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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

Fabulous custom built on a cul-de-sac in one of Clarence Center’s most sought after neighborhoods. Designed w/comfort & functionality in mind boasting over 4100 sqft, 4 bdrms & 4.5 baths. Home features maple trim moldings, 10’ ceilings & gorgeous hickory hrwd thruout foyer and kitchen. Large great rm w/trayed ceiling, wall of windows & gas fplc. Natural stacked stone flank both gas fplc’s in great rm & kitchen. Open concept kitchen w/custom maple cab, oversized island, granite & prof ss appls. Master w/ensuite bath & 2 large WI closets. Great size bdrms all w/ensuite baths & WI closets. 1st floor laundry w/of plenty storage & large mudroom w/cubbies. Finished lower level walk-out w/lots of windows & bdrm w/ensute bath. Backyard is private and serene with covered brazilian walnut deck & lower patio from walk-out overlooks gorgeous private wooded lot that backs to a creek. Close to the bike path, and all amenities. Showings start Saturday, May 8th. OFFERS, if any DUE TUESDAY May 11th. $639,900 Pending

5645 Woodruff Dr Clarence Center, New York

4 Beds 5 Baths 4,172 SqFt 0.810 Acres

Open House Friday July 18th from 10:00-4:00! A prestigious home nestled on a unique plot of land. Anyone who loves a home where they can enjoy the outdoors without disturbance yet never be too far from people will love this yard with features including but not limited to, a koi pond, large back deck that follows into a covered natural gas barbecue, perfect for summer nights. No rear neighbors is a big bonus. Inside there is a large basement boasting roughly an additional 2000 square feet and including a rustic wine cellar! On the main floor, there are new laminate flooring and tile throughout, a kitchen with all new appliances, and the favorite, master bedroom and en suite with heated tiling, jetted tub, and custom shower. Leading to the upstairs there is new carpet with the final three spacious bedrooms, all of which have walk-in closets and bathrooms. This home with its custom finishes and unique features really is a must see. $639,900 Active

14 Hillsboro Drive Orchard Park, New York

4 Beds 5 Baths 4,105 SqFt 1.230 Acres

Welcome to Aurora Mills! You will fall in love with this Avalon floor plan. This home features 2,533sq ft a first floor master suite, with sitting area, Spa Bath. First floor features a gourmet kitchen with Island, hardwood floors, upgraded cabinetry. Kitchen and opens to Dining room and Living room. Spacious Living room features vaulted ceilings and hardwood floors, and opens to the Sunroom. Relax in the Sunroom by the gas fireplace. Sunroom overlooks 23 x 12 covered rear porch. Yard backs up the Preserve area. Second floor features 2 bedrooms and a loft. Other features include 9 ft ceilings, first floor laundry, 8 ft basement w/ egress window, Pella Windows, Hardie Board Siding and Landscaping. Model is open Sat - Wed 1-5 pm 383 Mill Rd $639,900 Pending

9 Millstone Drive Aurora, New York

3 Beds 3 Baths 2,533 SqFt

Beautiful Monaco model home! Condo status for reduced property taxes. Hardwood and tile floors. 9 foot first floor ceiling height. Andersen windows. Granite and quartz kitchen counters. Stainless steel kitchen appliances. Large working island. Front and side sprinkler system. James Hardie siding. Open floor plan. Great room with two sided gas fireplace. Rear covered patio. Three car garage. Superior wall basement system. Buyer pays Transfer tax. Also listed under Cond/B1335659 $639,900 Active Under Contract

5646 Creekwood Clarence, New York

3 Beds 2 Baths 2,288 SqFt

Situated on 2.9 acres, this outstanding property offers you the tranquility and privacy you've been wanting. With 2720 sf, this two story home has 4 bdrms, 2.5 baths and an easy floor plan perfect for entertaining. Large windows not only let in an abundance of natural light, but also offer exceptional views of this breathtaking property. As you approach, notice the lush lawns, mature trees & perennial gardens. Custom garage & workshop (35' x 40') offers room for 4 additional vehicles! Front entry features a slate floor and skylight leading to the living room w/ gas fireplace. The bright kitchen includes all appliances and has flexible space that can be used for formal or more casual dining. Both the living room and kit have walls of windows & sliders leading to a back deck spanning the width of the house. En suite master has beautiful hardwoods & ample closet space. French doors open to the master bath with jetted tub, floating double sided mirror, and ceramic tile throughout. Three more bedrooms complete the upstairs. Full fin bsmt w/ wet bar, generator, sec system, irrigation system, first floor laundry, shed & more! Showings start Mon 7/26. Offers, if any, are due 8/2 @ 2PM. $640,000 Active

181 Oakgrove Court Elma, New York

4 Beds 3 Baths 2,720 SqFt 2.900 Acres

What do I love about this home, EVERYTHING! Old world charm in the detailed woodwork, moldings, pocket doors, two staircases, wrap around porch PLUS all the modern conveniences like heated floors in the kitchen and bathrooms, 2nd floor laundry, solar panels, resort like backyard with pool, hot tub and pool house and an amazing third floor family/game room. This home has been truly loved by the owners and meticulously cared for and updated. Picture yourself on the second floor balcony watching the sunset over the Niagara River, enjoying a day in the pool and hot tub or nestled in front of the beautifully carved fireplace in the living room. So many ways to enjoy this special property for years to come. $648,000 Pending

960 River Road Youngstown, New York

3 Beds 3 Baths 3,888 SqFt 1.090 Acres

Incredible brick front colonial with fully finished walkout lower level. Beautiful updates include 9' ceilings, transom windows and morning room with vaulted ceiling. Stunning open kitchen with all new appliances. Spacious master suite with private sitting area and impressive glamour bath. Huge theater room with bar in finished lower level opening to a Unilock brick patio. Freshly updated 3.5 car garage with new garage doors. $649,000 Active

9 Winterhall Road Orchard Park, New York

5 Beds 4 Baths 4,447 SqFt 0.710 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

Middlesex area colonial in beautiful condition with all the must haves. Pretty entryway leads to bright LR with gas fireplace. Off the normal DR is a sunroom great for a home office. Gourmet kitchen was completed in '18 and opened up to include a family area. Heated floors, custom cabinetry, granite counters with an eating area, beverage center and stainless steel appliances are a few of the features. 1st fl laundry and 1/2 bath. 4 BR and 2 full baths on the 2nd fl and 2 more spacious rooms with full bath on the 3rd fl. Great workout area, office space or media room. Private backyard includes patio and deck with awning off the kitchen. 2 car garage. Conveniently located near Delaware Park and the Elmwood Village. Many updates to the mechanicals as well including tear off roof '16, garage roof '20, 200 Amp electrical service and so much more. Gas and electric $100 each a month. See full list of improvements attached. $649,000 Pending

275 Middlesex Road Buffalo, New York

4 Beds 4 Baths 2,712 SqFt 0.170 Acres

Exceptional custom-built home, in a surreal private setting on apx 2.5 acres within the Village and walking distance to shops and restaurants. Newly built in 2013 with a farmhouse, cottage style, this 5 Bedrm/3 Bath home has endless features - OPEN layout that pulls the OUTDOORS in on EVERY level. TWO glorious 12’x20’ PORCHES overlooking lovely gardens with peaks of the Lake through trees. 1st Floor hosts a delightful Dining Area which opens into the adjacent space for larger events, a gorgeous Living Rm with WB fireplace; fabulous KITCHEN with a cool antique library table island, 6 burner duel fuel Range & Hood, Warming drawer, a huge, walk-in Pantry; and a Bedrm/Den with full Bath. The 2nd flr has a lovely guest Bedrm, and a stunning Master Bedrm w/private, must-see porch. 9’ and vaulted ceilings on the first two levels and attractive shiplap walls and ceilings. Walk-out lower level has a delightful REC room, 2 Bedrms and a full Bath with tub and separate,private shower plus great storage. Maple floors on the 1st/2nd levels. Central Heat/AC, Radon elimination system, 2 car+ Garage, plus attic with Climbing Wall. Pella Windows, Marvin Doors. Includes BUILDING LOT- see survey. $649,500 Active Under Contract

