Featured Properties

Arts and Crafts Style ranch with superior quality and custom built overlooking 14th Fairway at Crag Burn Country Club.Architecturally designed open concept with cathedral ceiling great room with Granite wood burning fireplace with views of wildlife,fairway pond and golf course. Gourmet kitchen leads to formal dining room and cathedral ceiling screened porch.1st floor Master with state of the art bath.Lower level with FR with WBFP,2 bedrooms and 2 baths plus exercise/rec room. Natural woodwork and pristine hardwood floors on 1st floor. This is a unique and special home. Call today!!!!

Priced to sell! One of Ellicotteville's most well established & finest Bed & Breakfast. Bavarian style architecture w/ 5 spectacular suites, plus owner's quarters w/ gourmet cherry kitchen & dining area. Each suite has a theme from the Victorian to the Bordello. Cedar & stone exterior. Owner financing avl. 4 suites up, one on first flr. All suites decorated to perfection w/ fplcs & Glamour baths. 1st flr owner's quarters w/ cath ceiling in LR & wetbar. Black bottom Beauty pool. Personal property/furnishing included. All bookings have been thru Holiday Valley Realty.

Exquisite GRAU-built 4 BR, 3.5 bath. Spacious flr plan w/beautiful detail thru out-crown molding, custom woodwork, wood pillars, cath & trey ceilings. Hdwd flrs. Formal LR & DR. FR w/gas fplc, rear wall of windows. Den w/built-in bookcases. Superb kitch feat cherry cabinets, granite, island, butler pantry, WI pantry, SS appl. Morning rm. Double doors to Mst suite w/sitting area, fplc, WI closet. Mst bath w/oversized ceramic shower, jacuzzi, dbl vanity. Each BR has WI closet. Cent vac, sprinklers. Private yard w/inground "salt" pool, spa, patio, retractable awning. 3.5 car gar. Finished bsmt.

GREAT NEW PRICE! "Windview" 110year old English Tudor style home on 4 private acres with your own nature sanctuary.Surrounded by green in the summer and views of Lake Erie and the skyline of Buffalo in the winter.Built in 1890 as a hunting lodge with a massive brick fireplace became a special home on the hill. Architectural features including 5 sets of French doors,hand crafted woodwork,antique hardware, large rooms with high wood beam ceiling plus copper gutters and lightening rods.For the right buyer with vision and resources "Windview" has unlimited possibilities.

Spectacular authentic New England style center entrance Colonial. Built by Mark Wilson. Finely appointed with hickory & oak floors on nearly entire 1st floor. French doors, built-in bookcases in Family room & den. Artisan style kitchen with granite counters & Travertine stone backsplash. Walk thru (other room)upstairs is exercise area. Beautiful oversized 4th bdrm (26x18). Other highights: furnace 2011,20'x20' 3 season room off kitchen framed in cedar with cath.ceiling & seamless Trex floor leading to stamped concrete patio overlooking deep yard backed to creek. Exceptionally landscaped!

NEW PRICE OPEN SUNDAY MAY 5th THE BEST IN COUNTRY LIVING!!! 6.7 PRIVATE ACRES WITH A TWO STORY CONTEMPORARY HOME HAS FLOOR TO CEILING WINDOWS WITH SPECTACULAR VIEWS!!!!.THE MOMENT YOU WALK THROUGH THE MOHAGANY DOORS YOU WILL WANT TO CALL IT HOME.. WATCH THE SEASONS UNFOLD FROM YOUR WRAP AROUND DECK. PRIVATE MASTER SUITE WITH DEN/OFFICE TOO MANY UPGRADES TO LIST. WIRED FOR WHOLE HOUSE GENERATOR, 30X40 MORTON BUILDING W/ UTILITIES. QUALITY & BEAUTY ABOUND. MOVE IN AND START ENJOYING. CALL TODAY FOR YOUR PRIVATE SHOWING.NEW YORK STATE SNOW MOBILE TRAILS ACROSS THE STREET TOO!!!

Best value per sq. foot in Clarence! More than 3900 sq.ft., open kitchen family room with custom "wrap-around" breakfast bar with stone backsplash. Brazilian cherry hardwood floors thru kitchen, family room & first floor den. Family room & den have 2-way fplc. First floor open to kitchen loaded with ellyptical windows. 4 full bathrooms, 2 master suites - 5 bdrms total, 2 furnaces, 2 a/c units. Rear paver patio with rose garden. Great cul-de-sac. ***Also available for rent as of 08/01/2013

Traditional center entrance Colonial on private deep lot with woods behind. Over 3400 sq. ft. of family living space. Cherry kitchen with granite counter-tops open to Family room. Renovated upstairs includes four large bedrooms plus a fifth room (listed as other room)currently being used as a craft/sewing room. 3+ car garage leads to an expanded mud room with back hall laundry room. 2 furnaces. Addition professionally done in 2004.

