Featured Properties

One of Ellicottville'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. Black bottom Beauty pool. Owner financing available. 4 suites upstairs, one on 1st floor. All suites decorated to perfection w/fireplaces & glamor baths. 1st floor has owner's quarter's w/cathedral ceiling in living room & wet bar.Spectacular beauty in-ground pool w/black Gunite & waterfall. Personal property/furnishing included.

CLASSIC TESMER-BUILT BRICK (3 SIDES) COL. OPEN TWO STORY MARBLE FOYER, OAK HARDWOOD FLRS - ENT 1ST FLR & UPSTAIRS HALL. GOURMET KITCHEN W/ STAINLESS (VIKING) APPL. (INCL. WARMING DRAWER)& GRANITE COUNTERTOPS. MASTER SUITE WITH 2 CEDAR CLOSETS. 4TH BDRM & PRIVATE FULL BATH & WALK-THRU CLOSET. REAR YARD FEAT. UNILOCK PATIO W/ AWNING, COY POND & GLAMOUR POOL W/ HOT TUB, WATERFALL & WAVE FEATURE. ROOF REPLACED IN 2006 (50 YR. W/ TRANSFERABLE WARRANTY). TANKLESS HOT WATER. VERY ELABORATE LANDSCAPING - W/ SPRINKLER SYSTEM & EXT. FRONT ILLUMINATION. LOT HAS REAR PATH TO SPAULDING LAKE.

MAGNIFICENT NEOCLASSICAL CENTER ENTRANCE COLONIAL W/ CUSTOM DETAILS & UPGRADES THROUGHOUT!GRAND TWO STORY FOYER SETS THE TONE WITH STUNNING HDWD FLRS THAT EXTEND THROUGH ENTRY, KIT & OFFICE. PHENOMINAL OVERSIZED KIT. W/ CHERRY CABINETS W/ CUSTOM DETAILING, CENTER ISLAND, GRANITE & STAINLESS! DRAMATIC TWO STORY FAM. RM. W/DOUBLE STACKED WINDOWS WITH A LOFT UPSTAIRS OVERLOOKING. OWNERS RETREAT TO DIE FOR W/ SITTING RM. W/ FPLC, MASSIVE WIC, GLAMOUR BTH W/CORIAN, JACUZZI TUB, WIC SHOWER.FABULOUS LOWER LEVEL WITH EXERCISE RM, FAM. RM., BDRM, EXTRA RM. STAMPED PATIO OVERLOOKING LG. YD. W/SPRINKLER.

CURRIER AND IVES SETTING!!COUNTRY ESTATE THAT HAS BEEN COMPLETELY REMODELED KEEPING THE OLD CHARM!. 60 SPRAWLING ACRES, PARTLY WOODED; OVERLOOKING EIGHTEEN MILE CREEK.3 CAR GARAGE PLUS 2 BARNS. 1ST FLOOR MASTER, WALK-IN SHOWER & LARGE CLOSET.ORIGINAL HARDWOOD FLOORS THROUGHOUT. KRAFT-MADE CABINETS, TILE FLOORS IN A CHARMING COUNTRY KITCHEN.COZY UP WITH A GOOD BOOK IN THE SUNROOM WITH VIEWS OF THIS SPECTACULAR PROPERTY. CONVENIENT MUDROOM ENTRANCE WITH 1ST FLOOR LAUNDRY.POSSIBLE OFFICE SPACE IN OUTBUILDING. THIS IS COUNTRY LIVING AT ITS BEST! ENDLESS POSSIBILITIES!CALL TODAY FOR YOUR SHOWING!

A special blend of traditional and contemporary village home on beautiful street. Over 2900 square feet remodeled and updated.Totally open great room concept!Gourmet kitchen with all stainless steel appliances and granite island with large dining area. Great room includes 1 of 3 fireplaces and all newer hardwood floors. 28x16 Master Bedroom suite with cathedral ceilings and gas fireplace .Lower level includes large laundry/mud room and cozy family room with gas fireplace.Open stairway leads to additional 4 bedrooms and 1.5 baths. Home situated on large park like yard with mature trees!!!

Beautiful 4 bedroom 2.5 bath colonial in desirable Country Walk subdivision. Large white kitchen with island, Corian counter tops and breakfast bar. Phenomenal sun drenched morning room. Expanded great room with fireplace. Master suite with cathedral ceiling and walk-in closet. Vaulted master bath with soaking tub and shower, first floor den with French doors and built-in bookcase. Formal dining room, dramatic 2-story foyer, first floor laundry, hardwood floors, full basement with 9' ceiling. Star quality!!

STUNNING, BETTER THAN NEW CUSTOM HOME LOADED WITH UPGRADES! ONCE YOU ENTER THE TWO STORY FOYER, YOU FEEL THE WARM, RICH & INVITING DECORATING.GORGEOUS BRAZILIAN CHERRY FLRS. THAT EXTEND THROUGH ENTRY, DIN RM, KIT, MORNING RM. GORGEOUS KIT. W/ STUNNING GRANITE ON THE OVERSIZED ISLAND, WALK IN PANTRY AND A GREAT VIEW OF THE SUN ROOM/ MORNING RM. TWO STORY FAM. RM. WITH GAS FPLC IS DYNAMITE. FORMAL DIN. RM. WITH CUSTOM MOLDINGS, FRENCH DRS INTO THE OFFICE W/ CUSTOM BOOKCASES! MASTER STE. W/LUXURY GLAM. BATH W/ JACUZZI, LARGE SHOWER AND DOUBLE BOWL VANITY & WIC. GREAT PLAN W/MANY UPGRADES=PERFECT

STAR QUALITY! 4 BEDROOM COLONIAL WITH 3.5 BATH, ON 1.8 ACRES. PERFECT FOR ENTERTAINING, NICE OPEN FLOOR PLAN, LARGE KITCHEN WITH CHERRY CABINETS AND BREAKFAST BAR. GREAT ROOM WITH FIREPLACE AND FRENCH DOORS THAT LEAD TO LARGE DECK WITH PARK-LIKE SETTING. MASTER SUITE WITH TRAY CEILING, LARGE WALK-IN CLOSET, MASTER BATH WITH VAULTED CEILING, SUNKEN JACUZZI TUB AND OVERSIZED SHOWER. FORMAL DINING ROOM. FIRST FLOOR LAUNDRY, DEN WITH BUILT-INS. FINISHED BASEMENT, BONUS GYM ROOM WITH 10 FT. CEILING AND ABUSE RESISTANT WALLS. 6 PANEL DOORS, IROQUOIS SCHOOLS. BACKYARD VACATIONS!!!

