Featured Properties

Elegant waterfront Victorian boasting 5200 sq ft on the Lower Niagara River. The winner of the HGTV Battle of the Block Christmas show & featured in the Tour of Kitchens, this home is conveniently located across from Niagara on the Lake, five minutes to Canada & one mile to Youngstown Yacht Club. Wrap around porch, kit w/granite countertops, FR w/gas FP & wet bar, master w/custom seating area & french drs to balcony, masterbath w/heated whirlpool tub, marble flring, steam shower, 2 walk-in closets & sewing rm. 2nd kitchen, frml DR, office, billard rm, mud rm. 3000+ sq ft historic barn.

Rich elegance & beautifully crafted this custom 4 bdrm, 2.5 bath home is located on 1.6+acre wooded lot w/view of the W.Niagara River. This stately, mostly brick home, welcomes you w/its 2 story foyer & curved staircase. 1st flr master w/tray ceiling, walkin closet, french drs to deck, full bath w/shower & deep soaking tub, 1st flr office, huge frml DR w/cath ceilings & french drs to covered deck. Great rm w/volume ceiling, hrdwd flrs, gas fireplace & skylites. Walk-out bsmt, 6 panel drs, pull down stairs to attic storage. Updates include A/C '09, furnace '05, HWT '06, windows thruout '10.

Spacious 5 bdrm, 2.5 bath home, quality construction, 5 acres, excellent river views & riparian rights. Waterfront area approx 182x125. Great rm w/pine cath ceiling, WBFP & french drs to rear deck & front porch, kit w/island & loads of cupboards, dining area w/vaulted ceiling, 1st flr bdrm or office, master w/cath ceiling, walk-in closet & full bath, abundance of windows to enjoy grounds & river view. 1st flr laundry, 6 panel drs, skylites, open flr plan, security, C/A, pull down stairs to attic storage. Updates; Overhead garage dr, roof (tearoff)'09, furnace '01, C/A '02.

Stately 4 bdrm, 2.5 bath home situated on ten acres! This custom home has soaring ceilings, office w/french drs, 1st flr master suite w/walkin closet & glamour bath, formal DR, gourmet kitchen w/island, blt-in cooktop & oven, 1st flr laundry, great rm w/stone fireplace, loft overlooks grt rm, finished attic, rear & front porches, inground gunite pool, wooded grounds w/cabins, bsmt has two finished rms, central air & vac, sprinkler system in front yard, solar panels, 2nd flr fam rm or 5th bdrm w/skylites, sump pump w/battery backup, 2 furnaces, 2 HWT's.

Designed with distinction! This extraordinary custom 4 bdrm, 2 bath home is for those who want style, unique open floor plan and the most amazing view of the beautiful West Niagara River. Fam rm w/stone WBFP. Soaring ceilings, hrdwd flrs, so many windows & glass drs, kitchen w/ceramic flr, blt-in Jennaire cooktop, oven & microwave, breakfast bar, master suite w/cath ceiling, WBFP, slding drs to upper deck. Stamped concrete entrance, 1st flr laundry, master bath w/skylite w/electric blinds, whirlpool tub & sep shower, loft overlooks the 1st flr, natural woodwork, office off one bdrm.

Right on the water! This stunning 3 bdrm, 1.5 bath ranch has picturesque views from almost every room of the E. Niagara River on a private half acre lot. Open, airy feeling throughout. Formal DR w/hrdwd flrs. Kitchen has garden window, marble countertops & WBFP. Hrdwd flrs in bdrms, spacious great rm w/cath ceiling & WBS, inviting year round sunrm & solarium w/ceramic flring overlooking river, dock & gazebo w/swing, dock has 50 ft boat slip, jet ski lift & boat lift w/shore power. Covered patio/breezeway w/pavers, full house generator, 4 zone heat. Many updates including septic system.

Motivated Seller! Excellent view, value & price for this 3+ bdrm, 3 bath waterfront Colonial is on almost 2 acres of wooded grounds & large area w/dock at river. Beautiful kit w/cherry cabinets, ceramic flr, walk-in pantry & appliances stay! 1st flr office or could be 4th bdrm, full bath on 1st flr too. Large living rm w/gas fireplace, frml dining rm w/sliding drs to patio, large family rm, master w/walk-in closet & full bath, full walkout bsmt, natural woodwork, attached 2.5 car garage, barn, boat garage, shed, generator. Updated electric '99, roof '02, furnace, HWT, generator & septic '07.

Stunning 3+ bdrm, 2.5 bath custom home. On 3/4 acre lot in demand subdivision, Open, spacious & airy. Volume ceiling in great rm w/wall of windows & gas fireplace, kitchen w/corian counters, walkin pantry, hrdwd flrs, Island & sldg drs to covered patio, stamped concrete patio overlooking large yard - yard goes into wooded area. Loft overlooks great rm & can be used as 4th bdrm, master w/tray ceiling, huge walkin closet, bath w/whirlpool tub & sep shower, 2 story foyer, french drs to den/LR, formal DR w/crown mldg & hrdwd flrs, central vac, central air, 200 amp elec.

