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Whether it is your first home, or your forever home, the process of buying or selling is always easier with a knowledge and trustworthy friend to lead the way.

When it comes to buying or selling with Black Willow Real Estate, we begin by listening. Communication is key to our agents and vendors and that is why we like to sit down and get to know you as a person and narrow down your desires to ensure a cohesive game plan moving forward. BWRE has a network of referral No matter what side of the transaction you may be on, our network of Attorneys, Loan Officers, Home Inspectors, Contractors and Builders are all on your side to help whenever needed.

Our Listings

Charming, classic 3 unit home in Chautauqua Institution. Enjoy the welcoming, covered front porch with new mahogany floors. The first floor unit has a large living room, dining room, kitchen, 2 bedrooms and a full bath. The second floor unit has a living room and a bedroom with wide pine hardwood floors, a kitchen with dining area, office with a trundle bed and a full bath. The third floor unit has a living room, kitchen, bedroom, office with trundle bed and a full bath. Behind the house there is a brick patio with a grill. There is lovely green space next door on the corner providing a beautiful view and parking on a gravel driveway on the other side of the house. Offered furnished except for desk in second floor office and some art work. With great rental history you can enjoy Chautauqua and have nice income from the other 2 private apartments at the same time. $619,000 Active

44 South Avenue Chautauqua, New York

6 Beds 3 Baths 2,486 SqFt 0.050 Acres

This is our Verona plan. Spacious front kitchen with granite island, breakfast bar, pantry. 2 bedrooms and 2 full baths. Primary bedroom has tray ceiling and two large walk in closets. 9 foot first floor ceiling height. hardwood and tile floors. Andersen windows. Front and side sprinkler system. James Hardie siding. First floor laundry. Buyer pays Transfer tax. Also listed under condo B1351326 $619,900 Active

5658 Creekwood Williamsville, New York

2 Beds 2 Baths 2,250 SqFt

Beautiful Verona design. Ranch style Patio home with condo status. Williamsville schools. Hardwood and tile floors. Andersen windows. 9ft first floor ceiling height. Open floor plan. Granite counters and stainless steel appliances in the kitchen. James Hardie siding. Great room with warming gas fireplace. Office/den. Rear covered porch. Primary bedroom with tray ceiling and full bath has walk in shower with seat, tile floors, and granite counters. First floor laundry. full basement. Buyer pays Transfer tax. Also listed under single/B1353192 $619,900 Active

5658 Creekwood Williamsville, New York

2 Beds 2 Baths 2,250 SqFt

Beautiful Colonial on quiet cul de sac in demand Clarence Neighborhood within Top Rated Williamsville SchoolDistrict. Soaring 2-story foyer welcomes you this this wonderful spacious home. Bright eat-in kitchen withspacious island with seating. New refrigerator and dishwasher (kitchen appliances incl). Family room withtray ceiling, inviting gas fireplace, built-ins and wet bar. Dining room with crown moldings and charmingwindow seat is open to the formal living room. French doors off foyer lead to large home office. Largemudroom with utility sink and laundry hook ups. Second floor boasts 4 large bedroom. Master with en-suiteand massive closet which conveniently leads to 2nd floor laundry. Attic with walk-out space. Slider off kitchenleads to deck overlooking a huge, oversized backyard complete with shed and in-ground sprinkler system.New Roof 1 year old. Additions off master suite increased square footage from public records number to 3,000sq ft. $620,000 Pending

5361 Coyote Court Williamsville, New York

4 Beds 3 Baths 3,000 SqFt 0.820 Acres

Impeccable Windstone patio home.Upgraded finishes throughout, gorgeous hardwood floors, volume 9' ceilings, 1st floor master suite plus 2nd floor loft. Spacious kitchen with quartz counters, eating area and black SS appliances. Formal dining area opens up to the large living room with gas fireplace. Sun room extends living room for easy entertaining. California closets in master and laundry room. Awning covered large deck. Enormous basement with egress window. Set on one of Windstone's best lots, beautifully landscaped park-like private backyard with trees backing up to Hampton Hills. Condo tax status. Excellent location, 5 minutes to the airport. Also listed under ML # B1358363. Showings start immediately. $623,900 Pending

53 Old Tower Lane Amherst, New York

2 Beds 2 Baths 2,029 SqFt 0.190 Acres

Impeccable Windstone patio home.Upgraded finishes throughout, gorgeous hardwood floors, volume 9' ceilings, 1st floor master suite plus 2nd floor loft. Spacious kitchen with quartz counters, eating area and black SS appliances. Formal dining area opens up to the large living room with gas fireplace. Sun room extends living room for easy entertaining. California closets in master and laundry room. Awning covered large deck. Enormous basement with egress window. Set on one of Windstone's best lots, beautifully landscaped park-like private backyard with trees backing up to Hampton Hills. Condo tax status. Excellent location, 5 minutes to the airport. Also listed under ML # B1358303. Showings start immediately. $623,900 Pending

53 Old Tower Lane Amherst, New York

2 Beds 2 Baths 2,029 SqFt 0.190 Acres

Check out this 1995 built brick ranch home on close to 15 acres with 4100 square feet, a pond, and located in prestigious Deer Crest Court. This 4 bedroom home welcomes you immediately with the cul de sac street and tree lined private lot. A paver drive leads you to the front entry which is open to living area. The 4 great sized bedrooms all on first level include a large master bedroom suite with lots of closet space including a walk in. The other three bedrooms all have ample storage. The eat in kitchen is highlighted by center island and comes with appliances. The eating area leads to both dining area as well as family room with fireplace. A three season room over looks the wooded 15 acre parcel complete with walking paths and shared pond. Attached 3 plus car garage and fully finished walkout basement. The family room in basement adjoins a full bath and doors to patio leading to the wooded lot and pond. Additionally, the full basement has lots of room for your workshop. Three sheds, first floor laundry, generator, sprinkler system, and much more adds to this home. This spacious home with acreage sits in a great location within Iroquois School District. $624,900 Active

24 Deer Crest Court Elma, New York

4 Beds 4 Baths 4,135 SqFt 15.140 Acres

Welcome to 800 West Ferry! Gorgeous 1920's architecture! This amazing 6th Floor Condo has incredible views of the City! This 2 Bedroom/2.5 bath has so many updates. Stunning wide plank dark hardwood floors throughout, new track lighting. The master bath is beautifully redone with Sleek black tile & rain shower. Just off the master bath is an entire room dedicated to a master closet & dressing area with custom built cabinetry for all your needs. Original built-in shelving combined with these additions provide tons of storage space. The sophisticated library has a classic look with custom floor to ceiling walnut paneled woodwork surrounding a fireplace. There are three original fireplaces that add charm to this spectacular condo. This unit includes one garage parking space & one storage unit. There is an available washer/dryer hook up in this unit. $624,900 Active

800 W Ferry Street 6A Buffalo, New York

2 Beds 3 Baths 1,959 SqFt 0.020 Acres

Situated on the majestic Lower Niagara River in the Heart of the Village of Lewiston is where you will find this lovely ranch! This charming waterfront home truly has it all - spectacular sunsets, exceptional views of Canada, a boathouse & docks! Spacious living room with vaulted beamed ceilings, a wood burning fireplace & beautiful hardwood flooring. Master bedroom offers a master bath with a double vanity. Two additional bedrooms & a full bath can also be found. Daylight walk-out basement takes you to your slice of paradise with an expansive yard. This home is filled with character, charm & delight - & the view is sure to impress! Enjoy the Niagara River through your window, from your upper level deck, your yard, or up close & personal from your boathouse! Showings begin immediately, with all offers due (if any), Wednesday July 21st at 5pm. $624,900 Pending

245 S 1st Street Lewiston, New York

3 Beds 2 Baths 1,775 SqFt 0.480 Acres

CREATE YOUR DREAM HOME WITH THIS UNIQUE 3 BEDROOM, 2.5 BATH CAPE COD ON 2.8 ACRES WITH 192 FEET OF LAKE ONTARIO SHORE LINE. 2 MINS. FROM FORT NIAGARA, NIAGARA SCENIC PKWY & VILLAGE OF YOUNGSTOWN, 10 MINS TO I190, LEWISTON & BRIDGE TO CANADA & 30 MINS TO BUFFALO. THE 2ND FLOOR IS DEDICATED TO A MASTER BEDROOM SUITE, COMPLETE WITH A 5 PEICE MASTER BATH, A WOOD BURNING FIRE PLACE, A BALCONY OVERLOOKING LAKE ONTARIO, 2 WALK-IN CLOSETS AND A 2ND FLOOR LAUNDRY ROOM. THE 1ST FLOOR BOASTS A FAMILY ROOM WITH 2 STORY, BIG OLD STONE FIRE PLACE AND CATHEDRAL CEILING, A CLASSIC 70'S MAPLE CABINETS AND CORIAN COUNTER TOPS KITCHEN, A LIVING ROOM/DINING ROOM, A WOOD BURNING FIRE PLACE, 2 BEDROOMS A FULL BATH & 1/2 BATH. 1ST FLOOR HAS BEAUTIFUL WOOD PLANK FOORING RESCUED FROM THE OLD CLUB LAKEWOOD. THE SHORE LINE IS A PEBBLE BEACH WITH A BREAKWALL 50 YARDS FROM SHORE & THE BACK YARD TAPERS DOWN TO WHAT ONCE WAS AND EARTH RAMP TO THE LAKE. THERE IS A 2.34 ACRE VACANT LOT AVAILABLE ON WEST SIDE OF THE LOT THAT THE HOUSE IS LOCATED ON, PROVIDING AN OPPORTUNITY FOR A TOTAL OF 356 FEET OF ONTARIO LAKE SHORE LINE ! PROPERT TO BE CONNECTED TO SANITARY SEWER PRIOR TO CLOSING. NATURAL GAS AVAILABLE AT ST. $625,000 Active

615 Lake Road Youngstown, New York

3 Beds 3 Baths 2,664 SqFt 2.800 Acres

This beautiful CHQ cottage will have you swooning with it's fabulous porches, views to the lake, generous size and excellent upkeep. The Fair Point cottage has had many incarnations over the years and is now a beautifully upgraded and maintained home just steps from Miller Park and Fair Point. This historic corridor is where the first tent cottages were built and the home is just a block away from the Miller-Edison cottage. If you've been waiting for that perfect mix of original cottage feel with upgraded amenities & systems plus a full basement then this is the place for you! All front facing bedrooms have porch access on both levels. You'll enjoy views of the lake from multiple spots inside and out. Relax in the lovely living room with family & friends and share dinners together in the spacious dining room. The kitchen is open to the dining room and also out to the rear patio, perfect for gathering or entertaining! A generous bedroom, newer addition featuring a study/butler's pantry & full bath complete the first floor. The second floor features 4 BR, 2 BA and a rear bonus room. Enjoy this true Chautauqua gem and continue the tradition of the Fair Point cottage with your family! $625,000 Pending

5 Whitfield Avenue Chautauqua, New York

5 Beds 3 Baths 2,042 SqFt

CHARMING, PRISTINE, & EXQUISITE only begin to describe this very special home situated on a beautiful & private 1.6 acre cul-de-sac lot; updated kitchen features custom Candlelight cabinets; Miele appliances; granite counters; breakfast bar & nook; hardwood floors & overlooks spectacular patio; awning; 2nd floor laundry; huge bedrooms; updated bathrooms; custom blinds; 2 fireplaces on main floor; cast iron stove in partially finished basement; Bilco door; 3 car garage; updated electric 2020; Boiler 2017; Hot water 2017; security system; central vac; 2nd floor windows updated; circular driveway; updated paint, lighting & doors; THIS HOME IS A MUST SEE! $625,000 Pending

