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$510,000
6 Beds ⋅ 4 Baths ⋅ B1605686 MLS
Welcome to this beautifully updated and spacious home on a neighborhood street with all amenities nearby in Amherst. Six bedrooms and 3.5 bathroom’s, finished basement, covered front porch, dining room, large living room, master bedroom bathroom and fully fenced large backyard make this a desirable listing. Master bedroom also opens to a lovely second floor patio. Central A/C on first floor and basement. Updated kitchen, baths and basement along with roof (2021) and new double hung thermal pane windows add to the opportunity. This house is move-in ready. All kitchen appliances, washer, dryer and pool table are also included. Off-street parking for six cars. Converted two car garage not reflected in total square footage. Offers will be reviewed as submitted.

181 Woodcrest Drive, Amherst
$505,000
3 Beds ⋅ 2 Baths ⋅ B1668272 MLS
Experience the beauty and tranquility of this peaceful country retreat—where serene living meets everyday convenience! Nestled on an acre of picturesque, natural landscaping, in the highly desirable Orchard Park school district, sits this beautifully maintained 3-bedroom, 2 full-bath ranch offering over 2,000 square feet of thoughtfully designed living space, stunning views, and unforgettable sunsets. A gorgeous front entry welcomes you into a spacious dining room featuring a cozy gas fireplace accented by herringbone Carrara marble tile. DR opens to the fully applianced stainless steel kitchen boasting ample counter space and storage, perfect for everyday living and entertaining. Bamboo flooring flows through the main living areas, adding warmth and character throughout. A thoughtfully designed addition opens to an impressive great room with cathedral ceilings, a second gas fireplace, and sliding glass doors that showcase your private backyard oasis. Enjoy seamless indoor-outdoor living with an expansive 2-tier deck overlooking the pool, along with a stamped concrete patio, outdoor fireplace, hot tub, and two fire pits—ideal for year-round entertaining. The full basement, complete with a wood-burning fireplace, offers excellent potential for additional living space, recreation, or storage. Major updates including furnace, A/C, roof, and windows - all under 10 years old, providing peace of mind. Walk to Chestnut Ridge Park and the famous Eternal Flame Falls, just minutes to the Bills stadium, Route 219 & I-90, and downtown Buffalo. Centrally located close to OP, Boston, Hamburg, and East Aurora. This home offers the perfect balance of privacy and accessibility. Taxes are under $6,000/year with the STAR exemption! This is a rare opportunity to own a move-in ready, spacious home with natural scenery from every window, and an unbeatable location—this one truly has it all! Showings begin immediately. Open House will be hosted on Sunday, March 29th from 1-3PM. Offers due by Tuesday, March 31st, at 3:00PM. **Drone footage and exterior photos coming soon as the weather permits.

6606 Gartman Road, Orchard Park
$500,000
3 Beds ⋅ 4 Baths ⋅ B1674769 MLS
Charming 3bedroom, 4 bath home is just a short walk to Glen Park, shopping and restaurants. Nicely Maintained charm blended with modern conveniences. Home offers gleaming hard wood floors, a wood-burning fireplace and an abundant amount of natural light. The large primary features a full ensuite bathroom, his and hers closets, and a lovely built-in bookcase/bench. Second floor laundry for added convenience. Enjoy the ease of village living while still have a private outdoor space to enjoy. Large patio and fenced in yard ideal for entertaining. Located in a vibrant neighborhood with easy access to dining, shopping, & transit this home offers rare historic charm and everyday comfort!

74 Orchard Street, Amherst
$500,000
3 Beds ⋅ 3 Baths ⋅ B1635137 MLS
Welcome to this custom-built home, completed in 2019, offering modern design and timeless comfort in one of Hamburg's most desirable neighborhoods. From the moment you arrive, you’ll appreciate the exceptional curb appeal and thoughtful upgrades throughout. The kitchen features quartz countertops, an oversized island - perfect for entertaining! - All appliances are included! This home features 3 spacious bedrooms with generous closets, and 2.5 baths, including a primary suite with a walk-in shower and walk-in closet. The finished basement provides flexible living space—perfect for entertaining, a home theater, office, or playroom. (Square footage re-measured per floor plans) Step outside to enjoy the stamped concrete patio, overlooking a fully fenced backyard with professional landscaping, ideal for relaxing or hosting gatherings. Conveniently located just 8 minutes from the new stadium and close to major highways, this home combines style, function, and accessibility. Truly a gem - Move-in just in time to enjoy the holidays! Open House: Saturday, September 6th, 10:00 AM – 12:00 PM Offers will be reviewed as received.