14 Bemus Street Bemus Point, New York

5 Beds 3 Baths 3,280 SqFt 2.500 Acres

Absolutely stunning 4 bedroom 3.5 bath Forbes built custom home. This exquisite home welcomes you with a 20’ front porch with pillars. This home features a gourmet kitchen with granite counters, large island, SS appliances (new electric cooktop) and an oversized walk-in pantry. The first floor also boasts a large dining room, two story spacious great room with bookshelves, fireplace and has many windows for a open and bright feeling. You will find the den, reading room (can also be used as a first floor guest room) and laundry room a wonderful bonus. The second floor has a generously sized master, en-suite bath with a separate shower and Jacuzzi tub. Each bedroom is equipped with a large walk-in closets and ceiling fans. There is a new furnace and 1 new HWT. The high pressure lift pump has also been replaced. Also included is a 3 car garage an underground sprinkler system and a oversized patio that overlooks a very private backyard. $649,900 Pending

57 Beresford Court Williamsville, New York

4 Beds 4 Baths 3,525 SqFt 0.730 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 Active Under Contract

6847 Springs Road Ellicottville, New York

7 Beds 4 Baths 4,844 SqFt 0.650 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

Offers due by 5 on 7/9. Spectacular & sprawling contemporary ranch in Forest Heights Estates. No stone has been left unturned in this 4 bed, 3.5 bath home w/ loads of light & open floor plan. The finest finishes, fixtures & craftsmanship, this is the place to entertain family & friends. Fabulous foyer w/ skylights lead to living room, sunken family room w/ custom built in shelves & gas fireplace. Stunning Legno Bastone hrdwd floors throughout add continuity to the design. White kitchen w/ quartz counters, high end SS appliances & walk out to large Trex deck that leads to inground saltwater pool w/ cedar fence & private yard. Incredible dining room w/ Hunter Douglas shutters & sitting area. Owners’ suite has tremendous custom walk in closet, completely renovated bath w/ concrete counter, double sinks, zero entry tiled shower & heated floors. Full guest bath renovation w/ Carrera marble & Kohler Vibracoustic tub. Bdrms are nice sized. Some California closets, laundry rm. New windows & doors throughout. Partially finished basement. Two A/C units, furnaces, instant hot water tanks & sump pumps. Generator, newer garage doors, garage floor resurfaced. $649,900 Pending

60 Timberlane Drive Williamsville, New York

4 Beds 4 Baths 3,852 SqFt 0.360 Acres

Beautiful custom built ranch home on 1+ acres; located on desirable Martin Rd. This stunning home offers custom step ceilings with crown moldings, hdwd flooring, granite and stainless steel appliances. Formal dining rm with 12' stepped ceilings plus an eat-in kitchen. The office has built in cabinets. Large mstr bedroom with luxury mstr bath en-suite. Walk-in shower. Walk-in custom closet. Comfortable upper deck area off of the kitchen and master bedrm with awning. This home features a walk-out finished lower level with a covered lower patio. Lower level has a kitchen with granite and stainless steel appliances, generous living space, bedrm and bathrm. Stacked rock retaining walls used in landscaping in both front and rear yards. Private rear yard with hot tub. Stamped concrete patio compliments the concrete front driveway also with stamped borders and sidewalk. Rear Garage/storage Bldg. Generator, patio awning and A.C. new in 2021. Tankless H.W. tank 2018. Hot tub 2019. House has been remeasured by Certified appraisor. 1st floor is 1712 sq.ft. 2nd floor 2482 sq.ft. Total is 4194 sq.ft. 3 car garage is 846 sq. ft. Reviewing all Offers, if any, on 6-14-21 at 1:00 pm. $649,900 Pending

9781 Martin Road Clarence Center, New York

3 Beds 3 Baths 4,194 SqFt 1.300 Acres

A lifestyle of luxury is offered in this transitional style home in Country Club Estates. Distinctive custom design by M.V. Milazzo incorporates every desirable feature within a light-filled open floor plan. Featuring soaring ceilings, bright white kitchen, flexible living /dining combination, family room separated from sunroom by 2-way fireplace. 4 large bedrooms including rarely-found 2 master suites--one each floor! 4.5 bathrooms. Oversize 14 x 14 Study off foyer. Situated on a premium lot, private fully fenced rear yard offers outdoor enjoyment with an inground pool, 2 decks, led lighting, gas firepit, outdoor speakers. 3 car side entry garage. Freshly painted interior and exterior. A bonus of ultimate convenience: 20 minutes to downtown, 3 minutes to Transit Rd. shopping, 10 minutes from Airport. Motivated Seller. Possible allowance for updates. Make it yours! $649,900 Pending

33 Turnberry Drive Williamsville, New York

4 Beds 5 Baths 4,376 SqFt 0.390 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 Active Under Contract

600 Ostrander Road East Aurora, New York

4 Beds 4 Baths 3,131 SqFt 3.050 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

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

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

Welcome home! This stunning home is located on a quite cul de sac. Enjoy the exquisite craftsmanship throughout - your home office has built in bookcases - in laid hardwood floors, the two story octogen great room with our 16 feet of floor to ceiling windows, cozy wood burning fireplace and wet bar. You will step down into a formal dining room that has hardwood flooring. Enjoy this fabulous kitchen with quartz countertops, cherry cabinets, eat-in area offers a wall of windows to view the park like yard and outdoor patio area. Heading up to the grand circular staircase, to 4 large bedrooms. Master bedroom has a walk-in closet, cove ceiling and glamour bath with whirlpool tub. His & her sink area, walk-in shower. Finished basement with newer flooring has your own private wine cellar. Extra storage areas, & 2 newer hot water tanks (20'). So many features to list: Pella windows, underground sprinkler system, security system (has company to monitor the home), central vac, 3 car garage, 1st flr laundry/mudroom, replaced garage drs in 2015, Williamsville schools. All appliances being sold "as is". Showings begin Mon, 06/07. Open House Sun, 06/13 1-3 pm. Offers due Tues, 06/15 at 12/noon. $650,000 Pending

5362 Coyote Court Williamsville, New York

4 Beds 3 Baths 3,199 SqFt 0.550 Acres

Gorgeous, private estate with over 40 acres, set back from road. Vacation at home w/ in-ground pool, outdoor fireplace. Great room has 2 huge stone fireplaces, hardwood flr, beamed cathedral ceilings & walls of windows overlooking panoramic vistas. Ideal for entertaining! Gourmet kitchen has radiant heated floors, granite countertops, Thermadore range, 7ft. refrigerator and an island seating. On the first flr is the living/dining room, a t.v./guest room w/private bath, a library, laundry room. enclosed porch and master suite. Each bedroom has its own bathroom. 3 car att. gar. Possible In-Law. An add'l office on 3rd floor. Elevation of this custom designed home offers gorgeous forested views for miles. Easy access to Rt. 219. Stunning, private get-away! BACK ON MARKET after buyer gave no explanation. It was NOT due to home inspection since the buyer waived the home inspection. So, seize the opportunity to make this YOUR home! Square footage information obtained from REALIST. This house is in foreclosure but the bank has not foreclosed. The list price is an approximation of what the bank would accept as an offer. Given the square footage and acreage, it is still a BARGAIN!!! $650,000 Active

