 Foot ceiling heights, 3 Phase electric 208v, Shipping and receiving area, 5 Overhead Doors, 1 at Dock Grade level, Parking for 42. This building currently receives tax breaks from the Lancaster IDA and the new owner would need to apply to the LIDA to take over the remaining time of the PILOT program.

B1601712 MLS

Excellent Newer Built 32,500 Square Foot Industrial /Commercial building , Situated on a 2.57 Acre Lot in the Town of Lancaster, available for sale. Building consists of 27,200 Sq feet of Manufacturing Space and 5300 Sq Feet of Office Space with Conference room, so total sq ft is 32,500. Manufacturing area with 21-22 Foot ceiling heights, 3 Phase electric 208v, Shipping and receiving area, 5 Overhead Doors, 1 at Dock Grade level, Parking for 42. This building currently receives tax breaks from the Lancaster IDA and the new owner would need to apply to the LIDA to take over the remaining time of the PILOT program.

18 Lancaster Parkway, Lancaster

$2,515,000

A storied past and a vibrant future await behind the gates of 73 Lincoln Road. Lovingly named “The Woods,” this majestic estate perfectly blends classic Beck and Tinkham architecture with modern living. Constructed over nine years, beginning in 1921, the main residence spans approximately 6,500sqft over three floors, with 5 bedrooms and 4.5 baths. Nestled on 7.3 prime lakefront acres in the heart of Bemus Point Village, the meticulously landscaped grounds host a double tennis court, reflecting pool, a three-car garage with a bathroom, a carriage house with a 3bed/1bath apartment, and a detached studio; a perfect flex space for an office or home gym. Easily enjoy all four seasons here, particularly in spring and summer, when the estate transforms into a blooming oasis featuring over 2,000 rhododendrons, blueberry bushes, lilacs, peonies, and perennials; all designed to perfectly frame this one-of-a-kind residence. The interiors have been crafted with only the finest materials, such as rare American Chestnut millwork in the entry hall and coffered ceilings. The American Chestnut is continued throughout the home with the doors, trim, and most of the flooring sharing the same rare material. New York State White Pine panels clad the dining room and living room, complete with recessed bookshelves and cabinetry. The bathrooms feature imported tiles, and the kitchen has recently been refreshed with quartz countertops. Constructed to be earthquake, fire, and flood-resistant, the home’s bones are strong and has been supplemented with updated electrical systems, new exterior Azek trim, a new boiler system, and custom storm windows to protect the original leaded glass (all fully operational). A tribute to the home's historical accuracy and to be as maintenance-free as possible, there is not a single inch of this home that has not been perfectly maintained or upgraded during the current owner’s tenure. Opportunity abounds with both residential and commercial zoning, presenting the possibility of future development on the grounds. When only the exceptional will do, let me introduce you to your new lakefront estate. The Woods are calling—welcome home.

5 Beds ⋅ 5 Baths ⋅ R1590658 MLS

A storied past and a vibrant future await behind the gates of 73 Lincoln Road. Lovingly named “The Woods,” this majestic estate perfectly blends classic Beck and Tinkham architecture with modern living. Constructed over nine years, beginning in 1921, the main residence spans approximately 6,500sqft over three floors, with 5 bedrooms and 4.5 baths. Nestled on 7.3 prime lakefront acres in the heart of Bemus Point Village, the meticulously landscaped grounds host a double tennis court, reflecting pool, a three-car garage with a bathroom, a carriage house with a 3bed/1bath apartment, and a detached studio; a perfect flex space for an office or home gym. Easily enjoy all four seasons here, particularly in spring and summer, when the estate transforms into a blooming oasis featuring over 2,000 rhododendrons, blueberry bushes, lilacs, peonies, and perennials; all designed to perfectly frame this one-of-a-kind residence. The interiors have been crafted with only the finest materials, such as rare American Chestnut millwork in the entry hall and coffered ceilings. The American Chestnut is continued throughout the home with the doors, trim, and most of the flooring sharing the same rare material. New York State White Pine panels clad the dining room and living room, complete with recessed bookshelves and cabinetry. The bathrooms feature imported tiles, and the kitchen has recently been refreshed with quartz countertops. Constructed to be earthquake, fire, and flood-resistant, the home’s bones are strong and has been supplemented with updated electrical systems, new exterior Azek trim, a new boiler system, and custom storm windows to protect the original leaded glass (all fully operational). A tribute to the home's historical accuracy and to be as maintenance-free as possible, there is not a single inch of this home that has not been perfectly maintained or upgraded during the current owner’s tenure. Opportunity abounds with both residential and commercial zoning, presenting the possibility of future development on the grounds. When only the exceptional will do, let me introduce you to your new lakefront estate. The Woods are calling—welcome home.

73 Lincoln Road, Ellery

$1,825,000

This rare portfolio offering includes 158–162 Park, a well-maintained 9-unit building, and 166 Park, a charming all-brick 3-unit property—both offering timeless character and strong rental appeal. Each unit across all 12 residences features beautiful natural hardwood floors, open floor plans, and an abundance of natural sunlight that fills the space and highlights the architectural details. Residents enjoy stunning city views, updated kitchens, and modern bathrooms, offering the perfect balance of classic charm and contemporary convenience. These properties have an added bonus of off street parking. Located in Allentown Historical District, this package offers strong income potential, low maintenance brick construction, and proximity to everything that Allentown has to offer. Whether you're expanding your portfolio or seeking a long-term asset in a high-demand rental area, 158–166 Park is a turnkey opportunity you don’t want to miss.

12 Beds ⋅ B1654662 MLS

This rare portfolio offering includes 158–162 Park, a well-maintained 9-unit building, and 166 Park, a charming all-brick 3-unit property—both offering timeless character and strong rental appeal. Each unit across all 12 residences features beautiful natural hardwood floors, open floor plans, and an abundance of natural sunlight that fills the space and highlights the architectural details. Residents enjoy stunning city views, updated kitchens, and modern bathrooms, offering the perfect balance of classic charm and contemporary convenience. These properties have an added bonus of off street parking. Located in Allentown Historical District, this package offers strong income potential, low maintenance brick construction, and proximity to everything that Allentown has to offer. Whether you're expanding your portfolio or seeking a long-term asset in a high-demand rental area, 158–166 Park is a turnkey opportunity you don’t want to miss.

158-166 Park Street, Buffalo

$1,700,000

Turnkey medical office/Urgent Care Facility for sale or lease. Prime North Buffalo location situated on Delaware Avenue, just off Hertel Avenue and one street from Elmwood Avenue. Modern, well-equipped facility built in 2013. Fifteen (15) private exam rooms. Includes a 2,519 SF basement with a backup generator. Features a skylit atrium, pylon signage and 38 on-site parking spaces. Ideal For: Urgent Care Facility, Medical Office.

B1656164 MLS

Turnkey medical office/Urgent Care Facility for sale or lease. Prime North Buffalo location situated on Delaware Avenue, just off Hertel Avenue and one street from Elmwood Avenue. Modern, well-equipped facility built in 2013. Fifteen (15) private exam rooms. Includes a 2,519 SF basement with a backup generator. Features a skylit atrium, pylon signage and 38 on-site parking spaces. Ideal For: Urgent Care Facility, Medical Office.

2497 Delaware Avenue, Buffalo

$1,510,000

Welcome to this exquisite residence located in the highly sought-after Orchard Park School District, with Ellicott Elementary just moments away. Offering approximatly 4,500 square feet of luxury living and nestled on 1.1acre, this 5-bedroom, 4.2-bath home seamlessly blends elegance and comfort. Timeless, neutral finishes throughout-no additional improvements are needed! The first floor boasts a custom chef’s kitchen complete with a Wolf range, double ovens, thoughtfully designed storage solutions & plenty of counterspace. Coffee bar with soapstone counter & custom pantry add to the kitchens efficiency. Entertain effortlessly in the expansive great room which features soaring 20+ foot ceilings, gas fireplace & a wet bar or invite guests to the private living room and formal dining room. Large windows flood the home with natural daylight. Additionally, the home features a tranquil sunroom with private entrance & heated slate floors with a half bath. A dedicated private office with built-in cabinetry and a convenient first-floor laundry room round out the main level. The fully finished lower level offers over $300,000 in upgrades, including a custom-built bar with new (never used) SS appliances & one-of-a-kind quartzite counter tops. Additionally there a full bath with heated floors, high end fixtures and a multi-functional shower/dog wash station. To compliment the finished space, there is an equal amount of unfinished space- ideal for storage. Entertain outdoors with ease on the expansive slate patio complete with an outdoor kitchen & fire pit or simply enjoy the peace & quiet of no rear neighbors . Truly an elevated setting surrounded by mature trees and custom landscaping, landscape lighting. Additional features include refinished hardwood floors, exterior lighting, plantation shutters, Hunter Douglas blinds, water softener, reverse osmosis in both kitchens and a 3-car garage with second entrance to the basement. A rare opportunity to own a truly exceptional home in one of Orchard Park’s premier neighborhoods. Showings begin Immediately, Offers will be reviewed as received. Buyer prequalification required for private tours.

5 Beds ⋅ 6 Baths ⋅ B1619385 MLS

Welcome to this exquisite residence located in the highly sought-after Orchard Park School District, with Ellicott Elementary just moments away. Offering approximatly 4,500 square feet of luxury living and nestled on 1.1acre, this 5-bedroom, 4.2-bath home seamlessly blends elegance and comfort. Timeless, neutral finishes throughout-no additional improvements are needed! The first floor boasts a custom chef’s kitchen complete with a Wolf range, double ovens, thoughtfully designed storage solutions & plenty of counterspace. Coffee bar with soapstone counter & custom pantry add to the kitchens efficiency. Entertain effortlessly in the expansive great room which features soaring 20+ foot ceilings, gas fireplace & a wet bar or invite guests to the private living room and formal dining room. Large windows flood the home with natural daylight. Additionally, the home features a tranquil sunroom with private entrance & heated slate floors with a half bath. A dedicated private office with built-in cabinetry and a convenient first-floor laundry room round out the main level. The fully finished lower level offers over $300,000 in upgrades, including a custom-built bar with new (never used) SS appliances & one-of-a-kind quartzite counter tops. Additionally there a full bath with heated floors, high end fixtures and a multi-functional shower/dog wash station. To compliment the finished space, there is an equal amount of unfinished space- ideal for storage. Entertain outdoors with ease on the expansive slate patio complete with an outdoor kitchen & fire pit or simply enjoy the peace & quiet of no rear neighbors . Truly an elevated setting surrounded by mature trees and custom landscaping, landscape lighting. Additional features include refinished hardwood floors, exterior lighting, plantation shutters, Hunter Douglas blinds, water softener, reverse osmosis in both kitchens and a 3-car garage with second entrance to the basement. A rare opportunity to own a truly exceptional home in one of Orchard Park’s premier neighborhoods. Showings begin Immediately, Offers will be reviewed as received. Buyer prequalification required for private tours.