Country living at its BEST..5 acres with newer Cape Cod just outside village...privacy and convenience combined... Architectually designed and quality built. Vaulted ceiling living room with skylights and floor to ceiling WBFP flanked by bookcases. Oak kitchen with center island and sub zero refrigerator that opens to cozy family room with 2 skylights,vaulted ceilings and doors to deck overlooking woods and wildlife. 1st Floor Master suite and large bath. Loft overlooking living room for office plus large bonus room or 4th bedroom. Walk out basement.This house is special.Call todaya!!

Wonderful Dutch Colonial in Village, great corner lot (.8 acres)....spacious rooms throughout....4 bedrooms, 2 full baths, large living room w/woodburning fireplace, formal dining room....unique kitchen w/2 sinks, indoor grill & fully applianced....lovely breakfast room....heated sunroom w/fireplace, tile floor, plus 3-season screened porch....master bedroom has woodstove & walk-in closet....majority of home has hardwood floors....other large room could be family room, office or den....attractive yard w/koi pond, separate garden house/studio & shed....newer roof, furnace & a/c.

Exceptional 1 of a kind property! Over an acre of beautiful grounds. Full front "country porch." Updates and upgrades galore! Hdwd flrs, French doors, built-in bookcses, intricate trim work, 3 fireplaces (one in master)!! Huge Country kitchen/fr has fp and opens to beautiful patio. Formal living room w/fp and hdwd, has views of woods and creek. Sun room w/ bar and patio access. Sip a drink outside enjoying sounds of the babbling brook or head in and nestle by one of the fireplaces! Charm & character abound in this happy tranquil home. Part. fin. basement incl.small wine cellar.

Rare Find within walking distance to village! 2 living quarters in 1 house!!! Perfect for in-law,student, grown family member,snow birds or visitors.Main house has large cathedral ceiling great room with flagstone fireplace and southern exposure,formal dining room with bay window,ceiling high maple wood cabinets with all appliances in eat-in kitchen, charming music/family room and 4 bedrooms up. 2nd living space on 1st floor has cherry cabinet kitchen with access to large deck, sunny living room and bedroom and bath plus access to laundry and garage space. Finished rec room and sunroom!

Spectacular 4 bedroom 3.5 bath custom built home set on 2.5 acres, minutes from the village. Welcoming entry foyer with open staircase. Open kitchen with breakfast bar & cabinets galore. Outstanding master suite with French doors that lead to private deck, dual sided fireplace, jacuzzi, walk-in closet. Large great room with fireplace, hardwood floors & crown molding. Den/library with built-in bookcases & coffered oak ceilings. Slider leads to deck with built-in firepit with great views. Full finished 3rd floor, perfect for guests or in-laws. Finished basement, 2nd floor laundry. Star studded!!

Chapel Woods! Large gracious home with generous room sizes, newer roof & some mechanicals. Central vac, hardwood floors, woodburning fireplace, wet bar. Open & bright floor plan. Needs your updating & TLC to make this home shine!

Beautifully located in the heart of East Aurora Village. This home was originally built in 1886 and has been exquisitely preserved/upgraded with hardwood floors throughout. Added spacious art studio and workshop. Directly across from Hamlin Park, 3 blocks from the Roycroft Inn/Museum, and only 4 blocks from East Aurora Main St shopping! Outstanding East Aurora schools! One of the largest property lots in the Village (75'x335'). Hi-efficiency furnace, new roof, new electric, and spacious front porch. All appliances included. Absolutely charming - inside and out! OPEN HOUSE on SAT & SUN; 1-2 Jun

Spacious 4 bedroom 2 ? bath home. In ground swimming pool and tennis court! On a wonderful Snyder Street, Smallwood and Amherst school district. All hardwood floors throughout, needs some updating. Wonderful spacious family home, Make it yours. No Showings until Sunday June 2nd.

This home features beautiful family room with cathedral ceiling and bookcases on either side of the fireplace and new carpeting. Upgrades include hardwood kitchen floor, attractive engineered wood floors in living room and dining room. House freshly painted inside & out. Master bedroom has cathedral ceiling, his and her closets, double sinks in bath. New commodes, 50 gal HWT, faucets, sump pump, 6 panel doors thru-out. Very nice finished bsmt with bar. Brand new roof, replaced in 2010. Transferable home warranty.***COME TO OPEN HOUSE SAT. 5/11/13 1-3 P.M.

Beautiful spacious 4 BR, 2.5 baths w/many recent updates! 86'x400' lot. Oversized kitch-cherry cabinets, hdwd flr, cath ceiling, recessed lights, pantry. Appliances 2010. New carpeting 4/13 - great room, LR & DR. DR w/bay window & crown molding. Just completed - all baths-new fixtures, vanities, mirrors, ceramic flrs. Master bath w/whirlpool tub & sep shower. Wrap-around full porch. Super yard-inground heated pool w/new liner. Brand new garage roof. Patio. Freshly painted interior - stained exterior. X-wide concrete drive. Extensive landscaping. Seller will give allowance for new garage door.