Situated right on the East Niagara River! You'll love this beautiful waterfront 3 bdrm, 2.5 bath home! Stunning views from the oversized deck, beautiful kitchen w/white cabinets & hrdwd flrs, 1st flr office could be 4th bdrm, living rm w/WBS, master suite w/full bath, bath has granite countertop & vanity area, full walk up attic, full bsmt w/walk-out, 6 panel drs, freshly painted interior, Andersen windows, maint free exterior, private grounds. Nothing to do but move-in! Shows beautifully. Concrete block breakwall being installed at river.

Spectacular 4+ bdrm, 2.5 bath beauty on gorgeous lot. Gourmet kitchen w/double ovens, cooktop, walk-in pantry, corian counters, Island & morning wm w/vaulted ceiling overlooking stamped concrete patio & pond. Office w/french dr. Crown mldg in LR, DR & 2 story foyer. Hrdwd flrs in foyer, kit, office & morning rm. Spacious family rm, mstr bdrm w/tray ceiling, glamour bath & walk-in closet. Huge 5th bdrm or game rm. Two staircases to 2nd flr, central air & vac, 6 panel drs, 1st flr laundry, daylight bsmt is plumbed for bath. Updated carpet & painting throughout.

Beautiful Oakwood Estate. The Piedmont. 3 bdrm, 2 bath ranch with 17x12 sunroom optional. Other options include; granite counters in kitchen, ceramic tile in kitchen, mudroom, laundry and foyer. many styles available.

Beautiful Oakwood Estates. The Lexington. 2423 sq ft, 4 bdrms including a 1st flr master bedroom. Options include; partial brick front, double gables, granite counters & ceramic flrs in kitchen, sunroom. Many other styles available.

Beautiful Oakwood Estates. The Madison. 4 bdrms, 2.5 baths, 2nd flr loft, 2636 sq ft. Add your own features such as; 14x10 sunroom w/cathedral ceiling, brick to window sill height, granite countertops in kitchen, hardwood flrs in kitchen. Many styles available. Inquire about promotional bonus options.

Great opportunity to live in a spacious & updated home & have a business too. Over 3 acres & B1 zoning offers many possibilities & is located in convenient Central Business District. Stunning kit w/laminate flring & beautiful oak cabinets, fam rm w/WBS, 3 bdrms on 1st flr, large bdrm w/full bath upstairs, glass block bsmt windows, C/A. Updates; bath '10, 200 amp electric '10, kitchen '05, furnace & A/C '02, roof '97, windows '96. Current business is Heatherstone Kennels. See ML#B382537

Stunning brick front 4 bdrm, 2.5 bath home on huge desirable lot. Two story foyer leads to spacious office or LR w/french drs, frml DR w/crown molding & lighted tray ceiling, huge kit w/island, brkfst bar, solid surface countertops, pantry, maple cupboards & stainless steel appliances, FR w/gas firepalce, morning rm w/vaulted ceiling & french dr to maint free deck overlooing beautiful grounds & lake. Master suite w/two closets - one walk-in, bath w/double sinks, deep soaking tub & shower, 6 panel drs, 1st flr laundry, 16x20 shed, hrdwd in kit, foyer & morn rm, custom window treatments.

Near 3500 sq. ft of country living in this charming contemporary home. 4 large bedrooms, wood burning, 2 sided fireplace, enormous kitchen overlooking park-like yard. Formal dining room, eat in kitchen with center island. Cathedral ceilings with skylights. 1st floor master bed suite offers twin sized whirlpool tub and oversized stand up shower. Basement is at ground level and can be finished to create additional living space. Second floor family room. Laundry currently in basement but was originally on the first floor. Desirable Clarence schools. Located 1 mile from Transit Road.

Sensational 4 bdrm, 2.5 bath custom built home on beautiful lot backing up to greenspace. Two story foyer w/ceramic flr, office off foyer w/french drs, frml DR w/crown mldg, 9 ft ceiling in kit, Great rm & DR, kit w/Island, breakfast bar, pantry & spacious eating area. Sunrm/brkfst rm w/cath ceiling, skylites & sldg drs to deck & fully fenced yard. Great rm w/gas fireplace. Master w/cath ceiling, two walk-in closets, masterbath w/whirlpool tub & sep shower. Open, airy flr plan, C/A, 6 panel drs, two HWT's, great colors thruout & beautifully maintained. Great location close to Veteran's Park.

Excellent open floor plan with this 4 bdrm, 2.5 bath home. Built in 2011. Spacious 1st flr master bdrm w/walk-in closet, 9 ft ceiling, full bath w/soaking tub & oversized shower, great rm w/vaulted ceiling & gas fireplace, kitchen w/maple cabinets, volume ceiling, granite countertop, breakfast bar, pantry & large eating area or frml DR, morning rm w/cath ceiling & an abundance of windows overlooking large yard, baths have cherry cabinets. 6 panel drs, tankless HWT, 200 amp electric, roof w/30 yr architectural shingles, sump pump w/water back up, central air.