51 Hillsboro Drive, Orchard Park

$1,300,000

Welcome to 17 Woodthrush Trail, located in the highly desirable Birdsong Estates neighborhood within the Ellicott Elementary. Built in 2022, this nearly new home offers the perfect blend of modern design, luxury upgrades, and peace of mind. Traditional from the outside with a modern/open layout inside! This stunning five-bedroom residence features a flexible first-floor bedroom or office, ideal for today’s lifestyle. The open-concept layout showcases beautiful hardwood floors, modern finishes, and a thoughtfully designed chef’s kitchen complete with Omega cabinetry, granite countertops, high end appliances including a Dacor commercial-grade six-burner gas range. A spacious mudroom and walk-in pantry add both style and functionality. Upstairs, enjoy the convenience of second-floor laundry and four generously sized bedrooms. The recently-finished basement elevates the home even further, offering additional living space, a full bath, dedicated gym space, and a private dry sauna—perfect for relaxation and wellness at home. Step outside to your own private retreat featuring an in-ground fiberglass salt water pool & maintenance free deck ideal for entertaining or unwinding all summer long. The property also features upgraded landscape & engineered drainage. Additional highlights include a whole-house generator and sprinkler system, providing comfort and ease year-round. This is a rare opportunity to own a move-in ready, luxury home in one of Orchard Park’s most sought-after communities. Appointments for prequalified buyers begin with advance notice.

5 Beds ⋅ 4 Baths ⋅ B1673088 MLS

Welcome to 17 Woodthrush Trail, located in the highly desirable Birdsong Estates neighborhood within the Ellicott Elementary. Built in 2022, this nearly new home offers the perfect blend of modern design, luxury upgrades, and peace of mind. Traditional from the outside with a modern/open layout inside! This stunning five-bedroom residence features a flexible first-floor bedroom or office, ideal for today’s lifestyle. The open-concept layout showcases beautiful hardwood floors, modern finishes, and a thoughtfully designed chef’s kitchen complete with Omega cabinetry, granite countertops, high end appliances including a Dacor commercial-grade six-burner gas range. A spacious mudroom and walk-in pantry add both style and functionality. Upstairs, enjoy the convenience of second-floor laundry and four generously sized bedrooms. The recently-finished basement elevates the home even further, offering additional living space, a full bath, dedicated gym space, and a private dry sauna—perfect for relaxation and wellness at home. Step outside to your own private retreat featuring an in-ground fiberglass salt water pool & maintenance free deck ideal for entertaining or unwinding all summer long. The property also features upgraded landscape & engineered drainage. Additional highlights include a whole-house generator and sprinkler system, providing comfort and ease year-round. This is a rare opportunity to own a move-in ready, luxury home in one of Orchard Park’s most sought-after communities. Appointments for prequalified buyers begin with advance notice.

17 Woodthrush, Orchard Park

$1,299,900

Welcome to this stunning 4,608 square foot custom-feel home built just two years ago by Forbes Capretto. Thoughtfully designed with high-end finishes throughout, this residence blends modern luxury with bright, airy living spaces. The heart of the home features a beautifully appointed kitchen with premium stainless steel Wolf and Sub-Zero appliances, butler and walk in pantry, custom cabinetry, and elegant finishes—perfect for both everyday living and entertaining. Mudroom with custom cubbies and plenty of storage space. Light hardwood flooring flows throughout the home, complemented by upgraded designer lighting that enhances the home’s sophisticated yet welcoming feel. The home functions as a traditional concept colonial home but embodies a modern open floor plan. The spacious layout offers generous living areas filled with natural light, creating a seamless flow from room to room. A fully finished basement expands the living space even further, complete with an additional bedroom and full bathroom—ideal for guests, extended family, or a private retreat. Additional highlights include a three-car garage, meticulous upgrades throughout, and the peace of mind that comes with a nearly new build. Located in the Orchard Park School District with Ellicott Elementary, this exceptional home offers luxury, comfort, and convenience in one of Western New York’s most sought-after communities. Showings begin Wednesday 3/11 at 4PM, Offers will be reviewed as they are received, seller reserves the right to set a deadline. Buyer prequalification required for private appointments. Sellers will review offers Friday 3/20 at 2PM.

5 Beds ⋅ 5 Baths ⋅ B1664997 MLS

Welcome to this stunning 4,608 square foot custom-feel home built just two years ago by Forbes Capretto. Thoughtfully designed with high-end finishes throughout, this residence blends modern luxury with bright, airy living spaces. The heart of the home features a beautifully appointed kitchen with premium stainless steel Wolf and Sub-Zero appliances, butler and walk in pantry, custom cabinetry, and elegant finishes—perfect for both everyday living and entertaining. Mudroom with custom cubbies and plenty of storage space. Light hardwood flooring flows throughout the home, complemented by upgraded designer lighting that enhances the home’s sophisticated yet welcoming feel. The home functions as a traditional concept colonial home but embodies a modern open floor plan. The spacious layout offers generous living areas filled with natural light, creating a seamless flow from room to room. A fully finished basement expands the living space even further, complete with an additional bedroom and full bathroom—ideal for guests, extended family, or a private retreat. Additional highlights include a three-car garage, meticulous upgrades throughout, and the peace of mind that comes with a nearly new build. Located in the Orchard Park School District with Ellicott Elementary, this exceptional home offers luxury, comfort, and convenience in one of Western New York’s most sought-after communities. Showings begin Wednesday 3/11 at 4PM, Offers will be reviewed as they are received, seller reserves the right to set a deadline. Buyer prequalification required for private appointments. Sellers will review offers Friday 3/20 at 2PM.

14 Blue Heron Drive, Orchard Park

$1,275,000

Spectacular Tesmer custom-built ranch located on a quiet cul-de-sac in the desirable Spaulding Green community. A gracious foyer welcomes you to this 3 bed, 3.5 bath expansive residence that sits on .5 acres, & backs up to a beautiful wooded lot, affording privacy & stunning views. The spacious Living Room features a stacked stone gas fireplace, a recessed ceiling, beautiful backyard views, a dry bar w/ a beverage fridge & a stunning solid wood entertainment center. The formal Dining Room boasts gleaming Brazilian walnut hardwood floors, louvered shutters & high end moldings. The gorgeous chef's kitchen offers generous storage, a walk-in pantry, granite counters, a breakfast nook, glazed maple cabinetry, a built-in desk space, & tons of natural light. There is an attractive study featuring custom built-ins, judge's paneling & transom windows. The serene & exquisite Primary Suite boasts a recessed ceiling, louvered shutters, double walk-in closets + a linen closet, & a spa-like bathroom boasting double vanities, a jetted tub, heated tile floors, a water closet & a large walk-in shower. The two additional ensuite bedrooms have wall/wall carpeting, generous closet spaces & sophisticated baths w/ granite vanities & tile flooring. Outside you will find an expansive yard space & a large exposed aggregate patio, providing fantastic entertaining space w/ a spacious covered porch, a natural gas fire pit & a stonewall surround. Enjoy the conveniences of having a 1st floor laundry room, Central Vac system, recessed ceiling speakers, a lawn sprinkler system, a back-up natural gas generator, a large full basement, & a heated 3 car attached garage w/ an epoxy floor. This is truly an elegant home boasting high-end finishes & modern conveniences. Offer deadline 1/26 @ 12 Noon.

3 Beds ⋅ 4 Baths ⋅ B1658287 MLS

Spectacular Tesmer custom-built ranch located on a quiet cul-de-sac in the desirable Spaulding Green community. A gracious foyer welcomes you to this 3 bed, 3.5 bath expansive residence that sits on .5 acres, & backs up to a beautiful wooded lot, affording privacy & stunning views. The spacious Living Room features a stacked stone gas fireplace, a recessed ceiling, beautiful backyard views, a dry bar w/ a beverage fridge & a stunning solid wood entertainment center. The formal Dining Room boasts gleaming Brazilian walnut hardwood floors, louvered shutters & high end moldings. The gorgeous chef's kitchen offers generous storage, a walk-in pantry, granite counters, a breakfast nook, glazed maple cabinetry, a built-in desk space, & tons of natural light. There is an attractive study featuring custom built-ins, judge's paneling & transom windows. The serene & exquisite Primary Suite boasts a recessed ceiling, louvered shutters, double walk-in closets + a linen closet, & a spa-like bathroom boasting double vanities, a jetted tub, heated tile floors, a water closet & a large walk-in shower. The two additional ensuite bedrooms have wall/wall carpeting, generous closet spaces & sophisticated baths w/ granite vanities & tile flooring. Outside you will find an expansive yard space & a large exposed aggregate patio, providing fantastic entertaining space w/ a spacious covered porch, a natural gas fire pit & a stonewall surround. Enjoy the conveniences of having a 1st floor laundry room, Central Vac system, recessed ceiling speakers, a lawn sprinkler system, a back-up natural gas generator, a large full basement, & a heated 3 car attached garage w/ an epoxy floor. This is truly an elegant home boasting high-end finishes & modern conveniences. Offer deadline 1/26 @ 12 Noon.

9823 Willowleaf Court, Clarence

$1,200,000

Situated on a private 1.6-acre corner parcel within the quiet Eagle Heights neighborhood of Orchard Park, 11 Chase Road presents a rare opportunity to secure a residence defined by space, functionality, and long-term livability. The property is positioned to maximize privacy, with mature tree coverage, setback from neighboring homes, and a lot configuration that provides multiple outdoor use zones. The home offers three bedrooms, two full bathrooms, and two half bathrooms, providing a practical layout that accommodates both everyday living and guest needs. Interior spaces are organized with clear separation between private and shared areas, allowing flexibility for households requiring defined work, relaxation, and entertainment environments. A dedicated media room serves as a key feature, designed specifically for immersive viewing and entertainment. This space is suitable for a home theater, gaming environment, or private lounge setting, offering acoustic separation from primary living areas. The room’s configuration supports large-scale projection and integrated audio-visual installations. Outdoor amenities are equally functional. A full-size sport court provides dual use as both a tennis court and a basketball court, supporting year-round recreation without the need for off-site facilities. The surrounding acreage allows for additional outdoor programming such as landscaping expansion, outdoor seating areas, or future amenity enhancements. The property’s corner positioning enhances access flow while maintaining a sense of enclosure and security. Eagle Heights is known for its limited through-traffic patterns and consistent residential character, contributing to a stable and quiet living environment. Overall, 11 Chase Road offers a balanced combination of interior practicality, dedicated entertainment space, and large-lot privacy—making it well suited for anyone prioritizing usable acreage, recreational infrastructure, and separation from their neighbors. All furnishings, hot tub, and sauna can be included in sale as well.