Charming 2,000sqft colonial large corner lot/cul-de-sac in high demand nghbrd walking distance of high school! Stone lndscape surrounds w/porch & slide door to deck to enjoy! Updates inc new arch roof & skylights '11, HWT '12. Vaulted fam room w/gas frplc & skylights makes bright & cheerful to relax or entertain! Large kit w/corian, pantry & dinette area. Formal din/liv rm. Master bdrm has tray ceil & large walkin closet w/new beautifully tiled bthrm! Bonus loft room adds sq ft to be used as office/den/hobby room overlooks fam rm. Solid 6panel doors & neutral colors! Move in ready!

Well maintained colonial on a park like cul de sac setting that backs up to woods. Interior amenities include large ceramic foyer, open kitchen/ family room concept with fireplace and built in appliances, oak floors in dining room, 1st floor laundry, ceiling fans and great natural light throughout home. Master bath has ceramic tile and jetted tub, master bedroom has vaulted ceiling and large walk in closet, full basement with glass block windows. Exterior features include wood windows, large open front porch, invisible pet fence, above ground pool,deck, garden and concrete driveway.

Newly updated large Ranch w/tons of updates in the Village of Williamsville.Interior features include;kitchen island,granite countertops w/ceramic backsplash (2012),dining rm w/fireplace,living rm addition(2005),ceramic master bath suite w/heated floors,master bedroom w/9x9 walkin closet,mudroom w/custom locker stalls,family room w/built in cabinets and recessed lighting,1st flr laundry room,vaulted ceilings and great natural light throughout.Exterior amenities include a fully fenced yard w/shed,large patio,double driveway,and roof,siding,windows,electric, heating,security system all in 2005!

Beautifully maintained & updated Lancaster home with fully fenced yard. Newly finished hardwood floors in kitchen w/ granite counter & tile backsplash. Updates incl. new heater (94% efficiency), HWT, A/C,above ground pool, new finished basement rec room, new granite bath vanity. Must see! Pool & hot tub negotiable.

Impeccably maintained two-story with tons of updates and amenities. Over 2300 square feet with 4 bedrooms, 1.5 baths and two car garage! Interior features include large, open foyer, vaulted ceilings, marble flooring, totally renovated kitchen and baths, first floor laundry, finished basement, formal dining room, beautiful woodburning fireplace, tons of storage and more! Sliding glass doors in large family room overlook the spacious deck, pool and open abyss. New windows and siding & quality roof seal the deal. An ideal location close to schools!

3 year young Ryan built Dunkirk model w/ extras. Extra side lot to the left is part of property & protected wooded area behind property. This beauty holds an open floor plan with large extra morning room, breakfast bar & Greatroom with cathedral ceiling. 1st floor laundry, extra pantry & too much to mention! Subject to short sale approval in process

Charming East Aurora village home totally remodeled & ready to move in! Brand new everything - roof, siding, porch, high efficiency furnace & hwt, electrical, plumbing, windows, flooring, whole house insulation. Created new rooms: mudroom/entry way, half bath 1st flr, separate laundry room 2nd flr & partially finished attic as huge bonus room! Brand new kitchen, updated bathrms, electrical fixtures, paint, carpets & refinished all original hardwood floors & trim throughout! Very cozy, so fresh & inviting and move in ready! Sidewalks & close to village/park! Also avail for rent $1,400/mo!

This fantastic owner occupied 3 bedroom ranch has the bonus of a in-law apt over the garage w/private entrance. The ranch features a open floor plan w/3 lg bdrms, bright open tiled kitchen, updated bath w/whirlpool tub, finished basement w/bar. The large bright living room boosts hdwd floors & bay window. The double lot features a built in pool w/new liner, elec & mechanics, separate fenced play/dog area, covered patio and sundeck, 2.5 car gar. The in-law apt has separate utilities & mechanics(newer furnace & hwt)& features 2 bed/1 ba, kit, lr & screened 3 season room. Use as rental or in-law.

Affordable 4 bedroom home in prime location of Williamsville East School District. We have brand new beige wall to wall carpeting*large family room with engineered wood flooring and new sliding glass door* split entry bath* majority are new replacement windows* vinyl siding, roof,gutters, front door and boiler were all replaced approximately 5-7 years ago*dishwasher and range replaced 3 years ago* Long term owners have enjoyed this home and neighborhood but are heading south. Make it your own!

Village charmer on beautiful street. Two porches plus a patio on this 300'+ deep lot with beautiful gardens and mature trees. This 3 bedroom home features charming details, 11' ceilings on main floor, window seats, painted floors, upstairs balcony and flexible space. Bathroom beautifully updated '13, freshly painted interior, newer mechanics, updated electric service, roof <10 yrs old. Come and settle down and relax in this great village home.

All brick ranch in excellent condition. Newer roof and furnace. Very convenient location, Iroquois Schools, ready to move in. Nice yard and spacious detached garage.

Charming cape cod on a great open large lot! 2 beds on 1st flr w/ 2 full baths. Large bedroom on upper level with heated/insulated extra storage or ability to refinish other half of attic space. Spacious family room great for entertaining. Recent updates since 2010 inc furnace, HWT, siding, windows, doors, flooring, kitchen countertops & full bath w/shower & laundry on 1st floor. Full basement with laundry hookups as well. Great eat in kitchen & spacious room sizes throughout including double closets in master bedroom. Tons of closet space! Public water/sewer! Easy to show and move in ready!