8626 Back Creek Road Boston, New York

5 Beds 7 Baths 6,544 SqFt 45 Acres

Stunning Colonial in the top rated Williamsville Schools, located on a pond in the prestigious Loch Lea Estates. 4 bed, 3 full, 2 half bath home features a welcoming 2 story foyer w/ Brazilian Cherry hardwood flrs. Kitchen features cherry cabinets, granite countertops, bar sink & desk. Spacious family RM boasts vaulted ceilings w/ skylights, gas fireplace, & built-in book shelves. LR & DR feature bay windows & crown molding. Spacious Master bedroom w/ double sink & jacuzzi tub, en-suite, walk-in closet w/ built-ins for plenty of storage. Fourth bedroom w/ tray ceiling, full bath & 7x10 closet can be a second master or in-law suite. Finished basement has 8' ceilings, a half bath & staircase leading to the 3.5 car garage. Fully fenced yard to enjoy your evenings on the concrete patio by your gunite pool w/ waterfall & hot tub or sitting on the dock enjoying your view of the pond. Other amenities include; water softener, sprinkler system, central vac, new carpet & fresh paint throughout. Showings begin 4/16, Open House 4/17 11-2 and 4/18 1-3. Offers due 4/20. $650,000 Pending

8221 Golden Oak Cir Circle Williamsville, New York

4 Beds 5 Baths 3,154 SqFt 0.500 Acres

This truly is a mini Estate with all the amenities you would expect, including 3/4 of an acre with in-ground pool with waterfall, Koi pond and exquisite landscaping. Two patios, one with a Kohler awning, one with a wood burning fireplace and grill. The inside features include, a granite counter in kitchen with high end appliances, - a library off of the living room with half marble walls and double sided fireplace to the family room. Finished walk out basement includes, ballet barre and mirrors, sauna, craft/storage room, gas fireplace and full bathroom. 3 Full baths and 4 bedrooms on second floor all freshly painted and new w/w carpeting. Bathroom off middle bedroom recently remodeled. Master bedroom includes an attached office/den and a marble bathroom with separate shower and tub. $650,000 Pending

11 Cambridge Court Orchard Park, New York

4 Beds 5 Baths 3,194 SqFt 0.760 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

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

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

A pleasure to show with windows bringing light into this spacious contemporary. Entering through the private patio into the inviting 2 story entry the warmth and beauty that surrounds you is immediately felt. Cozy for a small group or able to accommodate a large family the house has been designed with different scenarios in mind. Second fl Master has en suite bath and walk-in close Two other twin BRs and bath comprise this floor. The lower level is mostly above ground. Bright and inviting with a second master and en suite bath + an additional twin BR and full bath. The extra large private deck has space for eating, grilling and enjoying nature. Kitchen can handle multiple cooks-loads of counter space. Mud room nearby and designated space for all those bikes and lots of garage storage. What more could anyone want. Better pictures to come. $659,000 Pending

24 Hazlett Drive Chautauqua, New York

5 Beds 5 Baths 1,917 SqFt

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 Active

3240 W Blood Road Elma, New York

4 Beds 4 Baths 5,208 SqFt 6.800 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

** NORTH BUFFALO COLONIAL ** 44 DEPEW AVE WELCOMES YOU TO A CLASSIC CENTER ENTRANCE HOME WITH OVER 2200 SQ FT. 5 BEDS AND 2.5 BATHS. THE OPEN FOYER OPENS TO A LIGHT FILLED, FRONT FACING DINING ROOM TO THE LEFT AND A LARGE LIVING ROOM WITH GAS FIREPLACE AND SITTING ROOM TO THE RIGHT. TO THE REAR OF THE MAIN LEVEL IS AN OPEN KITCHEN WITH GRANITE COUNTERTOPS, NEW APPLIANCES AND LARGE BREAKAFAST ROOM OVERLOOKING THE MASSIVE REAR YARD. ASCENDING THE STAIRCASE TO THE 2ND FLOOR, YOU WILL FIND 2 NICELY SIZED BEDROOMS, A FULL BATH WITH TUB/ SHOWER AND A LARGE MASTER BEDROOM WITH WALK IN CLOSET. THE 3RD FLOOR HAS 2 MORE BEDROOMS AND A RECENTLY RENOVATED BATH WITH CERAMIC TILE SHOWER. LEADING OUT TO THE FULLY FENCED REAR YARD, YOU WILL FIND A LARGE COVERED PATIO WITH FRENCH DOORS OFF THE LIVING ROOM AND A GRILLING AREA. THE MASSIVE YARD WILL BE AN AMAZING ENTERTAING SPACE OR CAN EASILY ACCOMODATE THE MOST INCREDIBLE IN- GROUND POOL FOR SUMMERTIME FUN! A LARGE 3 CAR GARAGE AND RECENT CONCRETE DRIVEWAY ROUND OUT YOUR TOUR OF THIS HOME THAT IS JUST WAITING FOR YOU TO MAKE IT YOUR OWN! $665,000 Pending

44 Depew Avenue Buffalo, New York

5 Beds 3 Baths 2,351 SqFt 0.230 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

Stunning 4 bedroom, 3.5 bath home located in very desirable location within the Williamsville school district. This Grau built home contains exquisite craftsmanship throughout including solid hardwood floors, custom woodwork and crown molding. Two story foyer opens to large great room with volume ceiling and open kitchen with sun room. Kitchen includes SS appliances granite island, walk in pantry and cherry cabinetry. First floor office has custom built ins. Second floor boasts large bedrooms with jack and jill bathroom and en suite bathroom. Enormous master bedroom with fireplace, sitting area, tray ceiling, walk in closet and huge bathroom. All bedrooms contain walk in closets! Too many features to list them all but they include sprinkler system, 3.5 car garage and finished basement! Resort style backyard with in ground saltwater pool and concrete patio! Showings begin at open house on May 16th 1-3pm. Offers due Thursday May 20th at 8pm. $669,900 Pending

25 Via Foresta Lane Williamsville, New York

4 Beds 4 Baths 3,465 SqFt 0.380 Acres

The perfect combination you've been looking for! Beautiful 5 bed 3.5 bath home in desirable Williamsville school district. Large 4 season sun room, cathedral ceiling w/French doors and Palladium window overlooking the 20.63 acres with 3 ponds to go fishing, wooded area to cross country ski, horseback riding, 4 wheeling and hunting. Master suite with very large walkin closet, partially finished basement. Plenty of storage space, attached 2.5 garage plus large barn/storage structure for additional parking or workshop...ENORMUS driveway. Two HWT's, two A/C units, two forced air heating units. $669,900 Pending

8131 Tonawanda Creek Road East Amherst, New York

5 Beds 3 Baths 3,778 SqFt 20.620 Acres

Prestigious custom built 4 bdrm, 3.5 bath home on demand cul de sac locale. Open 2 story foyer. Volume ceilings. French style drs to Den, dentil trim molding, built in bookshelves. Oversized dining rm boasts neutral plush carpet, leads to inviting living rm w/floor to ceiling windows, rec lights. Light & bright gourmet kitchen offers new hardwood flrs, custom tiled mosaic backsplash, deep stainless sinks, faucet may be touchless activated. Granite wrap counters/breakfast bar. Lovely breakfast rm w/8 ft slider overlooks stunning pond view. Family rm offers a raised hearth, marble tile surround, wdbrng w/gas starter. 1st flr laundry. Mud area from garage w/bench seat. Gracious landing on 2nd flr brings you in to the primary bedroom suite. Offers trayed ceiling, pocket drs to walk in closets. Primary bathrm w/sep shower w/bench, jetted tub, sep granite vanities, tiled flr, tv, sep lav. Integrated ironing board. All bdrms of good size. Other bthrm w/granite counter, separate lav shower/bath. 6 panel drs. Lower finished bsmnt w/full bath. Tiered paver patio overlooks pond. Many furnishings negotiable. Showings begin at Open Houses May 15th-16th, 11a-2p. Offers reviewed May 19 by 2pm. $669,900 Pending