New build by Bruno - Quality built w/open, spacious floor plan. Energy Star efficient, 3 bedrooms, 2.5 baths, kitchen w/ceramic flrs, granite countertops & Birch cabinets, formal dining rm w/hardwood flrs & crown molding, den or formal living room w/crown molding, family rm w/gas fireplace, large master bedroom w/large walk-in closet & full bath w/soaking tub, sep shower & ceramic flr. 6 panel drs throughout.

Wonderful Woodstream Meadows! This 3 bdrm, 2.5 bath elegant home is well constructed, has a wide open feel! Ceramic tiled foyer leads to 1st flr office w/hrdwd flrs, french drs & bltin bookcases, spacious LR, formal DR w/crown mldg, stunning kit w/solid surface countertops, Island, desk area, eating area w/sldg drs to deck, FR w/beautiful windows, skylites, vaulted ceiling & gas fireplace, 1st flr laundry, master bdrm w/sitting area, L-shaped walk-in closet, master bath w/skylite, volume ceiling, whirlpool tub & sep shower. Main bath w/cath ceiling, 6 panel drs, freshly painted interior, C/A.

Exceptional in design, quality & value. Beautiful private lot w/gorgeous landscaped grounds enhance this 3 bdrm, 2.5 bath home w/soaring ceilings in great rm w/WBFP & skylites, frml DR, large kitchen w/sliding drs to partially covered wrap around deck, unilock patio & heated in-ground gunite pool w/hot tub. Master bdrm w/walkin closet & full bath, main bath w/vaulted ceiling & skylite, ceramic flring, nat wdwrk, 6 panel drs, C/A, thermostatically controlled attic fan, 1st flr laundry. Updates: carpet '11, roof (tear off), skylites, hi-eff furnace '08, half bath '06, kitchen flr '05.

Stunning new build by Stickl Construction. This wonderful 2 bdrm, 2.5 bath ranch/patio home features great room w/cathedral ceilings & fireplace w/ledged stone, spacious kitchen w/granite countertops, maple cabinets, breakfast bar. hardwood floors, sliding doors from eating area to covered rear porch & concrete patio. Both bedrooms have full baths, master has walk-in closet, 1st flr laundry, central air, ceramic flrs in foyer, 150 amp electric.

Stunning & stately. This elegant 4 bdrm, 2.5 bath home has a serene setting, almost a half acre & backs up to wooded grounds. Inviting 2 story foyer w/ceramic flring, crown mldg, oak staircase, LR w/bay window, frml DR w/sldg drs to screened-in patio & expansive deck overlooking parklike grounds & stamped concrete patio. FR w/gas FP & pegged hrdwd flrs, kitchen w/ceramic flr & brkfst bar. Huge bdrm's-all w/walk-in closets. Master w/full bath, main bath w/whirlpool tub. Natural wdwrk, central air & 3 zoned baseboard heat, bsmt rec rm, Pella windows & sldg drs, security, concrete patio. Roof '99

With the gorgeous decor thruout this home, you will feel like you are in Cape Cod! Fresh, bright, totally renovated and right on the water. You are going to feel like you are vacationing all year long. Stunning kit cabinets, corain counters, ceramic flr & blt-in table. Fam rm w/gas fireplace (was woodburning), LR/DR combo w/sldg drs to dock & waterway. Master w/sldg drs to deck & split bath. Bath has marble flring & is beautifully updated. Two car attached garage, C/air, hrdwd flrs in bdrms & LR. Since '10 - vinyl siding, refinished hrdwd flrs, kit flr, corian counters, carpet & more.

Wonderful 4 bdrm, 2.5 bath home w/spacious rooms thruout. Formal DR, living rm, kitchen w/ceramic floor, bltin cooktop, oven & microwave, family rm w/WBFP & Pella sliding drs to deck, heated in-ground pool w/hot tub, waterfalls, beautiful pond & stamped concrete patio. Huge bdrms w/walkin closets (except one), master w/two walkin closets & full bath, 1st flr laundry, 6 panel drs, C/A, insulated overhead garage dr, updated baths, bsmt rec rm. Furnace & HWT 10 yrs, pool heater 5 yrs, pool pump 3 yrs, cooktop, microwave & oven 4 yrs.

Spectacular view of beautiful West Niagara River! This wonderful 2 bdrm, 1 bath ranch has a fully expandable attic area to add so much more living space. Kitchen w/oak cupboards, formal DR w/hrdwd flrs, LR w/WBFP, bdrms w/hrdwd flrs, updated bath, covered deck, patio, 3 car garage, large lot - almost half acre, rec rm in bsmt, central air.