"Like new" beautiful Victorian style two story with huge wraparound front porch, privately set back on 7.6 acres. Hardwood floors, ceramic tile, solid surface counters. Master suite features glamour bath as well as extra room which could be nursery or office. Huge unfinished room over garage (could also be 4th bedroom), 2 central air units. Private grounds. Show & sell!

Located on private cul-d-sac in premier Smallwood schools. Minutes to everything! Executive style brick home - ideal for entertaining - over 3500 sq ft. 1st floor master suite, abundant closet space throughout, newer mechanicals, roof. Priced below assessed value.

Charm & character abound in this custom built 4 bdrm,2.5 bath. 2700sf on 1/2 acre wooded lot. Beautiful crown & dental molding, Xwide wood trim, arched doorways, hdwd flrs. Kit w/cabinets galore, built-in desk, dishwasher, cooktop, built-in oven, ceramic tile counters. Fam rm w/WBFP, brick hearth, flanked by bookcases, beamed ceiling. French doors lead to formal DR. Formal LR. 2nd fl w/9' ceilings, 4 lg bdrms, WI closets. Mst suite, WI California closet. All bathrms w/ceramic tile walls, flrs & counters. 1st fl bonus/mud rm w/sink could easily become 1st fl laun. C/A. Custom window treatments.

INCREDIBLE OPPORTUNITY TO HAVE A NEW HOME AND NOT HAVE TO WAIT! PROMINENT BREEZEWOOD DR. LEADS YOU TO THIS STUNNING COLONIAL. FANTASTIC FLOOR PLAN WILL CATER TO YOUR LIFESTYLE. AS YOU ENTER, YOU NOTICE YOUR FORMAL LIV. RM. AND YOUR SPACIOUS DIN. RM. WITH GLEAMING HDWD FLRS. YOU WILL FALL IN LOVE W/ THE FAM. RM. WITH GAS FPLC. THE KIT. IS SPACIOUS W/ LG. CENTER ISLAND. PRIVATE HOME OFFICE & THE HALF BATH W/ PEDESTAL SINK FINISH 1ST FLR. UPSTAIRS YOU WILL FIND THE LAUNDRY RM, 3 BDRMS & THE OWNERS RETREAT. OWNERS RETREAT W/DYNAMITE BTH W/ SOAKING TUB, SEPARATE SHOWER, DOUBLE BOWL GRANITE VANITY!

STAR QUALITY 4 BEDROOM COLONIAL IN DESIRABLE GREEN LAKE AREA WITH BEAUTIFUL MANICURED GARDENS, LARGE NEW KITCHEN (2 YRS.) WITH GRANITE COUNTER TOPS AND BREAKFAST BAR. GREAT ROOM WITH FIREPLACE, CATHEDRAL CEILING, MASTER SUITE WITH MASTER BATH, FORMAL DINING ROOM, REC ROOM IN FULL BASEMENT, NICE OPEN FLOOR PLAN, FIRST FLOOR LAUNDRY. UPDATES INCLUDE ROOF (2010 TEAR-OFF), FURNACE (2010), HWT (2011) AND ELECTRIC (2009). ENJOY YOUR FULLY FENCED, PRIVATE ESCAPE BACKYARD WITH DECK THAT OVERLOOKS INGROUND POOL AND SEPARATE INGROUND HOT TUB. WALKING DISTANCE TO GREEN LAKE.

ONE OWNER HOME!!Beautiful traditional home that has been maintained to perfection.Quality built throughout and an open floor plan for today's lifestyle.Totally private lot professional landscaped.2500 square feet with formal living room and dining room plus large eating area in kitchen for causal dining.Large open kitchen overlooks rear yard and gardens.Vaulted ceilings and skylight in beautiful family room with wood burning fireplace perfect for cozy winter nights.Some hardwood floors, central air, central vac and full basement.Private sewer/not septic. You will love this home.Call today.

PHENOMINAL OPPORTUNITY! TREE LINED LOT WITH PLENTY OF PRIVACY & VERSATILE FLOOR PLAN. OPEN EAT-IN KITCHEN WITH PLENTY OF CABINETS & PANTRY SPACE. EASY TO USE FLOOR PLAN GIVES YOU LOTS OF OPTIONS FOR A GROWING FAMILY. HUGE WALK-IN CLOSETS W/ GREAT STORAGE SPACE. BASEMENT CAN BE FINISHED OFF FOR EVEN MORE LIVING/GAMING SPACE WITH ACCESS FROM GARAGE AND HOME. ADDITIONAL STORAGE/ATTIC SPACE IN GARAGE. *USDA FUNDING AVAILABLE.

Contemporary 2-Story with a truly spacious great room,cathedral ceilings,hardwood floors,beautiful brick gas fireplace with remote start.Lovely stained glass window above the double entry front door.Dining room opens to Greatroom,kitchen,and has a sliding glass door that leads to deck with a hot tub. Open concept staircase leads from the rec.room through the livingroom to the 2nd floor landing. The livingroom features hardwood floors and a wall of built-in bookcases,would make a great study or den.Hardwood floors throughout bedrooms too! Lots of closet space. Fabulous parklike yard.A MUST SEE!

