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$210,000
4 Beds ⋅ 1 Baths ⋅ S1673765 MLS
Discover a truly unique opportunity with this beautifully renovated, turnkey four-bedroom, one-bath home, nestled on a picturesque riverfront lot in the heart of Tug Hill. This property offers direct access to snowmobile and ATV trails, making it a paradise for outdoor enthusiasts eager to embrace adventure year-round. What was once Louie's Bar has been partially transformed into an inviting personal lounge and bar, providing endless possibilities for relaxation or entertaining guests with just a little TLC. This home also presents an excellent opportunity for an income property, whether you choose to rent it out seasonally or convert it to a full-time rental. Additionally, for sale next door is a spacious three-stall garage equipped with a heater and an upper loft, enhancing functionality and storage for all your toys. Please see MLS# s1673262 for more information regarding parcel #171.04-02-10.000. With snowmobiling, ATVing, hunting, hiking, camping, and biking right at your doorstep, this location offers an abundance of recreational opportunities. Don’t miss out on this incredible chance—call today for more information!

505 State Route 177, Pinckney
$198,500
3 Beds ⋅ 2 Baths ⋅ R1673623 MLS
Seller says make an offer all will be looked at! Fully renovated and rebuilt from the studs up, featuring brand-new electrical, mechanical, and plumbing systems, insulation, drywall, interior finishes, kitchens, bathrooms, and safety features—offering you the quality and peace of mind of a near-new home. new kitchen appliances have been added. Welcome to your peaceful countryside retreat in Sherman where comfort, charm, and convenience come together on this beautiful property. This inviting three-bedroom, two-bath home offers the perfect blend of space and serenity, ideal for those looking to escape the hustle while still staying connected to local amenities. Enjoy the tranquility of your own acreage—perfect for gardening, outdoor gatherings, or simply soaking in the serene views that surround you. Located just moments from the heart of Sherman, you’re close to everything you need including the post office, downtown shops, restaurants, bars, the library, and city hall. Outdoor enthusiasts will love being just a short 5-minute drive to Findley Lake where you can take in stunning lake views, access a convenient boat and canoe launch, and explore charming local shops and eateries. Adventure continues year-round with Peek’n Peak Resort only a 10-minute drive away, offering skiing, golf, and seasonal activities. Within 20 minutes, you can reach the shores of Lake Erie and explore nearby vineyards, while snowmobile enthusiasts will appreciate direct access to trails just a quarter mile away. Plus, you’re within easy driving distance of Chautauqua Lake, adding even more opportunities for recreation and relaxation. This property offers the best of both worlds—quiet country living with easy access to year-round attractions, making it a perfect full-time residence, vacation home, or investment opportunity.

141 Kipp Street, Sherman
$60,000
B1673267 MLS
Own this 0.40-acre partially wooded lot in Cape Vincent, NY, a laid-back community known for its stunning views of Lake Ontario and easy access to boating and fishing. Spend your days enjoying local marinas, waterfront dining, and the charm of a small town that feels like a true getaway. The property is just about 30 minutes from Watertown for shopping, dining, and everyday essentials, while still offering a peaceful retreat away from the noise. With natural beauty, fresh air, and a relaxed pace of life, this is a great spot to build or invest. Priced below market value, this is one of the best deals on the market right now.

00 Tibbets Pt Road, Cape Vincent
$320,000
5 Beds ⋅ 2 Baths ⋅ S1668573 MLS
Spacious and well-maintained 5-bedroom, 2 full bath home located in the Westmoreland School District! This one-owner home has been thoughtfully built and cared for offering quality craftsmanship and lasting value throughout. Move-in ready and professionally cleaned, the home features beautiful hardwood floors in every room (even under the carpets!) and has been recently painted for a fresh, updated feel. The flexible layout includes a fully finished basement, providing additional living space perfect for a family room, recreation area, or home office—along with ample storage throughout the home. Enjoy the convenience of first-floor laundry and two first-floor bedrooms, one with access to a heated, enclosed sunporch. An additional enclosed sunroom at the back of the home, from the garage, offers even more space to relax and unwind. Energy efficiency is a standout feature with AC/heat split units on both levels, complemented by a hot water boiler system and excellent insulation for cost-effective comfort. The heated attached garage includes a dedicated workspace, and the oversized driveway offers plenty of parking with a turnaround area. Situated on a quiet neighborhood street with a country feel, this property provides privacy with no rear neighbors—just peaceful views of open farmland. Additional highlights include public water and a newer septic system. Less than 1 mile to the town park and close to local amenities, shopping, schools, thruway access & more! A rare opportunity to own a solid, well-built home with space, comfort, and privacy—schedule your showing today!