9250 Hunt Club Lane Clarence, New York

4 Beds 3 Baths 3,459 SqFt 1.610 Acres

Welcome to 304 Depew Ave! This fantastic two story cape cod is located on a prime & sought after Central Park street. Enter through a crisp foyer & into a large living room with a wall of built in book shelves surrounding a cozy fireplace. The marvelous first floor master suite features new hardwood floors, a grand barn door that leads to a spectacular en suite dressing room/walk-in closet w/ a center island.The master bath boasts new double sink vanity with a corian countertop & a huge tub. The large eat-in kitchen has stainless steel appliances, a whimsical light fixture above the eating area & plenty of room to stretch out. Off the kitchen area is a quaint sunroom with clay tile & a fireplace that overlooks the backyard w/ an retractable awning & great home office w brand new flooring that opens to this peaceful yard. Beautiful hardwood flooring throughout make this open concept first floor feel very cohesive. A great house for entertaining!! The elegant staircase leads to the second floor where you will find two very large bedrooms, a generous cedar closet & a full bath with double sink & vintage tile. Front porch & private yard make it easy to enjoy this peaceful street. $625,000 Pending

304 Depew Avenue Buffalo, New York

3 Beds 2 Baths 2,609 SqFt 0.260 Acres

THIS CAPTIVATING CONTEMPORARY FEATURES AN OPEN FLOOR PLAN AND DRAMATIZES A VERSATILE INTERIOR AND PICTURESQUE VIEWS OF THE EAST NIAGARA RIVER. THE WATERFRONT CONSISTS OF A DECK AND BEACH-LIKE AREA WITH OVER 100 FEET OF WATER FRONTAGE. THE SPACIOUS FOYER HAS CERAMIC FLOORING. HUGE GAME ROOM/FAMILY ROOM WITH KITCHEN, STEAM SHOWER BATH AREA AND SLIDING DOORS TO YARD OVERLOOKING WOODED GROUNDS. MASTER BEDROOM HAS SLIDING DOORS TO BALCONY OVERLOOKING RIVER. MASTER BATH HAS WHIRLPOOL TUB & CERAMIC FLOORING. LOVELY KITCHEN HAS 9 FT CEILINGS, AN ABUNDANCE OF CABINETRY, ISLAND WITH BREAKFAST BAR, CORIAN COUNTERS, BUILT-IN TABLE, PANTRY, MICROWAVE, BUILT-IN COOK-TOP & CONVECTION OVEN. LIVING ROOM HAS CATHEDRAL CEILINGS, FLOOR TO CEILING WINDOWS, BUILT-IN SHELVING AND GAS FIREPLACE. FORMAL DINING ROOM IS SURROUNDED BY WINDOWS AND SLIDING DOORS TO WRAP AROUND MAINTENANCE FREE DECK WITH AWNING. CENTRAL AIR. OVER SIZED ATTACHED GARAGE WITH EPOXY FLOORING AND DOUBLE WIDE CONCRETE DRIVEWAY. GLASS BLOCK BASEMENT WINDOWS. TWO HWT'S. TWO FURNACES. FIRST FLOOR LAUNDRY. UPDATES: A/C '17. 1 FURNACE & 1 HWT '07. $629,000 Pending

2800 East River Road Grand Island, New York

3 Beds 4 Baths 3,159 SqFt 0.460 Acres

Location! Location! Location! RARE North Buffalo Lot AND a Brand New Custom Built Buffalo Bungalow Home. This Craftsman/Bungalow Style Includes the Lot and a Turn-Key New Build. 2200 s/f, 3-4 bedrooms - option for a 1st FL Primary Suite, Home Office, Fireplace, Butler Pantry and a 2-Car Detached Garage. Buyer Can Customize with the Builder as you Partner to Create your Final Design. Don't let this Opportunity Pass You By - Build Time is 7-9 Months from Foundation Pour - Then Enjoy Everything Hertel... $629,000 Active

65 Winston Road Buffalo, New York

3 Beds 3 Baths 2,200 SqFt 0.120 Acres

Better than new! Gorgeous home in highly desirable neighborhood, built in 2018 with hand picked wonderful finishes ready for you to move right in! Located within Starpoint School District. Great curb appeal and professionally landscaped. Charming covered front porch welcomes you to this beautiful home. Bright open kitchen with quartz counters, spacious island, black Stainless appliances including double oven, fridge, addtl beverage fridge, gas stove top and complete with pot filler. Kitchen is open to large sunroom with cathedral ceiling. Two-story great room with inviting fireplace. Office on first floor. Formal dining room/living room. Convenient 1st floor laundry. Four Spacious bedrooms on second level. Oversized master bedroom with two large walk in closets. Stunning master bathroom with whirlpool tub and separate shower. 8' basement with egress window. Wonderful covered patio overlooking huge fully fenced backyard. Home is packed with extras incl: dust pan central vacuum system, automatic remote blinds, sprinkler system, water softener, humidifier etc. Showings by appointment or at OPEN HOUSE Sunday 8/8 from 1-3PM. All offers due by Friday 8/13 @5PM. $629,000 Pending

7293 Paddock Ridge Road North Tonawanda, New York

4 Beds 3 Baths 3,305 SqFt 1.440 Acres

Spectacular and Unique describe this Thornwood Estates exquisitely custom designed 2 story home. Just minutes from the Amherst Border! Wonderful landscaping with courtyard, grace the exterior of this stunning home. Open and airy. This is a light filled home. Situated on a substantial double lot on a Cul-de-sac. Double front door entry welcomes you to a beautiful marble foyer with decorative marble Inlay including a grand staircase! Fantastic chefs kitchen with granite countertops, sub-0 refrigerator and wine cooler. Walk in pantry. Prepare to be impressed with the tray ceilings, floor to ceiling windows, crown molding, high ceilings and various architectural designs. Great Room with Brazilian hardwood floors & Gorgeous gas fireplace. Double doors to Master suite with a gas fireplace & separate shower and large jacuzzi tub. Large walk in closet. French doors off kitchen lead to your backyard sanctuary. Perfect for entertaining at its best! Enjoy the Salt water pool with hot tub. Finished basement with a full kitchen. Including appliances. Bedroom with wood floors and living room and full bath. Basement would be a wonderful In-Law quarters or Au pair suite. $629,500 Pending

6668 Cloverleaf Court Niagara Falls, New York

5 Beds 5 Baths 3,342 SqFt 0.240 Acres

You will love how your new home integrates indoor and outdoor living. The spacious kitchen has plenty of counter space and opens to the bright sun room, which is fully heated for year round scenic views. Dramatic vaulted Great Room has a cozy fireplace. It also offers easy access to your owner's suite, comprising of a generous bedroom with walk-in closet and private spa bath. $629,900 Active

25 Woodthrush Trail Orchard Park, New York

4 Beds 3 Baths 3,000 SqFt

Spectacular 3 yr young, 3 bdrm, 2 1/2 bath patio home in highly desired Polo Grounds! Impressive upgrades throughout - Amish built white kitchen cabinets & island/breakfast bar, Cambria quartz counters, hrdwd flrs throughout, under cabinet lighting, Samsung SS appliances & high end light fixtures. Cathedral ceilings opens to Dining/Living Rm with the focal point being the gas FP & French doors on each side which lead to a sun filledFamily Room overlooking the pond & wooded area. Two first floor bedrooms & master suite which offers sizable (11x6) walk in closet, master bath with ceramic floor, Cambria quartz counters, soaking tub & separate shower. First floor laundry room. Two car garage leads to open hall. Roomy loft On the second floor, another bedroom & full bath with Cambria quartz counters & ceramic floors. Loads of possibilities exist with the very large walk out basement with 9 foot ceilings - lots of light streams in through the windows & French doors that lead to a stamped concrete path & covered stamped concrete patio overlooking the pond & wooded area. On Demand hot water heater. Low taxes due to Condo status. $629,900 Active

4150 Martingale Court 26 East Aurora, New York

3 Beds 3 Baths 1,950 SqFt

Spectacular custom built colonial set on large private over 2 acre parcel at the end of a private drive with East Aurora schools! Truly an estate setting! Upon entry you are welcomed into a large two story foyer. Large family room and dining room area off the kitchen. Exquisite woodwork throughout with wainscoting, crown molding and more! Multiple gas fireplaces in living room and family room. Gorgeous hardwood throughout! Stunning kitchen with granite counters, SS appliances and artisan cabinetry. Wonderful morning room off kitchen with tray ceiling and plenty of natural light. Large bedrooms on second floor plus master suite with en suite bath. Large 3.5 car side entry garage plus bonus space over garage could be finished for even more living space! Too many upgrades and features to list them all, but they include paint (20), roof (19), 4 zone heat, custom paver driveway and patio, swing set and marvin windows. Incredible private location close very close to the village. Offers due August 11th at 8pm. $629,900 Pending

14 S Herrick Road East Aurora, New York

4 Beds 3 Baths 3,013 SqFt 1.980 Acres

Better than building! Stunning home in Clarence on a huge lot with all the bells and whistles. Grand two story foyer with center wooden railed staircase has a beautiful living room on one side and a handsome office on the other. Walk back to the incredible custom kitchen with lovely sitting area and access to the back patio. Solid wood cabinetry, granite counters, stylish ceramic backsplash and brilliant stainless steel appliances are just a few of the wonderful features. Pristine hardwood floors throughout most of the downstairs. Fabulous great room with balcony and high ceilings. Abundance of windows brings the outdoors in. First floor bathroom has a shower for convenience. Upstairs, the large owners suite has walk in closet, generous full bath with granite counters ceramic tile shower and ceramic bath surround. All other bedrooms are nice sized with ample closet space. All windows have custom window treatments by Creative Window Design. Exceptional landscape design enhanced by the Bison Bluegrass lawn. Immense backyard with a fabulous view. Whole house generator, inground sprinkler system, egress in basement, Advanced Alarm System and cameras. Moving made easy! $629,900 Pending

9004 Roberts Grove Clarence, New York

4 Beds 3 Baths 2,720 SqFt 0.290 Acres

Welcome to 753 Seneca Creek Rd. This Brand-New side by side duplex is a rare find. Both luxury apartments have 3 bedrooms 2 1/2 baths. These beautiful units feature a wide-open concept with kitchen, dinette, living room and 1/2 bath on first floor and second floor has large owner’s suite with full bath and large walk-in closet, additional 2 nice sized bedrooms, main bath and second floor laundry. This property was built with high quality features from 2x6 construction, quality kitchen cabinetry, quartz countertops in kitchen, beautiful, engineered scratch and water resistent hardwood floors, Bathrooms all have granite countertops, High efficiency furnace with A/C, all appliances washer, dryer, refrigerator, stove, dishwasher, microwave and disposal on both sides included, Pella windows, architectural shingles, and both units have composite decks off dinette. The list goes on and on. This property is perfect for investors, families looking for possible in law setup. You will not be disappointed with the quality of this home. Separate driveways and basements. Private yard with no rear neighbors. $629,900 Pending

753 Seneca Creek Road West Seneca, New York

3,210 SqFt 0.690 Acres

This wonderful pristine brick front Colonial home with pole barn on 1.2 acres is a rare find in Clarence ! The main house boasts 1st floor owners ensuite - two story foyer - den with built-ins - cathedral ceiling in great room with gas fireplace - 3 bedrooms upstairs with jack & Jill bathroom and fully finished bonus room! Granite fully applianced eat in kitchen overlooks stunning grounds - in-law apartment with private entrance has living room with gas fireplace and full kitchen, full bath, and separate bedroom - 3.5 car side-load garage with immaculate epoxy floor, drywalled with high ceiling & stairs to basement. Stunning level lot with pole barn - Total class and charm, don’t miss the beauty! No negotiations until Monday, July 19th at 2 PM. $629,900 Pending

5865 Strickler Road Clarence, New York

5 Beds 4 Baths 3,250 SqFt 1.200 Acres

This beautiful home blends stone with a welcoming front porch and wonderful architectural features. A street-friendly elevation and flexible floor plan create an easygoing style that prevails throughout this livable design. This classic home integrates sophisticated amenities with a relaxed feeling that invites impromptu gatherings. A side staircase and two-story foyer, give this home the openness that your guests will love as they enter. Relaxing family time is well spent in the great room just off the stunning kitchen. Upstairs features a large Owner's suite with and 3 additional spacious bedrooms. Delayed Occupancy only. Square footage in tax records is incorrect. Square footage noted per actual construction drawings. $634,500 Active