61 Ashworth Court Amherst, New York

4 Beds 4 Baths 3,244 SqFt 0.680 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 Active

5380 Willow Lake Drive Clarence, New York

4 Beds 3 Baths 3,082 SqFt 3.300 Acres

Spacious Open concept Ranch with pond and outside views . Bright outside-in foyer opens to Family with spectacular oversize warm hearth fireplace. High end kitchen w/sky lights . Soft close cabinetry , stunning river rock countertop, high end matching appliances, spacious dining room with million dollar pond view on over 3 acres. 5-star suite bedroom, heated floors/large walk-in freestanding closet, modern zero entry bath , bedroom walkout to large entertainment patio, room for your hot tub or outside firepit. Flowing easy clean porcelain tile ties all together Loft area over 3 car garage with balcony view. Modern lighting controls , and amenities. This home is special , make it yours . Note drive frontage is 15" which opens to 361 on sides . See survey. $674,900 Active

30 Carlton Drive Orchard Park, New York

3 Beds 3 Baths 3,371 SqFt 3.290 Acres

Enjoy the benefits of condo living with the space and privacy of a single family home. This residence has 2 floors and 4,079 square feet of living space. There is a private entrance as well as access through a private, attached garage and the building. The beautiful living room opens to a solarium giving it light and warmth. Great formal dining room and professional kitchen with plenty of space to work and entertain. Off the kitchen is a multi-purpose room that is perfect for a home office or library. This leads to a quaint, private walled courtyard. The half-bath is off the hallway. Upstairs, there are 3 bedrooms, each with its own bathroom. The 2nd floor features a screened-in terrace. There is a sitting room/office and a laundry room. 2 car attached garage, 2 spaces in building garage. Pet friendly building. This condo is a hidden gem in the Delaware District/Elmwood Village neighborhood. Square footage is accurate for combined units 1E & 2S. Showings start Tues June 1st $675,000 Active

1141 Delaware Avenue 1E&2S Buffalo, New York

3 Beds 4 Baths 4,079 SqFt 0.070 Acres

Classic Cottage in Historic, Central CHQ owned by the same family for over 80 INCREDIBLE years. Dreamy location – one house back from the LAKE, private DOCK rights and partial lake views. Lovely stacked,WRAP PORCHES, 6 Bedrms, 2 full Baths +2 half Baths. Lovely architectural details and wonderful porch access throughout. 1st floor features a charming Living Room, delightful Dining Room, Bedroom with 1/2 bath (once was a full bath) with an adjacent office or den, and a renovated/well equipped Kitchen and Laundry. 2nd Floor has a Master Suite with private access to the porch and a wonderful sitting area between 2 Bedrms. 2 additional Bedrms and ½ bath on the 3rd floor. Clement Studebaker Sr. built 7 Foster and 3 other homes at CHQ, deeded it to his second wife Anna, and had adjacent 34 S Lake, now the United Methodist Missionary Vacation Home, built for his daughter and her husband. Offered partially furnished. Gas forced air furnace (2004) ,window AC units, several newer Pella windows, 2 Fireplaces (not used by current owners), electric appliances, enclosed back storage porch, gas line to grill at rear brick patio, fire escape. Parking. $675,000 Pending

7 Foster Avenue Chautauqua, New York

6 Beds 4 Baths 2,152 SqFt 0.050 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 Active

6571 Vermont Hill Road South Wales, New York

4 Beds 3 Baths 2,734 SqFt 32.400 Acres

Set back from the road sits this fabulous custom built "mini-estate" on 10 acres! Featuring over 3600 square feet of beautiful living space, two stocked ponds, a fun and useful cedar barn featuring a "tiki bar" overlooking the beautiful inground pool, a 2400 square foot additional garage with office affords something for everyone! Grand turned staircase as you enter the home sets the tone. The versatile floor plan gives you endless options. Wonderful kitchen is central to the first floor making entertaining a pleasure. In addition to the kitchen are many other wonderful gathering spaces. Tucked away is a dramatic room with wood elements and architectural details that would make a perfect "theatre room" or game room! The beautiful oversized master bedroom is awesome and so is the master bath! You have a large Florida room overlooking the private grounds. Off the Florida room is a large deck with gazebo. This is a home to capture all seasons and affords a "stay-cation" year round! Truly a rare opportunity! The showings shall start on Saturday 5/22 and offers if any will be listened to Wednesday 5/26 after 5pm. Sq. Ft. varies from tax records, professionally measured. $675,000 Pending

8090 Northfield Road Clarence Center, New York

3 Beds 3 Baths 3,639 SqFt 10 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 Active

1691 Bowen Road Elma, New York

3 Beds 3 Baths 2,970 SqFt 4.830 Acres

Ellicottville duplex perfect for the professional or weekend warrior. Two full apartments in one building with a studio over the garage. Main apartments are lofted with storage in the attics. According to the seller, the property is zoned and approved for additional residential development. Back yard borders the creek which is deep enough for kayaking or tubing. $675,000 Pending

6331 Nys Route 242 E Ellicottville, New York

4,600 SqFt 3 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. 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

This stunning, beautifully maintained 5 bed, 4 1/2 bath home is truly move in ready! Gorgeous hrdwds in foyer/kit/liv & din rms. Gorgeous paint colors throughout! Stunning kit w/white cabs, granite, SS appls & large eating area. Formal liv & din rooms off welcoming foyer. Fam room is cozy & features gas frplc & w/w carpeting & opens to kit for todays sought after style of living. 2nd floor features include en-suite w/newer laminate flooring, 2 walk-in closets (one w/custom closets) & glamour bath. 2 beds (one includes bonus area) w/Jack & Jill split bath. 2 add'l beds, add'l full bath & 2nd floor laundry complete 2nd floor. Fabulous inground salt water pool w/newer heater, cabana, completely fenced w/privacy fence & lrg sitting areas is a fabulous area to enjoy summertime fun & relaxation. Yard also features gorgeous landscaping. patio & playset w/rubber mulch. Finished lower level w/kitchenette & 2nd stairwell leads to attached garage for added space to enjoy .6 panel doors. Furn & AC '16, Roof approx '13. Home has beautiful natural light throughout! Magnificent curb appeal & location on this beautiful cul-de-sac lot. Home is in the highly rated Williamsville School district! $679,900 Pending

8305 Royal Ascot Circle East Amherst, New York

5 Beds 5 Baths 3,556 SqFt 0.570 Acres

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

Stately home in Central Park on one of the city's most desirable streets. Timeless architecture and superb curb appeal make this a must see. Classic oversized front covered porch and gated driveway to a private rear yard with lush landscaping and relaxing spaces. Professional restoration of the woodwork and hardwood floors. Dining room with beamed ceiling and wainscoting walls is really magnificent. Updated kitchen with top of the line appliances and cabinets, family/dinette room with wonderful windows overlooking backyard, 3rd floor great room,bedroom & gorgeous full bath with ceramic walk in shower, cedar closet, dry fire suppression system. Updated boiler system, CENTRAL AIR, electric panels. Showings start Saturday, June 5th and offers are due by noon on Thursday, June 10th. Public records have square footage at 2330, 1st floor rear room is 176 sf & 3rd floor 500+ sf bringing home's total to 3006 square feet. $685,000 Pending

95 Beard Avenue Buffalo, New York

5 Beds 3 Baths 2,330 SqFt 0.240 Acres

This home is "TO BE BUILT" 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. Buyer pays Transfer tax. $685,000 Active