Beautiful Village Green location. Family oriented street with Briarhurst park around the corner. Williamsville schools! All baths remodeled and kitchen! Stainless steel appliances stay!. Bay window in kitchen oerlooking fenced in yard with new patio 2011. Woodburning stove in living room and gas burn stove in Den. Basement rec room can be used as spare room. New windows 2011 on entire first floor. Come take a look and move right in!

Come and enjoy this wonderful waterfront ranch on almost a half acre lot with dock and 2.5 car garage. Bright, open floor plan, remodeled kitchen w/laminate flooring, appliances and french door to enclosed patio. Living rm w/large bay window overlooking river, hardwood floors in bedrooms and living room. Full basement with 2 finished rooms. Huge fenced-in yard, dock at river. Shows great! Move-in condition. Updates include: roof, gutters, windows, boiler, HWT. laminate flooring, exterior doors, electric and more!

Attractive 3 bdrm 2 bath home on such a desirable cul-de-sac close to Beaver Island Park & Bike path. This beautifully maintained home has 1st flr office w/bltin bookcases, family rm w/vaulted ceiling,skylites, hrdwd flrs & WBFP w/gas assist, ceramic foyer, spacious living rm & dining rm. Kitchen w/ceramic flrs, oak cabinets & sliding drs to screened-in porch w/vaulted ceiling, deck & fully fenced yard. Master bdrm w/wall of closets & split bath. Bsmt rec rm, natural woodwork, central air, 1st flr laundry. Move in condition. Shows great. Roof - tear off '09.

Beautiful historic home. Huge 16X18 kitchen with center island and built in cooktop. 16X12 Formal dining room. 28X14 Great room with wbfp, wood beamed ceilings and original woodwork. 5 large bedrooms, some with cathedral ceilings. 2.5 car heated garage with 8X10 shop and a 24" exhaust fan. Huge yard with above ground swimming pool. Koi pond off front porch. Just over an acre!

Exquisite 2 bdrm, 2 bath custom home that fills your day with tranquility. Open flr plan w/soaring cath ceilings, skylights, hrdwd flrs, recessed lighting and 8 ft slider to covered porch & wooded grounds. You can also fish in the fully stocked pond & enjoy all the wildlife on this 8 acre paradise! Masterbath is 13x10 with a jet tub, sep shower (rain shower head), tile flr & cedar closet. Spacious kit w/brkfst bar & ceramic flr, 1st flr laundry can be easily installed, bsmt walls are pre-studded and ready for finishing, bilco dr, AC ready furnace, 200 amp service, glass block windows, 2 HWT's.

Stunning & spacious. This 4 bdrm home has been updated throughout. Bright, open living room w/vaulted ceiling & bay window, kitchen w/corian counters, so many cupboards & french dr leading to deck, fenced yard, 2 gazebos & pool. Family rm w/wet bar & gas fireplace, formal dining rm, bsmt rec rm w/sauna & shower, tankless HWT, blown-in insulation, 3 zone heat, dual A/C, 6 panel drs. Windows '10, concrete driveway & garage floor '07, roof (tear off) & gutters '03.

Spacious country farm house with modern conveniences. Watch the sun set on the Lake right from your front porch. Cozy wood stove to heat updated kitchen with loads of cupboard space, recessed lighting, remodeled in 2009. All appliances stay! Large lot with 2 barns and grazing area, perfect for horses. Small greenhouse off mud room. Plank flooring and gorgeous accents from an era gone by. Some newer windows and mechanics. Unique 3rd bdrm area perfect for teen or in-law. First floor laundry. Owner has put lots of love and care in this home.

SPECTACULAR ALL BRICK RANCH LOCATED ON OVER 2 ACRES CURRENTLY ZONED SUBURBAN AGRICULTURAL (see attachment)* DOUBLE WIDE DRIVE W/ EXTRA PARKING*NEWER ARCHITECTUAL ROOF*NEW ROOF 10/11 ON 3 SEASON ROOM*NEW BOILER W/ 2 ZONES INSTALLED 10/11*HOT WATER TANK '08*LARGE KITCHEN W/ CERAMIC TILE AND ABUNDANCE OF CUPBOARDS AND NEW COUNTERTOPS JUST INSTALLED*NEW GAS STOVE TOP AND DOUBLE OVENS*LARGE EATING AREA W/ SLIDING DOOR TO DECK*3 NICE SIZED BR W/ ALL NEW WALL TO WALL CARPETING INSTALLED 10/11*LARGE BATHROOM W/ NEW TUB AND SURROUND*LOTS OF STORAGE*MANY MORE UPDATES!!NOTHING TO DO BUT MOVE IN & ENJOY!!

Spacious, beautifully updated 4 bdrm, 2.5 bath home. Stunning kitchen with oak cabinets, corian counters, appliances, pantry & ceramic flr. Freshly painted living rm & formal dining rm, family rm w/sliding drs to stamped concrete patio & yard backing up to fields, stunning half bath w/granite countertop & ceramic flr, solid surface counter in main bath, huge bedrooms w/walk-in closets, master w/full bath. Replacement windows throughout. HWT, boiler & roof approx 10 yrs.