3 Beds ⋅ 4 Baths ⋅ B1663983 MLS

Situated on a private 1.6-acre corner parcel within the quiet Eagle Heights neighborhood of Orchard Park, 11 Chase Road presents a rare opportunity to secure a residence defined by space, functionality, and long-term livability. The property is positioned to maximize privacy, with mature tree coverage, setback from neighboring homes, and a lot configuration that provides multiple outdoor use zones. The home offers three bedrooms, two full bathrooms, and two half bathrooms, providing a practical layout that accommodates both everyday living and guest needs. Interior spaces are organized with clear separation between private and shared areas, allowing flexibility for households requiring defined work, relaxation, and entertainment environments. A dedicated media room serves as a key feature, designed specifically for immersive viewing and entertainment. This space is suitable for a home theater, gaming environment, or private lounge setting, offering acoustic separation from primary living areas. The room’s configuration supports large-scale projection and integrated audio-visual installations. Outdoor amenities are equally functional. A full-size sport court provides dual use as both a tennis court and a basketball court, supporting year-round recreation without the need for off-site facilities. The surrounding acreage allows for additional outdoor programming such as landscaping expansion, outdoor seating areas, or future amenity enhancements. The property’s corner positioning enhances access flow while maintaining a sense of enclosure and security. Eagle Heights is known for its limited through-traffic patterns and consistent residential character, contributing to a stable and quiet living environment. Overall, 11 Chase Road offers a balanced combination of interior practicality, dedicated entertainment space, and large-lot privacy—making it well suited for anyone prioritizing usable acreage, recreational infrastructure, and separation from their neighbors. All furnishings, hot tub, and sauna can be included in sale as well.

11 Chase Road, Orchard Park

$1,150,000

Sheer elegance for this Tom Johnson built beauty! This heavenly former Home Show Model showcases exceptional craftsmanship and architectural detail throughout. Step onto the mahogany front porch and into a beautifully designed interior featuring custom moldings, arched doorways, maple cabinetry, stunning tile work, built-ins, and gleaming hardwood floors. The stunning chef’s kitchen is complete with custom cabinetry, breakfast bar, breakfast room, and walk-in pantry, the convenient bar area adds the perfect touch for special celebrations and hosting the holidays. The fabulous great room overlooks a spacious deck with a retractable awning with peaceful views of the backyard. The first-floor primary suite includes a lovely sitting area and custom closets, creating a private retreat. The formal dining room features tray molding and sits adjacent to a well-appointed wet bar with wine cooler. Upstairs you’ll find four additional bedrooms, two full baths, and a large sitting area ideal for work, study, or relaxation. The finished walk-out lower level, complete with French doors, provides wonderful additional living space and easy access to the backyard, which backs up to a scenic conservation area for added privacy and natural beauty. All mechanics and roof are set for easy maintenance. I'd like to Welcome you to your home!

5 Beds ⋅ 4 Baths ⋅ B1672319 MLS

Sheer elegance for this Tom Johnson built beauty! This heavenly former Home Show Model showcases exceptional craftsmanship and architectural detail throughout. Step onto the mahogany front porch and into a beautifully designed interior featuring custom moldings, arched doorways, maple cabinetry, stunning tile work, built-ins, and gleaming hardwood floors. The stunning chef’s kitchen is complete with custom cabinetry, breakfast bar, breakfast room, and walk-in pantry, the convenient bar area adds the perfect touch for special celebrations and hosting the holidays. The fabulous great room overlooks a spacious deck with a retractable awning with peaceful views of the backyard. The first-floor primary suite includes a lovely sitting area and custom closets, creating a private retreat. The formal dining room features tray molding and sits adjacent to a well-appointed wet bar with wine cooler. Upstairs you’ll find four additional bedrooms, two full baths, and a large sitting area ideal for work, study, or relaxation. The finished walk-out lower level, complete with French doors, provides wonderful additional living space and easy access to the backyard, which backs up to a scenic conservation area for added privacy and natural beauty. All mechanics and roof are set for easy maintenance. I'd like to Welcome you to your home!

36 Birdsong Parkway, Orchard Park

$1,150,000

Bring home happiness in this absolutely stunning 2006-built residence,crafted w/ exceptional quality & no expense spared. Set upon an idyllic 5 acre lot in the private Windover Farms development w/ deeded beach access w/i a 5 minute walk offering 640 feet of sandy beachfront on the shore of Lake Erie.There is strong demand for this community,which offers the rare opportunity to own a newer-built home w/ coveted beach access & expansive estate-sized lots.As you pull into the driveway,you're greeted by the stately curb appeal of a brick & composite shake exterior,beautifully accented by vibrant professional landscaping. Inside,this custom Kilian-built home features an incredibly attractive & versatile floor plan,designed for comfortable everyday living & effortless entertaining.The two-story foyer is both welcoming & impressive & trust me,the feeling you get walking in will never get old.Vibrant & rich textures & colors,including marble flooring & Brazilian hardwoods stand out as you enter & continue throughout the home.Formal dining room features ornate crown molding,oversized trim,elegant ceiling medallions & modern recessed lighting.Stunning great room impresses w/ soaring ceilings,multiple archways & massive wall of windows that flood the space w/ natural light.Wood burning fireplace w/ a substantial stone surround anchors the room while custom built-ins w/ detailed trim work add warmth & refinement.Chef’s kitchen is both elegant & functional featuring a breakfast bar w/ seating for six,granite countertops & classic cream cabinetry w/ detailed crown molding.Stainless steel appliances,double ovens & another island w/ inset gas cooktop.The open layout adjoins a morning rm w/ a floor-to-ceiling stone fireplace,perfect for casual gatherings or quiet mornings w/ coffee.First flr primary suite is nearly 900 square feet of spa like retreat. Upstairs you will find 4 sizable bdrms & 4 full bthrms which gives everyone their own space to get ready morning or night.Enjoy summer evenings under a covered rear patio w/ built in speakers,overhead lighting & fans.Privacy & nature abound and are yours to enjoy year round.Showings begin 11/22.Updated Photos coming.

5 Beds ⋅ 8 Baths ⋅ B1648148 MLS

Bring home happiness in this absolutely stunning 2006-built residence,crafted w/ exceptional quality & no expense spared. Set upon an idyllic 5 acre lot in the private Windover Farms development w/ deeded beach access w/i a 5 minute walk offering 640 feet of sandy beachfront on the shore of Lake Erie.There is strong demand for this community,which offers the rare opportunity to own a newer-built home w/ coveted beach access & expansive estate-sized lots.As you pull into the driveway,you're greeted by the stately curb appeal of a brick & composite shake exterior,beautifully accented by vibrant professional landscaping. Inside,this custom Kilian-built home features an incredibly attractive & versatile floor plan,designed for comfortable everyday living & effortless entertaining.The two-story foyer is both welcoming & impressive & trust me,the feeling you get walking in will never get old.Vibrant & rich textures & colors,including marble flooring & Brazilian hardwoods stand out as you enter & continue throughout the home.Formal dining room features ornate crown molding,oversized trim,elegant ceiling medallions & modern recessed lighting.Stunning great room impresses w/ soaring ceilings,multiple archways & massive wall of windows that flood the space w/ natural light.Wood burning fireplace w/ a substantial stone surround anchors the room while custom built-ins w/ detailed trim work add warmth & refinement.Chef’s kitchen is both elegant & functional featuring a breakfast bar w/ seating for six,granite countertops & classic cream cabinetry w/ detailed crown molding.Stainless steel appliances,double ovens & another island w/ inset gas cooktop.The open layout adjoins a morning rm w/ a floor-to-ceiling stone fireplace,perfect for casual gatherings or quiet mornings w/ coffee.First flr primary suite is nearly 900 square feet of spa like retreat. Upstairs you will find 4 sizable bdrms & 4 full bthrms which gives everyone their own space to get ready morning or night.Enjoy summer evenings under a covered rear patio w/ built in speakers,overhead lighting & fans.Privacy & nature abound and are yours to enjoy year round.Showings begin 11/22.Updated Photos coming.

698 Windover Lane, Evans

$1,100,000

The Key To Your Dream Home is here at this stately all brick French Colonial, a timeless residence that blends architectural elegance w/ refined craftsmanship & exceptional updates throughout.From the moment you arrive, the commanding presence, manicured grounds, and dramatic exterior lighting create an unforgettable first impression. Three Car Side load Garage w/Heater & CarLift. Enter through the grand mahogany front door into a breathtaking 2Story foyer showcasing a custom-built dbl staircase surrounded by Thassos white marble&black granite flooring.The 1'st flr boasts impressive 10-foot ceilings & extensive trim work throughout, enhancing the home’s scale and sophistication. Refinished hardwood floors flow seamlessly throughout the entire residence. Oversized windows, including newly installed Anderson windows, flood the interior w/natural light while framing serene backyard views.Designed for both grand entertaining and everyday living, the Chef’s kitchen features limestone tile flooring, new appliances, granite and quartz countertops &custom Brookhaven dovetail soft-close cabinetry.The kitchen leads to the family room&both rooms lead to exterior concrete raised veranda—an ideal setting for outdoor entertaining overlooking the yard.Distinguished den/office with custom built-ins and bookshelves.The formal dining room is richly appointed w/Kittinger wallpaper and a crystal chandelier, offering an elegant setting for memorable gatherings.The expansive primary suite is a private retreat featuring an oversized tray ceiling, spa-inspired bath, and expanded walk-in closet.The 2'nd flr offers two additional bedrooms that share a hallway full bath, along with another en suite bedroom complete with its own private full bath—providing comfort and flexibility for family and guests.The finished lower level adds exceptional versatility with an egress window, additional bedroom, full bath, and spacious rec room/living area—perfect for extended stays, recreation, or entertaining.This remarkable French Colonial offers timeless architecture, luxury finishes, and thoughtfully designed living spaces inside and out—an extraordinary opportunity to own a truly distinguished home.