3636 Delilah Lane, Hamburg
$500,000
5 Beds ⋅ 3 Baths ⋅ B1630138 MLS
Charming country home with over 3,300 Sq Ft of versatile living space in Alden. Welcome to this spacious 3-bedroom, 2.5 bath home nestled on picturesque Westwood Road in Alden. Boasting over 3,300 square feet, this property offers flexible living options including a partially finished basement and a potential bonus living area above the garage. Fantastic small business opportunity at your own residence, right beside the unique 2.5 bay heated garage and workshop. Inside this home, you'll be greeted by a generous front entryway leading into a warm country kitchen, living room with gas fireplace and a separate family room - perfect for entertaining or relaxing. Enjoy year-round comfort in the all-season sunroom, ideal for soaking in natural light while overlooking your inground pool and landscaped yard. Step outside to your own backyard orchard, where you can harvest apples, pears, and grapes right from your property. With so many features and possibilities, this beautiful country home is truly a must-see!

11714 Westwood Road, Alden
$500,000
3 Beds ⋅ 2 Baths ⋅ R1629551 MLS
Your private country retreat awaits! Discover the perfect blend of comfort, nature, and rural charm with this exceptional property. Set on a breathtaking parcel of land surrounded by manicured woods, rolling green spaces and a sparkling pond that reflects the beauty of every season. Equestrian enthusiasts will appreciate the well-maintained horse barn, equipped with electric and well water and offering room for your animals and equipment. There is a gas well on the property that provides free heating to the home. The land is ideal for riding, gardening, or simply soaking in the country lifestyle. Whether you're seeking a serene weekend escape or a full-time country residence, this property offers the space, beauty, and amenities to make your dreams a reality!

4200 Beck Road, Ellery
$499,900
3 Beds ⋅ 2 Baths ⋅ B1642402 MLS
Step into this stunning mid-century modern gem, located in Beautiful Clarence Hollow - reborn with $200K+ in upgrades for style, efficiency, and peace of mind! Inside you’ll find an open floorplan with refinished hardwoods, two new designer baths, a showpiece kitchen with new appliances, and new Pella Impervia windows + exterior doors for durability and energy savings. Every fixture, fan, and light has been thoughtfully curated and replaced for a fresh, modern vibe. Comfort comes easy with a spray-foamed attic and basement, new pellet fireplace/stove, new insulated garage doors, central air, and a new heat pump water heater. A new whole-house 18kW generator is included. New roof, gutters, and downspouts mean no big-ticket surprises. Relax year-round in the newly re-screened porch overlooking a yard perfect for fetch, catch, and soccer drills. Blending the rock-solid craftsmanship of the 1950s with the tech and design of 2025, this Clarence Hollow treasure delivers true move-in confidence. A rare find in one of WNY’s most desirable communities—see it today before it’s gone!

4535 Ransom Road, Clarence
$499,900
5 Beds ⋅ 3 Baths ⋅ B1634762 MLS
Welcome home to this beautiful colonial in the Woods of Versailles neighborhood of Lake View. This 4 bedroom, 2.1 bath home is one you don't want to miss. Recent upgrades include new luxury vinyl flooring ('24 ), tile flooring in the front hallway, mud room and half bath ('22 ), living room and den carpet replaced ('23 ), tankless water heater replaced ('23), remodeled half bath ('22 ) and full bath partially remodeled ('24 ). Enjoy the peace and quiet of your wooded backyard that boasts a large patio and a shed for extra storage. Need another bedroom or two? The den/office can easily be used as a bedroom as well as the finished basement. Generous living space, perfect for holiday gatherings and special occasions. Open house 10/18/25 from 1-3 pm!