4852 Stop 7 Road, Westmoreland
$410,000
6 Beds ⋅ 4 Baths ⋅ S1667767 MLS
This stunning 6-bedroom, 4-bath Italianate gem blends timeless 1860s craftsmanship with a top-to-bottom renovation for today’s lifestyle. Every detail has been thoughtfully restored or renewed, preserving its historic charm while adding modern comfort. Step inside to a bright, open layout where wide-plank floors flow throughout. The spacious first-floor primary suite offers a private entrance and deck, providing a serene retreat. The heart of the home is the custom kitchen — a showstopper with maple cabinetry, granite counters, spalted maple and resin-pour island, and premium new appliances, including an Italian-made FORNO microwave drawer. The inviting dining and living spaces feature beautiful finishes and abundant natural light. Convenience is everywhere — laundry on both levels, multiple walk-in closets, and a rebuilt south wing of the home. The first-floor mudroom is a true standout, featuring a custom dog wash station with marble-look tile, natural wood trim, and a sleek pull-down faucet — perfect for pets, boots, and more. Upstairs, generous bedrooms and updated baths offer comfort for family or guests. Outside, enjoy a spacious porch with an antique stained-glass light and room for future landscaping touches. Major updates include new insulation, windows, mechanicals, and more — all completed with care to honor the home’s original character. Located in the charming village of Weedsport, this property is close to schools, shops, and commuter routes. A rare opportunity to own a fully renovated historic home that’s both elegant and practical — ready for its next chapter.

8914 Jackson Street, Brutus
$136,000
6 Beds ⋅ 4 Baths ⋅ R1666416 MLS
Turn key income producing 4 unit! Gross income of $2350 per month with tenants paying all own utilities. One unit was just remodeled in Feb 2026. Currently has Property management which could stay on.

341 Willard Street, Jamestown
$180,000
2 Beds ⋅ 2 Baths ⋅ B1663906 MLS
Welcome to ease of living, to your homebase, to your solitude. Nestled in the Williamsville school district lies a 2 bed 2 bath 1,175 square foot condo that is minutes away from the Buffalo International Airport and down the road from Main St in Williamsville and a nature trail just outside. This condo features a bathroom right off the main bedroom as well as a main bathroom for guests, 2 spacious bedrooms, a balcony to overlook the sunrise, over 300 square feet of living room space, a kitchen with over 13 feet of counter area, your own garage spot and even additional parking in the front of the building. With its location and style, 335 South Cayuga Rd is able to deliver conveniences without breaking the bank! Pets are allowed will approval.

335 S Cayuga Road Unit B, Amherst
$35,000
4 Beds ⋅ 1 Baths ⋅ B1663288 MLS
Large 4-bedroom, 1 bath mobile with 3 sheds located in the lovely Byron Mobile Home Park. Brand new furnace and water heater, February of '26. 2 entrances offers a bonus space for a pantry or mudroom. Large eat in kitchen with island to fit all of your friends and family. Washer and dryer are located in the generously sized bathroom, right off of the master bedroom. Home contains many newer, tilt in windows. Rent is only $390, because all utilities are separate! This is a mobile home in a park. Square footage is for this mobile home, lot 8, only. All offers are contingent upon receiving park approval within 48 hours. Please allow at least 24 hours for offer review.