SL#5 New Road East Amherst, New York

4 Beds 3 Baths 2,625 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

209 Portside is a fantastic, 3 story townhome in Buffalo’s Waterfront Village. This end unit features massive windows that allow copious amounts of natural light to come in, and offer views over Portside’s reflection pool and gazebo. There are water views from multiple balconies & the rear paver patio. There is a 1 car garage and the unit is adjacent to additional community parking. Spacious entryway leads to the updated kitchen with granite counters and stainless steel appliances. The living room has soaring 2 story windows with an impressive stacked stone feature wall. Oak hardwood floors through the living spaces on floors 1 and 2, with cherry floors on the 3rd floor. High end, newer carpet in 2nd floor master bedroom and the stairs. The 2nd floor features laundry facilities, the loft area that includes the large tv & surround sound in the sale. This multi-generational unit has 2 master bedrooms w/ ensuite bathrooms, one on the 2nd floor and one on the 3rd! Both of these bedrooms are oversized, with the 2nd floor ensuite having tile galore & walk in shower. 3rd floor master has huge walk-in closet, granite topped double vanity, whirlpool tub & walk-in shower. $689,900 Active

209 Portside Buffalo, New York

3 Beds 3 Baths 2,460 SqFt 0.020 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

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 home greets you with its stylish front porch. Once inside, the foyer widens to welcome you into this open floor plan which you will never tire of. 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 for bonus room or space for overnight guests. This home has lots of upgrades from the base model. Some upgrades included on 5404: Upgraded floors. Backsplash Microwave Drawer Hood Upgraded appliances upgraded cabinets upgraded lighting Feature wall Coffered ceiling $690,900 Active

5404 Alderbrook Lane Clarence, New York

4 Beds 3 Baths 2,507 SqFt 0.150 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 family time and meals. The home is handicapped accessible with a ramp to access the first floor and an elevator to access the second floor. There is a first floor master 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 for guests and extended family 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 Active

4833 W Lake Road Mayville, New York

8 Beds 10 Baths 6,651 SqFt 1.500 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. $699,000 Active

11921 Broadway Street Alden, New York

7,420 SqFt 1.360 Acres

Exceptional meticulously remodeled California Rancher offering vaulted ceilings, spacious windows captivating the beautiful landscaping with art deco front and rear architecture. Amazing custom ball water fall in front of home. Rear deck offers an expansive deck featuring water fall/pond, amazing gas fireplace.. This home is a rare find! Features offer, architectural living room wall, gas fireplace making a statement as you enter. Exceptional custom Ikea white kitchen with quartz counters, high end stainless appliances, two way gas fireplace shared by kitchen dining area/sitting room. Sitting room offers sliding doors to a large wrap around partially covered deck overlooking exceptional landscaping. One of a kind laundry/ pantry with a plethora of custom built-in cabinets. Baths with custom chestnut finished vanities. Full finished basement with freshly installed carpet. Home is entirely wired for cable /surround sound/ internet. Heated 2.5 car attached garage with loads of custom cabinets to keep everything possible organized. Garage offers both hot water and cold water. This home is ready for a quick closing. This is a must see home!! Open house this Sunday July 4th 1-3pm. $699,000 Pending

713 Mountain View Drive Lewiston, New York

3 Beds 3 Baths 2,600 SqFt

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

Beautiful grey brick center entrance colonial! Tiled foyer opens to large dining room with updated fixtures, hardwood floors, and sliding glass doors to patio. Living room features built-ins, wood burning fireplace (NRTC), and large windows for plenty of natural light. Kitchen includes stainless appliances and gas range. Full first floor bath w/ large stall shower; family room or first floor bedroom with skylights and door out to to yard round out first floor. Upstairs, master suite features wall to wall carpet, window seat, double closets, and updated bath. Two additional sunny and bright bedrooms and full bath! Wood paneled basement rec room w/ bar, fireplace, and built-ins. Large, fully fenced yard and awning covered patio provide lovely outdoor living! Showings begin 6/1/2021; offers if any will be reviewed by 5pm 6/8/2021. Square footage verified by Certified Residential Real Estate Appraiser (see attachment). $699,500 Pending

86 Dana Road Buffalo, New York

4 Beds 4 Baths 2,448 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! $699,900 Active

9537 Cobblestone Drive Clarence, New York

4 Beds 4 Baths 3,337 SqFt

EXTRAORDINARY TURN OF THE CENTURY ARTS & CRAFTS BUNGALOW WITH INCOMPARABLE CRAFTSMANSHIP! As soon as you enter this home from the distinctive front porch you'll be amazed by the outstanding mahogany woodwork adorning the awesome dining room with leaded glass china cabinets & French pocket doors which is used throughout this timeless home. The artistic sense shown in the architecture & structure of this home is impossible to replicate. The first floor features a grand entrance foyer, a cooks kitchen with stainless steel counters, a lovely formal sun filled living room, formal dining room, family room, 4 bedrooms, 2 full baths, 2 WBFP, spacious closets & an abundance of windows. Upstairs discover 2 huge bedrooms, full bath with tub & separate shower & plentiful storage. The unique basement features tile walls, cobblestone fireplace & room to play & roam. The spacious deep lot, 3.5 car garage & professionally landscaped grounds make this extraordinary home a MUST SEE. $699,900 Pending

902 Lebrun Road Amherst, New York

6 Beds 3 Baths 3,925 SqFt 0.770 Acres

Absolutely fabulous 3 year young custom built ranch that sits on 2.2 acres. This magnificent home includes a fully applianced quartz kitchen that opens to great room with double sided gas fireplace that opens to dining room (sitting room). Master suite with double walk in closets & master bath with double sinks & beautiful marble/porcelain walk in shower. Other side of floor plan includes 2 bedrooms with a Jack & Jill bath (could be in law suite). All baths have heated floors. Office/Den. Bonus room (21x19) above garage for game room or additional living space/bedroom. In house ERV Zender comfort air purifier. Covered 21 x 18 Trex deck overlooking your professionally landscaped yard. 32 x 24 barn with electric & 220 line. This home has it ALL! $699,900 Pending

7330 Michael Road Orchard Park, New York

3 Beds 3 Baths 3,043 SqFt 2.200 Acres

Open House 7/25 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! $699,900 Active

5561 Hidden Pines Court Williamsville, New York

4 Beds 3 Baths 3,129 SqFt 0.450 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

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. Luxury living with Condo status taxes. $699,900 Active

9056 Somerset Way Clarence Center, New York

4 Beds 3 Baths 2,972 SqFt 0.250 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

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. $699,900 Active

6985 Chestnut Ridge Road Orchard Park, New York

4 Beds 3 Baths 3,961 SqFt 1.400 Acres

3,864 sq ft 4 bed, 2½ bath custom built stunning Colonial on a beautiful cul-de-sac lot in highly rated Wmsvl schools. Grand 2 story foyer w/marble flrs & circular staircase. Volume ceilings throughout. Formal Liv rm w/bay window & coffered ceiling. Din rm w/bay window, hardwoods & magnificent moldings. Grand 2-story Great rm w/new wall to wall carpeting, gorgeous double stacked windows w/views of the yard. Custom Candlelight built-in cabinetry & gas fplc to enjoy a cozy day or night. Kit w/Candlelight cabinets, granite countertops, all appls & lrg eating area w/custom Candlelight built-ins. Eating area leads to the lrg Mahogany deck. Home lives like a Ranch w/1st flr ensuite w/glamour bath w/whirlpool tub, steam shower, walk-in closet & new wall to wall carpeting. 2nd flr w/open view to the great rm. 3 lrg beds w/fabulous closet space, full bath & cedar closet complete 2nd flr. Finished lower level w/walkout adds an approx 1,400 sqft of living space (not counted in sq ft) w/sliding glass dr leading to brick paver patio area. Gorgeous, lush landscaping front & back. Extensive recess lighting & custom trim work throughout. Whole house generator, alarm system & irrigation system. $699,900 Pending