Fabulous open floor plan in this 4 bdrm, 2 bath ranch. Angled woodburning fireplace is visible from the living & dining rms, hardwood flrs, huge master bdrm w/sunken hot tub, full bath & wall of closets. Sliding glass drs to fully fenced yard with deck & patio. Florida rm w/built-in barbeque, kitchen w/skylite & laminate floor, basement rec rm w/dry bar & office. Glass block windows, attached garage w/newer double wide concrete driveway, patio & walkway in 2006, roof (tear off), hi-efficiency furnace & updated insulation 2007.

BEAUTIFUL 3 BEDROOM, 2 FULL BATH, SPLIT LEVEL IN GREAT NEIGHBORHOOD!! LARGE LIVING ROOM WITH FIREPLACE, FORMAL DINING ROOM, EAT-IN KITCHEN, FAMILY ROOM WITH FULL BATH & DOOR TO DECK. DECK OVERLOOKS PRIVATE FULLY FENCED BACKYARD WITH ABOVE GROUND POOL! UPDATES INCLUDE: FIREPLACE IN 1999, POOL 2007, FURNACE, PERGO FLOOR & DOOR TO DECK IN 2008, ROOF & GUTTERS IN 2011! OWNERSHIP PRIDE SHOWS IN THIS HOME, THIS IS A MUST SEE!

Selling to settle estate. This wonderful 3 bdrm, 2 bath home is located on a quiet cul-de-sac. Updated kitchen w/laminate flring, solid surface countertop, blt-in oven & cooktop,, refrigerator & dishwasher. Spacious family rm w/sliding drs to florida rm overlooking fenced yard. Frml dining rm. New carpet in FR & one bdrm. Hrdwd flrs in bdrm's, LR & DR. laminate flr in foyer. Freshly painted throughout. Updated furnace & central air.

Excellent location within walking distance to Falls & Casino! Many updates thruout this stately 7 bdrm, 3 bath Colonial. Spacious formal dining room w/hardwood flrs & crown molding, living rm w/gas fireplace & bltin bookcase, kitchen w/ceramic flooring & walk-in pantry, huge master bedroom, full bath on each floor, 6 panel doors & leaded glass. Motivated Seller. Furnace '09, roof (tear off) '10.

Ranch home in outstanding Clarence neighborhood with Williamsville Schools.Close to shopping and major roads. Large conner lot with circular driveway. Large front and side yard.This three bed two bath home offers great floor plan packed with potential. Bright Florida room provides additional room to enjoy the summer and fall months. Large finished room in Basement with Laundry and office as well as storage.Property Taxes are full and do not reflect Star exemption. Selling below appraised value. New Roof with Architecual shingles installed September 2011.

Beautiful ranch! New tear off roof in 2009, new windows and gutters. 1 acre yard with newer pool and great deck! Hardwood floors throughout. Close to everything.

Prepare to be impressed! This classic 4 bdrm, 1.5 bath updated Village home is on double lot w/wraparound porch. Spacious eat-in kit w/brkfst bar, dishwasher, microwave & so many cupboards, fam rm w/gas stove, frml DR w/bltin hutch. LR, bdrms & DR w/beautiful hrdwd flrs, LR & DR w/9 ft ceilings, fenced yard, bath w/sep shower, tub & ceramic flr, crown mldg, circuit breakers, 1st flr laundry, 2 car garage, pull down stairs to attic storage, updated windows. Roof (tear off) '07, LR & DR hrdwd flrs refinished, microwave '08, boiler, carpeting '11. Close to all conveniences. Move-in & enjoy.

Prepared to be impressed with this 3 BR 2 bath home with a gorgeous versatile open floor plan. Soaring ceilings in kitchen & living room. Living room has skylites. Kitchen with an abundance of cabinets. Ceramic foyer. Master Br with two closets -one is walk-in. Master bath w/deep soaking tub & ceramic flooring. Spacious family room. One BR has sliding drs to upper deck o/looking fully fenced yard, patio & shed. Office or could be 4th BR. Six panel drs, central air, ceiling fans,great colors thruout, attached garage. Main roof - 2 yrs. Shows beautifully.

Attractive, charming & totally renovated 3 bdrm, 2 bath Colonial on over two acres! One bedroom & full bath on 1st flr, 2 bedrooms & full bath up, huge kitchen w/gorgeous cabinets, appliances & breakfast bar, large eating area, LR, fam rm & 1st flr laundry. 2 car garage, concrete pad for additional garage, wrap around porch, beautiful baths, beautiful grounds, 200 amp electric. Updates include; wiring, roof, windows, driveway, plumbing, flring, insulation, HWT, furnace, kitchen, baths, doors & more.

Relax on the beautiful front porch of this well maintained 3 bdrm, 1.5 bath Colonial. Kitchen has granite countertops, pantry, laminate flring, formal DR w/plaster ceiling, fam rm w/corner FP w/gas stove insert & sldg drs to enclosed patio & inground pool, yard backs up to greenspace. Updated half bath w/ceramic flr, mstr bdrm w/split bath & separate vanity, updated lighting, bsmt rec rm, pull down stairs to attic storage. Great move-in condition. Roof 10 yrs, patio roof is older.