3353 Cross Creek Hamburg, New York

4 Beds 3 Baths 2,991 SqFt 0.500 Acres

83 acres of pastures and woods with two ponds is yours to enjoy year round. A beautifully maintained, spacious 5 bedroom, 3 bath log home features large gathering rooms, an open great room with a magnificent floor to ceiling stone fireplace, an updated kitchen with custom cabinets, built-in refrigerator, electric flat top range, stainless steel Bosch oven, and stainless steel Bosch dishwasher. The many floor to ceiling windows capture the beautiful views of the property. There are covered porches and an open patio but the highlight of outdoor living is the 900 square foot covered, screened porch sizeable enough for large gatherings but private enough for relaxing and reading a good book. Other amenities include beautiful hardwood floors, a 3 car plus attached garage, a newer 46 x 76 pole barn with electric and water. The property is completely fenced and the fence can be electrified. The property is located in the popular Chautauqua Lake school district. Other amenities: FREE GAS, indoor/outdoor dog kennel, heated garage, Cummins emergency house generator system, new roof. More details attached. Be sure to enjoy the virtual tour. $639,000 Pending

2373 Erickson Road Ashville, New York

5 Beds 3 Baths 2,621 SqFt 83 Acres

This beautifully appointed, brand new stone & stucco residence at the corner of Delaware and Bedford is now for sale. This unit at The Park Meadow Place Townhomes features 10’ ceilings though the first floor and 9' ceilings on the second floor. Three large bedrooms and 2.5 bathrooms including the oversized master ensuite with walk-in closet. Gas fireplace, two car attached garage, full basement with egress and second floor balcony.Will be available for occupancy on October 1, 2021. $639,000 Active

2040 Delaware Avenue 2 Buffalo, New York

3 Beds 3 Baths 2,463 SqFt 0.370 Acres

PRE-QUALIFIED BUYERS ONLY! Deposit 10% down, balance due at closing. Premier All Seasons Family Retreat 59.5 Acres of Open & Woodland with 1 Acre Pond Main Home: 4 Bedrooms, 4 Bathrooms, 2 Car Garage Guest Home: 2 Bedroom, 1 Bathroom, 1 Car Garage 14’x40’ Sports Utility Building $639,500 Active

2425 W Mina Road Clymer, New York

4 Beds 4 Baths 2,403 SqFt 8 Acres

Absolute Perfection! From the minute you walk thru the front door, you will be impressed. This exquisite Patio Home on a private Cul-de-sac with oversized private, wooded lot with lavish landscaping has a large patio with awning, 2-story foyer, volume ceilings, stunning 1st floor Master suite, large Loft, skylights, beautiful Candlelite cabinetry in Kitchen, 3-car garage, full bsmt & generator. This home is meticulously maintained & truly one of a kind. It can not be reproduced for this price. You don't have to wait to see it...and when we receive an offer, the Sellers will listen to it immediately. See also B 1343172 $639,900 Pending

26 Summer Hill Court Williamsville, New York

2 Beds 3 Baths 2,315 SqFt 0.350 Acres

Located in one of Buffalo's premier buildings on Delaware Ave this exquisitely renovated, restored & redesigned apartment has it all-gorgeous wall panels, molding & plaster work. Only the best materials were used including many exotic woods, limestone, marble & much more. Updated award winning kitchen w/fabulous appliances, 3 beautiful new baths, one w/an air circulating tub, another w/a steam shower. This unit is a must see for the discriminating buyer. Other features include air conditioning, stunning fireplace mantles, new Marvin Integrity windows, 2 garage spaces and pets are allowed with board approval. $639,900 Pending

925 Delaware Avenue 2C Buffalo, New York

3 Beds 3 Baths 2,230 SqFt

Just reduced by $50k and now the best deal in Orchard Park. Welcome to 8 Highbrook Ct- a 2005 beautiful custom-built home just over 3500sf on a private wooded lot on a cul de sac in one of Orchard Park’s most desirable luxury neighborhoods- Eagle Heights! Traditional 2-story formal entrance with curved stairs- a large office with built-ins, elegant formal dining, and a recently updated kitchen and a walk-in pantry. Enjoy the large rooms and nice sized closets, the wood-burning fireplace in the 2-story great room, a wall of windows looking out to your private yard with a stamped concrete patio. The basement also has back stairs that lead to the 3 car garage- making it ideal to finish and create more living space. This home is in excellent condition, ready to move right in recently professionally painted. Low taxes. Very easy to show. Hurry before it’s gone! $639,900 Pending

8 Highbrook Court Orchard Park, New York

4 Beds 3 Baths 3,594 SqFt 0.740 Acres

CHAUTAUQUA LAKE! Imagine sitting in your living rm, feeling like your in a boat! Charming peaceful cottage. QUIET AND PRIVATE WARNERS BAY modular home! RARELY AVAILABLE LAKE FRONT HOME. Situated on LPSP end, surrounded by beautiful trees, high end homes. Neighboring properties each have 150 foot frontage, giving you lots of elbow room. Only 2 owners in over 75 yrs. 2 Q bdrms, 1 den, that could acommodate bunks and a queen pull out in living rm, could sleep 8. 3 x 140 ' sturdy wooden dock,w/ a sitting T, 2 kayak holders, electric 8000lb boat lift, 3-4 foot boat draft. View the entire lake@ Ducks,Bald Eagles & Ospray diving in for the catch of the day, right before your very eyes. Nature abounds being adjacent wi/beautiful LONG POINTS. Walk out right on private trail entrance to park. Miles of trails, walk to beach &playground. Bike to Bemus Point in less than 15 mins, shops, restaurants, entertainment. Snowmoble, ski, snowshoe, leaving out your driveway, the trails connect right here. Fully equipped kitchen, central air, gas furnance, water softener, garage opener, washer/dryer.Generous sized work shed and a small equipment shed. BUILT TO ADD DORMERS, ADD WHOLE 2ND FL, double sq'. $648,800 Pending

4507 Warners Bay Road Bemus Point, New York

2 Beds 2 Baths 1,092 SqFt 0.250 Acres

Location,Location,Location, 4 bedrooms, 2.5 bath Lake home located in a quiet lakeside community on a private rd just north of Chautauqua Institution. Situated on a beautiful lot having 75’ of Lakefront on the north end of Chautauqua Lake. This property features a ramp for launching small boats, canoes, kayaks etc. Approximately 1/2 acre of land providing plenty of space for family activities and parking. This home features an open dining room/living room area with gas fire place, master bedroom w/private balcony and great lake views, heated sunroom facing the lake, bonus room, a separate suite of 2 bedrooms and a bath with its own entrance. Plus the home is equipped with 4 heating zones for individual heat control. Lastly, you will be located w/in 1/2 mile of Elm Gate for Chautauqua Institution activities and a walking trail to Bester Plaza. (Lots #280.13-0001 41, 42 & 52 are included in the sale of the lakefront home. Property can only be shown during these dates: 7/9-716,8/2-8/5 and 8/9-to be determined. Closing to be after Oct. 1,2021) $649,000 Pending

5362 Summer Haven Road Mayville, New York

4 Beds 3 Baths 2,350 SqFt 0.190 Acres

Unlimited income opportunity! Multi use property. Store front shop with 1/2 bath, previously rented for 25 years by a well known upholstery shop, 3 apartments, a 1, 2, and 3 bedroom each with 1 bath. Conveniently located on well traveled Broadway, offering plenty of free advertising for your business. This parcel also incudes a custom steel I beam building, built in 2017, approved for auto body-painting-repair and auto sales lot. Has 6- 10 x 12 powder coated, sand stone 2" thick insulated overhead doors, garage capacity, 12 cars. 250' copper air pipe system, paint booth, new 2 stage, 80 gal. Quincy pro air compressor. R30 walls, R40 ceiling insulation, 4 foot thick foundation, hot dipped galvalume roof steel corrugated panels. 12 custom windows strategically placed to provide natural light and heat. 1/2 bath, with room and access for additional 1/2 bath in event bldg. to be divided for rental purposes. 3New 30" drain system, parking lot drain inlet concrete box w/ concrete pad, 56", 3 new Benpak car lifts included. 2nd floor for storage, tool room. LED lights throughout, on demand hot water. 3 phase Electric available at the street. $649,000 Active

11921 Broadway Street Alden, New York

7,420 SqFt 1.360 Acres

Better-than-new Patio Home! Impeccably-maintained one floor ranch plan in gated Greythorne Community. High-end finishes, gorgeous wood floors, volume ceilings. Excellent floorpan with beautiful Great Room and full Dining. Every room is spacious; two huge bedrooms on opposite sides of home with two full baths. Master has two walk-in closets. Cozy den with library wall doubles as extra guest room. Custom window coverings throughout. Large first-floor laundry. Separate Kitchen Eating Area and breakfast counter. Doors open to handsome raised-stone patio in private yard w built-in gas grill, granite counter. Full basement is enormous; 8 ft ceilings w/ egress window and tons of potential. Easy Condo Living in Marrano’s prime community of single family homes. Reasonable fees cover lawn care, snow removal, water. Reduced taxes. Excellent location. Walk to Village, 5 mins to Airport, convenient shopping. This move-in ready home is the perfect reason to make the change you’re considering!! See also single family B1356047 $649,000 Pending

27 Harbridge Manor Williamsville, New York

2 Beds 2 Baths 2,438 SqFt

Spectacular Village Home entirely renovated by Thomas Johnson Construction. Better than a new build in prime Village location with South Davis elementary! Only the finest materials utilized with an unparalleled attention to detail! Kitchen boasts artisan cabinetry, SS appliances, tile backsplash, LED lighting and built in table. Formal dining room includes hardwood floors, built in cabinetry and bay window. Oversized family room with volume ceiling, exposed beam construction and tons of natural light! Enormous laundry area with custom cubby style built ins. Master suite with walk in closet and en suite bath. Too many updates to list then all but they include roof, windows, heated floors, millwork, mechanicals and more! Giant rear stone patio with firepit overlooks spacious rear yard. $649,900 Active

120 Forest Drive Orchard Park, New York

3 Beds 4 Baths 2,803 SqFt 0.620 Acres

Meticulous inside and out! $150,000+ in upgrades since Dec. '20. 3480 sq ft, 4 BR-2.5 bath. MB w/private bath and spa tub, 3 more BR all w/walk-in closet. 2nd floor laundry w/washer/dryer. Attached heated 2c garage and 30x30 detached ac/heat shop/garage. Newly inst. vinyl plank flooring, carpet in bds, fresh paint, incl kit cabinets, and 2” blinds throughout. 2 st foyer, offi w/French doors. LR new 9’ stacked stone FP. Tray ceiling in MB and DR. Eat-in gourmet kit w/ granite counters, lg island and all appliances. Sl doors lead to encl. heated patio that leads to comp deck w/fire table then down to covered grill area and beautiful in ground heated pool. Mud room. Fin. basement w/2 entrances, incl theater room/mancave, game room, exercise area and utility room. Home generator, fire pit, plus so much more. Sellers will consider selling fully furnished as well. $649,900 Pending

3518 Lakeview Road Hamburg, New York

4 Beds 3 Baths 2,730 SqFt 4.080 Acres

Welcome to Ellicottvillas! Luxury, fully furnished, custom designed condo in Ellicottville, enjoy year round! Spectacular first floor suite features slate floors, kitchen, laundry, bedroom, full bath, fireplace (NRTC), double French doors leading to covered patio & hot tub. Second floor boast Brazilian Koa wood floors, spacious Great rm w/ slope side views, two sided stone fireplace (NRTC), Amish crafted wet bar / kitchen cabinetry, dining area, breakfast bar, double French doors to outside deck - all the necessities for entertaining. Full bath plus in closet stack-able washer / dryer complete 2nd level. Master bedroom w/ en suite bath, 2 additional BRs, bath and large loft overlooking woods on the 3rd level. Garage currently used as game rm, all baths w/ radiant flrs, new tankless hot water heater. Must See! $649,900 Pending