COUNTRY SOLITUDE SETS THE TONE FOR THIS GREAT RANCH HOME NESTLED ON 1.66 ACRES! HUGE GARAGE APPROXIMATELY 34X21 WILL ACCOMODATE CARS AND ALL THE TOYS, DOORS IN THE FRONT AND REAR! NICE SIZE FAMILY ROOM WITH PELLET STOVE AND A GREAT VIEW OF THE REAR YARD. HUGE KITCHEN WITH NICE SIZED EATING AREA WITH SLIDING DOOR TO REAR DECK. THE LARGE LIVING ROOM IS FLOODED WITH NATURAL LIGHT. MASTER BEDROOM HAS A NICE SIZE CLOSET AND A PRIVATE FULL BATH. NICE BASEMENT WITH NEWER FURNACE (2008), ALSO WOOD AUXILLIARY HEAT IF YOU CHOOSE. THIS IS A GREAT LOCATION YET JUST MINUTES FROM THE VILLAGE! HURRY!

2178 sq ft, 4 bedroom Colonial on private lot. Nice layout! Separate family room & living room w/gas fireplace. Accent log siding interior for warm feel. 1st floor laundry. Huge 30x18 private master suite w/cathedral ceilings, bath, tons of closet space. Eat-in kitchen w/oak cabinets, sliding doors lead to large deck w/endless views of countryside. Nice, private yard w/pool & 17x11 shed. Large, inviting porch, also has country views. High efficiency furnace & roof approx. 5 yrs old. Very nice! Less than 10 easy minutes to Rt 400 & EA village.

Don't miss this awesome house, it has features the whole family will love! Open floor plan with large rooms! Excellent kitchen is good size, has engineered wood flooring, corian counters, lots of built in pantries and all kitchen appliances are included. Windows doors and siding replaced. Updated bath has new floor and "bath fitter". Florida room leads to concrete area, fully fenced yard for summer time fun with pool,deck and fire pit area. Rec room with extra half bath! Recent improvements include glass block basement windows, new dishwasher, new hot water tank and back half of the roof.

Welcome to 45 W Cavalier situated on a nice residential street of well-maintained homes. Move-in ready split level with many recent updates in West Seneca School District. Nice size 3 bdrm, 1.5 updated baths enhance this spacious 1,800 SF home.Large living room, dining room and kitchen overlooks the family room. New windows throughout. New sliding glass door in family room leads to patio and fenced-in landscaped yard...great for entertaining. Updated electrical. Gorgeous hardwood floors in living room, dining, and all 3 bdrms. Slate foyer. Close to park and shopping!

Corporate Relocation Sale! Fabulous home with versatile living quarters. The best of yesterday, french doors,glass door knobs,beautiful sun room loaded with windows. 9'ceilings,wood beams,crown moldings and exposed hardwoods floors. Double staircase. Second floor pantry/laundry room . Master suite has french doors, balcony and dressing room. Custom birch kitchen,granite tops,stainless appliances, heated porcelain floor and stacked windows. Granite/ceramic bath. Functional basement w/ half bath, full attic with stained glass windows. Many interior replacement windows. Shows pride of ownership!

Open concept A-frame across from Kissing Bridge. Fully applianced kitchen w/ breakfast bar open to LR/DR w/ wbfp & slider to deck overlooking wooded lot. Spacious loft makes a great guest bdrm or office. Lower level bdrm, full bath & rec rm w/ dry bar, woodburning stove, laundry & ample storage. Recent updates incl. dishwasher 11/12, HWT 1/12, interior painting, bdrm carpeting & WBFP tile '13. Interior sump pump '11. Ski lovers retreat in year-round home.

Just one look is all it will take to fall in love with this charming home on great street just steps from Delaware! New! New! New! Brand new grey vinyl siding with black shutters! Recently replaced roof & vinyl replacement windows. Freshly painted throughout & all new light fixtures. Now for the kitchen.....complete kitchen renovation - right down to the studs! New drywall & Java soft closing cabinets, ceramic tile floor, black subway tile & new stainless appliances. Bathroom also completely renovated. New sink, commode, tub, vanity & fixtures. Upstairs new wall to wall carpeting & drywall.

Best of both worlds! Currently home is used as a single family - but is a double. Great 2 family! Super lot 294' deep. Well cared for owner occupied. Lower offers formal dining room, formal living room, 1 bdrm w/WI closet. Kitchen w/laminate floor, pantry. Hardwood floors in all bdrms, dining & living rooms. Upper w/2 bdrms, living room, kitchen. Each w/full bath - both updated. Detached 2 car garage. Full front porch. Beautiful woodwork throughout. All separate utilities. New electric & circuit boxes. Full basement. "Bills" parking adds additional income. Orchard Park schools. A must see!