5 Beds ⋅ 5 Baths ⋅ B1662357 MLS

The Key To Your Dream Home is here at this stately all brick French Colonial, a timeless residence that blends architectural elegance w/ refined craftsmanship & exceptional updates throughout.From the moment you arrive, the commanding presence, manicured grounds, and dramatic exterior lighting create an unforgettable first impression. Three Car Side load Garage w/Heater & CarLift. Enter through the grand mahogany front door into a breathtaking 2Story foyer showcasing a custom-built dbl staircase surrounded by Thassos white marble&black granite flooring.The 1'st flr boasts impressive 10-foot ceilings & extensive trim work throughout, enhancing the home’s scale and sophistication. Refinished hardwood floors flow seamlessly throughout the entire residence. Oversized windows, including newly installed Anderson windows, flood the interior w/natural light while framing serene backyard views.Designed for both grand entertaining and everyday living, the Chef’s kitchen features limestone tile flooring, new appliances, granite and quartz countertops &custom Brookhaven dovetail soft-close cabinetry.The kitchen leads to the family room&both rooms lead to exterior concrete raised veranda—an ideal setting for outdoor entertaining overlooking the yard.Distinguished den/office with custom built-ins and bookshelves.The formal dining room is richly appointed w/Kittinger wallpaper and a crystal chandelier, offering an elegant setting for memorable gatherings.The expansive primary suite is a private retreat featuring an oversized tray ceiling, spa-inspired bath, and expanded walk-in closet.The 2'nd flr offers two additional bedrooms that share a hallway full bath, along with another en suite bedroom complete with its own private full bath—providing comfort and flexibility for family and guests.The finished lower level adds exceptional versatility with an egress window, additional bedroom, full bath, and spacious rec room/living area—perfect for extended stays, recreation, or entertaining.This remarkable French Colonial offers timeless architecture, luxury finishes, and thoughtfully designed living spaces inside and out—an extraordinary opportunity to own a truly distinguished home.

4780 Spaulding Drive, Clarence

$1,045,040

4 Beds ⋅ 4 Baths ⋅ B1655520 MLS

49 Fair Woods Drive, Amherst

$999,999

Welcome to 3 Blue Heron in the highly sought after Birdsong Estates. This luxury home was custom built in 2023 by Forbes Capretto offering 4467 square feet of bright open living space, soaring ceilings and high end finishes throughout. Dramatic 2 story foyer with L shaped staircase invites you into this home that is a perfect blend of modern elegance. Main floor is a showcase of open airy living and entertaining spaces. Expansive great room with 2 story vaulted ceilings defined by clean lines and a neutral sophisticated color palette, impressive wall of windows lets in an abundance of natural light and gas fireplace offers a cozy focal point to this space. Gourmet kitchen is an entertainer's dream with over sized island, quartz counter tops, high end appliances including induction range/oven w designer range hood, additional built in oven and microwave, custom soft close cabinetry w/ roll out storage, casual dining area complete with beverage center and built in chiller. Main floor also includes formal dining room, living room, home office, huge walk in pantry, mudroom with newly added storage(2025) and large half bath. 2nd level features spacious owner's suite w/ tray ceiling and serene aesthetic w/ modern spa inspired en suite w/ double vanity, quartz counter tops, frameless glass enclosed shower, soaking tub and walk in closet upgraded by California closets(2024). 3 more large bedrooms w/ 2 more attached full baths and large 2nd floor laundry room complete the 2nd level. Finished basement(2025) is a wow factor and includes 5th bedroom w/egress, full bath, bar, media room, gym and 2 extra storage rooms. Exterior offers expansive outdoor living space with covered back patio and generous newly landscaped green space w/ berm of trees adding additional privacy(2025) Plenty of space for a pool and other exterior additions! Rounding out this fantastic property is an L shaped 3 car garage, double wide driveway w/ an extra parking area. See attached list for full list of improvements & property survey.

5 Beds ⋅ 5 Baths ⋅ B1683252 MLS

Welcome to 3 Blue Heron in the highly sought after Birdsong Estates. This luxury home was custom built in 2023 by Forbes Capretto offering 4467 square feet of bright open living space, soaring ceilings and high end finishes throughout. Dramatic 2 story foyer with L shaped staircase invites you into this home that is a perfect blend of modern elegance. Main floor is a showcase of open airy living and entertaining spaces. Expansive great room with 2 story vaulted ceilings defined by clean lines and a neutral sophisticated color palette, impressive wall of windows lets in an abundance of natural light and gas fireplace offers a cozy focal point to this space. Gourmet kitchen is an entertainer's dream with over sized island, quartz counter tops, high end appliances including induction range/oven w designer range hood, additional built in oven and microwave, custom soft close cabinetry w/ roll out storage, casual dining area complete with beverage center and built in chiller. Main floor also includes formal dining room, living room, home office, huge walk in pantry, mudroom with newly added storage(2025) and large half bath. 2nd level features spacious owner's suite w/ tray ceiling and serene aesthetic w/ modern spa inspired en suite w/ double vanity, quartz counter tops, frameless glass enclosed shower, soaking tub and walk in closet upgraded by California closets(2024). 3 more large bedrooms w/ 2 more attached full baths and large 2nd floor laundry room complete the 2nd level. Finished basement(2025) is a wow factor and includes 5th bedroom w/egress, full bath, bar, media room, gym and 2 extra storage rooms. Exterior offers expansive outdoor living space with covered back patio and generous newly landscaped green space w/ berm of trees adding additional privacy(2025) Plenty of space for a pool and other exterior additions! Rounding out this fantastic property is an L shaped 3 car garage, double wide driveway w/ an extra parking area. See attached list for full list of improvements & property survey.

3 Blue Heron Drive, Orchard Park

$998,000

Natale-built luxury home that will take your breath away! Why build when you can move right into this exceptionally well-maintained 4 bed 4 bath 2019 custom home situated on a desirable corner lot in one of Clarence’s most sought-after neighborhoods. This stunning 4-bedroom home showcases quality craftsmanship, thoughtful upgrades, and truly turnkey living with every bell and whistle already in place. The impressive first floor features a dramatic two-story foyer, formal dining area, terrific den, mudroom, elegant powder room, and a bright white chef’s kitchen complete with quartz counters, custom cabinetry, breakfast bar, and premium appliances including a Bertazzoni Italian range, KitchenAid wall oven, microwave, dishwasher, and refrigerator. The soaring family room offers a gorgeous gas fireplace, built-in bookcases, upgraded chandelier, and abundant natural light throughout. The spectacular first-floor owner’s suite sets the stage with a beautiful spa-like bath and spacious walk-in closet. Upstairs offers 3 additional generously sized bedrooms, 2 full baths, and a versatile loft space perfect for studying, working, or relaxing. Luxury continues outdoors with professionally landscaped grounds, irrigation system, covered rear porch with retractable screens, electric heat units for extended seasonal enjoyment, ceiling fan, and a professionally installed fenced yard featuring pillars, 52 arborvitaes for privacy, and stunning outdoor uplighting. Additional upgrades include with sale include geothermal heating, backup generator, whole-house water filtration system with additional filtration for refrigerator and ice maker water, security system, backup sump pump, garage with drain and epoxy flooring, and lower rear window tinting. Sale includes all 8 Samsung TVs and sound systems. Washer and dryer are excluded from the sale. Annual HOA through Riegles Northwoods Homeowners Association is $251. A rare opportunity to own a meticulously upgraded luxury home offering comfort, elegance, and exceptional attention to detail throughout. I’d like to welcome you home!

4 Beds ⋅ 4 Baths ⋅ B1685662 MLS

Natale-built luxury home that will take your breath away! Why build when you can move right into this exceptionally well-maintained 4 bed 4 bath 2019 custom home situated on a desirable corner lot in one of Clarence’s most sought-after neighborhoods. This stunning 4-bedroom home showcases quality craftsmanship, thoughtful upgrades, and truly turnkey living with every bell and whistle already in place. The impressive first floor features a dramatic two-story foyer, formal dining area, terrific den, mudroom, elegant powder room, and a bright white chef’s kitchen complete with quartz counters, custom cabinetry, breakfast bar, and premium appliances including a Bertazzoni Italian range, KitchenAid wall oven, microwave, dishwasher, and refrigerator. The soaring family room offers a gorgeous gas fireplace, built-in bookcases, upgraded chandelier, and abundant natural light throughout. The spectacular first-floor owner’s suite sets the stage with a beautiful spa-like bath and spacious walk-in closet. Upstairs offers 3 additional generously sized bedrooms, 2 full baths, and a versatile loft space perfect for studying, working, or relaxing. Luxury continues outdoors with professionally landscaped grounds, irrigation system, covered rear porch with retractable screens, electric heat units for extended seasonal enjoyment, ceiling fan, and a professionally installed fenced yard featuring pillars, 52 arborvitaes for privacy, and stunning outdoor uplighting. Additional upgrades include with sale include geothermal heating, backup generator, whole-house water filtration system with additional filtration for refrigerator and ice maker water, security system, backup sump pump, garage with drain and epoxy flooring, and lower rear window tinting. Sale includes all 8 Samsung TVs and sound systems. Washer and dryer are excluded from the sale. Annual HOA through Riegles Northwoods Homeowners Association is $251. A rare opportunity to own a meticulously upgraded luxury home offering comfort, elegance, and exceptional attention to detail throughout. I’d like to welcome you home!

9008 Roberts Grove, Clarence

$970,000

Welcome to this exceptional stone home, set on 1.1 acres of beautifully landscaped, park-like grounds in Clarence. Experience the inviting flow as each space seamlessly unfolds into the next. The impressive 2-story foyer welcomes you w abundant light & graceful design. To the right, French doors open to private den—ideal for home office or study. The elegant living room & formal dining area, are perfect for hosting gatherings or everyday dining. Beyond, the heart of the home awaits, stunning gourmet kitchen featuring granite countertops, lge island w bar seating, gas range/oven, convection oven, microwave, under cabinet lighting & brick backsplash. Just off the kitchen, a charming walk-through pantry feels like a mini extension of the space, complete w matching cabinetry, backsplash & extra counter area. The large eat-in kitchen overlooks the backyard, where sliding doors open to an expansive stamped concrete patio. Throughout the 1st floor, rich hardwood floors add warmth & continuity, leading naturally into the adjoining great room. This inviting gathering space features gas fireplace w a beautifully redesigned hearth & mantle, complemented by floating shelves & built-in wine fridge for modern style & convenience. The 1st floor ensuite offers a relaxing retreat, complete w 2-walk-in closets, direct backyard access, & completely renovated, spa-inspired bath featuring a widened entry w barn door, double vanity, new flooring, & custom walk-in shower. Upstairs, you’ll find 3 spacious bedrooms w hardwood floors, including a luxurious guest suite w private balcony, walk-in closet, & full bath. A flexible bonus space w skylights offers endless possibilities—perfect for addtl lounge area, workout rm, or creative studio. Another beautifully updated full bath w custom walk-in shower completes the 2nd level. Outdoor living shines in the expansive, fenced backyard surrounded by lush landscaping & large patio with custom pavers. The heated & cooled 3-bay garage offers year-round comfort & storage, complemented by a 200 sq ft drive thru shed for tools & recreational gear. Thoughtfully designed & meticulously customized!