2171 Shadow Lane, Hamburg
$497,500
4 Beds ⋅ 3 Baths ⋅ B1659972 MLS
Welcome to this beautifully updated 4-bedroom home located on a highly desirable, tree-lined street in the Town of Tonawanda. This home perfectly blends classic charm with modern upgrades throughout. Step inside to a spacious first floor featuring a large living room with a beautiful wood-burning fireplace that flows seamlessly into the formal dining room — perfect for entertaining. The layout continues into an expansive family room, offering multiple spaces to gather and relax. The brand-new kitchen is a standout, featuring all new stainless steel appliances, modern finishes, and thoughtful updates that make everyday living and hosting easy. A convenient half bath completes the first floor. Upstairs, you’ll find four generously sized bedrooms, including a primary suite with a walk-in closet and a beautifully updated ensuite bathroom. The additional bathrooms have also been fully renovated with stylish finishes. (Bathroom mirrors to be installed.) This home has been extensively updated for peace of mind - Permits Pulled - including updated electrical and plumbing, a new tankless hot water tank, new furnace, central air, new vinyl windows throughout, new light fixtures, fresh paint, and all new carpet and vinyl flooring throughout. Additional highlights include a full basement for storage and a detached two-car garage. Move-in ready with space, updates, and location, a rare find in Tonawanda. Offers will be reviewed as received.

219 Louvaine Drive, Tonawanda
$495,000
3 Beds ⋅ 3 Baths ⋅ B1671231 MLS
Discover this sprawling ranch, in highly sought after area, within Village of Hamburg. This home is much larger than it appears. This property features three bedrooms, as well as a separate family room or office, which could be a fourth bedroom if desired. Designed with entertaining in mind, this home boasts an open floor plan, highlighted by vaulted ceilings and large windows that allow natural light to shine in. The eat in kitchen features hardwood floors, offers an abundance of cupboard and counter space and includes all appliances. Gather with your family and friends in the dining room and living room that offers a wrap-around fireplace. Remove the carpets and find hardwood floors! A year-round sunroom extends the living space and leads to a gorgeous, stamped, 27' x 22' concrete patio. The expansive basement includes a second fireplace in the recreation room, an office, a workshop, a half bath and several additional rooms to use to your liking. Storage galore. Enjoy relaxing on the covered front porch. New boiler installed in 2025 keeps you comfortable along with air conditioning throughout the home. Tear off roof 2018. Sunroom roof 2025. First floor laundry for your convenience. Close to all amenities. Square footage measured by appraiser April 2026. Open house 4/19 from 11:00 a.m. -1:00 p.m. Offers, if any, are due by 10:00 a.m. on 4/21/2026. Make this your next home!

55 Idlewood, Hamburg
$495,000
3 Beds ⋅ 3 Baths ⋅ B1648918 MLS
Welcome to 373 Sherbrooke in Williamsville — a beautifully renovated home combining modern comfort with timeless elegance. Flooded with natural light, this move-in-ready property features a brand new HVAC system with two furnaces, two A/C units, and a serviced boiler, offering four heating and cooling zones with both forced air and baseboard heat. All electrical and plumbing have been completely updated. The stunning modern kitchen showcases quartz countertops, brand new stainless steel appliances, under-cabinet and recessed lighting, and opens to a bright living area with a convenient first-floor half bath. Upstairs, the main bath features a relaxing jet tub, while the primary suite offers two large custom closets and a private en suite with a stand-up shower. Additional highlights include spacious bedrooms with ample closet space, a partially finished basement with new carpeting, newer roof, new bubbler system, and fresh landscaping with a new paver walkway. Enjoy the epoxy-coated back porch (15-year transferable warranty) and a spacious attached two-car garage. This home truly has it all — modern systems, luxury finishes, and exceptional attention to detail. Open House: Saturday, Nov 8th, 11–1. Offers due Monday, Nov 10th, at noon.

373 Sherbrooke Avenue, Amherst
$495,000
3 Beds ⋅ 3 Baths ⋅ B1645215 MLS
Don’t miss this fantastically renovated home nestled in the heart of Kenmore, abutting the prestigious Deerhurst Park neighborhood! This stunning 3-bedroom, 2.1-bath residence is filled with exceptional upgrades and timeless charm. Beautiful stonework and copper-accented roofing create impressive curb appeal, complemented by new windows throughout. Inside, enjoy a brand-new custom kitchen with abundant cabinetry and quartz countertops, opening to a sprawling main floor that features a living room, formal dining area, family room, and a bright sunroom/office. Upstairs, discover two fully renovated bathrooms, including one attached to the massive primary suite. With all-new mechanics, central A/C, and a private backyard, this home offers the perfect blend of comfort, style, and peace of mind. Square footage confirmed by attached floorplans.