Not your typical home! Custom built interior. Splendid roomy layout. Country kitchen w/beamed ceiling, includes all appls, gas fplc & built-in table & benches. Fantastic wood ceilings in formal DR, LR & Great room. DR w/WB stove. LR w/log walls & stone fplc w/heatilator. Spiral stairs lead to 2nd flr & 3 large bdrms. There is a 1st flr bdrm. Huge full bath w/hdwd flrs. 1st flr laundry room w/W&D. Utility room - boiler '04, circuit box '11, roof '06. Barn w/loft. Sun room-unfinished-started w/skylight, elec. Set on wooded 14 acres! Public water & sewer. Property has gas well.

Parklike 2+ acres with additional frontage bordering on secondary road. Eat-in kitchen with updated appliances & Pergo flooring. Formal dining room with slider to deck. Lower level features a finished rec room with bar, woodburning stove & pool table, along with a partially finished half-bath. Updates include carpeting '10, gas HWT '08, roof tear-off '06, some newer windows. Home warranty available. Basic STAR $707.27. Transferred owner.

"Heart of Hamburg Village" 1848 sq ft 3 bdrm, 1 1/2 bath Colonial. Enclosed front porch. Living room w/hardwood floors, brick fireplace. Formal dining room w/hardwood floors, built-in window seat w/storage. Kitchen features cherry cabinets, built-in microwave, pantry. 1st floor laundry. Master bdrm w/double wall closet. 2nd bdrm w/WI closet. 11 x 7 bonus area could be office or nursery. Hardwood floors under all bdrm carpeting. Walk-up attic. Newer windows thru out. Spacious room sizes! Great location!

This beautiful home shows pride of ownership inside & out! Virtually everything has been completely updated in the past 2 years. 30 yr. engineered wood flooring. Neutral, fresh wall to wall carpeting in all bedrooms. New baseboards, trim & all new interior doors. Kitchen has new cabinets, countertops, vinyl flooring and new high-end appliances included. New light fixtures & ceiling fans. Brand new 150 amp electrical service. Roof age 5. Huge 24x24 garage. Covered patio & nicely landscaped. It's not a house - it's a home!

"WOW" Better than new remodel in Starpoint school district. Updates in 2013 incl: gas high efficiency furnace, septic lines, gas HWT, water lines, bright new kitchen, new bath w/ brushed nickel fixtures, refinished sparkling pine floors throughout, doors, light fixtures, ceiling fans, insulation & exterior doors. Dry, walk-out basement for possible 3rd bedroom/family room. Huge 4 car garage - 200 amp service & Erie Canal across the street. What more could anyone need. Ag.res zoning, possible 100% financing.

Peace and tranquility come with this amazing authentic log cabin w/beautiful lake views. One of the original log cabins at Java Lake...modeled after the original owner's chalet in Austria. Become a part of the Java Lake Colony. Lovingly cared for...this 2 bedroom, 1 bath cabin is a 2 minute walk to the lake. Nice open floor plan w/awesome stone fireplace w/3-year old stove insert. Newly constructed 6x28 screened porch w/lake views for entertaining or just relaxing! Also incl 2 adjoining lots. Nothing to do but move in! Ownership provides lake access for swimming and boating. Seasonal log home

Well maintained solid Ranch backed up to park. Bedroom number 4 could be family room - hardwood floors throughout. Ceramic tile on kitchen floor. Needs some cosmetic updating. Gas hot water boiler with wood burning auxilary system. New roof 5/2013.

2 CEDAR STREET- WHERE PRIDE OF OWNERSHIP, CLASS AND QUALITY MEET AFFORDABLE OWNERSHIP! THE CURRENT OWNERS HAVE PAVED THE PATHWAY TO YOUR HAPPINESS WITH A GIGANTIC LIST OF PRICEY UPDATES. NEW GARAGE CONSTRUCTED IN '11, NEW HOT WATER TANK '12, SIDING'10, TREX DECK '10, ROOF '08, EXTERIOR DOORS AND WINDOWS '08, UNILOCK PATIO AND LANSCAPE '08, OAK KITCHEN '05, TWO NEW FURNACES '09 (ONE FOR FIRST FLR & ONE FOR SECOND FLR.... HELPS TO BE EFFICENT), MANY NEW LIGHT FIXTURES AND FLOORING! FABULOUS FLR. PLAN IS CONDUSIVE TO ANY LIFESTYLE! TRULY SO MANY GREAT FEATURES TO THIS HOME! MUST SEE WON'T LAST!

Great 3 bedroom village home. Large great room. Beautiful kitchen with all cabinets, first floor laundry. Newer roof and windows. Deck overlooks large park-like yard. Small town home combines neighborhood living with proximity to conveniences. Super buy!!!

Loads of charm in this updated "turn of the century" carriage home. Updated throughout, from mechanics to aesthetics. First floor master bedroom with double French doors & bath. Living & family room with French doors to partially covered 20x14 deck with seating. First floor laundry. Two bedrooms upstairs with 1/2 bath. Attached 2.5 car garage. Fully fenced yard. Attic storage space above garage (pull down stairs).