6461 Swamp Road, Byron
$485,000
R1660258 MLS
Excellent opportunity to acquire a cash-flowing manufactured home park operating at an approximately 10% cap rate, located in the Village of Deposit, New York. This rare two-parcel package is ideal for investors or owner-occupants seeking immediate income with built-in upside. Offered as a single sale, the property features 16 total lots, with 2 currently unoccupied, allowing for near-term revenue growth. The park is fully serviced by public village water and sewer. No water testing requirements by the Department of Health. The sale includes three park-owned manufactured homes. The 2008 Eagle Ridge double-wide has seen recent improvements, including a new water heater and range/microwave. It offers 3 bedrooms, 2 full baths, central air, a gas furnace, and an attached garage. Interior features include wood-paneled accents and a bonus room ideal for an additional bedroom or home office. The 1990 Titan single-wide features 2 bedrooms and 1 full bath, a large built-on porch, and a storage shed on the lot. The home has been updated with new flooring. The older-style single-wide includes a new refrigerator and recent bathroom updates. All remaining homes in the park are tenant-owned and occupied, providing consistent cash flow with limited landlord maintenance obligations. Parcels sold together: Tax Map #349.17-9-1 and Tax Map #349.17-3-12. Please respect residents’ privacy. One Owner is a NYS Licensed Real Estate Salesperson.

1 Main Street, Deposit
$159,900
3 Beds ⋅ 1 Baths ⋅ R1654458 MLS
Discover the potential of this bright and character-filled home, offering a rare opportunity for investors, renovators, or anyone looking to bring new life to a classic property. Rich with original details, formal dining, beautiful woodwork throughout, hardwood floors, vintage craftsmanship, and an inviting layout that’s ready for you to enjoy and make your own. Solid house and generous room sizes make this the perfect restoration project for those who appreciate historic charm in a convenient City of Oneonta location. With a few updates, this property could shine as an owner-occupied residence or a income-producing rental. The spacious lot and flexible floor plan provide multiple options for customization, expansion, and upgrades. Whether you’re an investor seeking your next profitable project, first time home-buyer or a homeowner with a vision, this property offers incredible value and endless possibilities. Bring your ideas—and unlock the full potential of this wonderful three bedroom Oneonta home in walking distance to Fox Hospital and the historic downtown shops and eateries. Priced to sell.

16 Gault Avenue, Oneonta
$195,000
2 Beds ⋅ 1 Baths ⋅ S1642723 MLS
NEW PRICE Quietly located 2 BR Ranch close to shopping and business. Walking distance to Village Center with new sidewalks and walkways. Newer architectural roof shingles, newer New York Sash replacement windows. Recently installed Carrier Gas Forced Air Furnace and Water Heater. Updated 200 Amp electrical service. Easily maintained with newer mechanicals and an attractive Lot.Former owners enjoyed Gardening and have a Shed on the back line. A spacious one stall attached garage with area for a shop. MOST RECENTLY DOCUMENTED MOLD REMOVAL AND RADON REMEDIATION AS WELL AS REPAIRS AND UPGRADES

60 Franklin Avenue, Kirkland
$425,000
2 Beds ⋅ 3 Baths ⋅ S1628418 MLS
Step back in time, specifically 1914 and immerse yourself in a place of mystery and magnificence. A grand building Where we can imagine the secret meetings, voices, and music that once echoed in the halls. Step inside one of the few modern monoliths that remain standing firm...of the Masonic Lodge. Step inside one of the few modern monoliths that remain standing firm of the Masonic Lodge. Setting majestically on the corner of Prospect and School streets, in the City of Little Falls, this French Gothic Castle is striking with its back drop of the Mohawk River and the Valley hilltops. The building is constructed of brick and stone with French Medieval half timber work and cement stucco. The framing is a combination of wood and Steel beams, the latter used to support the wider spans and heavier weight loads associated with the larger rooms in the building. The main roof and roofs of the two towers are red terra cotta tile flashed with copper. Over the years the building has been utilized for other purposes including: a nursery school, pottery and art studio, dance and music practice and presentations, elegant events, and as a magnificent living space. With Over 12,000 square feet of interior space, the sky really is the limit on the elevated living spaces and, the creative and imaginative, entrepreneurial spirit of the inhabitants. The current owners have invested a significant investment into the property and taken the potential of what could be created, to a whole new level! On the main level, an incredible bar was installed with the vision of a space that can host elegant affairs. A 150 thousand dollar screen projection system was installed to offer full motion picture, professional licensed current content. Custom ballroom curtains with materials ordered from France adorn the space. A full level of the castle offers living quarters. Much of the custom kitchen is already installed. 2 bedrooms and grand, personal entertaining rooms boast soaring ceilings and magnificent views. There is an abundance of building materials on site that will convey to the next owner to complete the vision. A total of 4 parcels will convey with this extraordinary property.