27 Wickendon Court Williamsville, New York

4 Beds 3 Baths 3,864 SqFt 0.270 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. $699,900 Active

24 Deer Crest Court Elma, New York

4 Beds 4 Baths 4,135 SqFt 15.140 Acres

Beautiful home in Wooded Cul De Sac inside The Championship River Oaks Golf Course…Niagara River & Boat Marina Both in Walking Distance. This Finely Crafted 4 Br ,3 Full Bath, 3752 Sq Ft Custom Home Is Nestled On A Double Lot (181 ‘X 216’) Where Woods Were Carefully Sculpted To Create Privacy & A True Backyard Paradise! Old School Craftsmanship (10 ft Ceilings, Artisan Brickwork,Carpentry w Moldings & Pocket Doors w Beveled Glass)…Has Modern Design w Open Feeling & Today’s “ Must Haves” - Incredible ,Sunny Kitchen: Finest Wood Cabinets,Granite Tops, Double Oven,Microwave Drawer, Breakfast Bar & Large Eating Area; 1st Floor has Formal LR, DR, Fam Rm, Super Wet Bar,Huge Laundry Rm ,Office off Vaulted Entry Foyer. Grand Curved Staircase Leads to 4 Brs,Most w Skylites & Corner Windows, Master Bed w Double Closets & Generous Bath Area w Double Sinks, Jacuzzi Tub,Separate Shower & Stained Glass Windows; Huge Covered Porch/Deck w Built in Outdoor Kitchen, Hot Tub & Built in Gas Fire Table;All in View of Inground Pool w LED Lighted Waterfall; Central Vac,Zoned Heat, Triple Wide Driveway,3 Car Garage…All Beautifully Maintained- “Modern Mansion” For Entertaining in a Superb Location. $699,900 Pending

330 Deerwood Lane Grand Island, New York

4 Beds 3 Baths 3,752 SqFt 0.900 Acres

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

This beautiful, single family, fully renovated Queen Anne Victorian home with 5 bedrooms each with its own ensuite bath situated on Central Avenue in the Village of Fredonia awaits a new homeowner to love and enjoy! Such elegance and grace throughout the living room, dining room and morning room! Many improvements include, parking area, new electric service, 4 new bedrooms, 1 remodeled, 5 remodeled bathrooms, partial fire sprinklers, renovation/installation of 5 gas fireplaces, plus, new 4-inch water main in 2014. Also, included on this property is a carriage house (new roof and soffits in 2014) with four apartments with 2 bedrooms each (long term tenants) with a wonderful income flow. $699,995 Active

69-71 Central Avenue Fredonia, New York

8 Beds 9 Baths 7,980 SqFt 1.900 Acres

This beautiful historic fully renovated single family Queen Ann Victorian with 5 bedrooms each with its own ensuite bath situated on Central Ave. in the Village of Fredonia awaits a new owner to love and enjoy. Such elegance and grace throughout the living room, dining room and morning room. Many improvements include parking area, new electric service 4 new bedrooms, 1 remodeled, 5 remodeled rooms, partial fire sprinklers, renovation/ installation of 5 gas fireplaces, plus, new 4 inch water main in 2014. Also included on this property is a carriage house (new roof/soffits 2014) with 4 apartments with 2 bedrooms each & long term tenants with wonderful income flow. $699,995 Active

69 & 71 Central Avenue Fredonia, New York

6 Beds 8 Baths 7,980 SqFt 1.900 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

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

Dream chalet! Commanding views to ski slopes & a 2 minute drive to the ski, hike, mountain bike, kayak & more. Step into your tiled foyer/ski room with built in dog/boot bath & washer/dryer. Then into the beautiful kitchen w/ cherry wood cabinets and unique granite counters, that opens to the great room w/ walls of glass to capture the slope views, stone fireplace. This entire area has cherry wood floors complimented by the stunning wood cathedral ceiling. Off the living area is a guest bed, full bath, then down to your master suite with gas wall fireplace, full bath. Glass sliding door to the deck w/ firepit. Enjoy the sounds of the water fall creek next to the deck & master suite. Open glass walled stairs to the lower level family room w/ fire place , sliding glass doors to the lower patio, 2 spacious beds, full bath, work out room & utility rm. Hot water radiant floor heat. Picturesque back wooded lot, wildlife & 4 seasons of enjoyment. Att'd garage, furnished & ready for your many years of enjoyment. Landscaped front & back, blk top drive/parking area. Metal roof, care free siding, PELLA windows & doors. Sq. footage includes finished lower level space & 2 unfinished rooms $709,000 Pending

6876 Leslie Road Ellicottville, New York

4 Beds 3 Baths 3,290 SqFt 0.680 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 Active

44 Timberlake Drive Orchard Park, New York

5 Beds 4 Baths 4,069 SqFt 0.890 Acres

Spaulding Green Condo Status Home. This beautiful house with walk-out basement is in a peaceful court with trees surrounding with so much privacy! Bronze 9ft front door is a steal with decorative steel with glass center that opens. 5 bedrooms, 3 full baths with so much space. Finished basement. Large upstairs and downstairs patio. Main living area has 12' and 13' ceiling height. Two gas fireplaces. With beautiful crown molding surrounding each room with double tray ceiling in kitchen and family room. Nice office room with French door to keep private. Granite in kitchen and every bathroom. $718,900 Active

9622 Garden Walk Clarence, New York

5 Beds 3 Baths 3,123 SqFt 0.230 Acres

Spectacular private lake lot, dock, gorgeous saltwater pool, hot tub ,covered porch ,Full walk out finished basement, creates perfect setting for this stunning 2st transitional Tesmer built 3908 sq.ft.home.Three floors of luxury living. Magnificent 2 St. entry ,architectural details abound. Rich braz.cherry fls.,pillars,side staircase.Family Rm boasts custom FP., view of lake. White kitchen ,rich hardwood,granite counters ,built ins panoramic eating area leads to covered porch. private study built-ins. Master suite features duel walk-in closets,glamor bath. Three great sized bedrooms. Lower level walk out boasts panoramic wall of windows,gas fireplace,wet bar ,full bath,insulated music room,glass slider to lower level patio ,hot tub.50 year roof 2018,furnace/C/A 2019. Showing start public open house Sat. July 24,2021 12-3 PM. Offers due July 26,2021 6PM. $725,000 Active

6228 Creekhaven Dr East Amherst, New York

4 Beds 4 Baths 3,908 SqFt 0.480 Acres

Gorgeous, One-of-a-Kind, Waterview, Custom built ranch just 4 years new with too many upgrades to list! 2771 sq. ft. of light, bright, modern open-concept with marble floors throughout; moveable glass panel wall opens to covered stamped-concrete patio. First floor laundry, two full and 1/2 baths. Master bath w/ 2commodes. Tankless hot water system. High end fixtures. Kitchen has large island, Sub Zero fridge, Wolf gas stove, built-in wine fridge. New front load washer and dryer. Walk-in tub, handicap accessible. Built-in electric fireplace. 12-16 foot ceilings throughout and 10 ft basement ceilings w/ basement egress. So much in this home that it can’t compare to anything you can build at this price…a must see! $729,000 Pending