4 Beds ⋅ 4 Baths ⋅ B1664548 MLS

Welcome to this exceptional stone home, set on 1.1 acres of beautifully landscaped, park-like grounds in Clarence. Experience the inviting flow as each space seamlessly unfolds into the next. The impressive 2-story foyer welcomes you w abundant light & graceful design. To the right, French doors open to private den—ideal for home office or study. The elegant living room & formal dining area, are perfect for hosting gatherings or everyday dining. Beyond, the heart of the home awaits, stunning gourmet kitchen featuring granite countertops, lge island w bar seating, gas range/oven, convection oven, microwave, under cabinet lighting & brick backsplash. Just off the kitchen, a charming walk-through pantry feels like a mini extension of the space, complete w matching cabinetry, backsplash & extra counter area. The large eat-in kitchen overlooks the backyard, where sliding doors open to an expansive stamped concrete patio. Throughout the 1st floor, rich hardwood floors add warmth & continuity, leading naturally into the adjoining great room. This inviting gathering space features gas fireplace w a beautifully redesigned hearth & mantle, complemented by floating shelves & built-in wine fridge for modern style & convenience. The 1st floor ensuite offers a relaxing retreat, complete w 2-walk-in closets, direct backyard access, & completely renovated, spa-inspired bath featuring a widened entry w barn door, double vanity, new flooring, & custom walk-in shower. Upstairs, you’ll find 3 spacious bedrooms w hardwood floors, including a luxurious guest suite w private balcony, walk-in closet, & full bath. A flexible bonus space w skylights offers endless possibilities—perfect for addtl lounge area, workout rm, or creative studio. Another beautifully updated full bath w custom walk-in shower completes the 2nd level. Outdoor living shines in the expansive, fenced backyard surrounded by lush landscaping & large patio with custom pavers. The heated & cooled 3-bay garage offers year-round comfort & storage, complemented by a 200 sq ft drive thru shed for tools & recreational gear. Thoughtfully designed & meticulously customized!

4990 Kraus Road, Clarence

$930,000

Welcome to this exceptional custom-built Tesmer residence in the prestigious Brompton Estates. Privately set on a wooded lot, this home offers refined luxury and tranquil surroundings, highlighted by lush landscaping, an in-ground sprinkler system, and a serene koi pond. The grand foyer opens to a dramatic great room with soaring ceilings and floor-to-ceiling windows that flood the space with natural light. Brand new gleaming hardwood floors throughout first level! The open-concept kitchen flows seamlessly into a sunroom, ideal for everyday living and entertaining. The first-floor primary suite is a private retreat featuring a fireplace, sauna, whirlpool bath, and expansive walk-in closet. A den/office adds flexibility and elegance. Upstairs are three spacious bedrooms with new carpeting and an updated full bath. The newly finished lower level provides an additional 720 sq ft of versatile living and entertaining space. Parklike yard features patio with awning, gorgeous plantings, and exceptional private wooded lot. A rare opportunity for luxury and style in one of the area’s most desirable communities.

4 Beds ⋅ 4 Baths ⋅ B1656977 MLS

Welcome to this exceptional custom-built Tesmer residence in the prestigious Brompton Estates. Privately set on a wooded lot, this home offers refined luxury and tranquil surroundings, highlighted by lush landscaping, an in-ground sprinkler system, and a serene koi pond. The grand foyer opens to a dramatic great room with soaring ceilings and floor-to-ceiling windows that flood the space with natural light. Brand new gleaming hardwood floors throughout first level! The open-concept kitchen flows seamlessly into a sunroom, ideal for everyday living and entertaining. The first-floor primary suite is a private retreat featuring a fireplace, sauna, whirlpool bath, and expansive walk-in closet. A den/office adds flexibility and elegance. Upstairs are three spacious bedrooms with new carpeting and an updated full bath. The newly finished lower level provides an additional 720 sq ft of versatile living and entertaining space. Parklike yard features patio with awning, gorgeous plantings, and exceptional private wooded lot. A rare opportunity for luxury and style in one of the area’s most desirable communities.

36 S Woodside Lane, Amherst

$925,000

Commercial Collision Shop with 5 Bays, Office and second floor unfinished space for storage or possible rental plus Additional Residential 3 bedroom/2 bath Split level and adjacent lot are inclusive with the Sale. The following Parcels Convey with the Sale: 5767 Genesee SBL 94.00-2-1.1 *200 x 250 *C - Auto Body *Property Class 433405 Stony SBL 94.00-2-1.21 *100 x 300 *R - 1 Family Res *Property Class 210O Stony SBL 94.00-2-1.31 *100 x 300 *R - Res Vac Land *Property Class 311 **SOLD AS/IS**

B1664098 MLS

Commercial Collision Shop with 5 Bays, Office and second floor unfinished space for storage or possible rental plus Additional Residential 3 bedroom/2 bath Split level and adjacent lot are inclusive with the Sale. The following Parcels Convey with the Sale: 5767 Genesee SBL 94.00-2-1.1 *200 x 250 *C - Auto Body *Property Class 433405 Stony SBL 94.00-2-1.21 *100 x 300 *R - 1 Family Res *Property Class 210O Stony SBL 94.00-2-1.31 *100 x 300 *R - Res Vac Land *Property Class 311 **SOLD AS/IS**

Lancaster

$925,000

Motivated sellers present an exceptional opportunity to own this historical beauty, where character abounds and timeless charm blends seamlessly with modern luxury. This stunning property showcases a sprawling lawn, vibrant perennials, & a privately wooded retreat. The expansive center entrance colonial is highlighted by an elegant, newly remodeled kitchen, complete with stainless steel appliances, granite countertops, ample cabinetry, and a custom wet bar with wine chiller. Nestled nearby is a cozy morning room, filled with natural light through its numerous windows. The spacious formal dining & family rooms provide the perfect setting for extended family togetherness, while 3 gas fireplaces on the first level enhance warmth & ambiance. Second level offers 5 generously sized bedrooms, 3 full bathrooms, & a conveniently located laundry room. An additional 1,200 sq. ft. of living space is situated above the two, 2.5 car garages...one featuring a large bonus room, and the other comprising a 2 bedroom/1 bathroom apartment ideal for guests, in-laws, or income opportunity. The beautifully landscaped patio & grand covered terrace, provide plentiful space to accommodate several guests for outdoor gatherings. Much apparent pride of ownership is evident throughout this unique gem, making it a must-see property!

5 Beds ⋅ 4 Baths ⋅ B1647153 MLS

Motivated sellers present an exceptional opportunity to own this historical beauty, where character abounds and timeless charm blends seamlessly with modern luxury. This stunning property showcases a sprawling lawn, vibrant perennials, & a privately wooded retreat. The expansive center entrance colonial is highlighted by an elegant, newly remodeled kitchen, complete with stainless steel appliances, granite countertops, ample cabinetry, and a custom wet bar with wine chiller. Nestled nearby is a cozy morning room, filled with natural light through its numerous windows. The spacious formal dining & family rooms provide the perfect setting for extended family togetherness, while 3 gas fireplaces on the first level enhance warmth & ambiance. Second level offers 5 generously sized bedrooms, 3 full bathrooms, & a conveniently located laundry room. An additional 1,200 sq. ft. of living space is situated above the two, 2.5 car garages...one featuring a large bonus room, and the other comprising a 2 bedroom/1 bathroom apartment ideal for guests, in-laws, or income opportunity. The beautifully landscaped patio & grand covered terrace, provide plentiful space to accommodate several guests for outdoor gatherings. Much apparent pride of ownership is evident throughout this unique gem, making it a must-see property!

5618 Armor Duells Road, Orchard Park

$925,000

Beautiful Penhurst Park! With three fully finished levels, hardwood floors, beautiful woodwork, and a gracious floorplan, this home is a true city gem. Inviting foyer leads to bright, spacious living room with wood burning fireplace and large, beautiful windows. Formal dining room offers vintage chandelier, and is perfect for entertaining. Expansive eat-in kitchen, Private study with built in bookshelves & glass French doors overlooks patio and yard. Primary bedroom boasts large walk-in closet, three additional generous bedrooms, and classic hallway built-ins complete the second story. Finished third floor offers a beautiful dressing room. Partially finished basement features rec-room space, and would make an excellent game-room! Two car detached garage, private yard, and fantastic patio. This location is second-to-none; a short walk to Delaware Park, Buffalo Zoo, and the AKG Museum. Incredible proximity to Buffalo's best restaurants & shops, the theatre district and the medical campus!

4 Beds ⋅ 5 Baths ⋅ B1637976 MLS

Beautiful Penhurst Park! With three fully finished levels, hardwood floors, beautiful woodwork, and a gracious floorplan, this home is a true city gem. Inviting foyer leads to bright, spacious living room with wood burning fireplace and large, beautiful windows. Formal dining room offers vintage chandelier, and is perfect for entertaining. Expansive eat-in kitchen, Private study with built in bookshelves & glass French doors overlooks patio and yard. Primary bedroom boasts large walk-in closet, three additional generous bedrooms, and classic hallway built-ins complete the second story. Finished third floor offers a beautiful dressing room. Partially finished basement features rec-room space, and would make an excellent game-room! Two car detached garage, private yard, and fantastic patio. This location is second-to-none; a short walk to Delaware Park, Buffalo Zoo, and the AKG Museum. Incredible proximity to Buffalo's best restaurants & shops, the theatre district and the medical campus!