47 Danbury Lane, Tonawanda
$494,900
4 Beds ⋅ 4 Baths ⋅ R1612099 MLS
Welcome to this charming 4-bedroom, 2 full bath, and 2 half bath home located in the Town of Pomfret — no Village tax! Boasting nearly 3,600 square feet of living space, this residence features a spacious living room with a gas fireplace (easily convertible to wood-burning), a generous formal dining room, and a modern kitchen with an island perfect for entertaining. The convenient first-floor laundry room and home office (currently used as a yoga studio) offer flexibility to suit your needs. Step into the grand entrance foyer with its elegant staircase leading to the primary suite, three additional bedrooms, and a second full bathroom. An unfinished attic is accessible by staircase and provides endless possibilities for future expansion. Enjoy over ¾ of an acre backing up to Canadaway Creek—ideal for fishing or taking in the spectacular views. A welcoming front porch and a back deck with low-maintenance Trek-style decking create inviting spaces for gatherings. Notable features include red oak trim harvested from the lot during construction, a first-floor generator, and three sliding glass doors that are only five years old. This home truly offers a rare blend of space, functionality, and natural beauty — come see it today! (Fredonia School District, Town of Pomfret, Dunkirk Mailing Address)

10348 Chestnut Road, Pomfret
$492,000
3 Beds ⋅ 2 Baths ⋅ B1690257 MLS
A dream come true with total serenity and seclusion bordering the Attica Reservoir with just under 10 acres! This fabulous 2,400 Sq.Ft. home has been completely renovated with outstanding features. A country kitchen with all appliances and breakfast bar, open floor plan to include dining and living areas, 3 beds and 2 full baths (one primary suite), office and 1st floor laundry. Open front porch and rear deck overlooking a magnificent back yard full of wildlife with trails leading straight to the reservoir. Freshly stained hemlock siding and steel roof. Pavilion area with hot tub hook-ups. Full basement and outdoor wood/oil burner. Incredible 40x45 (2) bay shop with a 50x56 addition and lien to. Check out this rare opportunity and enjoy your peace at this beautiful property.

2029 Nesbitt Road, Orangeville
$490,000
B1666521 MLS
Exclusively offered at 2824 Bailey Ave, Buffalo, NY, this 10,541 square foot mixed-use commercial building presents a compelling opportunity for investors or owner-users seeking a well-located asset with diversified income. Situated on 0.22+/- acres and originally constructed in 1930, the property features approximately 90 feet of frontage along Bailey Avenue with highly visible traffic-light exposure. The building is currently configured with a combination of retail and warehouse space and is occupied by 4 tenants, including a front retail corner store/market, a warehouse tenant operating an auto garage with spray booth, and a rear storage user. Basement is dry and ideal for additional storage. Additionally, the single-family residence directly behind the building is also available for purchase at an additional price, allowing for a combined acquisition or the option to purchase the commercial building individually. The single family house is currently leased. Investment opportunity with 8.5% Cap Rate

2824 Bailey Avenue, Buffalo
$490,000
3 Beds ⋅ 2 Baths ⋅ B1656502 MLS
Welcome to 145 The Commons, a beautifully maintained & thoughtfully designed ranch-style home located in one of Grand Island’s most desirable communities. This inviting home offers an open & functional floor plan with vaulted ceilings, abundant natural light, & seamless flow between the living, dining, and kitchen areas, creating a comfortable setting for everyday living & entertaining. The kitchen is well-appointed with granite countertops, ample cabinetry, stainless steel appliances, & a breakfast bar that opens to the main living space. Adjacent to the kitchen, the dining area is highlighted by a dramatic arched window & sliding glass doors that lead to the backyard and stamped concrete patio, providing an ideal space for outdoor dining and relaxation. The primary bedroom suite features generous proportions, a vaulted ceiling, & a private en-suite bath with a double vanity, granite countertops, & a tiled walk-in shower with a newly installed shower door. 2 additional bedrooms are well-sized with ample closet space & share a full bathroom finished with granite counters and neutral tile. At the front of the home, a flexible additional room is currently used as an office and sitting area and offers the potential to serve as a fourth bedroom. Additional highlights include 1st floor laundry, an attached two-car garage, & a full basement offering excellent storage & future finishing potential. The basement includes direct egress access into the garage, adding convenience and flexibility. Major improvements include a new furnace 2025, full interior painting completed in 2025/26, roof replaced 2021, hot water tank installed in 2019, & a concrete driveway added in 2019. Mechanical systems are neatly maintained, reflecting pride of ownership throughout. Outside, the home offers a welcoming covered front porch, professional landscaping, & a private backyard setting. Ideally located within walking distance to Beaver Island State Park & the bike and walking path, this move-in-ready home combines comfort, thoughtful updates, & a highly desirable Grand Island location. Delayed showings until open house on Thursday Jan 8th from 5 - 7pm. Negotiations begin Jan 13th at 12pm.