5121 Anfield Road Williamsville, New York

2 Beds 3 Baths 2,774 SqFt 0.420 Acres

Unique opportunity to own one of Central Park neighborhood's most gracious homes. Pristine & impeccably maintained! Side Vestibule entry into center hall Foyer. Large Living Room w lovely Gas Fireplace, adjacent light-filled Sun Room, elegant Dining Room. Wonderful warm kitchen w/ breakfast room. Gorgeous wood floors. Air-conditioned. Master bedroom has custom vanity & built-in cherry wardrobes. 2 other good-sized bedrooms; 4th bdrm is currently used as office. Powder room 1st floor; two full baths 2nd floor. There is finished bonus space & full bath on third floor and room with fireplace in basement. Enjoy beautiful Grounds w mature Landscaping - a gardener's delight! Private yard, Patio with awning. Three car garage! Convenient City location with public & private schools, shopping on Hertel in proximity. After being lovingly maintained & updated by current residents for 36 years, this special home is poised to welcome new owners! $729,000 Active Under Contract

261 Woodbridge Avenue Buffalo, New York

4 Beds 4 Baths 2,921 SqFt

This Custom Timber built chalet is full of High-end details and is located on Ellicottville's prestigious Greer Hill Drive. Featuring wide plank hardwood floors as well as reclaimed barn wood ceilings. Large wood burning fireplace surrounded by river stone accents the two-story living room. With overhead exposed beams, a beautiful kitchen with a gas fired stove as well as a butcher block counter. The large master suite with full bath is on the main floor. Another full bath on this level leads outdoors to the hot tub area. The downstairs has 2more bedrooms, another full bath, game room & a mud rooms. This chalet features Radiant floor heat and central AC throughout. Easy walk to village and all Ellicottville has to offer. Only Steps to ski slopes! $729,000 Pending

16 Greer Hill Drive Ellicottville, New York

3 Beds 3 Baths 3,300 SqFt 0.390 Acres

Wonderful opportunity to own Greythorne Patio Home, Arlington model, by Marrano. Currently under construction, popular / bright one floor plan. Eat-in kitchen with island, dining / living combo features step ceiling, fireplace (NRTC) and sliders to covered porch plus sun filled Den. Two bedrooms; Master bedroom suite with walk-in closet. Additional features include: 1st flr laundry, security system & sprinkler system. Come enjoy carefree, convenient Condo living! $729,900 Pending

38 Brockton Rdg Buffalo, New York

2 Beds 2 Baths 1,993 SqFt 0.180 Acres

Truly tranquil inside and out. An excellent combination of traditional and modern, restored and updated to perfection. The shore of Lake Ontario will lull you into utopia. Private beach is a rarity along the lakeshore but you will have it here. Inside is elegance, simplicity, comfort and peace. Lakeside room offers three walls of windows with full view of the lake and Toronto. Updates and restoration are apparent throughout the home, all done to perfection. Floor plan allows nice flow for entertaining from kitchen, to sitting room with FP, to formal dining and living rooms. Guests can mingle with ease. Hardwoods and carpet tastefully compliment one another. There is a full bath on each floor. Bedrooms are all substantial in size. Then there is the barn. Five levels, 47' high and 7,600 sq ft of usable space, and in good condition. Calling the second level the party room with access to the deck and hot tub on the lake side. First & third levels can store up to 12 vehicles with a ramp for access. Structure appears to be in very good condition, please note photos. Video attached for your enjoyment. Guaranteed to please. Per seller, 3,090 sq. ft for house. $729,900 Active

6209 E Lake Road Burt, New York

3 Beds 2 Baths 2,240 SqFt 1.470 Acres

Looking for a unique lake property and a peaceful life style then this magnificent home is for you. Beautifully treed drive leads to this private lake front paradise!! The main house with lake views has been custom built and is sure to impress. Over 3600 sq ft of living space along with front and rear decks plus a cottage at lake will meet all lifestyle needs! Stone walkway leads to the lake and dock area. This homes first floor layout is perfect for gatherings- kitchen with large center island breakfast bar that has a unique one of a kind hand crafted wood countertop plus additional dining area which is open to living room with fireplace . The first floor master wing with a full bath includes soaking tub plus shower. A second bedroom with fireplace and second full bath round off the first floor. The west side second floor has a large dorm style bedroom and the east side second floor is currently set up as a family room and office/den space- it can easily be modified if additional bedrooms are needed. Still need more space, just walk out to your lake side cottage which is picture perfect inside and out! This property is a dream come true, start enjoying lake life today. $729,900 Active

4557 E Lake Road Wilson, New York

3 Beds 3 Baths 3,678 SqFt 2.200 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. $729,900 Active

1637 Lake Road Youngstown, New York

4 Beds 3 Baths 2,800 SqFt 1.940 Acres

Stunning, better than new, former Natale "Bordeaux" model home has every possible upgrade! Only the finest finishes throughout this home! This 5 bedroom, 4 bath home features a wonderfully modern and open floor plan. Oversized kitchen with white artisan cabinetry, tile backsplash, granite counters and SS appliances. Huge walk in pantry! Butler's pantry connects kitchen to spacious dining room with exquisite woodwork. Second floor has large rooms plus master bedroom with tray ceiling, en suite bath and walk in closet. Spectacular finished basement with fireplace, game room, built ins, bar area, playroom and half bath (approx. 1200 sq ft ). Private rear yard has large patio constructed with pavers and gas fire pit. $729,900 Pending

140 Avalon Meadows Lane East Amherst, New York

5 Beds 4 Baths 4,437 SqFt 0.350 Acres

Wonderful opportunity to own Greythorne Patio Home, Arlington model, by Marrano. Currently under construction, popular / bright one floor plan. Eat-in kitchen with island, dining / living combo features step ceiling, fireplace (NRTC) and sliders to covered porch plus sun filled Den. Two bedrooms; Master bedroom suite with walk-in closet. Additional features include: 1st flr laundry, security system & sprinkler system. Come enjoy carefree, convenient Condo living! $729,900 Pending

38 Brockton Rdg Buffalo, New York

2 Beds 2 Baths 1,993 SqFt 0.180 Acres

A WATERFRONT STAY-VACATION. Elegant Kit w/10x6 Granite island, maple cabinetry, Hrdwds, SS, cook's dream deluxe Jenn-Aire w/ 2 ovens/confection, hidden pull out kit bar. Din Rm w/3 tray ceiling, seats 20+, crown molding, w/granite wet bar leading to Prof Oak Bar which seats 6+ incl. a 1/2 Ba. Glass doors leading to oversized patio & gorgeous view. HUGE 1st Flr Mstr with private Turrent Rm, 2 walk-in closets, window seat with views. The SPA Mstr Ba has heated floors, 9' credenza, oversized walk in shower with addtl jets, a Bain air-jet spa/bath, separate vanities. Wake up with a coffee in your prvt Turret Rm. Five Bdrms, 3 full/2half baths, Bonus Room w/hidden entry, heated 4/5 car gar, 2 story barn w/heat (Studio/Workshop). 300+ common acres of true nature for hunting, fishing, swimming, 4-Wheeling, exploring. Peaceful, prvt views from your back deck while enjoying a book, or a beverage. Hidden Door leads to PRIVATE MOTHER-IN-LAW/TEEN SUITE, GUEST SUITE w/Kit, Bath, Liv Rm, Din Rm, Bdrm, prvt balcony overlooking the lake. View the video tour for more inside/exterior details. Truly a dream house, an entertaining house, has it all just for YOU. Appraisal 8/2020 quoted SF 5100 $749,000 Active

106 N Shore Drive Alden, New York

5 Beds 5 Baths 5,100 SqFt 0.730 Acres

Beautiful country home with 104 acres! If your looking or dreaming of that country home with all the updated convinces of the modern world, here we go. Custom cabinets, soap stone countertops, appliances (Heartland),3 ovens with warmer, stove, refrigerator. Additional pantry with appliances. All floors are hardwood mahogany finish. Kitchen opens to a lovely heated sunroom that can be used year around. Excellent water treatment system, on demand hot water system. First floor master bedroom, master bath, deck. All walkways have radiant heat so free of snow, 3 bay garage is a new built extra high ceilings. 20 acres of excellent tillable crops, (could be more) the manicured additional acreage has trails, ponds,( managed water flow/beaver), woods for your exploring,incredible hunting area. New septic system. Security system in place, electronic gate. All within 15 mins interstate90, 5 minutes Chautauqua Lake, Lake Erie. $749,000 Active