Charming 3bed/2.5 bath Colonial located in Village of EA. New Brazilian cherry flooring, beautiful remodeled kitchen w/large island, tile & corian counters. Eat in breakfast area surrounded by windows offers a serene setting overlooking wooded lot to relax & enjoy. 6 panel doors & 1st flr laundry! Large fam room w/WBFP & extra large living & dining room for entertaining. Recently remodeled master bthrm w/double vanity, tile floor/shower. Large lot w/woods behind & to the sides - extra added privacy! Opt membership to neighborhood pool. Walking distance to Main St shops!

Looks like NEW!!!!Immaculate and perfect one owner log home on beautiful treed 7 acres.All the privacy you want and only 5 miles to route 400. Large stone woodburning fireplace and cathedral ceilings in cozy family room. Opens to large eat in applianced kitchen and doors to fantastic open porch which was hand made by owner.Covered porch overlooks treed ravine and wildlife. Master bedroom and bath with cathedral ceilings and double closets.Full basement and 2.5 heated garage are perfect for your fussiest buyers. There is NO REASON TO BUILD YOUR DREAM LOG HOME!!.YOU HAVE FOUND IT! Call today!!

Custom built w/upgrades galore! Perfect for busy execs or patio home buyers. 1st floor master suite, open floor plan, volume ceilings, hdwd floors, recessed lights, bright white kitchen w/granite counters, stainless appliances, fabulous private fenced yard with established perennial landscaping. 2 1/2 beautiful upgraded ceramic tile baths. 2nd floor guest suite w/full bath. 1st floor laundry, full basement with 8' ceilings, side load garage w/windows. Central Vac. Energy Star certified. Great new community walking distance to Wegmans, Bali Health Club, Kohls. Wait till you see the quality!

Charming Spacious 4 bedroom 2 bath Brick Cape with all the benefits of being in the village but no village tax. Updated flooring and decorated in all the modern colors. 1st floor master bedroom and Bath. Large living rm features a beautiful wood burning fireplace. dining rm has built-ins and updated flooring. Plenty of room to entertain. Situated on over an acre lot with a circular driveway and 2car garage. Upstairs bath features updated fixtures and granite counter top. Wonderful Sunroom/florida room is airy and bright. Slate patio and huge back yard. Come take a look!

Lovely 4 bdrm, 2 1/2 bath Colonial. Spacious rooms, ceramic floors in foyer, kitchen & all baths. Bright open kitchen w/range, refrigerator, dishwasher, disposal & microwave. Huge family room 22'x13'. Dining room w/laminate wood floor. Formal living room. Wait til you see the Master bdrm suite-28'x12', WI closet. Brand new master bath w/4' ceramic shower, dbl sinks. 3 additional lg bdrms all w/ceiling fans. Vacation at home w/in-ground pool, oversized deck. Heated 2 car garage. Central a/c, shed. Washer & dryer also stay. Dead end street - Orchard Park schools. Terrific location!

Large Colonial-plenty of updates! Exterior amenities:in-ground pool,new filter,liner,heater,pump, safety cover(2009-2011);shed,fenced yard,covered patio,professionally landscaped connected by stone walkways. Interior features:ceramic foyer w/half bath,large living room, formal dining rm,family rm w/WBFP, sliding glass doors;hdwd floors, carpet & 1st flr laundry.2nd level has master bedroom w/vaulted ceilings,walk in closet,private bath, 3 bedrooms w/newer floors and 2nd bath. Partially finished bsmt, HWT(2011),water softener system(2008),security system. Qualifies for USDA 100% financing.

The warmth of an older home within a community where you can walk to the coffee shop,Town events,post office and really feel a part of charming Clarence Center! From the outside you will find a brick facade with full front porch and swing! Inside you will find amazing room sizes, exposed hardwood floors, exposed brick,natural wood and French doors, plenty of bedrooms, bathrooms and get away space for all! Zoned heating, electrical age 4,new garage roof, gutters have heat tracing. Huge 3 tier deck overlooking pretty backyard. "Traditional Neighborhood" zoning offers mixed use.

Nestled in the woods. Fantastic 3 bdrm, 2 full bath Raised Ranch on 3/4 acre parklike lot. Lot 100x260. Updates over the past 6 yrs include: all windows, roof, cent air, interior trim, ceramic flrs. LR carpeting 2010. Most appliances included: range-new 2010, dishwasher, disposal-2011, microwave-2009, washer & dryer. Beautiful kit w/white cabinets, center island, pantry & hdwd flrs. 6 panel doors. Newer lighting fixtures. Sliding door leads to 2 tier deck. Whirlpool tub. Lower level w/FR & WBFP, 2nd full bath w/shower. 2 car garage. Shed. Iroquois schools. Great home & property!

Completely updated Victorian style Carriage House on 1 acre, private drive w/550ft of priv beach. Home has been completely remodeled includ cherry cabinets & counter tops in kitch, mst bdrm w/priv bath, full 1st flr bath includes oversized soaking tub & laundry, & 1 yr old Amish shed. Complete tear off includ new plywood arch. shingled roof 1 yr old. Foundation is 1 ft poured concrete walls. 2x6 walls throughout. Matured perennial gardens surround this beautifully manicured terraced yard overlooking wooded stream w/waterfalls. French doors off LR lead to covered porch. Unique home, a must see!

Opportunity knocks! Over 3000 SF home with 5 plus bedrooms on over 2 acre lot. Large kitchen with fireplace, formal dining room, large great room, breezeway with fireplace and hot tub, large barn (35x30'), 2 car garage, new septic (2011), newer furnaces, generator, alarm system. Deal of a life time!

Charming raised ranch on 1/2 acre w/deck and fenced yard overlooking a beautiful deep lot in high demand Town of Elma in Iroquois Schools. Park like setting. Low taxes! Well maintained home with upgrades offering endless possibilities. Eat in kitchen and large living room with gas fireplace. All appliances included. Huge open lower level area that was previously used for home shop/business can be easily converted for multiple uses such as possible additional bedrooms, family room, bathroom, rec room or workshop. Huge blacktop drive w/shed in front for storage and/or vehicle. Easy to show!