28 Penhurst Park, Buffalo

$915,000

Value Range Pricing- Owner will consider offers between $845,000 - $895,000 or higher. Welcome to your dream home in an incredible location! This stunning property offers the perfect blend of luxury and comfort, with the potential for six bedrooms by converting the spacious bonus room on the second floor. Step outside to enjoy the beautifully landscaped private yard, featuring a Kohler awning that provides shade for your outdoor gatherings. The expansive patio is perfect for entertaining, complete with a fire pit and gas hookups for your grill, making it an ideal space for summer barbecues .Inside, you’ll be greeted by oversized windows that flood the home with natural light. The updated master bathroom is a true retreat, while the two staircases add a touch of elegance. Enjoy the comfort of zoned heating and cooling, and cozy up by the gas fireplace during chilly evenings. The heated garage, equipped with hot and cold water, is a rare find. Additional highlights include new rugs , a tankless hot water system, and an updated second bathroom. This home is designed for the most discerning buyers, offering an abundance of features that must be seen to be appreciated. Don’t miss the chance to make this incredible property your own! Offers if any, will be reviewed on 9/12/2025 @10 am

6 Beds ⋅ 4 Baths ⋅ B1635309 MLS

Value Range Pricing- Owner will consider offers between $845,000 - $895,000 or higher. Welcome to your dream home in an incredible location! This stunning property offers the perfect blend of luxury and comfort, with the potential for six bedrooms by converting the spacious bonus room on the second floor. Step outside to enjoy the beautifully landscaped private yard, featuring a Kohler awning that provides shade for your outdoor gatherings. The expansive patio is perfect for entertaining, complete with a fire pit and gas hookups for your grill, making it an ideal space for summer barbecues .Inside, you’ll be greeted by oversized windows that flood the home with natural light. The updated master bathroom is a true retreat, while the two staircases add a touch of elegance. Enjoy the comfort of zoned heating and cooling, and cozy up by the gas fireplace during chilly evenings. The heated garage, equipped with hot and cold water, is a rare find. Additional highlights include new rugs , a tankless hot water system, and an updated second bathroom. This home is designed for the most discerning buyers, offering an abundance of features that must be seen to be appreciated. Don’t miss the chance to make this incredible property your own! Offers if any, will be reviewed on 9/12/2025 @10 am

5627 Marthas Vineyard, Clarence

$905,000

Why wait for new construction when this exceptional Forbes Capretto home is ready today? Built in 2022 and set on a lovely 1.10 acre corner lot, this beautifully appointed 4 bedroom, 2.5 bath residence delivers all the benefits of new construction in a peaceful setting just one mile from the charming Village of East Aurora. The thoughtfully designed floor plan offers a perfect balance of everyday living, with a home office, formal dining room, and spacious living room. Filled with natural light, the open concept kitchen, casual dining area, and spacious family room create a seamless flow throughout the main living space. Direct access to the covered rear patio extends the living space outdoors, perfect for relaxing, dining, or enjoying game day with an outdoor TV setup. The kitchen is beautifully designed with quartz countertops, a large center island, gas cooktop, secondary wall oven, built in microwave, and a convenient butler's pantry complete with beverage fridge, coffee bar, and additional storage. Upstairs, double doors lead to the spacious primary suite with an elevated ceiling detail, a luxurious ensuite bath, and a large walk in closet. Three additional bedrooms, including two connected by a Jack and Jill bathroom, provide plenty of space for family and guests. A second floor laundry room, wide hallway, and abundant closet space throughout add to the home's thoughtful design. Additional highlights include 9 foot ceilings throughout, 8 foot interior doors, a full basement with egress window ready for future finishing, an in ground sprinkler system, and a 2.5 car garage. Just minutes from the Village of East Aurora, shopping, restaurants, and convenient access to Route 400, newer homes in this location are rarely available. This is a fantastic opportunity to enjoy all the benefits of new construction without the wait of building in an established setting.

4 Beds ⋅ 3 Baths ⋅ B1689655 MLS

Why wait for new construction when this exceptional Forbes Capretto home is ready today? Built in 2022 and set on a lovely 1.10 acre corner lot, this beautifully appointed 4 bedroom, 2.5 bath residence delivers all the benefits of new construction in a peaceful setting just one mile from the charming Village of East Aurora. The thoughtfully designed floor plan offers a perfect balance of everyday living, with a home office, formal dining room, and spacious living room. Filled with natural light, the open concept kitchen, casual dining area, and spacious family room create a seamless flow throughout the main living space. Direct access to the covered rear patio extends the living space outdoors, perfect for relaxing, dining, or enjoying game day with an outdoor TV setup. The kitchen is beautifully designed with quartz countertops, a large center island, gas cooktop, secondary wall oven, built in microwave, and a convenient butler's pantry complete with beverage fridge, coffee bar, and additional storage. Upstairs, double doors lead to the spacious primary suite with an elevated ceiling detail, a luxurious ensuite bath, and a large walk in closet. Three additional bedrooms, including two connected by a Jack and Jill bathroom, provide plenty of space for family and guests. A second floor laundry room, wide hallway, and abundant closet space throughout add to the home's thoughtful design. Additional highlights include 9 foot ceilings throughout, 8 foot interior doors, a full basement with egress window ready for future finishing, an in ground sprinkler system, and a 2.5 car garage. Just minutes from the Village of East Aurora, shopping, restaurants, and convenient access to Route 400, newer homes in this location are rarely available. This is a fantastic opportunity to enjoy all the benefits of new construction without the wait of building in an established setting.

2240 Lapham Road, Aurora

$885,000

Tucked away on a quiet cul-de-sac in one of East Aurora's most sought after neighborhoods, 17 Nye Hill is an exceptional home with over 3,400 square feet of thoughtfully designed living space surrounded by beautifully landscaped grounds & private backyard setting. A grand foyer welcomes you inside, where rich hardwood floors, elegant formal living and dining rooms, and abundant natural light create an immediate sense of warmth and sophistication. The stunning cathedral ceiling family room serves as the heart of the home, offering an inviting gathering space while remaining seamlessly connected to the spacious kitchen. One of the home's most impressive features is the expansive sun filled porch overlooking the backyard and mature landscape beyond. With walls of windows and generous space for both dining and lounging, this remarkable retreat extends the living area outdoors and provides the perfect setting for morning coffee or quiet evenings taking in the view. Designed with both functionality and flexibility in mind, the home features dual staircases, 1st and 2nd floor laundry areas, generously sized bedrooms, and exceptional architectural detail throughout. The spacious primary suite offers hardwood floors, a beautiful tray ceiling, spacious ensuite with soaking tub, radiant heated flooring, 2 walk-in closets - a peaceful retreat at the end of the day. Two secondary bedrooms are connected by a desirable Jack and Jill bath, providing both privacy and convenience. The finished basement offers valuable additional living space with a 5th bedroom, full bathroom & recreation room. Mechanicals updates include Roof Dec'22, Hot Water Tank '25 & new Sump pump. Located in the Village of East Aurora, you'll enjoy convenient access to boutique shopping, restaurants, theaters, parks, and community events while coming home each day to the privacy and tranquility of this exceptional property. A rare opportunity to own a beautifully maintained home that combines timeless design, flexible living space, and an outstanding location. Showings begin at the Open House on Wed, June 3 from 5PM to 7PM. Another Open House to be held on Sat, June 6 from 1PM to 3PM. Offers due 06/08 at 7pm

5 Beds ⋅ 4 Baths ⋅ B1685630 MLS

Tucked away on a quiet cul-de-sac in one of East Aurora's most sought after neighborhoods, 17 Nye Hill is an exceptional home with over 3,400 square feet of thoughtfully designed living space surrounded by beautifully landscaped grounds & private backyard setting. A grand foyer welcomes you inside, where rich hardwood floors, elegant formal living and dining rooms, and abundant natural light create an immediate sense of warmth and sophistication. The stunning cathedral ceiling family room serves as the heart of the home, offering an inviting gathering space while remaining seamlessly connected to the spacious kitchen. One of the home's most impressive features is the expansive sun filled porch overlooking the backyard and mature landscape beyond. With walls of windows and generous space for both dining and lounging, this remarkable retreat extends the living area outdoors and provides the perfect setting for morning coffee or quiet evenings taking in the view. Designed with both functionality and flexibility in mind, the home features dual staircases, 1st and 2nd floor laundry areas, generously sized bedrooms, and exceptional architectural detail throughout. The spacious primary suite offers hardwood floors, a beautiful tray ceiling, spacious ensuite with soaking tub, radiant heated flooring, 2 walk-in closets - a peaceful retreat at the end of the day. Two secondary bedrooms are connected by a desirable Jack and Jill bath, providing both privacy and convenience. The finished basement offers valuable additional living space with a 5th bedroom, full bathroom & recreation room. Mechanicals updates include Roof Dec'22, Hot Water Tank '25 & new Sump pump. Located in the Village of East Aurora, you'll enjoy convenient access to boutique shopping, restaurants, theaters, parks, and community events while coming home each day to the privacy and tranquility of this exceptional property. A rare opportunity to own a beautifully maintained home that combines timeless design, flexible living space, and an outstanding location. Showings begin at the Open House on Wed, June 3 from 5PM to 7PM. Another Open House to be held on Sat, June 6 from 1PM to 3PM. Offers due 06/08 at 7pm

17 Nye Hill Road, Aurora

$870,000

Experience rare turnkey waterfront living on Chautauqua Lake in this custom-crafted 2024 luxury home ideally positioned with 64 feet of prime lake frontage and panoramic views of Bemus Bay, the Stow Ferry, and the Jamestown skyline. Designed to maximize natural light and lake views, this exceptional 3-bedroom, 3-bath home offers 1,805 square feet of thoughtfully designed living space with soaring 24-foot ceilings and dramatic walls of Pella Impervia windows overlooking the water. The open-concept layout blends modern luxury with effortless lake living, creating the perfect year-round residence or upscale vacation retreat. The first-floor features two spacious bedrooms, including a private primary suite, while the expansive second-floor loft suite offers approximately 600 square feet of additional living space with its own full bath — ideal for guests, entertaining, or a private getaway. Luxury finishes and modern conveniences are found throughout, including quartz countertops, built-in appliances, under-cabinet lighting, recessed lighting, oversized ceiling fans, first-floor laundry, whole-home audio wiring, security system capability, Ethernet connectivity, and premium mechanical systems designed for comfort and efficiency. Outdoor living is equally impressive with two covered entertaining spaces, including a spacious lakefront porch and covered patio perfectly positioned for sunrise views over the water. The property also includes a newer 150-foot dock system, aluminum dock stations, a 20' x 12' lakefront landing area, 6,000-pound electric pontoon/tritoon lift with remote control, and additional storage shed. Located just steps from the ferry and only minutes from Bemus Point, restaurants, shopping, entertainment, and Chautauqua Institution, this rare newer-construction waterfront property offers the ideal combination of luxury convenience, and low-maintenance lakefront living.