5 & 9 Prospect Street, Little Falls City
$600,000
4 Beds ⋅ 3 Baths ⋅ S1611794 MLS
Sprawling yard overlooking a beautiful waterfront view of Upper Lake Moraine! 2011 Ranch home with 4 beds and 2.5 baths. Northwest-facing front porch is an amazing spot to take in the tranquility of this home while watching the sunset over the water or sporadic northern lights activity! High ceilings and large kitchen with island and plenty of cabinets and counter space. Dining area off kitchen with window facing the lake. Living room with gas fireplace insert. Kitchen dining and living room all have recently resurfaced black cherry hardwood flooring! Waterfront space has been thoughtfully updated to enhance the entry into the water, making it easy to access for canoes, kayaks, paddleboards, floats, swimming, and fishing! Newer stone patio and rock fire pit right by the water. Huge main bedroom and bathroom suite boats a large window facing the water, a beautiful way to wake up each day you are there! Side covered porch off main bedroom for the abitily to enjoy the outside right from there. 3 car attached the garage with newly finished cement floor almost makes it look like a living space, but provides lots of storage. 1 of the 3 garage doors is extra tall. Electric vehicle charger. Full basements with laundry space, and could be finished if desired. Easy access to basement from garage, inside house and outside. Hot water baseboard heat and heat pump. Recently upgraded electric. Paved driveway with stonewall accent at the top. Plenty of parking space.

5612 E Lake Road, Madison
$235,000
5 Beds ⋅ 2 Baths ⋅ B1700186 MLS

193 Velore Avenue, Orchard Park
$565,000
4 Beds ⋅ 3 Baths ⋅ R1702241 MLS
Better than building! Perfectly situated on a quiet cul-de-sac street with sidewalks in one of Chili's most desirable neighborhoods.Thoughtfully renovated with designer finishes and nearly EVERY MAJOR UPDATES already completed, this exceptional 2 story colonial delivers the rare combination of timeless style, modern comfort, and true move-in-ready living. Stunning designer kitchen and fully remodeled bathrooms. BRAND NEW furnace, central air conditioning, hot water tank, and sump pump. Offering 3,107 square feet, including finished lower level 800 sq ft, features 4 bedrooms, 2.5 baths and a versatile first-floor office with potential 5th bedroom. Grand 2 story foyer and thoughtfully designed family room with gas fireplace and adjoining living room. Designed to impress, the expansive chef inspired kitchen blends exceptional scale with timeless design, showcasing waterfall quartz countertops, custom cabinetry, dramatic oversized island with abundant seating space, a walk-in pantry, and a dedicated coffee bar, seamlessly unfolding into an expansive morning room where soaring ceilings, walls of windows, and effortless access to thoughtfully designed outdoor entertaining spaces create an exceptional setting for gathering, highlighted by a new Trex deck and stamped concrete patio overlooking the private, tree-lined backyard. Every bathroom has been beautifully remodeled with timeless finishes, while new flooring throughout the second floor complements the spacious primary suite featuring a walk-in closet and elegant ensuite bath. The beautifully finished lower level offers exceptional flexibility for a media room, fitness studio, children's playroom or guest retreat. Private backyard retreat features new HEATED above ground pool, covered pavilion, hot tub, fire pit, professionally landscaped grounds, invisible fence, mature trees, and a storage shed creating the perfect setting for entertaining or quiet evenings at home. Designer renovations, exceptional indoor & outdoor living, and nearly every major improvement already completed make this a truly turnkey opportunity where all that's left to do is move in and enjoy! Delayed negotiations offers due by 6pm August 2nd.