13 Ellicottvillas Ellicottville, New York

4 Beds 4 Baths 3,000 SqFt 0.050 Acres

Welcome to “Symphony Row” Four beautifully designed one of a kind town homes in one of Buffalo best neighborhoods close to music, arts and restaurants. Minutes from Allentown, Elmwood Village and downtown. Includes four stories of living space with a roof top terrace and views of the city skyline. Each unit can be custom designed with 2 or 3 bedrooms, 2.5 baths and open concept kitchen, dining and living space. Ten foot ceilings throughout. Includes Pella Designer series windows and doors and Juliette balconies in living room and master bedroom. Kitchen includes custom cabinetry, custom woodwork, granite or marble counter tops, hardwood flooring and ceramic tile throughout plus fully applianced kitchen. Work with our architect to design your own spectacular unit. List price is the base price and each interior unit can be upgraded to suit the purchasers taste and design style. Floor plans are available for review. $649,900 Active

75 Fourteenth Street Buffalo, New York

3 Beds 3 Baths 2,800 SqFt

Welcome to 648 Lebrun, a grand and inviting 3400 sq ft 4 bedroom Ranch situated on 1.2 acres on highly coveted Lebrun Rd. A welcoming foyer opens into a generous step down living room overflowing with natural light and 1 of 3 wood burning fireplaces. A sizeable dining room connects to the fully applianced kitchen with loads of counter space to complete a perfect pairing for entertaining! The family room with soaring cathedral ceilings boasts parkay flooring and built in bookshelves, leading out through sliding glass doors to a beautiful covered patio with even more entertaining space! This elegant property also offers an office or an optional in-law suite, an in-ground pool sold in as-is condition, and a partially finished basement with a full bar, second kitchen, and additional fireplace among many other amenities rounding out a beautiful Amherst home! Showings and negotiations begin immediately--this one won’t last! AllOFFERS DUE MONDAY 3PM $649,900 Pending

648 Lebrun Road Amherst, New York

4 Beds 4 Baths 3,478 SqFt 1.200 Acres

Detailed, custom built 4 Bedroom, 3.5 Bath home on 3 Acres! First floor features a Master Suite with his and her closets, Granite Shower with heated floor. 2 story Great Room with high efficiency stone wood burning fireplace and built-in book cases. Fully applianced Kitchen with Granite Countertop, Breakfast bar , Cherry Cabinets and Hardwood Floors. Formal Dining Room, Den and Large Mud Room with Slate Floor. An exquisite retreat overlooking the picturesque backyard with stamped concrete patio, Inground Gunite Saltwater Pool and Pool House. Three season room with Cathedral Ceiling and Tile Floor. Finished basement with 9ft ceilings, Full Bath and an abundance of storage. Heated 2.5 car garage with rear access and basement access. Cherry Hardwood Flooring throughout 1st Floor. 4 Panel Hardwood Doors and Crown Molding throughout home. Iroquois Schools! Be sure to check out the virtual tours! Come and experience this distinctive special home!!! $649,900 Pending

600 Ostrander Road East Aurora, New York

4 Beds 4 Baths 3,131 SqFt 3.050 Acres

NEW ON THE MARKET! ACROSS FROM HOLIMONT IS THIS SPACIOUS AND MOSTLY FURNISHED 4 BEDROOM, 2 BATH CHALET ON A 1/2 ACRE. THE LARGE LIVING ROOM BOASTS A WALL OF WINDOWS AND A STONE FIREPLACE. THE KITCHEN OFFERS A COUNTER BAR AND DINING AREA. THREE BEDROOMS AND A BATH ARE ON THE ENTRY LEVEL. THE SECOND FLOOR FEATURES THE MASTER BEDROOM WITH A SECOND FIREPLACE. THE ENSUITE BATH HAS A STEP-IN SHOWER AND A JACUZZI TUB. THE BONUS IS THE LOWER LEVEL IN-LAW OR RENTAL SUITE. THIS AREA HAS A KITCHEN, DINING AREA AND A LIVING ROOM WITH A STONE FIREPLACE. THERE ARE THREE BEDROOMS AND TWO BATHS ON THIS FLOOR AS WELL. THE ORIGINAL PLANS PROVIDED FOR A STAIRWELL FROM THE FIRST TO THE LOWER LEVEL, WHICH COULD BE INSTALLED TO MAKE THIS A SINGLE CHALET. A SHORT DRIVE TO HOLIMONT AND DOWNTOWN ELLICOTTVILLE. $649,900 Pending

6847 Springs Road Ellicottville, New York

7 Beds 4 Baths 4,844 SqFt 0.650 Acres

Find city living at it's finest in this two level condo at 1141 Delaware! Enter into an inviting solarium space, leading to bright living room with new carpet. Formal dining room includes built in shelving, and great natural light. Kitchen features granite countertops, marble floors, and expansive storage. Cozy back den steps out to lovely patio courtyard! The second floor opens to a screened terrace for additional indoor/outdoor living, and second floor laundry. Guest suite boasts gleaming hardwood floors, full bath, double closets and built in bookshelves. Second bedroom with full bath could serves as office for WFH. Primary bedroom entryway includes full hall of closets, main bath with marble floors and glass stall shower, soaking tub room with original fireplace. In bedroom, step up to marble fireplace area, dressing room, and arched windows provide impeccable character. Private entrance, 2 car attached garage, 2 spaces in detached garage, new A/C downstairs (2018) and updated alarm system (2018) offer added convenience and comfort. Square footage is accurate for combined units 1E and 2S. $649,900 Active

1141 Delaware Avenue Buffalo, New York

3 Beds 4 Baths 4,079 SqFt 0.070 Acres

Located in a private community in Bemus Point, this lakefront home has had newer windows, front door with custom leaded glass & side lites, solid oak interior doors. The large living room has a wood burning fireplace and overlooks beautiful Chautauqua Lake. The expansive Great Room opens to the custom kitchen featuring oak cabinets and stainless steel appliances. On the lakefront is a sunroom that opens to a large lakeside deck with a 21' roll down awning for summer enjoyment. The master bedroom has newly remodeled master bath and oversized walk-in closet. The two other bedrooms share another full bath. A complete first floor laundry room with washer and dryer. The property has 100 feet of private lakefront. The lot is large enough that you could subdivide it and build a second residence. SHOWINGS ALLOWED : SUNDAY AUG 15TH 3PM TO 5PM. $649,900 Pending

3734 Carol Drive Bemus Point, New York

3 Beds 3 Baths 2,110 SqFt 1.300 Acres

Don’t miss the wonderful well kept charming all brick center hall colonial in high demand Lebrun area! Inground gunite pool with beautifully landscaped yard - Side load 2 car garage - Approx 3,500 sq ft - 4 bedrooms - 3 full and 2 half baths - bright two story foyer - Family room with wood burning fireplace- large formal dining room - totally remodeled fully applianced granite kitchen - first floor laundry - bathrooms have been remodeled - Large bedrooms - part finished basement - Florida room w updated floor and 1/2 bath - HVAC (2019) - HWT (2021) - most replacement windows - Sanitary sewer up to code (2021) - chimney rebuilt and lined - too many updates to mention, list available upon request - Don’t miss this fantastic opportunity!!! $180,000 of improvements. List available upon request. Offers are due Tuesday, July 6th at 2:00 $649,900 Pending

10 Four Seasons Road W Amherst, New York

4 Beds 5 Baths 3,484 SqFt 0.520 Acres

Enjoy all that the wonderful Chautauqua Institute community has to offer in this beautiful Year-Round Home. The charming large front porch welcomes you and is the perfect spot to enjoy the concerts. Ideally located just steps from Lenna Hall, near the opera house theater, close to Turner center w/pool etc and a just a short walk down to the Lake. Spacious living room with welcoming fireplace is open to dining area and leading to the totally renovated kitchen. Hardwood floors run throughout the majority of the home. Step out from the kitchen to a cozy paver patio. Three generous sized bedrooms on second level wnd a full bath. First floor den with full bath attached was previous utilized as a 4th bedroom an could easily be converted back. Convenient first floor laundry. Parking space at the home. This is a charmer! $650,000 Pending

46 Hurst Avenue Chautauqua, New York

4 Beds 2 Baths 1,567 SqFt 0.060 Acres

Sprawling 4 Bdrm, 4.2 bath ranch home situated on a beautiful wooded cul-de-sac setting. The private backyard is spectacular and features a heated inground pool and cabana rooms for changing. Each room throughout the house is filled with light and character. The oversized kit is fully applianced w/ a sub zero fridge and 5 yr old dishwasher. The family room has a wall of beautiful windows , an area to set up a game table, a bar and a WBFP. The master suite features his and her private bathrooms w a jetted tub in one and an oversized shower in the other. Roof is approx 8 yrs old, furnace 1 is 2018, furnace 2 is 2010. HWT '13. Feature inc: Central vac, whole house generator & a security system. There is a 2nd exit out of bsmnt for easy access to yard. This house needs updating but you won't find a better well built home, meticulous home. $650,000 Pending

39 The Hamlet East Amherst, New York

4 Beds 6 Baths 3,692 SqFt 0.610 Acres

Open House 8/14 & 8/15 1-3pm! Welcome to your beautiful home on a cul-de-sac in sought after Loch Lea Estates. No detail has gone overlooked in this spacious 4-bedroom, 2.5 bathroom home with a separate office! Many recent upgrades - HVAC, quartz countertops, backsplash, cooktop, paint, carpet, refrigerator, custom foyer window. As you enter, you will be greeted by a two story foyer and open staircase. The floorplan is spacious and functional. The kitchen welcomes you with Quartz countertops, modern backsplash, and stainless steel appliances that complete the perfect modern touch. The eat-in dining area overlooks the expansive backyard, stamped concrete patio and Gunite pool. Your versatile two story living area is right off the kitchen and features a fireplace and wetbar. Large windows and sliding glass doors brighten the kitchen and living areas. Step out onto your patio framed by a fenced in backyard, offering privacy and relaxation. Head upstairs to find the bedrooms, the master suite is spacious, with a walk-in closet and dual vanities featuring Quartz countertops. You will notice many upgrades throughout the home that make the home feel like a model waiting for you! $650,000 Pending

5561 Hidden Pines Court Williamsville, New York

4 Beds 3 Baths 3,129 SqFt 0.450 Acres

The sheer opulence of this 5 yr old corner lot Regency Build awaits you to call this, Home. Dble vol foyer with forged wrought iron balustrades & cathedral ceilings welcomes you to a lrge o/plan living space comprising of f/room, d/room & kitchen. Beautiful custom kitchen cabs & Jenn Air appliances boasts modern granite tops & lrge b/fast island. A lrge walk in pantry for storage. Hickory floors flow throughout 1st floor showing off natural light by Pella windows dressed by Hunter Douglas blinds. Lrge master en- suite with whirlpool tub and walk in closet. 2nd lrge b/room has an attic space adjacent ready to be converted to your preference. Upstairs laundry! Alarm and central vac system (prepped) is connected to 200 amp service. High Eff tankless HWT Energy Star, High Eff Furnace, new plumbing for a 3rd bathroom AND an EGRESS can be found in LARGE basement. A/C with built in humidifier. 2x6 o/side walls for extra sound barrier and insulation/ customized. Lrge back yard with sprinkler syst 2019, stamped concrete patio 2017 & playset for the kids! Many upgrades - see attachment! Free Home Warranty. Showings begin 8/28/21. Offers due 9/3/21 by 1pm. Open house Sunday from 11 - 1 pm $650,000 Pending

2 Ashdale Circle Amherst, New York

4 Beds 3 Baths 2,971 SqFt 0.460 Acres

This beautifully appointed, brand new stone & stucco residence at the corner of Delaware and Bedford is now for sale. This unit at The Park Meadow Place Townhomes features 10’ ceilings though the first floor and 9' ceilings on the second floor. Three large bedrooms and 2.5 bathrooms including the oversized master ensuite with walk-in closet. Gas fireplace, two car attached garage, full basement with egress and second floor balcony.Will be available for occupancy on October 1, 2021. $659,000 Active