145 The Commons, Grand Island
$490,000
2 Beds ⋅ 3 Baths ⋅ B1653319 MLS
Sold before print.

5535 Shimerville Road, Clarence
$485,000
4 Beds ⋅ 3 Baths ⋅ B1677325 MLS
Experience lakeside living at its finest in this stunning 4-bedroom, 3-bathroom home in the desirable Hoover Beach community. Step inside to find an inviting layout designed for both comfort and entertainment. The beautifully updated kitchen opens seamlessly into a spacious family room with a vaulted ceiling and scenic windows...creating the heart of the home with plenty of natural light and serene water views. Turn on the electric fireplace for a warm and cozy feel on those cooler nights and enjoy the breathtaking views. Thoughtful updates throughout the home showcase modern finishes while maintaining a warm and inviting atmosphere. The formal dining room sets the stage for memorable dinners and gatherings. The first-floor primary suite offers a peaceful private retreat, complemented by an additional bedroom that can serve as a home office, cozy den, or guest space. Designed with flexibility in mind, the floorplan easily adapts to your lifestyle. Upstairs, two spacious bedrooms provide plenty of room for family and guests and with three full bathrooms, comfort and convenience are always close at hand. Outside enjoy morning coffee, or evening sunsets overlooking the lake from 2 separate patios and take full advantage of the lifestyle only lakefront living can provide. Whether its relaxing by the water, entertaining friends, or simply soaking in the tranquility, this property offers it all. Multiple access points to the beach allow you to swim, kayak, jet ski, and boat at your leisure. Enjoy restaurants and other activities all within a short distance. Have peace of mind knowing that the concrete break wall has been recently engineered to provide protection to this scenic retreat. Additional updates include: Roof (2019), Furnace (2023), Tankless Water Heater (2024) along with several other renovations within the home. Annual HOA ($445) includes access to the clubhouse complete with a fireplace, kitchen, bathrooms, playground, and a space for private parties.

143 Midshore Drive, Hamburg
$485,000
4 Beds ⋅ 3 Baths ⋅ B1653868 MLS
Welcome to 31 Azure Pine Ct, a gorgeous Essex-built home nestled on a quiet cul-de-sac with a beautifully landscaped and fully fenced yard. This meticulously maintained property offers 4 generous bedrooms, 2.5 baths, and an open, flowing floor plan perfect for modern living. Inside, you’ll find stunning architectural details, beautiful hardwood work, and a bright family room featuring a cathedral ceiling and a cozy gas fireplace. A standout feature is the beautiful home office, enhanced with rich woodwork—an ideal space for working from home or quiet retreat. The spacious kitchen includes a large eat-in area perfect for gathering, along with abundant storage. The primary suite offers a huge walk-in closet, and two additional bedrooms also include their own walk-in closets—an exceptional bonus. This home is truly move-in ready, with significant updates completed in 2025, including: • New tankless hot water heater (2025) • New high-efficiency furnace (2025) • New high-efficiency central AC (2025) • New carpeting throughout (2025) • New spray insulation (2025) * New front entry door (2025) Absolutely nothing has been left undone—simply move in and enjoy. Offers will be reviewed as received; however, the seller reserves the right to set an offer deadline.

31 Azure Pine Court, Amherst
$485,000
4 Beds ⋅ 3 Baths ⋅ B1651542 MLS
**OFFER DEADLINE SUNDAY, NOVEMBER 23rd at 5:00PM** Welcome to 66 Highland Ave, a timeless gem in the heart of the charming Village of Hamburg. This spacious, beautifully maintained home blends historic character with modern practicality, offering 5 bedrooms, 2.5 bathrooms, and a generous lot—perfect for growing families or those who love to entertain. Step inside through the inviting enclosed porch, an ideal spot to enjoy your morning coffee. Beyond the front door, a warm and welcoming living room flows into a classic formal dining room, while the bright and functional kitchen provides an excellent workspace for everyday living. A versatile back bonus room makes the perfect den, office, or playroom. Upstairs, you’ll find four generous bedrooms and a spacious hallway. Continue to the third floor to discover the impressive fifth bedroom, a private master suite tucked away in the finished attic. Outside, your personal oasis awaits. Relax in the hot tub with the low maintenance Trex deck, or unwind by the cozy outdoor fireplace—a perfect setting for year-round enjoyment. Major updates offer peace of mind, including a new boiler system (2024), new hot water tank (2023), paved driveway (2023), and a metal roof on the garage (2020). Showings begin at the open houses on Saturday, November 22nd from 1:00–3:00 PM and Sunday, November 23rd from 11:00 AM–1:00 PM. Sellers reserve the right to set an offer deadline.