Large 3 bedroom village home with 2 car garage. Many updates and loads of potential! Interior amenities include totally renovated kitchen and breakfast room (new cherry cabinets, counters, windows, tile, hood vent, dishwasher & newer appliances),and hardwoods throughout. French doors lead to recently insulated front sunroom which can easily be used for possible office, bedroom, or den. Old world style elements including solid wood built-ins surrounding fireplace and natural woodwork. AC, furnace and HWT all replaced in last 4 years. Large bedrooms and walk up attic that could be finished.

This Cape Cod is priced to sell! Many updates including windows, bathroom, furnace, HWT, drain tile and basement wall replaced, and the roof (less than a year old!). Double lot with a fully fenced yard and gazebo. Great location with access to all conveniences.

Not your average mobile home! Lot is large, end lot with private wooded area, dbl wide driveway, garage, workshop, storage unit and nat gas line for your grill. Inside you will find: large living room w/xtra pellet stove, newer updated bright kit- din room w/ceramic tile and energy star new appl. Custom dry wall, large bedroom closets, and extras throughout! Large master bath w/shower, heated Jacuzzi tub, new air conditioning, new hot water tank, washer and dryer as well! Truly a spotless custom mobile home and a must see!! LOWEST LOT RENT IN AREA, STAR DISCOUNT IN OCT

Beautifully updated single mobile home in a great location! Privacy in the back of the yard. Everything remodeled within the past few years! Central air, Arcade electric. Large bedrooms and 2 full baths as a plus! Large kitchen and living room with newer carpets and linoleum. Convenient laundry room. Carport and shed on concrete driveway! Very spacious and neat!

Spacious Condo with tremendous great room! Features include vaulted ceiling & woodburning fireplace. Pocket doors throughout. Versatile den or dining room leads out to a covered deck. Deck overlooks a serene wooded area and gazebo. Furnace & central air age approx. 7. All appliances are included. Master bedroom has attached 8x7 walk-in closet. In unit laundry room. Safe & secure upper unit with garage and storage room. Excellent location. Quiet residential street yet close to all conveniences.

Beautiful 2nd flr. Condo. Nicely updated 1400 sq.ft.very open plan. Private balcony overlooks woods & perfectly manicured lawns. Master has own bath & walk-in closet. Loads of storage/closets plus 16x14 storage space in basement. Great Condo w/ motivated sellers! *Also available for lease ML#B420651

Beautiful, Bright three bedroom Harrogate condo. White kitchen cabinets w/ eating area which opens to spacious Dining area with views of Living Room. Clean and freshly painted, neutral carpets, master bedroom has Walk In closet and split Bathroom. Roof replaced in last five years. This unit has extra storage area in basement. Show and Sell!!!

This fantastic owner occupied 3 bedroom ranch has the bonus of a in-law apt over the garage w/private entrance. The ranch features a open floor plan w/3 lg bdrms, bright open tiled kitchen, updated bath w/whirlpool tub, finished basement w/bar. The large bright living room boosts hdwd floors & bay window. The double lot features a built in pool w/new liner, elec & mechanics, separate fenced play/dog area, covered patio and sundeck, 2.5 car gar. The in-law apt has separate utilities & mechanics(newer furnace & hwt)& features 2 bed/1 ba, kit, lr & screened 3 season room. Use as rental or in-law.

Corporate relocation sale! This fabulous residence is currently being used as single family but could very easily be converted back to a two family; there are separate utilities. French doors, glass door knobs,beautiful sun room loaded with windows. 9' ceilings,wood beams and crown moldings, second floor balcony. Custom birch kitchen with stainless appliances, granite tops, heated porcelain floor and stacked windows. Full basement with finished room and half bath. Full attic with stained glass windows.Many new replacement windows and glass block basement windows. Excellent property!

Opportunity knocks! Victorian Double with rear carriage house in the Village of Kenmore. Lower apartment has exposed hardwood floors, formal dining room, large master bedroom with 2nd bedroom converted to laundry room. Upper apartment is owner occupied. has 2 bedrooms, formal dining & a den. Second floor has all new windows. Rear carriage house is a Colonial w/ 3 bdrms, large living/dining, eat-in kitchen. Front house has blown in insulation, new furnace for upper & new electrical boxes in both. Garden room & paved parking for all. Separate utilities, excellent income property!

Well maintained 3 Unit (2/2/1) in the Village of Hamburg. 3 car garage w/storage & large yard. Each unit has many updates including baths, flooring, carpeting, etc. Some appliances stay. Maintenance free exterior, new roof on house & garage. Wood burning fireplace in lower apartment. $75/month is one bay of garage. **VERY MOTIVATED SELLER!

Great 2 family! Super lot 294' deep. Well cared for owner occupied. Lower offers formal dining room, formal living room, 1 bdrm w/WI closet. Kitchen w/laminate floor, pantry. Hardwood floors in all bdrms, dining & living rooms. Upper w/2 bdrms, living room, kitchen. Each w/full bath - both updated. Detached 2 car garage. Full front porch. Beautiful woodwork throughout. All separate utilities. New electric & circuit boxes. Full basement. "Bills" parking adds additional income. Orchard Park schools. A must see!