COUNTRY LIVING ON ONE OF THE PRETTIEST ROADS IN MARILLA...SERENITY ABOUNDS YET 10 MINUTES TO E. AURORA SHOPPING IS THIS 1,400+ SQ. FT. MAINTENANCE FREE RANCH. BUILT IN 1986 WITH 3 BEDROOMS 2 FULL BATHS (1 IN PARTIALLY FINISHED BASEMENT). NICE HARDWOOD FLOORS IN ALL THREE BEDROOMS. LARGE COUNTRY KITCHEN OVERLOOKING DINING ROOM AND LIVING ROOM. VERY OPEN FLOOR PLAN. FURNACE 2010, HOT WATER TANK 2009, ROOF 2006, WELL PUMP 2009. IROQUOIS SCHOOLS. ERIE COUNTY WATER HAS BEEN INSTALLED.

One-of-a-kind prairie-style ranch just outside village limits. This high-quality house was built to impress and entertain. Gated blacktop drive with extra parking.Fenced blacktop tennis court -- could be used for hockey, winter or summer, or basketball court. No maintenance Trex deck in rear, front porch seating area. Treed and landscaped to perfection. Basement party area includes full kitchen, wet bar, dining, sitting area with fireplace and extra space for pool table, table hockey or foosball. New roof in 2010, repainted interior, many updates. Mahogany-walled & shelved den. Arc. electric.

All brick Ranch in very convenient location. Features include family room with gas fireplace; dining room; covered patio and attached two car garage. There is a deep back yard with fruit trees.

COUNTRY REFUGE! BEAUTIFUL VINYL-SIDED 4 BEDROOM, 2 FULL BATH HOME. LARGE WRAP-AROUND PORCH WITH SWING AND SPECTACULAR VIEWS. MASTER BEDROOM WITH HIS AND HERS CLOSETS. LARGE EAT-IN KITCHEN WITH WOODBURNING FIREPLACE WITH BLOWER. FIRST FLOOR LAUNDRY, 4 SEASON ROOM WITH HOT TUB, HARDWOOD FLOORS, ROOF (2010), NEWER SEPTIC SYSTEM, 6 PANEL DOORS, WORKSHOP WITH 220 LINE IN GARAGE, BARN WITH 3 STALLS (WATER AND ELECTRIC). THIS HOUSE DELIVERS!

Pristine Kenmore Village Colonial! Over $15,000.00 in updates in 2011 (tear off 30 arch. roof, 150 amp. elec. service, freshly painted inside and out, carpeting on 2nd floor, built-in dishwasher). Extra large very bright eat in kitchen. Beautiful natural oak wdwk, doors, floors thru out. Extra wide baseboards. Large open entertaining spaces w/built-in cabinetry and decorative moldings. 8' ceilings, plaster walls. Full, open attic. Potential 2nd floor master bath and laundry. Ideal proximity to medical corridor, colleges and schools. Impressive arch. details. Best in the Village.

Attractive stone & vinyl Colonial. Great location! Excellent school district! Classic floor plan. Entry foyer w/ceramic tile. Large living room w/exposed oak hdwd floors. Formal dining room. Great kitchen w/lots of cupboards, countertops, storage and brand new granite countertops w/molded stainless sinks and ceramic tile backsplash. Finished bsmt w/full bath. Large covered patio overlooks heated Majestic in-ground pool w/new liner, pump and filter (2007). Additional upgrades include new roof (age approx. 8) central air and many new vinyl replacement windows. Glass block bsmt windows, new HWT.

Open and spacious - over 2100 sq ft. 1st floor offers large liv rm, formal din rm w/bay window, 9' ceilings, crown molding, eat-in kitchen including range & refrigerator, WI pantry, which could be your 1st flr laundry rm, and half bath. A 10' x 10' rm can be 1st flr bdrm or den. 2nd floor offers 4 additional bdrms including huge master. Lots of closet space thru-out. Front porch, rear deck. Terrific separate workshop/storage building. Deeded rights to the beach - just a short walk away. Nice treed yard - 115' x 156' lot, partially fenced.

Great floor plan. Large rooms. Central Air. Fireplaces in both family room and living room. Exposed hardwood floors throughout. Poured foundation. Privacy fenced backyard and extra large patio. Amish style shed. New roof (age 4-5), chimney pointed. security glass block windows in basement. Excellent location - walking distance to Kenmore East, convenience store, Brighton Eggert Pharmacy and Dairy Queen. Make it your own!

This home has lots of updates that you will enjoy! Brand new wall to wall carpeting and new energy star decorative sliding glass door leads to a deck and gazebo overlooking awesome back yard! Yard features Amish barn, above ground pool, fully fenced yard. There are hardwood floors throughout. The bedroom also has sliding glass doors that leads to a covered balcony. The upper level is sure to excite and features hardwood floors, high ceilings, skylight and cozy wood burning fireplace. Heated attached garage with new door and opener. Several new windows. Chimney pointed.

Very well cared for home in excellent location - corner of Argonne near Starin. Easy commute to downtown.Can also be shown to those who desire bedrooms and bathroom on the first floor. Bright and adorable sun room!Hardwood floors hiding under wall to wall carpeting. First floor master bedroom has 2 large closets with organizers. New roof (age 5) new concrete driveway (age 6) new furnace (age 3) new hot water tank (age 1) new sewer lines from house to street (age 4) new glass block windows. Really cute - come and see, you won't be disappointed!

Lovely 1600+ sq ft 4 bedroom w/possible 5th or second den/study area, 1 1/2 baths Colonial. Full front porch greets you. Beautiful hardwood floors & woodwork throughout. 1st floor den. French doors & hardwood floors lead to the living room. Formal dining room w/lead glass window. Large eat-in kitchen, pantry, range, refrigerator, dishwasher & microwave. Washer & dryer included. Wonderful wood staircase. 2nd floor built-in cabinets & drawers. Central air, newer windows. Great yard, fenced, deck. 2 car garage on rear of property - enter from 4th St. Updates throughout.

