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

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

Our Listings

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

44 South Avenue Chautauqua, New York

6 Beds 3 Baths 2,486 SqFt 0.050 Acres

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

53 Old Tower Lane Amherst, New York

2 Beds 2 Baths 2,029 SqFt 0.190 Acres

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

53 Old Tower Lane Amherst, New York

2 Beds 2 Baths 2,029 SqFt 0.190 Acres

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

24 Deer Crest Court Elma, New York

4 Beds 4 Baths 4,135 SqFt 15.140 Acres

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

800 W Ferry Street 6A Buffalo, New York

2 Beds 3 Baths 1,959 SqFt 0.020 Acres

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

245 S 1st Street Lewiston, New York

3 Beds 2 Baths 1,775 SqFt 0.480 Acres

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

615 Lake Road Youngstown, New York

3 Beds 3 Baths 2,664 SqFt 2.800 Acres

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

9250 Hunt Club Lane Clarence, New York

4 Beds 3 Baths 3,459 SqFt 1.610 Acres

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

304 Depew Avenue Buffalo, New York

3 Beds 2 Baths 2,609 SqFt 0.260 Acres

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

65 Winston Road Buffalo, New York

3 Beds 3 Baths 2,200 SqFt 0.120 Acres

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

9004 Roberts Grove Clarence, New York

4 Beds 3 Baths 2,720 SqFt 0.290 Acres

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

5865 Strickler Road Clarence, New York

5 Beds 4 Baths 3,250 SqFt 1.200 Acres

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

3353 Cross Creek Hamburg, New York

4 Beds 3 Baths 2,991 SqFt 0.500 Acres

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

2425 W Mina Road Clymer, New York

4 Beds 4 Baths 2,403 SqFt 8 Acres

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

120 Forest Drive Orchard Park, New York

3 Beds 4 Baths 2,803 SqFt 0.620 Acres

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

3518 Lakeview Road Hamburg, New York

4 Beds 3 Baths 2,730 SqFt 4.080 Acres

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

648 Lebrun Road Amherst, New York

4 Beds 4 Baths 3,478 SqFt 1.200 Acres

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

1141 Delaware Avenue Buffalo, New York

3 Beds 4 Baths 4,079 SqFt 0.070 Acres

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

3734 Carol Drive Bemus Point, New York

3 Beds 3 Baths 2,110 SqFt 1.300 Acres

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

46 Hurst Avenue Chautauqua, New York

4 Beds 2 Baths 1,567 SqFt 0.060 Acres

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

39 The Hamlet East Amherst, New York

4 Beds 6 Baths 3,692 SqFt 0.610 Acres

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

2 Ashdale Circle Amherst, New York

4 Beds 3 Baths 2,971 SqFt 0.460 Acres

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

78 Keswick Road Amherst, New York

4 Beds 3 Baths 2,965 SqFt 0.440 Acres

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

3240 W Blood Road Elma, New York

4 Beds 4 Baths 5,208 SqFt 6.800 Acres

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

6197 Ward Road Boston, New York

3 Beds 3 Baths 4,318 SqFt 1.750 Acres

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

1637 Lake Road Youngstown, New York

4 Beds 3 Baths 2,800 SqFt 1.940 Acres

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

225 S Rockingham Amherst, New York

4 Beds 4 Baths 3,224 SqFt 0.320 Acres

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

3807 Route 430 Bemus Point, New York

3 Beds 4 Baths 2,116 SqFt 0.480 Acres

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

65 Dorchester Road Buffalo, New York

4 Beds 2 Baths 2,670 SqFt 0.120 Acres

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

1691 Bowen Road Elma, New York

3 Beds 3 Baths 2,970 SqFt 4.830 Acres

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

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

88 Leicester Road Kenmore, New York

4 Beds 4 Baths 3,930 SqFt 0.250 Acres

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

166 Harbridge Williamsville, New York

3 Beds 3 Baths 2,198 SqFt 0.250 Acres

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

235 Stonham Way Buffalo, New York

3 Beds 3 Baths 2,243 SqFt 0.270 Acres

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

1587 Lake Road Youngstown, New York

3 Beds 3 Baths 1,983 SqFt 3.100 Acres

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

5404 Alderbrook Lane Clarence, New York

4 Beds 3 Baths 2,658 SqFt 0.150 Acres

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

140 S Rockingham Way Amherst, New York

4 Beds 4 Baths 3,735 SqFt 0.410 Acres

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

5650 Keems Lane Hamburg, New York

4 Beds 4 Baths 3,479 SqFt 0.930 Acres

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

4833 W Lake Road Mayville, New York

8 Beds 10 Baths 6,651 SqFt 1.500 Acres

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

36 Scott Avenue Chautauqua, New York

4 Beds 2 Baths 1,972 SqFt 0.050 Acres

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

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

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

709 Lake Road Youngstown, New York

4 Beds 3 Baths 2,474 SqFt 2.880 Acres

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

6850 Niles Road Ellicottville, New York

4 Beds 4 Baths 4,010 SqFt 0.730 Acres

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

760 W Ferry Street Buffalo, New York

3 Beds 3 Baths 2,437 SqFt 0.170 Acres

Phone

716.228.2294

Email

jb@blackwillowventures.com

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