4 bedroom, 2 bath home in historic Lewiston! Newer forced air furnace & central air. Updated electric. Eat-in kitchen. Replacement windows on the first floor. Tear off roof-(2004), double wide driveway, 2 car attached garage with walk up storage. 20' x 24' three season room (paid $22,000 when it was installed in the late 1990's). Upstairs bedroom was once used as second kitchen. Culvert pipe installed at road, thereby elminating a ditch. No rear neighbors!

This home has been well taken care of. Loads of closets and storage thruout this lovely home. You will enjoy the sun swept family room leading to maintenance free deck overlooking large fenced in yard. All appliances are negotiable. Nice neighborhood with park nearby. Star exemption could be $607. senior $1231.

Delightful 3 bdrm, 1.5 bath Cape in wonderful Sandy Beach area w/beach & boating privileges. Kitchen w/bltin cooktop, double ovens, dishwasher & refrigerator. Master bedroom w/half bath, 2nd flr office area w/skylite, hardwood flrs under living rm carpet, large fenced yard, detached garage, covered porch off kitchen. Updates include windows, bath, kitchen, carpeting, electric, furnace & HWT.

Three bedroom ranch in prime location close to shopping, malls & restaurants. One car attached garage with new garage door. Newly fenced large backyard. New windows 2011, drain tiles in basement, new 200 amp service, new sump pump, exterior & interior painted 2011, updated bathroom, newer HWT. With some personal touches this could be the home you're looking for!

Brick home in move in condition offers a modern kitchen with oak cabinets, a jennaire stove with grill and a built in desk which is open to the dining room. Living room with french door to the foyer and crown molding. Second floor bedroom has nice ceiling height and a walk in attic space with access to plumbing for possible bath. Updates include roof in 2011, windows and bathfitter tub in 2010, hot water tank in 2009, furnace with humidifier in 2006 and central air in 2007. Other features include hardwood floors, glass block windows, FIOS, security system and fenced in inground pool.

Nestled on a beautiful wooded lot near West River! This wonderful 2 bdrm home has expandable 2nd flr for additional living space. Spacious kitchen, living rm w/WBS, updated bath, 1st flr laundry, florida room, 100 amp electric, large foyer, circular driveway. 8 ft bsmt ceiling w/glass block windows, vinyl sided. Updates include: Boiler, septic system '08, bsmt drain tile '07, chimney liner '04, driveway '01, roof (tear off) '98.

*** OPEN AND BRIGHT 3 BEDROOM CAPE IN TONAWANDA ! FIRST FLOOR BEDROOM, LARGE FENCED IN CORNER LOT WITH 1 CAR DETACHED GARAGE. FURNACE, TEAR OFF ROOF, ELECTRICAL & SUMP PUMP ALL 7 YEARS OLD. CENTRAL AIR, GREAT KITCHEN WITH LARGE DINING AREA. KITCHEN APPLIANCES STAY! ***

Delightful 3 bdrm ranch boasting many updates. Beautiful kitchen w/ceramic flr, new cupboards & countertops, bath w/attractive vanity & ceramic flr, laminate flring in bedrooms, vinyl sided, freshly painted throughout, attached garage, great location near school, bike path & park. Updates 2011 - kitchen, bath, 100 amp electric, all floors & exterior doors, 2003 - siding, roof & windows.

Impressive 3 bdrm, 1.5 bath Cape with wonderful updates throughout. Kitchen w/laminate flring, attractive cabinets & stove & refrigerator stay. Full bath on 1st flr and half bath on 2nd flr. Neutral carpets, freshly painted interior, 1.5 car garage, large yard, additional insulation, vinyl replacement windows, updated plumbing, electric & drywall. Move-in condition - shows nicely. Windows, roof '01, HWT '03, boiler approx 13 yrs.

Nothing to do but move in! This charming 3 bed ranch in Kenmore schools is freshly painted inside and out. Updates include New roof, sump motor, garbage disposal, and storm doors. This home is a must see.

OUTSTANDING HOME IN SOUGHT AFTER NEIGHBORHOOD * ROOF,GUTTERS,SOFFITS 2004 * AIR CONDITIONING * HARDWOOD FLOORS * NATURAL WOODWORK * FOYER ENTRANCE AT THE BACK DOOR * LARGE CEDAR CLOSET IN THE BASEMENT * TAXES LISTED ARE TRUE TAXES * STAR EXEMPTION IS $814

Attractive 2 bdrm, 2 bath brick ranch on wonderful lot. Large updated kitchen w/custom shutters, hrdwd flrs under carpeting, comfortable breezeway to fully fenced yard, pull down stairs to attic storage, full basement, C/A, freshly painted throughout, glass block bsmt windows. Updates in 2011: 100 amp electric, LR carpet, bathrooms, fence, landscaping, rear door, most windows, kitchen countertops. Roof approx 6 yrs old.