Updated Cape with fully fenced yard and attached deck. Amenities include newer vinyl windows, new furnace with AC (2009) open eat in kitchen with plenty of natural light, large master bedroom on second floor with ceiling fans, bonus room/office and several large walk in closets and glass block windows throughout the dry basement. Well maintained exterior with handicap ramp off deck and large 1.5 car garage. Close to all area amenities.

Perfect opportunity to own in the town- minutes from everything and anything! Great ranch on large lot with nice curb appeal. Updates include windows, electric, HWT, drain tile, driveway, patio, porch, kitchen, bath, and refinished hardwoods throughout! Step into the large fully landscaped back yard containing 15x15 patio - perfect for entertaining, custom play set and two-tiered pond and waterfall (owner will remove if desired). Can't beat the product for the price - DON'T MISS OUT!

Nice, affordable 3 bedroom Ranch on quiet street, 2 baths, eat-in kitchen. Good size yard, garage. Great location close to everything including thruway. Sweet Home schools, reasonable taxes. Easy living!!

Well maintained Cape with maintenance free exterior and attached garage (pull down stairs to storage above). Huge, updated, eat-in kitchen with loads of cabinets and counter space. First floor master bedroom, upper bedroom has built-in dresser and bookcase and two closets. Attic area could be easily finished off for a fourth bedroom. Full, part-finished basement with separate laundry and workshop area. Updates include furnace, drain tile, glass block windows and blown-in insulation.

GREAT PRICE!! Large expanded Tri-level for under $90K. Located on a quiet neighborhood street but close to all the area amenities. Exterior includes a fully fenced yard, shed and seasonal room attached to the home. Interior has updated kitchen with breakfast bar and French doors, finished laundry room with plenty of storage, hardwood floor throughout the bedrooms. Large bonus room on the first level ready to be finished as 4th bedroom, family room or possible in-law set up. Easy to show and price to sell!

Fantastic home conveniently located near village center. Tons of extra storage, cedar closet in walk-in attic. Yard is partially fenced. 2 car detached garage including 2nd story workshop. Situated on 1/2 acre.

HOME HAS BEEN COMPLETELY RENOVATED IN THE PAST 4 YRS. - WALLS, PLUMBING, WOODWORK, 2ND FULL BATH '09,NEW HEATER & WATER TANK 2010. NEW CARPET 2011, BEAUTIFUL REFINISHED WOODWORK, FULL BASEMENT, LARGE YARD, 2 STORAGE SHEDS, EXTRA DRIVEWAY, 1457 SQ.FT. BRING OFFERS! NOT A DRIVE BY!

WELL MAINTAINED ALL BRICK 4 BEDROOM CAPE COD ON GREAT NEIGHBORHOOD STREET. 2.5 CAR GARAGE, NEWER FURNACE AND RUGS, SOME REPLACEMENT WINDOWS, LARGE ROOM SIZES, LOTS OF STORAGE, DRY BASEMENT, WORKSHOP. ALSO SEE ML #B396819.

This is IT! Be a part of CITY Life, close to downtown, medical corridor, theater district! Spacious, nicely decorated, huge bedrooms and tons of closet space. A newer home in the city - all of the convenience without the hassle of an older home. Dishwasher! French doors to patio where you can relax in your yard. Head out for the evening and come home to your basement rec room (man cave) complete with projector for movies, couch for lounging and dry bar with fridge for entertaining. Bright, cool (central a/c) and the place to be.

Looking for an affordable large home? Need four plus bedrooms and an extra bath? Willing to do some cosmetic fix-up? This property sits on a double lot. There are vinyl replacement windows. The kitchen was expanded, has oak cupboards and bay window overlooking yard. New furnace (age 6) new central air (age 2) new hot water tank (age 5) wiring/circuit breakers(1988).

WHY RENT WHEN YOU CAN OWN.....LOTS OF CURB APPEAL ON THIS 4 BEDROOM EXPANDED (LARGE DORMER ON BACK OF HOUSE) CAPE SITUATED IN QUIET NEIGHBORHOOD OF WELL-KEPT HOMES. NICE FENCED IN YARD FOR THOSE BARBECUES WITH NO REAR NEIGHBORS. LARGE EAT-IN KITCHEN & LIVING ROOM WITH LAMINATE FLOORING. PUT YOUR DECORATING SKILLS TO WORK & MAKE THIS HOUSE YOUR NEW HOME!

Very well maintained all brick 3 bedroom, 1 bath Ranch. Detached 1 1/2 car garage. One bedroom was transformed into formal dining room. Hardwood floors in bedrooms, also under carpeting in living & dining rooms. Some windows have been replaced. Kitchen w/appliances. Washer & dryer included. Rear covered concrete patio. Near all conveniences, Villa Maria College.

NEW CARPET, KITCHEN, 1 1/2 BATH, JUST UPDATED JUNE 2011. THIS BEAUTIFUL HOME W/ NEWER ROOF & OPEN FLOOR PLAN & HAS SPOTLESS HARDWOOD, WIDE PLANK FLOORS. 3 SPACIOUS ROOMS DOWNSTAIRS, LIVING, DINING, KITCHEN PLUS 1/2 BATH & FOYER. UPSTAIRS 3 LARGE BDRMS & BONUS. WALK-UP ATTIC TO FINISH FOR OFFICE. 4TH MASTER BED & BATH, ETC. PRICED TO SELL - OPEN TO SELLER CONCESSIONS. READY FOR OCCUPANCY. ONE BLOCK FROM CANAL, SHOPS, RESTAURANTS & BUS ROUTE. GARAGE PAD IS IN PLACE FOR A NEW GARAGE OR ENLARGE THE STORAGE SHED! PRICED BELOW ASSESSMENT.

Well maintained renovated home currently rented ($700 per month). Updates include furnace (2009), hot water tank (2009), roof (2007), windows (2009) and general interior cosmetic updates including carpet, paint, kitchen and bathroom. Stove and refrigerator are included. Large yard fully fenced with huge parking lot for off street parking shared with four (4) unit building next door also for sale ML #B395135 - currently fully rented.