Location, Location - Your opportunity to own on beautiful, prestigious McKinley Pkwy. Home is situated on the corner of McKinley & Kenefick. 2 car garage, 3 parking spaces in driveway (driveway is off of Kenefick). Fenced back yard. Front porch lower. Large beautiful kitchens upper & lower w/ceramic tile. No appliances included. Upper bathroom has been updated. Upper has new ceilings w/ceiling fans in all bedrooms. Lower has central air. Leaded glass in foyer. Both units have pocket doors that lead to hallway stairwell to foyer.

GREAT NEIGHBORHOOD FOR THIS 2 FAMILY WITH 2 BDRMS IN EACH APARTMENT. UPDATED: ROOF (TEAR OFF), SIDING, SOME WINDOWS, PLUMBING, 2 FURNACES, 2 HWTS, 2 ELECTRIC CIRCUIT BREAKER PANELS, KITCHENS & BATHS & GARAGE ROOF. THIS 2 FAMILY IS SITUATED ON LARGE LOT AND IDEAL AS AN OWNER OCCUPIED PROPERTY. RENTS COULD BE HIGHER, MO. TO MO. TENANTS.

Priced to sell!In the historical district. 3 unit with bay windows and front porch. Hardwood floors * separate utilities * Spacious 2+ bedroom apts (formerly owner occupied) plus cute 1 bdrm apt with claw foot tub. Excellent for the live-in investor. CO, smoke detectors and fire escape all to current code. New roof (2007) and blown-in insulation.

Recently renovated two family: bank owned & being sold "as is". Significant amount of work done in last 3 months. Updated white kitchens, new flooring & carpeting throughout. Roof replaced on rear level. Forced air furnace in lower. Painting & trim work throughout. House currently vacant: fair market rents range $450.-$550./mo.

An opportunity for investor or to live in. Lower has newer windows throughout, hardwood floors...upper needs repairs....newer hot water tank, glass block windows in basement, 2 car garage on Ludington. Convenient location. Easy to show!!

Completely renovated - natural woodwork - historic charm! Updates include new windows, new roof, new electrical service, updated plumbing, new appliances, new flooring and new painting.

Extremely unique and beautiful property with 2 water falls and all utilities at road. Frontage on both Hubbard and Center Street. Perfect for development or a private estate.Very few large parcels available this close to the village. Call Ginny for more details.

2.8 Acre Industrial Zoned lot on Transit Road. Property is centrally located to all conveniences and the 400. High traffic area!

69 Beautifully scenic acres. Have you been wanting Room to Roam? Great Opportunity to build your DREAM HOME! Quick, convenient access to the 219 Expressway. Drive by and watch for signs. CALL TODAY.

Beautiful 15 acre wooded building lot for your dream home!!!! Total privacy yet close to both Colden and East Aurora.Creek runs through property and beautiful trees throughout this parcel. Full parcel is 27 acres but owner is keeping 12 acres.

12+ acres of beautiful country property! Stunning property with open areas, partial woods, streams, ravine with bridge. Wonderful private setting to build your dream home or camp with great hunting just outside your door. Located in an area with other homes but yet secluded enough so you will have privacy! Peace and quiet can be yours. Located in Wales near Holland borderline only minutes from Route 400 entrance so it's a quick commute anywhere. Please call for permission before walking land.

Residential ready building lot. Close to all the area amenities. Geo technical studies completed. Ready to build.

Stunning location to build your dream home. Directly on Eighteen Mile Creek. Partly wooded. CALL TODAY TO WALK THIS PROPERTY.

SCENIC WOODED COUNTRY LOT OFFERED. BUILD YOUR DREAM HOME MINUTES FROM THE VILLAGE. EAST AURORA SCHOOLS. A NATURE LOVERS PARADISE TO CALL HOME. CALL TODAY!

SCENIC WOODED COUNTRY LOT OFFERED. BUILD YOUR DREAM HOME MINUTES FROM THE VILLAGE, EAST AURORA SCHOOLS.A NATURE LOVERS PARADISE TO CALL HOME. CALL TODAY.

WOODED COUNTRY LOT WITH SCENIC VIEWS OF EIGHTEEN MILE CREEK. HAMBURG SCHOOLS. A NATURE LOVERS PARADISE TO BUILD YOUR DREAM HOME. CALL TODAY!

Build your dream home on this 8.4 acre parcel - area of some new homes. Property is L shaped - survey available. Attica schools

The neighborhood awaits you! Great lot located next to 5663 Homestead. Elementary school located on Back Creek Rd. Comfortable street, easy access to Rt 219. Ideal lot for walkout basement!

BEAUTIFUL WOODED BUILDING LOT. MINUTES TO VILLAGE.HAS CABLE,GAS, ELECTRIC & PUBLIC WATER.

Quiet and peaceful describes this secluded recreational/building lot. Owner has not used it for the past few years - some clearing is needed. Great place to get away from the work week and city noise! Only 1 hr. from Buffalo

Prime one plus acre lot for building or recreation with most beautiful view.