Awesome 3 bedroom cape in great private neighborhood! 2 Bedrooms & full bath down & master bedroom upstairs! Nice size living room and eat-in kitchen, full basement with rec-room, workshop and glass block windows! Great updates include: Roof in 2002 (2 year warranty - tear off), new windows in 2005, central air conditioning and gas generator in 2011. Nice private fenced in yard & 2.5 detached car garage and more!

Priced below value! 4 bdrm, 1.5 bath Cape. Garage has been converted to additional living space & could be family room or 5th bedroom. Fenced yard, deck, some new replacement windows, updated kitchen, pull down stairs to attic storage, updated roof. Needs TLC but great opportunity. Property sold "as is".

Spacious & charming! This wonderful 3 BR, 1.5 bath home has hdwd flrs, gorgeous natural woodwork, leaded glass, stained glass, large LR, den or office, frml DR, large kit w/breakfast rm that leads tofully fenced yard. Full walk-up finished attic, enclosed sun porch, C/A, dry basement & garage. Updates include: windows, furnace & electric.

Beautifully updated 3 bdrm ranch. Pride of ownership shows through out. Alot of home tucked into a modest space. Many updates seen in higher priced homes. Remodeled custom stone tile bath. Gourmet galley style kitchen with loads of counter space. Formal dining room. Custom stamped patio graces manicured gardens. Huge back yard. 2 car garage. Roof (tear off) 2006. Garage roof 2010.

Solid home with large living room featuring a brick artificial fireplace. Full basement has a rec room with woodburning fireplace and separate laundry area with a working toilet. There is an attached 2 car garage with heat, plus a detached 2 car heated garage. Privacy fenced yard for summer enjoyment. Taxes listed are true taxes. Basic STAR exemption would reduce taxes by approximately $530.

4 bedroom home with modern kitchen and bathroom. Huge master bedroom, 2 bedrooms and full bath on the first floor. Other room is open to the living room, which creates a large open space. Living room offers an artificial fireplace with an electric insert and leaded glass windows. Dining room also has a leaded glass window. Kitchen features oak cabinets and a pantry. Within walking distance to UB South campus.

Motivated seller, bring us your deal!Original owner for over 60 years! 2 year old roof, newer windows, vinyl sided charming 3 bedroom ranch. Eat-in kitchen. Hot water, baseboard heat. Vinyl sided, detached garage, brand new walk in shower. Move in condition, priced to sell!e Other 12 x 6 room is utility room with washer/dryer hook up, furnace and hot water tank. Bring the sparkle back to this gem!! Basic star is $615.48.

excellant opportunity for investors, basement is 10' x 10' with a 2 yr old forcedcair furnace, could be converted to a double.

THIS COTTAGE IS TOO GOOD TO PASS UP * IT INCLUDES THE WOODED LOT RIGHT NEXT DOOR * TAX ID: 144489-250-140-0010-37-000 * ADDITIONAL LOT SIZE 120' X 100' * TAXES FOR LOT ARE $410 BRINGING THE TOTAL TAX TO $2472 * LOT MAY NOT SOLD SEPARATELY * PUBLIC WATER AND SEWER * GAS AND ELECTRIC * WALK TO THE BEACH *TWO SHEDS!* EXCLUDE OAK BENCHES, KITCHEN TABLE AND CHAIRS AND REFRIGERATOR.

Demand Spicer Creek Townhome. Impressive upgrades throughout this quality built home. Kitchen has laminate flooring, granite countertops, breakfast bar, large eating area & sliding drs to sun room & concrete patio. Great room w/cathedral ceilings & gas fireplace. Master bdrm w/walk-in closet & full bath. Both bathrooms have granite countertops. 6 panel drs, central air, security, bsmt rec rm w/berber carpet, 150 amp electric & attached 2 car garage. Shows A++.

Relax on your covered deck overlooking the golf course and enjoy carefree living in this 2 bdrm, 2.5 bath Townhouse. LR has cathedral ceilings, skylites & gas fireplace (was woodburning), ceramic foyer, frml DR w/hrdwd flrs, kitchen w/island, refrigerator, stove, dishwasher, microwave & sldg drs to deck, 1st flr laundry w/stackable washer/dryer. Master bdrm w/ cathedral ceiling, walk-in closet & full bath w/vaulted ceiling & skylite. 2nd bdrm w/full bath. 6 panel drs, 150 amp electric, full bsmt, 2 car attached garage, natural woodwork, C/A, C/vac, security, glass block bsmt windows, intercom.