11 Liverpool Heights, Chili
$100,000
3 Beds ⋅ 2 Baths ⋅ B1701704 MLS
Pristine condition in this 1995 double wide 3-bedroom, 2 bath home with a massive kitchen and plenty of cupboard space. The home comes complete with all newer appliances, washer dryer, tankless hot water heater, central air, 2 car garage with a removable ramp over the steps for easy access. Sunroom/3 season room is great for lounging and reading a book or as a morning room for your coffee time. Complete with quality furniture and move in ready! This is the one you have been waiting for.

123 Golden Pond, Newstead
$300,000
3 Beds ⋅ 1 Baths ⋅ B1691687 MLS
Fall in love with this unique home featuring 172 feet of waterfront on Tonawanda Creek and a beautiful park-like backyard. Relax on the spacious deck or gather around the fire pit while taking in the peaceful surroundings. Inside, the open-concept floor plan creates a bright and inviting flow, complemented by newer flooring and windows. Recent updates include a newer furnace and hot water tank with an expansion tank for added peace of mind. Fishing enthusiasts will appreciate having bass, pike, and walleye right outside their door. Completing the property is a large garage with electricity and ample dry storage, making this home the perfect blend of comfort, recreation, and functionality.

6550 Tonawanda Creek Road, Lockport Town
$316,000
3 Beds ⋅ 2 Baths ⋅ R1699936 MLS
Move-in ready ranch in the heart of Penfield! This 3-bedroom, 1.5-bath home features an open, modern kitchen that flows into the living space, perfect for everyday life or hosting friends. The full bath has been updated with modern finishes. The finished basement is built for entertaining, with a bar area and half bath ready for game days and get-togethers, plus a bonus room that works as a 4th bedroom, home office, or playroom. Step outside to a fully fenced backyard offering privacy in a convenient location. A door off the kitchen leads to the back patio, ideal for morning coffee or dinners outside, and there's a fire pit area for summer nights. Mature landscaping gives the yard an established, peaceful feel, and the driveway has been newly sealed. Big mechanics are newer so you can move in with peace of mind and nothing major to do. Close to shopping, restaurants, and the expressway, this location keeps you near everything you need. Don't miss this one! SF per appraisal. Delayed Negotiations Tuesday 7/28 at 6pm.

35 Valley View Drive, Penfield
$400,000
3 Beds ⋅ 3 Baths ⋅ R1700671 MLS
Welcome to this classic center-entrance Colonial, beautifully situated on just over an acre in a highly desirable location! A soaring two-story foyer welcomes you inside, where formal living and dining rooms offer the perfect setting for entertaining. At the heart of the home, the spacious kitchen opens to an inviting family room featuring a cozy fireplace and direct access to the expansive backyard. Upstairs, you’ll find three generously sized bedrooms, including a comfortable primary suite with a private bath and large walk-in closet with a custom organizer. First-floor laundry and an attached two-car garage add everyday convenience, while the open, dry basement offers excellent storage and exciting potential for additional living space. With plenty of room to relax, entertain, and make it your own, this home is ready to welcome its next owner! Delayed negotiations until Wednesday 7/29 @ 9 am