3 Beds ⋅ 3 Baths ⋅ R1681854 MLS

Experience rare turnkey waterfront living on Chautauqua Lake in this custom-crafted 2024 luxury home ideally positioned with 64 feet of prime lake frontage and panoramic views of Bemus Bay, the Stow Ferry, and the Jamestown skyline. Designed to maximize natural light and lake views, this exceptional 3-bedroom, 3-bath home offers 1,805 square feet of thoughtfully designed living space with soaring 24-foot ceilings and dramatic walls of Pella Impervia windows overlooking the water. The open-concept layout blends modern luxury with effortless lake living, creating the perfect year-round residence or upscale vacation retreat. The first-floor features two spacious bedrooms, including a private primary suite, while the expansive second-floor loft suite offers approximately 600 square feet of additional living space with its own full bath — ideal for guests, entertaining, or a private getaway. Luxury finishes and modern conveniences are found throughout, including quartz countertops, built-in appliances, under-cabinet lighting, recessed lighting, oversized ceiling fans, first-floor laundry, whole-home audio wiring, security system capability, Ethernet connectivity, and premium mechanical systems designed for comfort and efficiency. Outdoor living is equally impressive with two covered entertaining spaces, including a spacious lakefront porch and covered patio perfectly positioned for sunrise views over the water. The property also includes a newer 150-foot dock system, aluminum dock stations, a 20' x 12' lakefront landing area, 6,000-pound electric pontoon/tritoon lift with remote control, and additional storage shed. Located just steps from the ferry and only minutes from Bemus Point, restaurants, shopping, entertainment, and Chautauqua Institution, this rare newer-construction waterfront property offers the ideal combination of luxury convenience, and low-maintenance lakefront living.

3614 Watson Road, North Harmony

$850,000

OPEN HOUSES- SATURDAY AND SUNDAY 12-2pm! Skip the wait, stress, and rising construction costs with this pristine, custom-built, 1-year-young Natale Builders home in sought-after Miller's Crossing. Located in East Amherst within the highly rated Williamsville Central School District, this immaculate 4-bedroom, 2.5-bath residence is loaded with luxury upgrades and set on a beautifully manicured lot with underground sprinklers and a partially fenced backyard ready for your outdoor vision. Natale’s most sought-after floor plan offers an airy open layout beginning with a dramatic two-story foyer and designer lighting throughout. The stunning white kitchen is a showpiece featuring classic cabinetry, quartz countertops, center island with seating, stainless range hood, recessed lighting, walk-in pantry, and LVP flooring. The kitchen flows seamlessly into the sun-filled living room highlighted by a gas fireplace, custom shelving, and built-ins. A formal dining room creates an elegant setting for gatherings, while the butler’s pantry with a built-in beverage center adds style and function. A spacious mudroom off the garage, first-floor laundry with extra storage (washer and dryer included), a bright powder room, and a versatile flex room (could be first floor bedroom) with a large walk-in closet—currently used as a home office—complete the main level. Upstairs, you’ll find three generously sized secondary bedrooms with abundant closet space a pristine main bath with dual sinks, deep tub and a luxurious primary suite featuring a lighted tray ceiling, oversized walk-in closet, and a spa-like bath with dual quartz-topped vanity, tile flooring, tiled walk-in shower with bench seat, and an extra-deep soaking tub. The lower level offers soaring ceilings, insulated walls, an egress window, and outstanding potential for future finishing. The impressive exterior showcases stone accents, vinyl shake shingle siding and striking black trim. Additional highlights include a tankless hot water heater and high-end finishes throughout. Why build when this better-than-new home is ready right now? Showings begin at the Open House 12pm Sat May 16th. Offers to be in by Thurs 5/21 at 12pm!

4 Beds ⋅ 3 Baths ⋅ B1680469 MLS

OPEN HOUSES- SATURDAY AND SUNDAY 12-2pm! Skip the wait, stress, and rising construction costs with this pristine, custom-built, 1-year-young Natale Builders home in sought-after Miller's Crossing. Located in East Amherst within the highly rated Williamsville Central School District, this immaculate 4-bedroom, 2.5-bath residence is loaded with luxury upgrades and set on a beautifully manicured lot with underground sprinklers and a partially fenced backyard ready for your outdoor vision. Natale’s most sought-after floor plan offers an airy open layout beginning with a dramatic two-story foyer and designer lighting throughout. The stunning white kitchen is a showpiece featuring classic cabinetry, quartz countertops, center island with seating, stainless range hood, recessed lighting, walk-in pantry, and LVP flooring. The kitchen flows seamlessly into the sun-filled living room highlighted by a gas fireplace, custom shelving, and built-ins. A formal dining room creates an elegant setting for gatherings, while the butler’s pantry with a built-in beverage center adds style and function. A spacious mudroom off the garage, first-floor laundry with extra storage (washer and dryer included), a bright powder room, and a versatile flex room (could be first floor bedroom) with a large walk-in closet—currently used as a home office—complete the main level. Upstairs, you’ll find three generously sized secondary bedrooms with abundant closet space a pristine main bath with dual sinks, deep tub and a luxurious primary suite featuring a lighted tray ceiling, oversized walk-in closet, and a spa-like bath with dual quartz-topped vanity, tile flooring, tiled walk-in shower with bench seat, and an extra-deep soaking tub. The lower level offers soaring ceilings, insulated walls, an egress window, and outstanding potential for future finishing. The impressive exterior showcases stone accents, vinyl shake shingle siding and striking black trim. Additional highlights include a tankless hot water heater and high-end finishes throughout. Why build when this better-than-new home is ready right now? Showings begin at the Open House 12pm Sat May 16th. Offers to be in by Thurs 5/21 at 12pm!

60 Streamsong Court, Amherst

$850,000

Set on a beautifully maintained lot in one of the area’s most desirable neighborhoods, this stately brick-front residence offers the kind of space, flow, and natural light that’s hard to replicate. From the moment you enter, you’re greeted by soaring ceilings, warm hardwoods, and a layout that effortlessly balances everyday living with elevated entertaining. The main level features multiple living and gathering spaces, including a private home office with custom built-ins, a formal dining room with classic millwork, and an expansive living area anchored by oversized windows that flood the home with natural light. At the heart of the home is a bright, open kitchen showcasing updated countertops, abundant cabinetry, a center island, and seamless connection to both the morning room and family room—creating the perfect backdrop for everything from casual mornings to larger-scale entertaining. Upstairs, you’ll find generously sized bedrooms, including a spacious primary suite complete with a large walk-in closet and a well-appointed ensuite bath. The basement offers endless potential—ideal for a home gym, recreation space, or future finished living area. Step outside and the experience continues. The fully fenced yard provides both privacy and scale, highlighted by a beautifully designed in-ground pool, patio, and a newer awning (2023)—perfectly suited for summer entertaining. Notable updates include: furnace and A/C (2024), hot water tank (2023), vinyl privacy fence (2023), updated half bath (2024), updated kitchen and appliances (2023), new garage door and opener (2026), professionally maintained pool, and updated smoke and carbon monoxide detectors (2025).Home has been professionally measured. Every detail has been thoughtfully maintained, allowing the next owner to simply move in and enjoy. Offers if any shall be due 5/5/26 at noon.

4 Beds ⋅ 3 Baths ⋅ B1677486 MLS

Set on a beautifully maintained lot in one of the area’s most desirable neighborhoods, this stately brick-front residence offers the kind of space, flow, and natural light that’s hard to replicate. From the moment you enter, you’re greeted by soaring ceilings, warm hardwoods, and a layout that effortlessly balances everyday living with elevated entertaining. The main level features multiple living and gathering spaces, including a private home office with custom built-ins, a formal dining room with classic millwork, and an expansive living area anchored by oversized windows that flood the home with natural light. At the heart of the home is a bright, open kitchen showcasing updated countertops, abundant cabinetry, a center island, and seamless connection to both the morning room and family room—creating the perfect backdrop for everything from casual mornings to larger-scale entertaining. Upstairs, you’ll find generously sized bedrooms, including a spacious primary suite complete with a large walk-in closet and a well-appointed ensuite bath. The basement offers endless potential—ideal for a home gym, recreation space, or future finished living area. Step outside and the experience continues. The fully fenced yard provides both privacy and scale, highlighted by a beautifully designed in-ground pool, patio, and a newer awning (2023)—perfectly suited for summer entertaining. Notable updates include: furnace and A/C (2024), hot water tank (2023), vinyl privacy fence (2023), updated half bath (2024), updated kitchen and appliances (2023), new garage door and opener (2026), professionally maintained pool, and updated smoke and carbon monoxide detectors (2025).Home has been professionally measured. Every detail has been thoughtfully maintained, allowing the next owner to simply move in and enjoy. Offers if any shall be due 5/5/26 at noon.

158 Covent Garden Lane, Amherst

$845,000

Traditional elegance meets transitional style in this beautifully updated home. Nestled at the end of a long driveway, it makes a striking first impression with its classic brick façade and fresh farmhouse-style board and batten vinyl siding. Inside, a tiled foyer opens to soaring nine-foot ceilings and an airy, open layout. Lives like a ranch - The main level features a spacious living room, formal dining area, large office, serene primary suite, kitchen, butler’s pantry, and laundry—all thoughtfully designed for comfort and function. The living room boasts gleaming hardwood floors and a stunning new gas fireplace framed in contemporary tile, flanked by sliding doors with backyard views. The adjoining dining room shines with a charming bay window. The heart of the home is the updated kitchen with two new islands, modern appliances, and a spacious breakfast area. A nearby space includes a bay window, custom pantry, coffee bar, and laundry area—keeping everything convenient. The first-floor office is ideal for working from home, with hardwood floors, bay window, and built-ins. The primary suite is a private retreat with hardwood floors, tray ceiling, and a sitting or dressing room with vaulted ceilings. The luxurious en-suite bath includes dual vanities, jetted tub, tiled walk-in shower, and private water closet. Upstairs are two bedrooms connected by a Jack and Jill bath, with dormer nooks perfect for reading or study. A stylish linen closet with barn doors adds charm, and a large walk-in attic with vaulted ceiling offers potential for a media room, extra bedroom, or studio. Step outside to new stone steps, flagstone patio, and an additional patio across the back—ideal for entertaining or relaxing. A garden house and raised beds welcome your green thumb. The finished garage features an epoxy floor, heating/cooling, workstation, and dog wash station—a perfect space for hobbies or pampered pets. This home blends timeless design with modern upgrades, including Provia doors and Pella Reserve windows, creating a peaceful, welcoming setting and improving energy efficiency. Come see for yourself!