3 bedroom Ranch being sold as is condition. Handyman special. Large private lot on dead end road. Endless potential. Taxes are approximate. FHA 203K or cash only.

Better than New condition! Luxurious all-brick end unit ranch condo with attached garage. Interior recently renovated from top to bottom. Soaring Cathedrals, gleaming hardwoods, kick molding, recessed lighting, and fireplace. Kitchen has new stainless appliances, corian counters, and eating area overlooking private two-tiered deck. Master suite has hardwood floors and glamour bath with jacuzzi and huge skylight. Bathrooms have Euro basins and granite tops. New roof - 2010, flashing, and skylight. Private yard. Walking distance to many stores restaurants, and farmers market. Spectacular!

First floor condo is in the best location of the complex. Condo overlooks a private wooded area. Open plan - second bedroom or den. The interior has been freshly painted, has brand new wall to wall carpeting, brand new ceramic tile foyer and new kitchen floor. Private patio with 1 year old Kohler awning. Private entrance, in unit laundry. All appliances are included. Small complex with pool and pets are allowed. New roof (age 2). All special assessments paid. Conveniently located to the 990. This is a turn-key operation. Needs absolutely nothing. No need for garage? List price is 109,900.

Welcome home to this 2 bedroom, 1 bath beautifully remodeled 2nd floor condo. Look at all that has been completed in 2011 - kitchen has laminate flooring, ceramic countertop, glass tiled backsplash,sink,faucet & disposal. Stove & refrigerator have never been used. The full bath features custom tiled walls. The sink,vanity,toilet,lights,flooring all remodeled 2011. Interior newly painted with crown molding for that elegant touch. Extra storage off the private balcony overlooking greenspace. Roof '03, furnace '09.

WELCOME HOME TO THIS 1ST FLOOR 2 BDRM 1 BATH CONDO. UPDATES INCLUDE: ROOF '04, CARPET, FURNACE, CA. ELECTRIC BOX & GRANITE BATHROOM COUNTERTOP '07. REFRIG. '10. FRONT FOYER/HALLWAY AREA HAS FRESH PAINT & NEWER CARPET '10. FIOS IS AVAILABLE. LAUNDRY IS ON THE 1ST FLOOR JUST STEPS AWAY. MASTER BDRM W/ NICE SIZE WALK-IN CLOSET. ENJOY THE PATIO THAT OVERLOOKS WOODS & GREEN SPACE. 4X3 STORAGE ROOM OFF THE PATIO. PETS ALLOWED WITH HOA APPROVAL. STAR EXEMPTION $526.

Wonderful 1st floor unit overlooking pool. Sliding doors off living room to porch. Convenient location to all major amenities and Amherst bike path. Pool and tennis court are included. Possible rental for $700 per month

Investor's Dream! Possible 3 unit on 2.4 acre lot with over 3000 SF. Property can be split for building lot. Unit 1 (3 bedroom), unit 2 (2 bedroom), unit 3 (studio apartment). Large barn (35x30') for extra income, 3 newer furnaces, in mid renovation for kitchen in 2nd and 3rd unit. New septic (2011), large kitchen with fireplace, breezeway with fireplace and hot tub, generator, 2 car garage. SAVVY INVESTOR WANTED!

It's a double pleasure. Great opportunity for a first time home buyer or investor. Great yard, detached garage. Both units with hardwood flrs, eat-in kitchens, good amount of cabinets, includes dishwashers, ranges, refrigerators, washers & dryer. Full bsmt w/separate laundry hook-ups. Each w/2 bdrms - large, nice rm sizes. Great closet space. Enclosed porch. Close to all conveniences - Village of E. Aurora.

Live in a newly remodeled lower apartment and have the upper help pay your mortgage. Wait till you see both apartments and how well they are taken care of one of the best doubles in town.

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. Total rents: $1,865/month ($150/month is one bay of garage). **Very motivated seller.

GREAT LOCATION ON THIS WELL MAINTAINED 3/3 DUPLEX #73 & #75 LOCATED ON QUIET NEIGHBORHOOD STREET...PLUS 2 BLOCKS FROM KEYSA PARK. UPDATES INCLUDE VINYL SIDING, NEWER WINDOWS, ELECTRIC, KITCHEN AND BATHS ON BOTH SIDES. ALSO HAS A 2-CAR GARAGE AND GREAT YARD FOR ENTERTAINING. COME TAKE A LOOK...YOU WON'T BE DISAPPOINTED! RENTAL POTENTIAL $850 A MONTH FOR EACH SIDE.

CAN YOU BELIEVE ALL THIS FOR UNDER $100K? VERY WELL MAINTAINED 2 UNIT (ORIGINALLY 3 UNIT). THE LOWER (1363 SQ FT) FEATURES 3 BDRMS, 2 FULL BATHS, SOME HARDWOOD FLOORS & DRY BAR IN THE DINING ROOM. THE UPPER 2 BDRM (945 SQ FT) FEATURES A WALK-IN CLOSET WITH WALL OF WINDOWS. UPDATES 2010: 2 FURNACES, ROOF, REPLACEMENT WINDOWS, INSULATION IN ATTIC, HWT - '07. GREAT BACK YARD! RENTS COULD BE HIGHER.

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.