2 Sibleyville Lane, Mendon
$285,000
3 Beds ⋅ 1 Baths ⋅ S1698085 MLS
Welcome home to this charming Cape Cod, where classic character is complemented by thoughtful updates. Warm hardwood floors and abundant natural light create a home that's equally comfortable for quiet evenings at home or entertaining guests. A spacious gathering room offers the perfect place to unwind, while the updated kitchen with a breakfast bar and bright dining area serves as the heart of the home. The flexible floor plan includes a convenient first-floor bedroom and full bath, with two additional bedrooms upstairs, providing versatility for guests, a home office, or hobbies. The partially finished basement adds approximately 200 square feet of bonus living space—ideal for a recreation room, workout area, media room, or creative studio—while the unfinished area provides additional storage and laundry space. Step outside to enjoy the level backyard, offering space to garden, entertain, or simply enjoy the outdoors. An oversized detached garage and storage shed provide ample room for vehicles, tools, lawn equipment, and seasonal storage. A radon mitigation system is already in place, and all kitchen appliances, along with the washer and dryer, are included for added convenience. Located in the highly sought-after Westhill School District, this home offers convenient access to Wegmans, shopping, dining, parks, major highways, and everything Syracuse and the surrounding communities have to offer. Beautifully maintained, it offers the perfect blend of charm, comfort, flexibility, and convenience.

205 Windemere Road, Geddes
$170,000
3 Beds ⋅ 1 Baths ⋅ R1697970 MLS
Come take a look at this Move-In Ready Ranch! Featuring: Eat-In Kitchen w/Breakfast Bar & Sliding Glass Door to the Patio, 3 bedrooms (one bedroom is very small), 1 Full Bath, Nice Size Family Room, Newer Thermal Pane Windows, Hot Water Baseboard Heat, 2 Mitsubishi Electric Mini Splits, Large Basement w/Finished 9 x 24 Room, Vinyl Siding, Open Front Porch, Attached 1.5 Car Garage, all on a Very Nice 1 Acre Lot. Close to Shopping, Restaurants, Great Lakes Trail & Lake Ontario. Delayed Negotiations Until 7/28/2026 at 10:00AM

890 Peck Road, Parma
$90,000
R1698139 MLS
Some dreams start with four walls. Others start with 4.90 acres. Some properties give you room to build. This one gives you room to breathe. With 4.90 mostly level acres and open farmland stretching behind you, this Farmington parcel offers the perfect balance of privacy and wide-open views. Whether you're ready to build now or looking for land to hold for the future, this is an opportunity to create something that's entirely your own.

4931 Rt-96, Farmington
$325,000
3 Beds ⋅ 2 Baths ⋅ S1694753 MLS
Welcome home! This 3 bedroom 1.5 bath home offers an open concept living area with fireplace and a kitchen that opens to the perfect backyard. Fully fenced in offering ample space for activities complete with shed and porch. Basement is finished with laundry room, half bath, and family room that has a fire place as well as dry bar that leads to hot tub and in-ground pool. Pool has a brand new liner as well as pump and has been professionally opened. Home has been updated with full lock/security system (cameras do not convey). All within close proximity of a playground. Ideally located near Chittenango Falls State Park, Sullivan Park, and Green Lakes State Park, offering scenic trails, lakes, and year-round outdoor recreation. Just 15 minutes from shopping and dining at Towne Center at Fayetteville and convenient access to major highway routes.

211 Juneway Drive, Sullivan
$270,000
3 Beds ⋅ 2 Baths ⋅ R1698822 MLS
Welcome to this well-maintained 3-bedroom, 2-full bath ranch located in the highly sought-after Spencerport School District! Nestled in an established neighborhood, this home sits on a desirable pie-shaped lot with a wooded backdrop, offering added privacy and a peaceful setting. Inside, you'll find gleaming hardwood floors throughout much of the home, a spacious living room centered around a cozy wood-burning fireplace, and an updated kitchen featuring granite countertops. The updated first floor full bathroom showcases stylish tile flooring. A sliding glass door leads to the backyard deck, providing a great space to relax or entertain while overlooking the private yard. The partially finished walkout basement offers additional living space and endless possibilities for a family room, home office, or workshop. Additional features include vinyl replacement windows and a new hot water tank installed in 2019. Square footage listed does not include finished walkout basement! Schedule your viewing today!