66 Highland Avenue, Hamburg
$483,000
5 Beds ⋅ 3 Baths ⋅ B1632259 MLS
A few minute walk from Creekwood Park. Welcome to Ryan Homes' finest model: The Elm. Built in 2020, this immaculate, bright, and inviting property features the following updates: Wired with Vivint cameras/security, 220 line in garage for electric vehicle(s), spacious Trex deck, and fully fenced backyard for privacy. Perfect for guests! Granite kitchen overlooks backyard, and roomy living room. Large bedrooms boast huge walk-in closets. If you wish to finish the (very dry) basement, you have a head-start with hookups for a full bathroom already installed! Tankless water heater, pex plumbing throughout, and sump​​‌​​​​‌​‌​​​​‌‌​​‌‌​‌‌​​‌​​​‌​‌ pump.

22 Aviano Way, Amherst
$481,000
4 Beds ⋅ 3 Baths ⋅ B1677308 MLS
Welcome to 8666 Lower East Hill Rd, where timeless farmhouse charm meets thoughtful modern updates on nearly 3 acres of picturesque Colden landscape. Perfectly situated just down the road from Buffalo Ski Club, this move-in-ready home offers the ideal blend of comfort, space, and scenic beauty. From the moment you arrive, the inviting front porch with new Trex decking sets the tone for relaxed country living. Step inside through the mudroom and into a beautifully updated kitchen featuring granite countertops, radiant in-floor heating, and abundant cabinet space. The kitchen flows seamlessly into a bright dining area filled with natural light, creating an ideal setting for everyday living and entertaining. At the heart of the home, you’ll find both living and family rooms, offering versatile spaces for gathering or unwinding. French doors lead to a stunning new aggregate patio, perfect for enjoying the peaceful surroundings. The first floor also includes a flexible bedroom that can easily serve as a home office, playroom, or guest space. Upstairs, character and functionality continue with an open loft area and an expansive second-floor laundry room. Sliding glass doors open to an elevated deck with sweeping views of the property—your own private retreat. The spacious primary suite features a beautifully updated KAZ Brothers ensuite bathroom complete with heated floors and a luxurious jacuzzi tub. Two additional bedrooms and another full bath complete the second level. Major updates provide peace of mind, including a metal roof, updated siding, newer boiler, and tankless hot water heater. With nothing left to do but move in, this property offers a rare opportunity to enjoy modern living in a serene, rural setting. Offers, if any, will be reviewed on 5/5/2026 at 5pm Open house will be Sunday 5/3 from 1-4pm

8666 Lower East Hill Road, Colden
$480,000
3 Beds ⋅ 4 Baths ⋅ B1671805 MLS
Enjoy elegant & comfortable City living at Mayfair Lane, one of Buffalo's most charming communities, designed in the 1920's by E. B. Green to resemble a quaint English village. This three bedroom, 3 ½ bath end unit has beautiful hardwood floors & large windows offering plenty of light from three sides. The main living level offers a spacious living room with a gas fireplace and built in bookshelves, a dining room with corner cabinets, an updated kitchen with quartz counters, a ceramic tile backsplash, honey maple cupboards and stainless-steel appliances, including a gas stove, a French-door refrigerator, a dishwasher & a built-in microwave. Accessible from the kitchen is a large, covered private deck overlooking the gardens of the nearby Butler Mansion. There is a convenient half-bath on the main level. The second floor has a large primary bedroom with a gas fireplace & an en-suite bathroom with a jet tub. The second bedroom has its own full and updated bath too. The third room has been converted to a dressing room and can also be used as an office or flex room. The top level of the residence offers a finished room perfect for storage, or it can be used as a flex room. The lower level has a carpeted bedroom/den/exercise or hobby room, a third full updated bathroom with heated floors, and a laundry room with a full-sized washer & dryer. The one car attached garage offers access directly from the unit & there is a covered parking space in front of the unit. Mechanical updates include the roof (2016), boiler (2015) and tankless hot water tank (2014). There is central air conditioning and an alarm system, too. The recently completed renovation of the Lane enhances the beauty of the upper Lane while reinforcing the infrastructure for many years to come. This stunning property offers an excellent location close to the Medical Campus, downtown Buffalo, Allentown & the Elmwood Village.