2040 Delaware Avenue 4 Buffalo, New York

3 Beds 3 Baths 2,463 SqFt 0.370 Acres

This beautifully appointed, brand new stone & stucco residence at the corner of Delaware and Bedford is now for sale. This unit at The Park Meadow Place Townhomes features 10’ ceilings though the first floor and 9' ceilings on the second floor. Three large bedrooms and 2.5 bathrooms including the oversized master ensuite with walk-in closet. Gas fireplace, two car attached garage, full basement with egress and second floor balcony.Will be available for occupancy on October 1, 2021. $659,000 Active

2040 Delaware Avenue 1 Buffalo, New York

3 Beds 3 Baths 2,463 SqFt 0.370 Acres

UPDATES COMPLETED SPRING 2021-NEW FURNACE/AC, UPDATED ELECTRICAL, FRESHLY PAINTED CABINETS.Spectacular three story contemporary set on 1.4 acres with panoramic views.Sparing no expense,this home was renovated with a thoughtful design using high quality materials.Features include first floor master suite with two-sided gas fireplace,open concept floor plan, Brazilian cherry floors throughout the main living space,gourmet eat in kitchen with granite counters,apron sink & top grade stainless appliances.The cathedral two story dining room opens to elegant living room with wet bar & two story travertine gas fireplace with cozy step down seating area.On the third level find a loft style bedroom with upper deck access, two additional bedrooms & full bathroom. Access the exterior three tiered deck from different doors throughout.Custom designer furnishings available with purchase.Outside enjoy manicured grounds with perennial/vegetable gardens and sitting areas. This property is located a short distance from Chestnut Ridge Park, eternal flame hiking trail, five miles to the village of Orchard Park & a short twenty minute drive to downtown Buffalo and Canadian border. $659,000 Active

6985 Chestnut Ridge Road Orchard Park, New York

4 Beds 3 Baths 3,961 SqFt 1.400 Acres

Stunning mid-century contemporary 4 bedroom 2.5 bath Snyder home featuring many modern day amenities. Custom designed landscaping & gardens surround both front & back of home. Breathtaking foyer greets you as you take in the dramatic & elegant views of the curved stair case & solid brass railing. Spacious & naturally lit family room serves as a perfect place for relaxing or entertaining by wb fireplace. Luxurious, updated kitchen with quartz counters, ample cabinet/counter space, stainless steel appliances, pantry/bookshelves & modern backsplash. Generously sized 1st floor primary en-suite, custom closets, & remodeled bathroom. Extensive living room includes floor to ceiling windows, custom drapes & gas fire place. Large dining room leads to outdoor backyard oasis with newly built covered structure, patio, stone fire pit, & concrete/stone walk ways. Gleaming re-finished hardwoods throughout. 3 upstairs bedrooms. Convenience of first floor laundry, mudroom, office. Other upgrades include newer mechanics, lawn sprinkler system, recessed lighting, newly designed front porch, exterior siding, garage doors, & thermal windows. Updated finished basement! 2nd floor walk-in attic. WOW! $659,000 Active

78 Keswick Road Amherst, New York

4 Beds 3 Baths 2,965 SqFt 0.440 Acres

Stunning 3 bedroom 2.5 bath patio home located in the exclusive gated Greythorne Community. This home boasts high end finishes inside and out and is meticulously cared for and maintained. The inviting spacious 1st level open floor plan includes a large eat in kitchen with center island and stainless steel appliances, dining area and great room with a stately gas fireplace, powder room, a large primary bedroom with sitting area, walk in closet, and en suite. The second story features a loft/study area, 2 spacious bedrooms and a full bathroom. Outside you will find exquisite landscaping, a spacious covered patio that overlooks a private backyard perfect for entertaining. This move in ready, easy to maintain home is located in the heart of Amherst, just minutes from everything you could ask for in Western New York. Make your appointment today! $659,900 Active

15 Harbridge Manor Williamsville, New York

3 Beds 3 Baths 2,285 SqFt 0.160 Acres

Spectacular 4+bedroom former "Beecher Estate" 2 STORY home, spanning over 3536 sq'+, sets on 6.8 acres, with sensational gardens abound,& a magnificent stocked pond. This home has the details of an era when exquisite craftsmanship was the standard; completely gutted (70K) Kitchen incorporates all the conveniences of modern living; enter thru the "butler door" into your 'eating area', novel & space saving storage built into the walls.(used as:Family Rm/Dining combo).Floor 1 features: 1.5 Baths,1st flr Laundry(previously was a breakfast nook),3 bdrms. Massive Dining/Living Rm allowing for casual and formal entertaining. A bonus 680 sq' "Carriage House". Historic charms throughout:African-Mahogany 4 panel doors, Butler's pass thru window in Kitchen, Copper roof over bay windows, 6" baseboards, staircase adorned w/scalloped spandrels. Finished bsmt w/1/2 bath, custom tiled flrs, workshop, wine cellar. PLEASE SEE HI-LIGHT SHEET. $659,900 Pending

3240 W Blood Road Elma, New York

4 Beds 4 Baths 5,208 SqFt 6.800 Acres

Extraordinary custom built home on a magnificent setting boasts open floor plan with gorgeous walls of windows and ample sq ft!!! Fabulous contemporary flair, luxury 1st floor owners suite & glamor bath - wonderful kitchen with new appliances - 4 bedrooms, 3 full baths & 2 half baths - Garden level partially finished basement - whole house generator - water filtration system - Sauna - 1 year new washer/dryer stays - HWT 1 year old - 2 furnaces 2021 - solar panels, utility bills are very low - too much to mention ! Don’t miss this wonderful opportunity! $659,900 Active

6855 Lexington Court East Amherst, New York

4 Beds 5 Baths 5,564 SqFt 2.470 Acres

Stunning 3 bedroom 2.5 bath patio home located in the exclusive gated Greythorne Community. This home boasts high end finishes inside and out and is meticulously cared for and maintained. The inviting spacious 1st level open floor plan includes a large eat in kitchen with center island and stainless steel appliances, dining area and great room with a stately gas fireplace, powder room, a large primary bedroom with sitting area, walk in closet, and en suite. The second story features a loft/study area, 2 spacious bedrooms and a full bathroom. Outside you will find exquisite landscaping, a spacious covered patio that overlooks a private backyard perfect for entertaining. This move in ready, easy to maintain home is located in the heart of Amherst, just minutes from everything you could ask for in Western New York. Make your appointment today! $659,900 Active

15 Harbridge Manor Williamsville, New York

3 Beds 3 Baths 2,285 SqFt 0.160 Acres

6197 Ward Rd is a stunning peaceful oasis. Watch the sunsets overlooking the stocked pond from the covered front patio or from the family room through the large picturesque windows. Kitchen with large island incl. cooking top w/ range, dbl. wall oven & pantry opens to F/R w/cathedral ceiling & gas fireplace surrounded by built in bookcases. Master suite separate from other 2 bedroom's includes cathedrals in bedroom and bath. Also boasts large soaking tub w/ tile surround, separate stand up shower, 6' vanity & huge walk in closet. Bed 3 currently being used as a den has sliding doors out to additional covered back patio. So many opportunities in the Full finished walk out basement with wet bar, 2nd gas fireplace, 1/2 bath, and more storage space then you will need. Large foyer. mudroom, 1st floor laundry, large foyer/mudroom, 2 car Attached garage with sliding screen door for indoor/outdoor entertaining, additional 2 car garage for all the toys and extra storage needs, Generac whole house generator. Extremely solid built home & meticulously maintained & kept up by 1 owner. This spectacular home sits on just under 2 acres of paradise! $659,900 Pending

6197 Ward Road Boston, New York

3 Beds 3 Baths 4,318 SqFt 1.750 Acres

Welcome to 1637 Lake Rd. This home sits attractively on almost two acres of waterfront property. This home has been filled with love, laughter and memories, perfect for entertaining and family gatherings. This home boasts 4 bedrooms and 2.5 baths. Large living room with cathedral ceilings and fireplace. Open kitchen area with island and eat in area. Formal dining room with built ins. First floor laundry. Three bedrooms on first floor to possibly live a ranch lifestyle. Office/bedroom on first floor can be a home office as well. Upstairs has a loft overlooking the lake view as well as an office/sitting area. The master suite is complete with a walk in shower and large jacuzzi tub area. The master also comes complete with his and her closets and a walk in California closet (14x12) but can act as a nursery/office as well. Wander to the outside to lush gardens and deck for a million dollar view, The beach hut boasts a half bath, kitchenette area perfect for entertaining on those summer nights on the water. Second deck by the water for a serene, private view as well. $660,000 Active

1637 Lake Road Youngstown, New York

4 Beds 3 Baths 2,800 SqFt 1.940 Acres

This Villa defines Luxury Living in the heart of Ellicottville. Build-out completed in 2016. This Villa has it alland comes Completely Furnished! 4 bdrms & 4 full baths comfortably sleeps 12. The lower bedroom has afireplace looking out onto patio, w/breakfast bar, heated floors & kitchenette. 2nd floor has spectacular greatroom w/ 2-story windows, dining rm, full bath, gourmet kitchen, wet bar, heated floors, wine fridge,beerfridge, washer/dryer & a double sided fireplace to balcony w/astounding slope views. Granite, high-endappliances & appointments throughout. 3rd floor has 3 bdrms w/2 full baths & loft TV/lounge area.Steps torestaurants & shops. Holimont and Holiday Valley ski slopes/golf minutes away. Holiday Valley ranked #3 onlist of "Best in the East" by Ski Magazine $665,000 Active

27 Ellicottvillas Ellicottville, New York

4 Beds 4 Baths 40,686 SqFt 0.050 Acres

The grandeur of an open & expansive first floor welcomes you into this IMMACULATE, light infused $670,000 Pending

225 S Rockingham Amherst, New York

4 Beds 4 Baths 3,224 SqFt 0.320 Acres

Rare Opportunity to have a Beautiful Clarence Spacious home on huge lot of over 3 Acres! Ideally Located on the end of a quiet dead end street. Larger 2 Story foyer welcomes you to this bright home. Hardwood floors in living and dining room. Stunning kitchen with stainless steel appliances and quartz countertops providing an abundance of prep space. Kitchen flows beautifully to a 2-story family room with dramatic fireplace with soaring stone surround. Large landing on second level leads to master suite with tray ceiling and gorgeous master bath complete with modern tub and separate shower. Generous sized bedrooms. Upstairs loft area can be remodeled into a 5th bedroom. Full basement with 2 large egress windows providing possibilities to finish out for additional living space. Showings by appointment only. $672,900 Pending

5380 Willow Lake Drive Clarence, New York

4 Beds 3 Baths 3,082 SqFt 3.300 Acres

Major renovation in the last two years! This prime home site is situated at the back of a private cul-de-sac in one of Orchard Park’s premier communities on 1.3 pristine acres surrounded by woods. The home has had extensive renovation including a full high-end kitchen featuring a very large central granite island, high end appliance suite and old world barn wood accents in custom tray ceiling. This area opens to a large vaulted ceiling family room space with surround sound, new gas fireplace and French doors to a slate floor sun room overlooking the woods. Throughout the interior, top quality updates have been made including bathrooms, entry hall with built in cubbies, updated flooring, rugs, trim and lighting. The HVAC system has two updated furnaces and AC systems. 9’ ceilings on the first floor enhance the home’s scale. $674,900 Pending

47 Hillsboro Drive Orchard Park, New York

4 Beds 4 Baths 4,495 SqFt 1.340 Acres

LAKE LIVING AT IT'S BEST IN BEMUS POINT ! This 3 bedroom 4 bath home offers open floor plan with french doors that lead to a wrap around maintenance free deck. Spacious living room with gas fire place, family room w/ wet bar ideal for entertaining or just hanging out. Kitchen offers Stainless steel appliances including ice maker. Once outside you'll enjoy the high end stone patio with fire pit feature in Lampus landscape Magazine. Beautiful wrap around special aluminum decking that resist water penetration with enclosed storage on the lower level. No expense spared with your Primo Prolly boat dock system, attached are many upgrades and improvements this property has to offer . Delayed negotiations until Monday August 16th 5pm. $674,900 Pending