5 Ronald Circle, Ogden
$456,530
3 Beds ⋅ 4 Baths ⋅ R1698666 MLS
The one you’ve been waiting for, where luxury updates, thoughtful design, and exceptional care come together in one unforgettable home. Meticulously updated from top to bottom, this one of a kind 3 bedroom/3.5 bath colonial is the definition of move-in ready! Every inch of this home has been thoughtfully designed with quality finishes and functionality in mind. Offering multiple living spaces, there’s room for everyone to spread out, entertain, work from home, or simply unwind. The heart of the home features a beautifully updated kitchen with granite countertops, tile backsplash, professionally painted cabinetry, stainless steel appliances. Engineered hardwood flooring flows throughout the main level, complemented by custom trim work, updated lighting, and a beautifully renovated powder room. The finished basement provides an incredible extension of living space with a stunning electric fireplace, custom feature wall, new vinyl flooring, an office or possible 4th bedroom, and a FULL bathroom, creating the perfect space for movie nights, a playroom, home gym, or entertaining. Upstairs, retreat to the luxurious primary suite showcasing a spa inspired bathroom renovation with heated marble floors, king tub, walk in marble tile shower, designer vanity, and elegant lighting. Step outside to your own private backyard oasis featuring a stamped concrete patio, above-ground pool with a newer liner, and beautifully landscaped grounds perfect for relaxing or hosting family and friends all summer long. The list of improvements is truly exceptional, including a new roof, upgraded 220-amp electrical service, professionally serviced furnace and central air, new front and rear doors, custom front pillars, newer driveway, finished and insulated garage with epoxy flooring, epoxy-coated front walkway, updated garage door, and over $75,000 in recent renovations, providing peace of mind for years to come. This is a rare opportunity to own a home where every detail has already been done for you, simply unpack and enjoy. Delayed negotiations are in effect. All offers are due Monday, July 20th at 1:00 PM.

Greece
$770,000
4 Beds ⋅ 4 Baths ⋅ B1698691 MLS
Originally showcased as the Patrick Custom Homes Horizon Home Show Model, this impeccably maintained one-owner residence offers quality craftsmanship, timeless design and one of the neighborhood's most desirable pond-front homesites. Offering 2,814 square feet plus a beautifully finished lower level, every space reflects thoughtful upgrades, quality construction and meticulous care. A welcoming covered front porch opens to a grand foyer featuring Oil-Rubbed Brazilian Mahogany hardwood floors extending through the private study, formal dining room, kitchen, eating area and command center. Nine-foot ceilings, a dramatic 12-foot family room, custom millwork, and wider crown and base moldings enhance the home's timeless design. The kitchen features granite countertops, abundant cabinetry, newer stainless steel appliances, generous workspace, a spacious eating area and adjoining command center with built-in desk and window seat. A private study with French doors and first-floor laundry complete the main level. The primary suite features a private balcony, walk-in closet and glamour bath. Three additional bedrooms include two with walk-in closets. The finished lower level (900 sqft) offers a family room, recreation area, wet bar, full bathroom, surround sound and dedicated storage—perfect for football Saturdays, game nights, holiday gatherings or overnight guests. Outside, enjoy professionally landscaped grounds with mature perennial gardens, whole-yard irrigation, an expansive concrete patio, fire pit and peaceful pond views with beautiful evening sunsets. Additional highlights include New York ENERGY STAR® certification, central vacuum, integrated sound system, water-powered backup sump system, updated interior paint (2020), newer carpeting (2021), 2.5-car garage and all kitchen and laundry appliances included. Beautifully maintained, thoughtfully upgraded and ideally located in one of Lancaster's most sought-after neighborhoods, this is the kind of home buyers wait for. Showings begin at the Open House Saturday 11:00 AM-1:00 PM. Offers will be reviewed July 21 at 12:00 PM.