4993 Stockton-Hartfield Road Stockton, New York

3 Beds 3 Baths 2,594 SqFt 103 Acres

MUST SEE! Fully renovated 1850's church boasts soaring cathedral ceilings w/ ceiling fans, the original refinished HW floors, w/ a stunning custom chef's kitchen featuring a wolf stove, sub-zero fridge, Bosch dishwasher & a Kohler Farmhouse style sink. Stamped copper ceiling & antique bar stools at the Island/Breakfast Bar. Ample dinning space w/a huge wooden dining room table with church pew benches. This unique home features 4 bedrooms (plus a bunk room w/ 3 bunks), 2.5 bath with a grand bathroom sink you just must see to believe. Radiant heated floors on both floors, and a wood burning stove will be sure to keep you warm while you enjoy the great room, surrounded by beautiful original stain glass windows & wainscoting. Beautiful master bedroom & bath, as well as first floor laundry! Spiral staircases lead you to 2 lofts w/original Globe lighting and Original Bell tower (the bell still works!) There is an exterior shed for extra storage & a fenced back yard, as well as a concrete driveway and heated sidewalks! Walk to all the amenities in town & the HoliMont Cascade chairlift. Square Footage does not match country records, as per owners measurements, it is 4,000 sq. ft. $749,900 Active

46 Martha Street Ellicottville, New York

4 Beds 3 Baths 4,000 SqFt 0.250 Acres

$749,900 Active

4678 Helenwood Drive Clarence, New York

4 Beds 3 Baths 3,030 SqFt

Expertly designed luxury patio home in the finest of locations displays quality throughout. Rarely found 4 full bdrms, 3.5 baths lends many options for carefree lifestyles. Enter the open foyer flanked by French doors to study with custom built-ins. Perfectly located central family room has gas fireplace and rear facing windows. Dream kitchen features 123” island encompassing 2nd sink & disposal, microwave & wine cooler. Double ovens, 5 burner cooktop, granite countertops, walk-in pantry. Bright dining space has wall of windows, access to large covered deck, cable, gas outlet, water view. Generous owner’s suite, walk-in closet, oversize shower. Lower level is a living space of its own for extended family or guests. 2 brms.,28x15 great room, ct floor, full bath. Walk out to expanded patio. Hardwood floors 1st level, wide crown molding, 9’ & 12 ‘ceilings, 8’ doors, whole house speakers, central vac,upgraded lighting, storage galore. Compare low condo taxes. Make it yours and enjoy life here! Also listed as a condo - See ML# B1343079 $749,900 Pending

9691 Golden Aster Court Clarence Center, New York

4 Beds 4 Baths 3,823 SqFt 0.230 Acres

Beautiful new townhouses being built in The Village of Williamsville! Classic, Premier and Luxury levels of finishes are available with prices starting in the upper $400's. This plan has 2 floors of luxury living space. Garage. Green space. First floor master bedroom with walk in closet and full bath. Office/den. Dining room. Walk to Main Street shops, restaurants, Glen Park and Island Park all in the Historic Village of Williamsville! 30 sites available with Condo status for reduced property taxes. Buyer pays Transfer tax. $749,900 Active

141A California Williamsville, New York

3 Beds 3 Baths 2,800 SqFt

Expertly designed luxury patio home in the finest of locations displays quality throughout. Rarely found 4 full bdrms, 3.5 baths lends many options for carefree lifestyles. Enter the open foyer flanked by French doors to study with custom built-ins. Perfectly located central family room has gas fireplace and rear facing windows. Dream kitchen features 123” island encompassing 2nd sink & disposal, microwave & wine cooler. Double ovens, 5 burner cooktop, granite countertops, walk-in pantry. Bright dining space has wall of windows, access to large covered deck, cable, gas outlet, water view. Generous owners suite, walk-in closet, oversize shower. Lower level is a living space of its own for extended family or guests. 2 brms.,28x15 great room, ct floor, full bath. Walk out to expanded patio. Hardwood floors 1st level, wide crown molding, 9’ & 12 ‘ceilings, 8’ doors, whole house speakers, central vac, upgraded lighting, storage galore. Compare low condo taxes. Make it yours and enjoy life here! Also listed as a single family - See ML# B1343077 $749,900 Pending

9691 Golden Aster Court Clarence Center, New York

4 Beds 4 Baths 3,823 SqFt

Impeccable is the best word to describe this brick, 4 bed, 4 full bath home that features a traditional, yet open, first floor plan on a generously sized lot in exclusive Birdsong Estates. Gorgeous cherry hardwood floors are carried throughout the first floor which features a convenient full bathroom, private office/guest bedroom, spectacular cherry kitchen with gourmet stainless appliances, granite countertops and massive kitchen island. The kitchen opens to the breakfast area, the southern-exposed sun/morning room, and the family room beyond. An open staircase leads to the unfinished lower level. A turned staircase leads to the well-designed second floor that features the oversized primary suite, and three additional bedrooms, one with ensuite bathroom, and a convenient hall bathroom. The gorgeous backyard features a paver patio, mature landscaping with irrigation system, and a natural gas generator. The 3+ car garage rounds out the key amenities. This beautiful home is conveniently located just minutes from the Villages of Orchard Park and East Aurora, Highmark Stadium, and Rt. 219, making all of WNY accessible within just 20 minutes. $749,900 Active

27 Woodthrush Trail Orchard Park, New York

4 Beds 4 Baths 3,582 SqFt 0.620 Acres

Amazing home for sale! Do not miss out join this amazing opportunity of 14.54 acre land that will wow you every step of the way. This three bed, two and a half bath home is the perfect home for all of your outdoor wants and needs. A charming living room that is great for entertainment with a wood burning stove that will keep you cozy. Let's not forget large bedroom sizes that make the room for anyone to make your own. The land speaks for itself with breath taking view all around you for every season. A beautiful long driveway that is perfect for your privacy needs. Dont miss out on this one of kind home! Make an appointment today! This home will not last long. $750,000 Active

856 Porterville Road East Aurora, New York

3 Beds 3 Baths 2,680 SqFt 14.540 Acres

Welcome to 101 Briggswood Drive! A Thomas Johnson built, brick center entrance colonial situated on a 1 Acre Lot surrounded by mature trees and Landscaping. This nearly 4000 sq ft, 4 Lg bdrms, 2 full & 2-1/2 bath Traditional home features extensive custom woodwork and aesthetic detail. This home includes a library/office, Mud Rm, Florida Rm, exercise/dressing room and family rm, Master suite is exquisite, features whirlpool tub, shower, his/hers walk-in closets & bath room storage. Finished lower level includes 1/2 bath, office/craft room, storage & flexible recreation space and a work shop. The private backyard oasis boasts a heated gunite pool with jacuzzi, pool house w/bath & dressing room and a beautiful patio to relax and enjoy! Updates include Aqua-system sprinkler system for front yard, invisible dog fence, new central vac power unit, Gas insert Fireplace, dishwasher, subzero fridge, interior paint by Darling, complete tear off roof 2019. New sump w/water backup, 2020 light fixtures-Living room fans w/remotes & Furnace & HWT. $750,000 Pending

101 Briggswood Drive Elma, New York

4 Beds 4 Baths 3,949 SqFt 1 Acres

Phone

716.228.2294

Email

jb@blackwillowventures.com

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