3807 Route 430 Bemus Point, New York

3 Beds 4 Baths 2,116 SqFt 0.480 Acres

Spacious Open ,bright on darkest days , outside/inside concept Ranch with estate style view of pond and nature . Bright welcoming foyer entices you to high ceiling sky lite Family room w/ spectacular oversize warming hearth fireplace. High end kitchen with matching appliances , intriguing river rock counters, Soft close cabinetry , pantry area ,refrigerated bar area with sink, , spacious dining room with million dollar pond view on over 3 acres. 5-star suite bedroom, radiant heated floors warm main bedroom and lux bath area yard views /large walk-in freestanding closet, modern zero entry baths , bedroom walkouts to large entertainment patio, room for your hot tub or outside firepit. Easy clean porcelain tile , ties all together Loft area over 3 car garage separately heated with awesome balcony view. Modern lighting controls , and amenities. A special place to come home , make it yours . Note drive frontage is 15" which opens to 361 on sides . See survey. $674,900 Pending

30 Carlton Drive Orchard Park, New York

3 Beds 3 Baths 3,371 SqFt 3.290 Acres

Welcome to this beautiful Elmwood Village all American foursquare home. Our meticulously maintained residence features stained/leaded glass windows, 2 fireplaces, pocket doors, hardwood floors w/inlay accents & gorgeous curved oak paneled walls. There's even a secret closet under the beautiful staircase. This classic home is complimented w/ an updated kitchen w/ ivory painted maple cabinets, quartz countertops, stainless steel appliances, recessed/under cabinet lighting, ceramic backsplash & a spacious butler's pantry w/ original cabinetry. 4 spacious bedrooms & a full bath on the second floor, 2 bedrooms & another full bath on the third floor, giving you 6 bedrooms in all. The partially finished basement adds bonus space w/a kitchenette, rec. room & half bath, perfect for entertaining and additional living space! The updated mechanics include some new windows, 2 sump pumps, 1 year old HVAC system, 4 year old hot water tank, 8 year old roof & a dry basement. The backyard welcomes you with a wood patio, 2 car garage, shed & plenty of space for your green thumb. Showings begin immediately. $674,900 Active

65 Dorchester Road Buffalo, New York

4 Beds 2 Baths 2,670 SqFt 0.120 Acres

VR Pricing. Seller will consider offers between $675,000 and $799,900. 32 Acre One of a Kind Horse Farm with MASSIVE 80'x200' indoor sand arena for personal use, training facility or for hosting horse shows and so much more. Expertly designed & sited to maximize the property function & natural beauty. 10 custom built oversized stalls, wash stall w/hot & cold water, heated tack, feed & viewing room, giant storage room. Over-sized parking garage. Spiral staircase leads to 2nd floor viewing balcony & hayloft. Outside features a 125'x165' outdoor arena w/drainage, multiple pastures & white maintenance free vinyl fencing. To further compliment the property the 2700+ SF custom built home features an open floor plan home features 4 beds 2.5 baths in ground pool & spa. This property has unlimited possibilities to offer and so many features it’s a must see to take it all in. Only 7 minutes to Village of East Aurora or Route 400, 25 Minutes to Buffalo, 45 Minutes to Canada. $675,000 Pending

6571 Vermont Hill Road South Wales, New York

4 Beds 3 Baths 2,734 SqFt 32.400 Acres

This PRIVATE 4.8 Acres Luxury Home Is A Rare Find. Open Floor Plan W/ Great Room, Vaulted Ceiling, Custom Fire Place And Wall Of Windows, Kitchen With All The Extras, Eat In, Island Seating, Recessed Lighting, Hickory Cabnets, Quartz Counters, Plus Hardwood Floors Through Out. Loft Area leads to the upstairs bedrooms and Office Area, And Full Bath, Ask About All The Extra Space For Expansion. This First Floor Master Suite W/ Wall of Windows, Walk In Closet And A Full Bathroom W/ Whirlpool Spa Tub His And Her Sinks. Master Suite Leads To Large Deck Entry, Beautiful View Of Pond, Hot Tub And A Private Outdoor Shower! The Pond Is Perfect For Fishing On Hot Summer Days, ice skating too... Garage And Home Entry To Finished Basement Perfect Place To Entertain, Complete With Bar Area, Movie Room And Plenty Of Storage. $675,000 Pending

1691 Bowen Road Elma, New York

3 Beds 3 Baths 2,970 SqFt 4.830 Acres

Don't miss this gorgeous 4 bedroom, 4.5 bath home in beautiful Waterford Estates; home features a spectacular kitchen with Brookhaven Cherry cabinets, granite counters; hardwood floors & morning room; bright family room has gas fireplace; Study/Den; Master bedroom suite w/hardwood floors & glamour bath; 2nd floor laundry; Jack & Jill bathroom, guest bedroom with private bath; updated carpeting 2019; Fantastic finished lower level (2017) with full bath, egress window & MEDIA ROOM! Additional 1,000+ finished square feet in lower level. 3.5 car garage; 3-tier Belgard stone patio; fully fenced yard; generator, A/C 2017; Pella windows; great curb appeal! $675,000 Pending

5994 Corinne Lane Clarence Center, New York

4 Beds 5 Baths 3,490 SqFt 0.370 Acres

Enjoy a unique 2nd home on the shores of Chautauqua Lake in Mayville, NY. The Lodge at Chautauqua Lake will offer an ownership experience unlike anything in the region. Luxury residences within a full-service resort atmosphere will provide a relaxing and convenient way to own a 2nd home on the lake. Experience great amenities and services such as: 3rd Floor Heated Pool/Hot Tub, Rooftop Deck/Wine Bar, Restaurant & Lounge, Fitness Room, Spa Treatment Rooms, Front Desk, Concierge Services, Room Service, Daily Housekeeping, Valet & Bell Services, Full Rental/Property Mgmt, Optional Boat Club. Residences will be professionally decorated and fully-furnished. 1, 2, 3 and 4 BR residences will be available for purchase as traditional year-round or fractional ownership. This particular listing is for a whole ownership residence. During your ownership, you can use your residence and the many amenities, let family/friends use it, or rent it through the optional rental program. All ownership is deeded property. Traditional 2nd home financing will also be available. $677,400 Active

74 Water Street 105/106 Mayville, New York

2 Beds 3 Baths 1,335 SqFt

Welcome to 7 Argyle Park, a perfect Elmwood Village home located on one of Buffalo's loveliest streets! The side entrance colonial has a tiled vestibule and elegant front hall that features gleaming pin-oak hardwood floors, found throughout the home. Enter the gracious living room with a large gas fireplace and walk through the double French doors that lead to a bright, heated sunroom filled with windows at the front of the house. This special room also features a gas fireplace. The beautiful dining room is ready to entertain your friends and host all of your family gatherings, large or small. The home has an eat-in cook's kitchen with all new high-end appliances, and an island with a second sink. The second floor features a newly redone main bedroom suite and two other bedrooms with a shared en-suite bath. A bonus room (other room 2) off of one of the bedrooms could be a playroom, office, or home gym space. The fully finished third floor offers two more bonus rooms (other rooms 3 and 4) as well as a full bathroom. A spacious basement, 2 car garage, and a professionally landscaped backyard complete this very special property! Close to shops, restaurants, and Olmsted Parks. $679,000 Pending

7 Argyle Park Buffalo, New York

3 Beds 4 Baths 2,747 SqFt 0.100 Acres

Exciting 12th Fl condo in the sought after Delaware District location. This apartment style condo has beautiful space including 3 Bedrooms, 2 with ensuite full baths and 3rd full bath. 2 private terraces and 2 attached secure garage spaces and storage unit.. New Brazilian HWF throughout most of the condo. Open floor plan includes foyer, spacious living room and dining room space. Many built bookshelves and closets. Family room is adjacent to the kitchen and has room for an eating area as well. Fully applianced kitchen with double ovens, sub zero refridgerator, warming drawer and granite counter tops with loads of cabinetry and storage. Separate laundry room off the kitchen. Master suite has a walk-in shower and double sinks. 3rd bedroom could also be a great office. Delaware Towers has 24 hour concierge is walking distance to Elmwood Ave and the Medical cooridor. $679,000 Active

1088 Delaware Ave Avenue 12DE Buffalo, New York

3 Beds 3 Baths 1,932 SqFt

Historic home custom designed, built and lived in by renowned architect Chauncey Hudson, celebrated for distinguished residential facades and custom built-ins in the Village of Orchard Park and the South Davis School District. Enjoy the majestic views of Freeman Pond from this outstanding 4 bedroom, 4 bath architecturally charming home situated on almost 1 acre of property with perennial gardens and large patio with awning. Wonderful Kitchen with granite, mosaic tile, stainless steel appliances and breakfast bar overlooking sunlit family room and incredible views. Large formal dining room with large wood burning fireplace. Living Room with wood burning fireplace, pegged hardwood floors leading out to garden and and terrace through sunroom. Recently updated gorgeous main bathroom with custom glass work. Master bedroom with fireplace, built-ins and hardwood floors. 2-1/2 car side load garage, central A/C. A magnificent piece of history in the Village of Orchard Park and walking distance to everything the Village has to offer and a great home to entertain guests. $683,000 Active

4280 Freeman Road Orchard Park, New York

4 Beds 4 Baths 3,442 SqFt 0.850 Acres

Our newest community in East Amherst. Williamsville schools. This is our "Kenwood" plan. 4 bedrooms and 2.5 baths. Great room. Spacious kitchen with large working island and stainless appliances. Formal dining room with Butler's pantry to kitchen. First floor office/den has large closet and could be a first floor bedroom. Family suite area on 2nd floor. This will be our model center for this new community. Buyer pays Transfer tax $685,000 Active

5 Streamsong Court East Amherst, New York

4 Beds 3 Baths 2,625 SqFt

Fully updated floor-to-ceiling and tucked away in one of WNY's most prestigious neighborhoods, the current owners have added all the modern amenities you expect from a new build, while maintaining all the original charm of this historic home (built by the Wurlitzer family). There are too many updates to list, but please check the attachments for a detailed list of upgrades...the short list includes geothermal HVAC, beautiful on-suite, 2nd floor laundry, and a theater room in the basement. But that merely scratches the surface of the work that has been done! This home is A MUST SEE!!! No showings until Thursday, July 29 at 5:00pm. Offers due on August 5th at 2:00pm. $688,000 Pending

88 Leicester Road Kenmore, New York

4 Beds 4 Baths 3,930 SqFt 0.250 Acres

Gorgeous Buffalo Waterfront all brick tri level townhouse featuring 2460 sq ft open floor plan, 3 bedrooms each with their own balcony & 2.5 bathrooms. Updates include plank wood floors thru-out, Hunter Douglas Shades with remote controls and California Closets. Private terrace with lawn access and view of the reflecting pond, gazebo and Erie Basin Marina. The 2 story great room with a wall of windows and gas fireplace. Second floor primary suite with glamour bath offering a jetted tub and large separate shower. 2nd floor loft overlooking the great room. 3rd floor offers 2 bedrooms and one full bathroom. 2nd floor laundry room, central air, sec system and 1.5 attached car garage. New furnace in 2020. Enjoy all that the waterfront community has to offer - walking distance to downtown restaurants , sports venues, Canal Side, boating and so much more. Pet up to 35 lbs allowed with board approval. This townhome is also available for rent. Total HOA monthly fee is $646 which includes a special assessment of $85 which runs through 2028. $689,000 Active