Well maintained 4 unit fully rented with solid tenants. Updates on the building include newer roof (2008), furnace (2008), hot water tank (2008), exterior painted (2009) some vinyl windows (2008). Large yard fully fenced with huge parking lot for off street parking shared with single family house next door (also for sale - currently rented). All appliances included in each unit (stove & fridge) along with coin operated laundry machines in basement. Prefer to sell together with 50 Rumbold - ML#B395136

HARD TO FIND DOUBLE. WELL MAINTAINED ALL BRICK 3/1 DOUBLE ON GREAT NEIGHBORHOOD STREET. 2.5 CAR GARAGE, NEWER FURNACE AND RUGS, SOME REPLACEMENT WINDOWS, LARGE ROOM SIZES, LOTS OF STORAGE, DRY BASEMENT, WORKSHOP. OPPORTUNITY KNOCKS!! ALSO SEE ML# B396959

Vinyl sided 4 unit in Cedargrove Heights. New roof age 7, all apartments have separate entrances, in-unit laundry rooms and are two story apartments with the bedrooms being upstairs in all apartments. Hardwood floors, some new kitchen floors and sink base units. Plenty of parking. Very affordable with income potential of over $1600.00 per month. Also very reasonable for an owner occupant, could easily live for free. All units have separate FHA furnaces, hotwater tanks and circuit breakers. There will be cosmetic work to be done but the price is right for the new owner!

Here's a 3 unit money maker for you. The upper unit is 1,400 square feet. Hardwood floors, natural woodwork and artificial fireplace. A little TLC will make these units shine. Rear unit has its own private porch. Fully rented.

SOLD BELOW ASSESSMENT. BRICK EXTERIOR WITH 2 FRONT PORCHES - PLUS BACK DECK & FENCED YARD. THE LONG TERM TENANTS WOULD LOVE TO STAY. MANY OWNER OCCUPIED HOMES IN THIS AREA & ALL WELL MAINTAINED. PRICED TO MOVE WITH NEWER MECHANICS, CIRCUIT BREAKERS, HEATER, DOORS, WINDOWS & HWT. (NEW!)

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.

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.

BUILD YOUR DREAM HOME IN EXCLUSIVE LEXINGTON WOODS IN WNY'S MOST IN-DEMAND TOWN...CLARENCE. BEAUTIFUL & SECLUDED NEIGHBORHOOD BOASTS SOME OF THE AREAS MOST BEAUTIFUL HOMES. EASY ACCESS TO DOWNTOWN,CANADA, AND ALL SHOPPING & RECREATIONAL FACILITIES.

SPLIT THE FRONTAGE FOR UP TO 4 BUILDING LOTS OR KEEP IT AS ONE. HORSES ARE WELCOME. COUNTRY LOCALE BUT CLOSE TO CONVENIENCES. OWNERS ARE WILLING TO HELP YOU GET STARTED WITH A GOOD AMOUNT DOWN. GREAT PLACE TO CALL HOME.

Beautiful 5 acre lot. Rolling hills, wooded in back and goes all the way to Buffalo Creek. 167 feet of frontage, opens to over 300 ft wide. Beautiful piece of property!!

Live in Harmony of Nature!!!!!!!Water views from the rear of property!!!!Perfect location for your Dream Home!!!!!! Just outside village with all utilities at the road!!!Rear of lot sits on Cazenovia Creek with beautiful views that could be seen from your home. Total privacy with access to the creek by established walking trails. Do you want to kayak or canoe from your back door!!!!Bring your own plans or ask well known architect for his special plans for this unique location that he owns. More land available. 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.

4.6 ACRE BUILDING LOT CLOSE TO ALL CONVENIENCES. BUILD YOUR DREAM HOME W/ ROOM TO ROAM. SMALL TREES ON LAND. ZONED R1 & R2. PUBLIC SEWER, WATER & ELECTRIC AT THE STREET. BETWEEN HOUSE NUMBERS 6940 & 6960. SIGN IN PLACE.

Commercial building lot on busy street, already approved for office building. Great location - close to Transit/Rt 400 and Village of East Aurora. Nice high, dry lot - ready to build.

Great lot in wonderful location. 1.75 acres in Elma near Elma Meadows County Park and Buffalo Creek. Proposed 8 ft easement on southern property line.

New Price....Large Village lot.! 0.8 acre, a possible double lot.. Close to everthing, walk to schools, shopping and resturants. One of the few remaining lots in this beautiful village.

Looking to build close to the Village!!!!All utilities at the road. Do you have plans for your dream house??? If not.... this property is owned by an architect who has some unique ideas and plans also available. Rear of main property is Cazenovia creek with walking trails and creek available for kayaking!!!!Don't wait..priced to sell. Either build now or in the future. Additional lot available adjacent to property which has rear property line overlooking Cazenovia Creek.

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

GREAT BUILDING LOT MINUTES FROM RT 400 AND 5 MINUTES FROM THE VILLAGE! LOT 125 X 475, WATER, GAS AND ELECTRIC AT ROAD. SEPTIC REQUIRED. IN AREA OF NEWER HOMES- 2400 SQUARE FOOT HOME REQUIRED. IROQUOIS SCHOOLS!

Gorgeous piece of property! Private, scenic setting - no one else can build around this lot. 1.3 acres, but feels like much more. Great price for this area! Driveway already in. There is no catch, it's just a super deal! Must see!!

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

Drastic Price Reduction!! Beautiful 1.6 + acre lot in Elma. Overlooking Elma Meadows park, rolling terrain, partially wooded. Convenient location in area of newer homes. Close to schools, Village of East Aurora and Rt. 400. Great opportunity for a large lot in Elma at a phenomenal price!

GREAT BUILDING LOT - BUILD YOUR NEW DREAM HOME HERE. LOT CAN BE DIVIDED-SEE ML# B391062. ENTIRE LOT 362' WIDE X 601' DEEP (OR) 2 LOTS EACH @ 181' X 601'. SURVEY AVAILABLE.

Beautiful treed building lot to build your dream home!

Build your dream house! Beautiful property, convenient location. Beautiful views. CALL TODAY AND BREAK GROUND!

AVAILABLE 2 LOTS EACH 181' X 601' --OR PURCHASE ENTIRE PARCEL 362' X 601' ($38,000) SEE ML# B391059. AFFORDABLE LOT FOR YOUR NEW BUILD - COPY OF SURVEY AVAILABLE. BUILD YOUR DREAM HOME.

Beautiful wooded private lot on dead end road. Great potential. Zoned for single family home. Owner will hold mortgage. Bring in offers!

Great neighborhood. Lot ready to build. Close to lake!