3 Beds ⋅ 3 Baths ⋅ B1638454 MLS

Traditional elegance meets transitional style in this beautifully updated home. Nestled at the end of a long driveway, it makes a striking first impression with its classic brick façade and fresh farmhouse-style board and batten vinyl siding. Inside, a tiled foyer opens to soaring nine-foot ceilings and an airy, open layout. Lives like a ranch - The main level features a spacious living room, formal dining area, large office, serene primary suite, kitchen, butler’s pantry, and laundry—all thoughtfully designed for comfort and function. The living room boasts gleaming hardwood floors and a stunning new gas fireplace framed in contemporary tile, flanked by sliding doors with backyard views. The adjoining dining room shines with a charming bay window. The heart of the home is the updated kitchen with two new islands, modern appliances, and a spacious breakfast area. A nearby space includes a bay window, custom pantry, coffee bar, and laundry area—keeping everything convenient. The first-floor office is ideal for working from home, with hardwood floors, bay window, and built-ins. The primary suite is a private retreat with hardwood floors, tray ceiling, and a sitting or dressing room with vaulted ceilings. The luxurious en-suite bath includes dual vanities, jetted tub, tiled walk-in shower, and private water closet. Upstairs are two bedrooms connected by a Jack and Jill bath, with dormer nooks perfect for reading or study. A stylish linen closet with barn doors adds charm, and a large walk-in attic with vaulted ceiling offers potential for a media room, extra bedroom, or studio. Step outside to new stone steps, flagstone patio, and an additional patio across the back—ideal for entertaining or relaxing. A garden house and raised beds welcome your green thumb. The finished garage features an epoxy floor, heating/cooling, workstation, and dog wash station—a perfect space for hobbies or pampered pets. This home blends timeless design with modern upgrades, including Provia doors and Pella Reserve windows, creating a peaceful, welcoming setting and improving energy efficiency. Come see for yourself!

7555 Ellicott Rd, Orchard Park

$835,995

Welcome to waterfront luxury - an elegant Forbes Capretto brick Colonial set on one of the largest lots in desirable French Landing, with private water access. The two-story foyer opens to hickory hardwood floors that carry throughout much of the main level. A formal dining room flanks the foyer to the right, while French doors to the left lead to a bright home office with floor-to-ceiling built-ins and a full wall of windows. The living room anchors the home, with soaring two-story ceilings and rows of windows filling the space with natural light and water views. A handsome, double-sided gas fireplace warms both the living area and the well-appointed kitchen, with granite counters, a Viking gas range, a wine chiller, abundant cabinetry, and an L-shaped breakfast bar. The adjacent breakfast room is also surrounded by windows, giving you peaceful views of the private backyard and the water beyond. A first-floor primary suite means you'll never have to move again! The suite consists of a grand primary bedroom, two custom walk-in closets, and a spacious ensuite equipped with a deep whirlpool tub. A powder room and laundry room complete the main level. Upstairs are two more generously-sized bedrooms, a loft, and a full bath. The hard-to-find 3-car garage has a fresh epoxy finish and also provides a convenient second access to the full basement. Out back, you'll leave the world behind as you step into a natural wonder, with an exceptional paver patio, mature landscaping, and a gated path to your private boat launch. Open Houses Sat. 6/27 and Sun. 6/28 from 1-3. Offers will be reviewed as accepted, although the Seller reserves the right to set a date for offers. You don't want to miss this home! **The Trust is requesting all offers to be submitted Wednesday, July 1st at 11:00. Please, no escalation clauses.

3 Beds ⋅ 3 Baths ⋅ B1693261 MLS

Welcome to waterfront luxury - an elegant Forbes Capretto brick Colonial set on one of the largest lots in desirable French Landing, with private water access. The two-story foyer opens to hickory hardwood floors that carry throughout much of the main level. A formal dining room flanks the foyer to the right, while French doors to the left lead to a bright home office with floor-to-ceiling built-ins and a full wall of windows. The living room anchors the home, with soaring two-story ceilings and rows of windows filling the space with natural light and water views. A handsome, double-sided gas fireplace warms both the living area and the well-appointed kitchen, with granite counters, a Viking gas range, a wine chiller, abundant cabinetry, and an L-shaped breakfast bar. The adjacent breakfast room is also surrounded by windows, giving you peaceful views of the private backyard and the water beyond. A first-floor primary suite means you'll never have to move again! The suite consists of a grand primary bedroom, two custom walk-in closets, and a spacious ensuite equipped with a deep whirlpool tub. A powder room and laundry room complete the main level. Upstairs are two more generously-sized bedrooms, a loft, and a full bath. The hard-to-find 3-car garage has a fresh epoxy finish and also provides a convenient second access to the full basement. Out back, you'll leave the world behind as you step into a natural wonder, with an exceptional paver patio, mature landscaping, and a gated path to your private boat launch. Open Houses Sat. 6/27 and Sun. 6/28 from 1-3. Offers will be reviewed as accepted, although the Seller reserves the right to set a date for offers. You don't want to miss this home! **The Trust is requesting all offers to be submitted Wednesday, July 1st at 11:00. Please, no escalation clauses.

187 S Rockingham, Amherst

$825,000

Welcome to 33 Newcastle, a stunning 2-story home nestled in the highly desirable Williamsville School District. From the moment you enter the bright, sun-filled 2-story foyer, you'll be impressed by the home's thoughtful layout and spacious design. French doors lead to a private den/home office, while the formal living and dining rooms offer elegant spaces for entertaining. Hard floors flow seamlessly into the gourmet kitchen, which features an oversized center island, granite countertops, two pantries, and stainless steel appliances- truly a cook's dream. The vaulted two-story family room is both inviting and impressive, centered around a cozy gas fireplace, perfect for gatherings or quiet evenings at home. Convenience meets comfort with a first-floor powder room, laundry room, and access to the attached two-car garage. Soaring 8-foot ceilings throughout enhance the home's spacious feel. Upstairs, the primary suite is a true retreat, complete with double closets and a luxurious en-suite bathroom featuring dual vanities, an oversized walk-in shower, and a jacuzzi tub. Three additional generously sized bedrooms share a well- appointed full bathroom. Step outside through the sliding glass doors to a fully fenced backyard with a large stamped concrete patio-ideal for outdoor entertaining and relaxation. The tall basement ceiling height offers exciting potential for future finishing and added living space. Showings begin Friday after 4:00pm. Offers due Thursday, July 24 by 1:00PM. Don't miss this opportunity to make this exceptional home your own!

4 Beds ⋅ 3 Baths ⋅ B1622960 MLS

Welcome to 33 Newcastle, a stunning 2-story home nestled in the highly desirable Williamsville School District. From the moment you enter the bright, sun-filled 2-story foyer, you'll be impressed by the home's thoughtful layout and spacious design. French doors lead to a private den/home office, while the formal living and dining rooms offer elegant spaces for entertaining. Hard floors flow seamlessly into the gourmet kitchen, which features an oversized center island, granite countertops, two pantries, and stainless steel appliances- truly a cook's dream. The vaulted two-story family room is both inviting and impressive, centered around a cozy gas fireplace, perfect for gatherings or quiet evenings at home. Convenience meets comfort with a first-floor powder room, laundry room, and access to the attached two-car garage. Soaring 8-foot ceilings throughout enhance the home's spacious feel. Upstairs, the primary suite is a true retreat, complete with double closets and a luxurious en-suite bathroom featuring dual vanities, an oversized walk-in shower, and a jacuzzi tub. Three additional generously sized bedrooms share a well- appointed full bathroom. Step outside through the sliding glass doors to a fully fenced backyard with a large stamped concrete patio-ideal for outdoor entertaining and relaxation. The tall basement ceiling height offers exciting potential for future finishing and added living space. Showings begin Friday after 4:00pm. Offers due Thursday, July 24 by 1:00PM. Don't miss this opportunity to make this exceptional home your own!

33 Newcastle Drive, Amherst

$810,000

Located in a highly desirable neighborhood close to parks, new pickle ball courts, shopping, dining, and top rated schools, this move-in ready home is waiting to be yours! Over 3000 sq ft with 4 bedroom and 2.5 baths, this home offers a balance of open concept and traditional living spaces. With tons of natural light, the first floor features a 2 story foyer with a private office, formal LR and DR, a spacious updated kitchen with granite countertops, stainless appliances, soft close cabinetry, and plenty of workspace. The generously sized family room boasts cathedral ceilings, cozy fireplace and newer carpets. Enjoy the fully fenced backyard with 2 beautifully paved patios, fire pit and manicured landscaping. On the second floor, enjoy a gorgeous primary en-suite with hardwood floors, walk in closet, and an elegantly updated bath with beautiful tiles, large walk-in shower, double vanity with granite countertops and modern fixtures. Enjoy 3 great sized additional bedrooms and an adorable loft area. The finished basement houses updated mechanics and plenty of storage. This home is a must see! Offers if any will be reviewed on Monday July 27th at 3pm.

4 Beds ⋅ 3 Baths ⋅ B1699903 MLS

Located in a highly desirable neighborhood close to parks, new pickle ball courts, shopping, dining, and top rated schools, this move-in ready home is waiting to be yours! Over 3000 sq ft with 4 bedroom and 2.5 baths, this home offers a balance of open concept and traditional living spaces. With tons of natural light, the first floor features a 2 story foyer with a private office, formal LR and DR, a spacious updated kitchen with granite countertops, stainless appliances, soft close cabinetry, and plenty of workspace. The generously sized family room boasts cathedral ceilings, cozy fireplace and newer carpets. Enjoy the fully fenced backyard with 2 beautifully paved patios, fire pit and manicured landscaping. On the second floor, enjoy a gorgeous primary en-suite with hardwood floors, walk in closet, and an elegantly updated bath with beautiful tiles, large walk-in shower, double vanity with granite countertops and modern fixtures. Enjoy 3 great sized additional bedrooms and an adorable loft area. The finished basement houses updated mechanics and plenty of storage. This home is a must see! Offers if any will be reviewed on Monday July 27th at 3pm.

5225 Fox Trace, Clarence