206 Portside Buffalo, New York

3 Beds 3 Baths 2,460 SqFt

This immaculate 3 bed/2.5 bath home located in the heart of Amherst is a sight you don't want to miss. Featuring move in ready home throughout, this property is one where you will wish for no other. The open living room/dining concept is elegant and classy- modern colors and accents. A cozy electric fireplace, cathedral ceilings, and tons of natural sunlight from the wall side windows make the living room a warm and inviting space. The eat-in kitchen is a beauty with beautiful cabinets, countertops, and backsplash with amazing lighting overseeing the island. Bonus area with plenty of space. So many reason you will love this home. Bedrooms are all spacious and master is HUGE with stunning tray ceilings and attached master bath. The bathroom is luxurious. Did we mention the great size closet? The basement is massive with finishing potential and can make the perfect place for entertaining. The opportunity to own this home with timeless elegance and so many extras is yours. Schedule today! $689,900 Active

166 Harbridge Williamsville, New York

3 Beds 3 Baths 2,198 SqFt 0.250 Acres

Fabulous custom center entrance Colonial located in Spaulding Lake one of WNY’s most distinctive and sought after communities. This exceptional home has gorgeous curb appeal situated on 1/2 acre wooded lot. Move in ready 4 bdrms & 3.5 bath home designed with comfort & functionality in mind. Home features 2-story foyer opens to formal dng/lvg rm’s w/gas fplc & gleaming hrwd flrs that flow thru the Kitchen/granite counters/SS appls. Spacious family rm features custom built-ins & 2-sided wfplc to the sunroom overlooks private wooded yard. 1st floor office w/backyard views. Master suite boasts tray ceiling & en-suite bath w/double vanity & jetted tub. 2nd flr all large bdrms & full bath. Fabulous fin lower level w/egress windows, media room, gas fplc, built-ins, wet bar & full bath. Some interior freshly painted. Side load 3-car garage. The backyard is private and serene w/paver patio, deck & mature landscaping. Roof ’12. This home is not one to miss! $689,900 Pending

9537 Cobblestone Drive Clarence, New York

4 Beds 4 Baths 3,337 SqFt

Make this Patio Home yours in Marrano’s prestigious Greythorne Community. This 3 bedroom, 2.5 bath patio home is under construction. Features include a Living Room/Dining Room combination with vaulted ceilings and a sliding glass door that leads out to a beautiful, covered patio. First floor master bedroom w/ sitting area, spacious walk-in closet, and private master bath. The gourmet kitchen has Quartz countertops, a center island w/ 12” overhang for the barstools, and large eating area. Other features include Cultured stone front, 9 feet ceilings, 8 feet tall doors, hardwood floors throughout, central air, and much more! This beautiful home in a wonderful community will not last long. $689,900 Pending

235 Stonham Way Buffalo, New York

3 Beds 3 Baths 2,243 SqFt 0.270 Acres

Custom Built Coastal Design Home on 3+ Acre lot with 150' of Lakefront overlooking Lake Ontario- Stacked Graduated stone break wall for easy water access and shore protection. Secluded wooded drive opens up to your Year Round Vacation Home. The sunsets and ever changing views will amaze you- There are 3 outdoor decks on which to enjoy lake living! Kayaking, swimming and water activities are accessible from your own graduated ramp to the water. Quality in materials and workmanship shows throughout this beautiful home. The Master suite features a lakefront balcony, Hardwood flooring, 2 double closets. The On suite bath has cherry cabinets, double sinks, ceramic flooring, a Kohler soaking tub, Sky lite, and separate shower. So Convenient to the Niagara Scenic Parkway (Robert Moses), I-190 To Niagara Falls and Buffalo, the Lewiston-Queenston Bridge To Canada, and All points South !! $689,900 Active

1587 Lake Road Youngstown, New York

3 Beds 3 Baths 1,983 SqFt 3.100 Acres

This home greets you with its stylish front porch. Once inside, the foyer widens to welcome you into this open floor plan that you will never tire from. The foyer is accented with a double French door entry to the private den. Dining room and great room blend into the bright and airy kitchen to take full advantage of natural lighting with a ribbon of windows and a large picture window above the kitchen sink. The secluded owner's suite includes a large walk in closet and lavish bath with a double bowl vanity and large tile shower. The mud room and separate laundry make this practical space convenient and accessible. This home has the optional upper level a bonus room or a space for overnight guests. This home has lots of upgrades from the base model. Some upgrades included on 5404 Alderbrook: Manmade hardwood floors, tile backsplash, Microwave drawer, hood above stove, upgraded appliances, upgraded lighting, Feature wall, and Coffered Ceiling. $689,900 Active

5404 Alderbrook Lane Clarence, New York

4 Beds 3 Baths 2,658 SqFt 0.150 Acres

Make your appointment today to view this beautiful , better than new, 2 story built by Natale. This is a New York ENERGY STAR certified home. Foyer opens to a stunning 2 -story great room with gorgeous 2 sided fireplace and huge sunroom with sliding glass doors that overlooks a huge patio and inground pool . Gleaming Hickory floors! Massive chef's kitchen with separate dining area and oversized granite island, pantry, and stainless steel appliances. Den/office! Master bedroom with bath and walk in closets. 2nd floor laundry. Finished basement with 10 ft. ceilings. Geothermal and solar equipped home with UNBELIEVABLY LOW utility bills. Andersen windows. Sprinkler system and more!! $689,900 Pending

132 Avalon Meadows Lane East Amherst, New York

4 Beds 3 Baths 3,193 SqFt 0.200 Acres

Why wait to build? This fabulous Essex custom build is ready and waiting for you! Three years young, and full of every upgrade imaginable. Absolutely stunning finishes, fixtures, and custom window treatments throughout this home. Walk to the Clarence Bike Path and enjoy a ride! Two bedrooms and 2 full baths on the first floor make it feel like a patio home. An additional 2 bedrooms, full bath, and computer nook on the second floor welcome guests or larger families. Office with built-ins and french doors for privacy. Breathtaking main living area with custom bar, open to great room and sunroom divided by a double-sided fireplace. Kitchen open to dinette area and rear patio with completely landscaped and private rear yard. Mudroom entry from garage and first-floor laundry round out this fabulous living space. Full basement with 9' ceilings and egress window ready to finish if you like. This home is much larger than it looks. Luxury living with Condo status taxes. $689,900 Pending

9056 Somerset Way Clarence Center, New York

4 Beds 3 Baths 2,972 SqFt 0.250 Acres

Outstanding Lake Forest North Colonial w/3 car garage, 4 BR's, 3.5 baths, 3735 square feet for easy & gracious living. When you enter, a grand 2 story foyer awaits. View a den w/built-ins & lovely dining room for entertaining. 2 story great room has fireplace & tons of natural light. Heart of the home is the premium gourmet kitchen w/oversized island, breakfast bar, jennair gas stove w/custom hood, SS appliances & expansive granite counters for cooking delight. Master suite w/walk-in closet & custom bath w/spa 6 head shower & jetted tub. 3 additional large BR's & 25x20 bonus room completes 2nd flr. 4 zone sprinkler system, high ceiling full attic 600 sf has potential for remodeling. Security system. Tech component closet. Newly completed 2021 is the custom remodeled basement adding 1300 sf of living space w/expansive rec room, wired for TVs, bar area w/bev fridge & custom countertops, dining/game area,excercise room, full bath w/steam shower, premium LVT Flooring & separate outside entrance. Town permitted/inspected w/architectural plans. Outstanding property improvement & one of a kind space for lifestyle options. Showings start Sun. 7/11/21. Offers due Sun. 7/18/2021 by 5 pm. $690,000 Pending

140 S Rockingham Way Amherst, New York

4 Beds 4 Baths 3,735 SqFt 0.410 Acres

This spectacular 3700+' 4 level Frank Lloyd Wright inspired home is nestled on the cliffside of 3.34 beautiful acres & includes 3 additional parcels w/ a plethora of parking. Meticulously designed, built & owned by one family w/ breathtaking views of nature from your balcony and inside this home. Complete with your private lake and dock & an adjacent buildable lot. Walk down the concrete & steel grand staircase, as you are taken away to "another place". Italian marble floor in kitchen, corian countertops, cherry wood cabinets, walls of bleached mahogany built ins for storage, flagstone flooring & pecky cypress wood in the lower level. So many unique characteristics you must see it in person!! The 4th bedroom is being used as a den. Cherry wood is under the bedroom carpets. Sold "As Is", gas lighters to fireplaces are not operable and can be, good mechanics, Boiler is 6 mo's, $695,000 Active

5650 Keems Lane Hamburg, New York

4 Beds 4 Baths 3,479 SqFt 0.930 Acres

Beautiful 8 year old Contemporary 4 bedrooms, 3.5 baths on a very quiet street.Spacious master with full bath on first level.This home offers an open floor plan featuring columns leaving most rooms beautifully open.Exquisite kitchen with loads of storage amd breakfast bar with sliders to patio and pool area. This home makes it comfortable to work at home in your generous size den/office with custom builtins.Second floor has 3 very large bedrooms with Jack & Jill full bath. Second floor also features a 2nd master suite.All bedrooms offer spacious closets for excellent storage,You will be proud to serve special dinners in this grand size dining room.Full basement offering an abundance of storage including a second entrance to and from the garage.Generous oversize concrete drive to your 3 car attached garage. Yard is beautifully maintained with offering a heated inground pool. Enjoy sitting in you entertainment size covered patio. Seller will need 2 weeks post closing to complete move.No showings until August 6th 2021 $695,000 Pending

5121 country Club Trail Lewiston, New York

4 Beds 4 Baths 3,550 SqFt

Welcome to paradise. Hillside ranch with full walkout lower-level leading to meticulously landscaped patio w heated gunite inground salt water pool/hot tub and waterfall. Large entertaining area includes granite outdoor kitchen w built in stainless steel refrigerator, grill and bar. Beautifully custom designed sanctuary in rear yard w shade garden and endless stream. Front foyer welcomes you to dining room w hdwd flrs, great room w cathedral ceiling, granite top wet bar/refrigerator, gas fplc and sliding glass doors leading to full length deck overlooking private rear yard. Updated eat-in kitchen w island, pantry, appliances and a view you can't resist. Grand size theatre room in lower level with gas fplc, ceiling mounted projector, 10' screen and room darkening shades. First flr primary bdrm w walk-in closet/updated bath/shower w heated flrs. Three bdrms on lower level w updated bath/shower and heated floor. First flr laundry leads to 3 car attached garage w storage. Home includes a permanent generator, electric pet fence, leased security system, sprinkler system and much more to love. Seller needs time to find suitable housing. Exterior video on YouTube. $695,000 Pending

7 Hillsboro Drive Orchard Park, New York

4 Beds 3 Baths 4,080 SqFt 0.800 Acres

Beautifully renovated home located across from the Turner Community Center at Chautauqua is situated on a spacious 1.5 acre apx lot with lovely outdoor spaces. Easily enjoy Chautauqua Institution programming and performances by walking across the street. Enjoy Chautauqua County year round. Spacious living room, tv room and dining room make it easy to gather for conversating and meals. The home is handicapped accessible with ramp to access the first floor and an elevator to access the second floor. There is a first floor bedroom and bath. The second floor is accessible from the front or back staircase. Each of the seven second floor bedrooms have en suite baths. A new barn built in 2012 has garage parking and storage as well as two apartments which were completed in 2019. One apartment is an efficiency that can sleep 4 and the 2nd apartment has 2 bedrooms and 1 bath. The garage has 3 bays and 2 are connected on the inside with garage doors on the front and back of the building which allows for tremendous car, boat, porch furniture, and toy storage. Parking for multiple cars. Zoned as an Inn/Lodge so it may still be operated as a B&B. $697,000 Pending

4833 W Lake Road Mayville, New York

8 Beds 10 Baths 6,651 SqFt 1.500 Acres

Spectacular designed home with all luxury amenities and updates on a private cul-de-sac in Orchard Park School District. Two story entry with 10 foot high ceilings full of light and sunshine in the open floor plan. Hardwood floors and custom windows and woodwork throughout the house. Charming formal living room with gas fireplace opens to formal dining room. 26x15 kitchen with large granite island and counters plus unique tile back splash and large windowed informal eating area overlooking the private yard. 23x19 fabulous family room with Atrium doors to deck and built-in bar with wine cooler. Custom bookcases surround the 1st floor library/office. Outstanding Master suite with stunning remodeled marble bathroom with soaking tub and large walk-in shower. Sitting room off bedroom plus large walk-in closets. Jack and Jill bedrooms with bath between plus 4th bedroom with private bath. Split stairway to kitchen. Additional approx 1000 SF in daylight walkout basement for all your entertainment and family fun. Complete Home Theater, wood designed bar area with refrigerator and sink plus a family exercise room and 1/2 bath and additional storage. You will love this Home! $699,000 Pending