Eclectic, Upscale Restaurant/Bar, located in a rural Southtown community catering to a very loyal customer base. Casual Fine Dining & Full Service Bar w/ deck for outdoor dining. Currently operates as a 5 day/week dinner business w/ growth opportunity. Building(424K) & Business(175K) include fully renovated 50 seat (plus 25 seats /seasonal deck + bar seats) restaurant, storage facility & 2 BR/1 FB apartment plus sitting room, 2nd FB & office on 2nd floor. This is a turnkey business opportunity - 2011 - 13% cap rate. Serious buyers only - proof of funds & confidentialty agreement required.

DRASTIC REDUCTION, $15,000 REPAIR CREDIT.FANTASTIC TURN OF THE CENTURY, 5088 ALLENTOWN, MIXED USE BUILDING WITH 3500 SQ FT. OFFICE, 3 FLOORS, SEPARATE UTILITIES, PARKING FOR 8 CARS. 1588 SQ.FT., 2 BDRM, 1.5 BATH ATTACHED APARTMENT WITH 1 CAR GAR. & PRIVATE BACK COURTYARD. UPDATES TO THE OFFICE, ROOF, BUILDING, PLUMBING, ETC. EXCEED $50,000. MANY POSSIBILITIES FOR THIS BUILDING.

Very well established Italian restaurant/bar/pizzeria in the quaint village of East Aurora, has been in business for over 30 years, original founders want to retire. Great traffic, best food in town. Sale includes everything from commercial kitchen equipment/tables/chairs, basically everything on the premises, including this established business and respected name, BUILDING NOT INCLUDED. Rare opportunity!

3900 & 3926 BROADWAY, ZONED M-1 LIGHT INDUSTRIAL. SALE CONSISTS OF 4 SEPARATE BUILDINGS. ONE STORE FRONT W/ OFFICES 3615 SQ. FT. TWO 40X30 NEWER METAL BUILDINGS & ANOTHER STORE FRONT W/ OFFICES 1874 SQ.FT. PRESENTLY BEING RENTED MONTH TO MONTH AT $750. TENANT PAYS OWN UTILITIES. EXCELLENT LOCATION AT NW CORNER OF BROADWAY, W 222' FRONTAGE, & DICK RD. W/ 258' FRONTAGE. SOLD AS IS. CAN BE USED FOR MANUFACTURING, PROCESSING WAREHOUSE OR OFFICES. MANY USES.

Great four story brick row style building in heart of downtown Buffalo. Redevelopment possibilities with lofts or mixed use concept. Fantastic location close to Rt. 33 expressway, theater district, Metro train station at M&T Plaza/Key Tower and entertainment district/Chippewa St. Buildings amenities include high tin ceilings, off street parking alley, exposed brick, stone foundation, plenty of windows and natural light. Creative financing opportunity includes possible owner financing with acceptable terms or possible partnership investment. Across the street from the Gateway Genesee Project!

This property is zoned traditional neighborhood and nearly any type of business can be run from this location. The property could also be a 2-4 family dwelling. Would make an excellent art gallery, bakery, restaurant, toy store or hair and nail salon, doctor, lawyer, insurance or real estate office.

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!

Great redevelopment opportunity. This 4 story brick downtown row building has many possibilities located across the street from the Hyatt Hotel and on the free fair zone for the public transit system. Walking distance to the Theater District, Chippewa Entertainment District and First Niagara Center. Great location in a growing area of downtown - building requires rehab - experienced developers encouraged.

CORNER LOT - WATER VIEW PROPERTY. BEAUTIFULLY DONE! WAS BAR- RESTAURANT FOR PRIVATE PARTIES ONLY. THE PAST OWNER DID ALL THE WORK INSDE! GREAT FOR A PIZZARIA, CATERING, RETAIL, DRIVE-THRU, SMALL BUSINESS, PRIVATE CLUB. GREAT PRICE - COMPLETE WITH EQUIPMENT! (ALL WORKING TOO) JUST ADD YOUR OUTSIDE UPDATES & PERSONAL TRADEMARKS.

FANTASTIC TURN OF THE CENTURY, 5088 ALLENTOWN, MIXED USE BUILDING W/ 3500 SQ FT. OFFICE, 3 FLOORS, SEPARATE UTILITIES, PARKING FOR 8 CARS, 1588 SQ FT. 2 BDRM, 1.5 BATH ATTACHED APT. W/ 1 CAR GAR. & PRIVATE BACK COURTYARD. UPDATES TO THE OFFICE, ROOF, BUILDING, PLUMBING, ETC. EXCEED $50,000. MANY POSSIBILITES FOR THIS BUILDING.

"392 on Pearl" under new ownership is in the heart of the downtown financial district. Close to all the city amenities. One block from the theater district, across the street from Key Tower, one block from Fountain Plaza Metro Station, minutes from the waterfront and HSBC arena. "392 on Pearl" boasts a recently updated 4 story atrium with tons of natural light, art from local artists, waterfall pond and modern seating area. Parking is available in ramp conveniently located next door. Space dividable from single offices to 20,000 sq. ft. Space starting at $9 per sqft including all utilities.

A PRIME LOCATION ON MAIN STREET WHICH COULD ACCOMADATE MANY DIFFERENT TYPES OF BUSINESSES. RESTORED 1940 HISTORIC HOME WITH A LARGE BRICK 1990 ADDITION. FORMERLY AN OPTOMETRIC OFFICE. 6200 SQ FT INCLUDES A FINISHED LOWER LEVEL IN NEW ADDITION WITH PRIVATE ENTRANCE. 12 FOOT CEILINGS WITH BEAUTIFUL STAIRCASE AND LARGE ROUNDED WINDOWS. OPEN RECEPTION AREA, 5 EXAM ROOMS, 5 BATHS, 3 ENTRANCES, AND MANY OTHER UNIQUE ROOMS. STARTING AT $8/FT. SPACE CAN BE EASILY DIVIDED. ENTIRE INTERIOR REPAINTED & CARPETED - READY TO GO!