Rare opportunity to own a very well established up and running business and bldg. bar/restaurant & banquet facility, 35 x 22 bar area with seating and tables/ 26 x 32 dining rm seats 70/ 18 x 16 banquet rm seats 25,outdoor patio/ entire facility was mostly updated in past 10 years. Sale includes everything, from tables/chairs/dinnerware/all top of the line kitchen equip. & large customer base, business has excellent following and reputation, meticulously kept in and out. 55 car parking lot, busy street, absolute turn key, 2 bedroom apartment on 2nd floor. Very nice in and out.

Priced to sell! Ellicottville's premier Bed & Breakfast - property with business & furnishings - turnkey operation. Established for over a decade - complete financials, steady staff including chef. Motivated seller.

How does 8%+ ROI feel - Not sure any other investment could get you this right now. 4300 s/f Fully Renovated Building that currently provides 6.5% ROI w/ a Fully Renovated 2nd floor Residence Facility to provide another 2%+. Currently operates as a well-established restaurant/bar. Property offers main building with 3 separate rooms, 2 bathrooms, large patio, commercial kitchen with additional private bathroom, 2 bedroom living facility with, separate sitting room, 2 more full baths and an office as well as a private storage building. Existing Business Opportunity is Available/Negotiable.

Great commercial location with high traffic counts and visibility. Location is feet from Rt. 33 and minutes from City of Buffalo and all surrounding suburbs. Sale includes two buildings on one lot with over 10 parking spaces. Free standing office or retail building towards front with larger warehouse located in rear. Office has new asphalt roof in 2010; warehouse is full block walls on slab with clear span construction. Well maintained rubber roof with 10 ft. overhead door for loading, 10'8" ceiling height inside, functional bathroom and forced air gas furnace for heat. Business relocating!

Office/Retail. Great location on busy street on East Aurora village edge. Many other types of businesses surrounding. Newer building that will be completely done new to suit new tenant. Large upper space almost 2,000 sq ft, presently wide open but owner will finish to your needs. Nice size paved parking lot. Rent is a very reasonable $9.50 per ft. Water and snow plowing to be split 3 ways, but super reasonable. Tenant pays for own gas & electric. 3 year minimum lease term. Owner will need 1 to 2 months to build out space.

Retail/Office. Great location on busy street on East Aurora village edge. Many other types of businesses surrounding. Newer building that will be completely done new to suit new tenant. Space almost 1,160 sq ft, presently wide open but owner will finish to your needs. Nice size paved parking lot. Rent is a very reasonable $12.50 per ft. Water and snow plowing to be split 3 ways, but super reasonable. Tenant pays for own gas & electric. 3 year minimum lease term. Owner will need 1 to 2 months to build out space.

A PRIME LOCATION ON MAIN STREET WHICH COULD ACCOMMODATE MANY DIFFERENT TYPES OF BUSINESSES-- OFFICE/RETAIL ETC....FORMALLY AN OPTOMETRIST OFFICE, APPROXIMATELY 1200 TO OVER 5000 SQ. FT. AVAILABLE. 12 FT. CEILINGS, LOADED WITH THE CHARM YOU WOULD EXPECT IN THE VILLAGE OF EAST AURORA. SPACE INCLUDES RECEPTION AREA, 5 EXAM ROOMS, 5 BATHS, 3 ENTRANCES AND MANY OTHER UNIQUE ROOMS STARTING AT $10 PER FOOT PLUS. SPACE CAN BE EASILY DIVIDED. ENTIRE INTERIOR REPAINTED AND CARPETED, PLENTY OF OFF STREET PARKING - READY TO GO. JUST GORGEOUS!

Best Value per sq. foot in Clarence! More than 3900 sq. ft., Open kitchen, family room w/custom "wrap around" breakfast bar w/ stone backsplash. Brazilian cherry hardwood floors thru kitchen, family room, and first floor den. Family room & Den have 2- way fireplace. First floor open to kitchen loaded w/ elliptical windows. 4 Full Bathrooms, 2 Master Suites- 5 bedrooms total, 2 furnaces, 2 a/c units. Rear paver patio w/ rose garden. Great cul-de-sac.

Star quality! Open floor plan, large great room with stunning views, bright eat-in kitchen with breakfast bar, oak cabinets, ceramic tile floor, master suite with master bath and walk-in closet, first floor laundry, dining room, finished basement (24 x 22), 2 car garage, 6 panel doors, just steps from the Village.

Beautiful 2nd flr. Condo. Nicely updated 1400 sq.ft. very open plan. Private balcony overlooks woods & perfectly manicured lawns. Master has own bath & walk-in closet. Loads of storage/closets plus 16x14 storage space in basement. Great Condo! *$50.00/mo. addt. fee for pet (small pets only)

For lease adorable cape cod on quiet residential street. Freshly painted and spotlessly clean interior with updated oak kitchen, refrigerator and dishwasher suppied in "as is condition", tenant would need to provide a gas free standing stove.Brand new engineered flooring. Current and past landlord references, credit check and W-2 income verification required. NO PETS! There is a 2 car garage but it is not available until October 1st. Landlord provides grass cutting, tenant supplies landscaping and snow removal.