20 Lakeridge South Drive Orchard Park, New York

5 Beds 5 Baths 4,678 SqFt 0.540 Acres

Welcome to 2012 E River Rd. Wonderfully restored 2,480sf 1888 Circa 5 Bedrm, 2 Full Bath Main House, 480sf 1 Bedrm, 1 Bath Summerhouse. Main House is truly a gem. The covered front porch commands relaxation while enjoying the beautiful views of the River. Enter the foyer, to your left is a guest bedrm w/Murphy Bed and/or home office/den. To the right is the Grand Living Rm with hardwd floors, gas log fireplace, crown molding. The Expansive Family Rm has some carpet, cathedral ceilings, wood brng stove, overlooks the water, rear deck & large backyard. Formal Dining Rm has 9' ceilings, hardwd frs & white wainscoting. Kitchen has copper farmers double sink, cement countertops & breakfast bar overlooking the Family Rm. 2nd flr has full bath, 4 bedrms, original hardwd flrs, ceiling fans/lights. Large back yd with deck, patio & enclosed hot tub. Basmt has 3 egress drs, glass block windows & storage areas. Enjoy the 1 Bedrm Summerhouse sitting on 194' of waterfront. The views are spectacular from the living rm/kitchen and bedrm. Relax on your private beach and/or enjoy your L shaped 155' x 64' dock which includes a 16,000 lb. East Coast Boat Lift w/remote. This is a Must See Home! $699,000 Active

2012 E River Road Grand Island, New York

5 Beds 2 Baths 2,480 SqFt 1.380 Acres

A BTGC House Tour Favorite and wonderfully delightful year-round 4 Bdrm/2BA home - the perfect combination of Historic Preservation and Modern Renovation plus a Central Location near Everything. “Sunday School Cottage”,with its beautiful garden, dates to 1875 is carefully restored with original details like preserved pine floors and new updates (2013) like gorgeous wrap-around porches, Hardiplank siding, Central HVAC, New KIT and baths, and a 9’ x32’ addition. Fun and stylish, with an open floor plan that welcomes you into a lovely living room with FP, a side den/office, charming Dining Area, and Big Chill, 1950’s style fully-equipped Kitchen complete with very cool, colored appliances, and great cabinet space. 1st Flr Expanded Main Floor Suite with Gas FP, sitting area, window seat, and one of the nicest Baths in CHQ, with a soaking tub, large glass-tiled shower, double glass basin vanity, and chic tiles and finishes. Upstairs 3 freshly painted Bdrms (one currently styled as a dressing room), generous step-in closets (one is cedar), and a Swanky new Bath with tiled floors, large finished eave storage area, closet, and built-in storage. Offered Mostly Furnished, CI Parking. $699,000 Pending

36 Scott Avenue Chautauqua, New York

4 Beds 2 Baths 1,972 SqFt 0.050 Acres

Stunning all brick center entrance colonial in Central Park neighborhood. Formal dining room, large spacious living room with Hardwood Floors and gas fireplace. French doors lead to bright open sunroom. Eat-in kitchen with granite countertops & double ovens- overlook terrace and beautiful gardens. Second floor boasts 4 good size bedrooms, updated full bath, and additional half. Finished third floor with new bath, large rec room, and Office. This gorgeous home is meticulously maintained and move in ready! $699,000 Pending

75 Woodbridge Avenue Buffalo, New York

5 Beds 4 Baths 3,423 SqFt

There's no need to build when you can move right into this sophisticated 3 bed, 2.5 bath home that has all the amenities. The open floor plan is ideal for entertaining and features a two-sided fireplace(NRTC), gourmet cooks kitchen with oversized granite island, two large pantries, and a large dining room with doors leading to a grand covered veranda with ceiling fan. Look out walls of windows with stunning views of the water, a flowing pond feature and professionally landscaped gardens. The first floor master ensuite has a cozy fireplace (NRTC), doors to its own patio, a grand soaking tub, db sinks, and huge walk-in closet. The finished basement is the ultimate man cave. Relax at your full restaurant quality bar with wine frig. while watching football. Additional space could be used as a bedroom, gift wrap room, gym or office or playroom. Additional amenities include: attractive study, two story entrance, large loft, 1st floor laundry, mudroom, sprinkler / alarm system, abundant closet space and covered front porch. This home has it all. $699,900 Pending

66 Arcadian Drive Amherst, New York

3 Beds 3 Baths 3,122 SqFt 0.410 Acres

Must see this beautiful Chalet at Holiday Valley Ski Resort. Up high for beautiful views. Decks all around. Three levels, first level includes a bar, circular fireplace, with family room, steam sauna, hot tub, sitting area and bedroom/bathroom. Second level has master bedroom with gas fire place, master bath, walkin closet, a formal living room with gas fire place, dining room, kitchen with walk in pantry, laundry/utility room, and a half bathroom. Third level offers a cat walk to three more bedrooms, and one full bath. one bedroom has a loft with more beds. The hard wood spiral staircase goes from the first floor to the third floor with circular windows with views of the surrounding hills. This home also has a large storage room, closets throughout and a two car garage. Driveway, walkways and decks all being updated and/or repaired. $699,900 Active

6825 Buchan Road Ellicottville, New York

5 Beds 4 Baths 3,846 SqFt 0.420 Acres

Stately English Tudor on prestigious Brantwood Road. Five Bedrooms, 3.5 Baths lovingly maintained, turnkey condition. Elegant formal Dining / Living rooms with barrel ceiling and gas fireplace (NRTC). Gorgeous hardwood floors thru out. Kitchen features white cabinets, Granite / Corian counters, SS appliances, island, large eating area / Family room overlooking beautiful fully fenced private yard. Sliders in kitchen access concrete patio with new Gazebo (2020), great for your morning coffee or entertaining. Second floor boasts spacious master bedroom w/ en suite bath & walk in closet, along with 2 bedrooms & 2 full baths. Two bedrooms (one currently used as an office) plus full bath complete the third floor. Wonderful opportunity to own this home with timeless style & charm! Offers due Wed 7/21 at 5 pm. $699,900 Pending

171 Brantwood Road Amherst, New York

5 Beds 4 Baths 3,638 SqFt 0.320 Acres

A rare find! 4 unit home with 2 bedroom units. Great floor plan and room sizes. All units have been renovated to include new kitchens, appliances, redone original floors, and bathrooms. Newer mechanics, roof, and full front porch with separate furnaces, washer/dryer hook ups in basement, hot water and electric. Shared driveway with parking! $699,999 Active

802 Ashland Avenue Buffalo, New York

6,576 SqFt 0.140 Acres

VIP Pricing. Seller is considering offers starting at $700,000. Waterfront! 8.6 acre mini estate in Pendleton! Beautiful 5 bedroom, 3 full bath colonial with horse barn/boat house/carriage house and inground pool, nestled 500 feet back from the road. Tonawanda Creek waterfront privileges & permanent dock. 1st floor of home includes gorgeous remodeled kitchen, formal living and dining rooms, family room, two fireplaces, 1st floor bedroom and full bath. 2nd floor hosts master suite with full bath, 3 additional bedrooms, and one full bath. Full basement and full attic. Tons of storage throughout. Appliances and one year home warranty negotiable. Starpoint Schools! Private financing available! $700,000 Active Under Contract

5549 Tonawanda Creek Road North Tonawanda, New York

5 Beds 3 Baths 3,196 SqFt 8.600 Acres

Large 2,474 sqft home on 2.87 acres with 176 ft of frontage on Lake Ontario in Youngstown, NY. Gigantic 5000 sq ft pole barn with commercial grade garage doors, electricity and heated. perfect for a potential business or hobby. Tools and huge lift negotiable in price. Newer addition of home added a formal dining room, 2 nice size first floor bedrooms, 1 1/2 baths, one with possible wheelchair accessibility. Laundry on first floor as well. Full walk up attic for storage or to be finished as you desire. Plenty of storage in this home with a full huge basement and another full walk up attic in the older section of the home. Permanent whole house generator installed for electric outages. Unique home and opportunity to own prime waterfront land in the Lewiston-Porter school district. Niagara Scenic Parkway close by means 30 minutes to Buffalo or 10 to Canadian border when opened! Build a new home and sell the old home with a lot. Many possibilities. All reasonable offers welcomed! $700,000 Active

709 Lake Road Youngstown, New York

4 Beds 3 Baths 2,474 SqFt 2.880 Acres

Spectacular chalet across from HoliMont with a fabulous views of the ski slopes. Walls of glass on all levels, massive granite island in kitchen and service bar with wine fridge makes entertaining a breeze. Cherry cabinets, tile, wood floors, preferred open floor plan on both levels. Fireplace both levels. Use as one big chalet or as a 2 unit chalet with rental income. 4 spacious bedrooms and 4 baths. Lower level has second kitchen/ living w/ fireplace. Stairs to attic for great storage space. Decks, loads of parking area. & minutes to village & ski slopes. Great investment! Use the top floor, rent the lower floors to pay taxes & utilities.& more. Fully furnished. Owner wants this chalet SOLD!!! NEWER HEATING SYSTEM! OWNER IS REPLACING ALL THE LOWER DECK SUPPORT POST WITH STEEL POST WITH WOOD WRAPING THE POST. HE IS ALSO REPLACING THE FRONT DOOR CASEMENT. $709,000 Active

6850 Niles Road Ellicottville, New York

4 Beds 4 Baths 4,010 SqFt 0.730 Acres

Welcome home to this absolutely stunning 5 bedroom contemporary home located on a hilltop setting in demand Eagle Heights. Custom built with every amenity imaginable and SO MUCH MORE! Dramatic 2 story foyer entrance sets the tone for this flowing floor plan. Totally updated spacious kitchen w/2 islands, granite, restaurant grade (5) burner stove w/griddle, pot filler, huge walk-in pantry. Formal 2 story DR w/skylights make hosting a dream! Open & bright FR w/custom designed wood burning fireplace & bar. Step down LR w/gas fireplace & built in cabinetry. Master bedroom w/wood burning fireplace, & porch. All bedrooms w/custom closets. Entertain to your hearts delight in basement with it's projector screen & theatre chairs. Convenient kitchenette area here for ease of entertaining. Possible in-law. All this perfectly set with beautiful wooded views! $710,000 Pending

44 Timberlake Drive Orchard Park, New York

5 Beds 4 Baths 4,069 SqFt 0.890 Acres

Beautiful move in ready Hugh Perry colonial, walk out to the Elmwood Village! Private residence is set back with an historic brick wall and gate, large yard and beautiful landscaping. Brick front patio offers an inviting entryway. Bright new tile foyer, large living room with hardwood floors, gas fireplace, built-in bookshelves and high ceilings. First floor office is perfect option for WFH. Window-lined sunroom features new carpeting, ceiling fan, and recessed lighting. Kitchen boasts all stainless appliances and extensive cabinetry. Upstairs, master suite includes brand new bath (2019) with quartz counter tops, double sinks, large glass stall shower, and large window for excellent natural light. Large primary bedroom includes fantastic walk in closet, electronic shade for window, and new carpet. Two additional bedrooms and vintage bath round out this exceptional home! Central A/C, newer mechanics, dual zoned heating and cooling, sprinkler system, and ADT wireless security provide comfort and efficiency. Convenient attached 2.5 car garage and ample additional driveway parking spaces make this an exceptional city find! $724,900 Active

760 W Ferry Street Buffalo, New York

3 Beds 3 Baths 2,437 SqFt 0.170 Acres

Phone

716.228.2294

Email

jb@blackwillowventures.com

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