6 Parliament Lane, Lancaster
$741,000
4 Beds ⋅ 4 Baths ⋅ B1698147 MLS
Welcome to this stunning 2,600-square-foot home nestled in the highly sought-after Princeton Park Estates! Designed with both comfort and entertaining in mind, this beautifully maintained residence offers spacious living areas, a fully finished basement complete with a custom bar, and quality finishes throughout. The chef-inspired kitchen flows seamlessly into the living spaces, while the reverse osmosis water filtration system adds everyday convenience. Step outside to your private backyard oasis featuring a large covered patio with a ceiling fan, a separate covered grilling station perfect for multiple grills and smokers, and no rear neighbors for added privacy. Car enthusiasts and hobbyists will appreciate the heated garage with hot and cold water, utility sink, and durable epoxy-coated floors. Situated on a quiet cul-de-sac, this exceptional home combines luxury, functionality, and an unbeatable location—making it a rare opportunity you won't want to miss! Open Houses are scheduled for Saturday, July 18, from 1:00 PM–3:00 PM and Sunday, July 19, from 1:00 PM–3:00 PM. All offers are due Monday, July 20, by 1:00 PM.

76 Jaycee Lane, West Seneca
$50,000
S1698588 MLS
Calling all horse lovers - this property is located adjacent to the Independence State Forest and the Otter Creek horse trails, ideally situated for the equestrian community. The property features a covered 4-stall area for your horses, an electric connection for your campers and an outhouse (fully functional, but mainly located there for looks. Also included is a mounting rack and stand. Property is level enough to hold several campers so your friends can join you.

6466 S Chases Lake Road, Greig
$260,000
3 Beds ⋅ 1 Baths ⋅ R1698417 MLS
Welcome home to this beautifully updated 3-bedroom, 1-bath ranch in the Village of Shortsville, offering the perfect blend of comfort, charm, and modern updates. From the moment you arrive, you’ll appreciate the pride of ownership and move-in-ready condition throughout. The remodeled kitchen (2021) serves as the heart of the home, featuring stylish finishes and a functional layout perfect for everyday living and entertaining. Cozy up by one of the two wood-burning fireplaces, creating warm and inviting spaces to relax year-round. The remodeled laundry room (2020) adds convenience, while the beautifully updated bathroom features a new floor (2019) and a complete refresh completed in 2025. Step outside to enjoy the spacious three-season room overlooking the generous backyard—an ideal place for morning coffee, summer gatherings, or simply unwinding after a long day. Garden enthusiasts will love the incredible opportunity to create their own outdoor oasis, with plenty of room for flowers, vegetables, or both. An insulated garage, storage shed, freshly painted exterior (2026), and newly resealed driveway (2026) add even more value and functionality. Major updates provide peace of mind, including a new roof (2024), allowing you to move in with confidence. If you’ve been searching for easy one-floor living with thoughtful updates, abundant outdoor space, and nothing left to do but unpack, this is the home you’ve been waiting for. Just pack your bags and move right in! Delayed Negotiations to take place July 20, 2026 at 5pm.

13 Lorraine Drive, Manchester
$262,650
4 Beds ⋅ 2 Baths ⋅ B1697779 MLS
Welcome to 831 Beach Road, a beautifully updated Cape Cod offering the perfect blend of space, comfort, and convenience in the heart of Cheektowaga. Situated on a desirable corner lot, this move-in ready home features four bedrooms, one and a half baths, and a thoughtful layout that provides plenty of flexibility. The spacious eat-in kitchen is a true centerpiece, offering abundant cabinet and counter space along with updated appliances that are perfect for everyday living and entertaining alike. The bright living room is filled with natural light, while fresh finishes throughout the home create a clean, welcoming feel. Upstairs, you'll find two generously sized bedrooms, while the full basement adds even more functional space with a partially finished recreation area, laundry, plenty of storage, and the convenience of a half bath. Whether you need a workout area, hobby space, or additional living area, the basement offers endless possibilities. Outside, enjoy a private yard with room to relax, entertain, or garden, along with a detached garage and concrete driveway that provide plenty of parking and storage. The attractive corner lot offers additional yard space and enhances the home's curb appeal. Located just minutes from major highways, shopping, restaurants, parks, and schools, this home combines a quiet neighborhood setting with exceptional accessibility to everything Western New York has to offer. Move-in ready and full of value, 831 Beach Road is ready for you to call it home.

831 Beach Road, Cheektowaga