19 Mayfair Lane, Buffalo
$480,000
3 Beds ⋅ 2 Baths ⋅ B1672212 MLS
Welcome to this newly renovated Ranch offering refined living in the heart of Williamsville. Thoughtfully designed with a modern open-concept layout, this 3-bedroom, 1.5-bath home spans 1,452 square feet of beautifully curated living space. From the moment you enter, you’ll appreciate the seamless flow and elevated finishes throughout. The fully updated kitchen serves as the centerpiece of the home, featuring stylish cabinetry, center island, ss appliances, granite countertop, and a design that effortlessly blends function for both everyday living and entertaining. The open living and dining areas are enhanced by abundant natural light and updated flooring, creating a warm yet upscale ambiance. The inviting family room features a cozy gas fplc w/stone façade, wood mantel, LVP flooring that creates a bright and airy gathering space. Each bedroom offers comfortable proportions and versatility, while the renovated full and half baths showcase modern updates. Freshly painted to today’s neutral paint palette. Additional features include a full basement, with newly installed glass block windows, new HWT, sump pump and w/back up, lighting and so much more. Move-in ready living space and a prime location close to everything Williamsville has to offer. Ideally situated near premier shopping, dining, amenities and top-rated Williamsville Central School District. This is one you don’t want to miss. Open House Saturday, 4/11, 12-2pm. Offers due Tuesday, 4/14, at 12pm.

172 Teakwood Ter, Amherst
$480,000
5 Beds ⋅ 5 Baths ⋅ B1646093 MLS
Welcome to 3710 Main Street. This beautifully maintained and mostly updated ranch-style home offers an exceptional blend of residential comfort and professional convenience. This property features 5 spacious bedrooms and 2.5 baths on the first floor. The lower level(basement) has 1.5 baths and 4 bedrooms/ private office areas, dual egress. Recent updates galore including LVP flooring installed throughout the living room/ dining room and basement (from the stairs to the rear of basement), refinished HW floors, vanity in ensuite bathroom, bay windows, roof, boiler, and dishwasher. Fully fenced pool area. Jacuzzi tub in basement bathroom and insulation added to Attic (all 2019-2025). 3 AC Units. Whole Home Generator. Perfect property for a functional live/work office space boasting an open floorplan with lots of sqft. This property includes a dedicated entrance to the office, making it ideal for those seeking a private workspace, small business, or client-facing practice without sacrificing the comforts of home. Step outside into the rear yard and enjoy your own private oasis with an inground pool—perfect for entertaining, relaxing, or unwinding after the workday. A wheelchair-accessible ramp is located at the rear of the home, offering added convenience. This property presents a rare opportunity for seamless live/work living in a highly desirable location. Whether you're looking to run a business from home or simply enjoy the versatility of the space, this home truly has it all. Showings begin Thursday, 10/23.

3710 Main Street, Amherst
$475,000
3 Beds ⋅ 2 Baths ⋅ B1674777 MLS
Come see this well-maintained newer build home situated on 1.26 acres with numerous updates throughout! Enjoy beautiful new hardwood floors (2024), a fully updated bathroom (2025), new A/C (2025), and a hot water tank (2022).The first floor has a great open concept layout that offers a bright and inviting feeling, complete with a wood burning stove and versatile bonus office space—perfect for remote work or a flex room. Step outside to your private outdoor retreat featuring a stamped concrete patio, 18x36 open-ended storage barn with a chicken coop, and a variety of fruit-bearing plants including apple trees, raspberry bushes, and blueberry bushes—ideal for those who love gardening or a homestead lifestyle. There are also additional gardens perfect for growing your vegetables and flowers! A wonderful blend of modern updates, functional space, and peaceful country living—don’t miss this opportunity! Offers are due Monday 4/27 at noon.

4351 S Newstead Road, Newstead
$475,000
3 Beds ⋅ 2 Baths ⋅ B1673081 MLS
Welcome to 293 Wardman! This 3 bedroom 2 full bathroom home offers the perfect blend of original charm and modern updates and is ideally located on one of Kenmore’s most coveted streets. With nearly 1900 square feet of living space plus a finished walk up attic, there is plenty of room to enjoy. Step inside and admire the stunning original woodwork and classic 10 panel wood and glass doors. The first floor features a spacious living room, bright front sunroom, formal dining room, a full bathroom with a movable clawfoot tub, and an updated kitchen complete with stainless steel appliances, quartz countertops, and tile flooring. Upstairs you will find three generously sized bedrooms (each could fit a king size bed!) all with original hardwood floors and ample closet space, including one bedroom with a finished sunporch, along with an updated full bathroom. The finished attic offers two additional versatile rooms ideal for a home office, playroom, or extra storage. Additional updates include vinyl windows, fresh paint throughout, and beautifully refinished hardwood floors. Outside you will find low maintenance aluminum siding, a two car garage, and a fully fenced yard. Showings start immediately, offer deadline is Thursday April 23rd at 5PM. Open house Saturday April 18th from 2PM - 4PM and Sunday April 19th from 2PM - 4PM.

293 Wardman Road, Tonawanda
$472,000
2 Beds ⋅ 2 Baths ⋅ B1630681 MLS
Decorator perfection in this stunning 2 year old patio home on a bright corner lot. The decor invites you into this wonderful farmhouse styled home and says "this is home!" Spacious kitchen includes Frigidare Gallery appliances, Quartz counters, porcelain backsplash, Blanco sink, tall cabinets with lots of storage and counter space. Cozy eat-in kitchen and formal dining space in this open floor plan creates a great traffic pattern and harmony. Beautiful luxury vinyl plank throughout house creates wonderful flow. Living room with gas fireplace, custom mantle, and volume ceiling is open and very inviting. Spacious primary bedroom with bath and walk-in closet including custom shelving organizers and TV. Home upgrades inc 9 ft ceilings, extra height doors, custom trim, craftsmen windows and transoms for extra light, decorator window treatments, ceiling fans, recessed lighting, finished garage. Convenient laundry room with cabinets and closet. HOA inc lawn care, snow removal, water, trash-pickup, sprinkler system. Spotless, meticulous and magazine worthy! Also listed as B1631566

81 Grambo Drive, Lancaster
$471,000
6 Beds ⋅ 2 Baths ⋅ B1657255 MLS
Incredible opportunity for OWNER OCCUPIED or INVESTROR! Two HUGE units with 3 spacious bedrooms each, that are fully ready to go; PLUS a rear building (see pics) that has as many options as your imagination permits! Both apartments have recently updated kitchens and baths with newer luxury vinyl flooring in common areas and newer carpeting. LOOK AT THE corner room on floor 2 with massive glass windows---office? Art room? Basement is partially finished with a full bath and partially finished attic has a bathroom as well. Furnace is 2021, boiler unknown. The potential for positive cash flow on this one is excellent. Great location near some of WNY's best restaurants, art galleries, Delaware Park and shopping; while convenient to hop onto expressways. Check out online estimates for the value of this property and the current municipal appraisal. Offers will begin to be reviewed on Thursday, January 15, 2026 at 12:00 noon.

60 Delham Avenue, Buffalo
$470,363
3 Beds ⋅ 3 Baths ⋅ B1645200 MLS
Welcome to this charming and well-maintained home located in one of Williamsville’s most desirable neighborhoods. This 3-bedroom, 2.5-bath residence offers the perfect blend of comfort, style, and modern updates. Step inside to find brand new carpeting throughout most of the home, complemented by elegant hardwood floors in two bedrooms. The spacious living and dining areas create a warm, inviting atmosphere, that includes stainless steel appliances. The bonus room provides extra flexibility—perfect for a home office, playroom, or guest space. The partially finished basement adds even more living potential, ideal for recreation or additional storage. Outside, enjoy relaxing or entertaining on the lovely patio, complete with a covered awning for shade and comfort. The backyard is highlighted by a stunning gunite pool, featuring a brand-new pool heater installed in 2025. Located within a top-rated Williamsville school district, this home sits in a friendly, well-kept neighborhood known for its community spirit and convenient access to parks, shops, and dining. This is a wonderful opportunity to own a move-in-ready home in a fantastic location — combining suburban tranquility with modern amenities and timeless appeal. Open House Thursday, October 23 from 5-7pm and Saturday, October 25 from 11-1. All offers due Tuesday, October 28th at noon.

363 Sagewood, Amherst