*** AWESOME 2 BEDROOM, 2 FULL BATH TOWNHOUSE IN SOUGHT AFTER QUAKER HOLLOW ! SPOTLESS OPEN FLOOR PLAN, 2 CAR ATTACHED GARAGE, HUGE PRIVATE DRIVEWAY THAT FITS 10+ CARS, WOODBURNING FIREPLACE (COVERTED TO GAS), HUGE FULL DRY BASEMENT, FURNACE IS ONLY 4 YEARS OLD, HUGE MASTER BEDROOM WITH WALK-IN SHOWER, 1ST FLOOR LAUNDRY, SKYLITE IN KITCHEN, ALL APPLIANCES STAY (AS IS) , CENTRAL AIR AND MUCH MORE ! A MUST SEE! ***

Excellent location with view of pond & Glen Oak's Golf Course. Enjoy the open, bright & airy flr plan featuring eat-in kit w/parquet flring, tray ceiling & sldg drs to gated patio. Living rm w/cath ceiling & WBFP, dining rm w/slding drs to extra large patio overlooking beautiful grounds, master bdrm w/walk-in closet & full bath. Main bath has marble flring & solid surface countertops, fam rm or den w/bltin bookcase, 1st flr laundry, open stairway to full bsmt, freshly painted thruout. Cable included in monthly fee. $260/year for use of pool, tennis courts, etc. Selling to settle estate.

STUNNING 3 BEDROOM, 3.5 FULL BATHS!!!!! TOTALLY REMODELED TOP TO BOTTOM! JUST MOVE RIGHT IN! FRESHLY PAINTED, NEW LIGHT FIXTURES, CARPETING, & CERAMIC TILE. REMODELED MASTER, LOWER & HAVE BATHS! FURNACE, CENTRAL AIR & ROOF 2009, SLIDING GLASS DOOR 2006, REFINISHED KITCHEN CABINETS, GREAT SIZE BEDROOMS WITH HUGE CLOSETS, 2 PRIVATE PATIOS, GOLF COURSE VIEW, AWESOME 12X10 LAUNDRY ROOM, 1.5 CAR GARAGE & MORE! THIS IS A MUST SEE!

Open House January 22nd from 1pm-3pm. Great upper end unit condo. 2 bed and 2 full bath. Huge livingroom and master suite. Beautiful cathedral ceilings in livingroom with private patio. Huge basement with tons of storage. Pets allowed, no large dogs.

Nicely maintained 2 bdrm, 1 bath end unit. Living/dining rm combination, hardwood floors under carpeting, sliding drs to deck, eat-in kitchen w/many cupboards, full basement, central air, bedrooms have generous closet space, washer, dryer, refrigerator & stove included. Move in and enjoy carefree living! Cable & Direct TV ready. Furnace 12/08, LR sldg dr, refrigerator & deck '07, HWT '05.

Great property could bring in $2100 per month in rents. All 4 units are modern and in excellent condition. Features include oak kitchens, ceramic tile baths, vinyl replacement windows and excellent mechanics. The full basement has glass block windows, separate laundry hookups and a sump pump. A 2 car garage and full walk up attic complete this package. NOI is projected.

Great investment opportunity! Maintenance free 2/2 duplex with basement and garage! Separate utilities, glass block basement windows. Long time tenants in both units. Some replacement windows, refrigerator & stove in each apartment. New driveway 2011.

Long time owner, rented only to family members. Well maintained 4 unit. 2 buildings on one lot. Close to bus routes and conveniences. Ideal for owner occupied, let tenants pay your mortgage. Front house features 2 apartments with private laundry area for each apartment, plus lot of storage. Full walk up attic in both buildings. Rear building is 3/3 double with common laundry area and full walk up attic. All separate utilities. Rent could be higher. Extra shed for storage. Excellent investment opportunity or perfect for owner occupied.

What a great find! So much value for the money, 2 bedroom double with living rm/dining rm, kitchen & full bath on 1st floor, laminate floor in kitchen, LR/DR w/carpeting. 2nd floor is studio apartment w/bath, kitchen & bedroom/LR combo. Updated kitchen cabinets. Rear house is a one bedroom cottage w/hi efficiency furnace, laminate flooring in LR. Some new windows, all separate utilities, vinyl siding, full basement & storage shed.

Great Lasalle income producing home. Nicely maintained, all separate utilities (gas, electric, furnaces, hot water tanks)

Excellent 3/2 double in great condition. 1st flr has 3 bdrms, LR/DR combination, eat-in kitchen, natural woodwork, gas forced air & central air. Upper has large kitchen, living rm, 2 bdrms & electric baseboard heat. Bsmt has rec rm, walk-in cedar closet & half bath. Separate laundry, fenced yard, garage & extra off-street parking. Possible owner finance.

SHARP 2 FAMILY LOWER KITCHEN UPDATED, FULL BASEMENT, 2 CAR GARAGE, UPPER HAS 3 BEDROOMS, COPPER PLUMBING A MUST SEE UPPER VACENT

2/2 double with separate utilities. Updates include; vinyl windows, glass block basement windows, 100 amp electric. Upper; kitchen cabinets, stove, refrigerator, kitchen & bath floors, living rm carpet, laminate flring in bedrooms all in '07. Lower; living/dining room laminate flring, bedroom carpet '07. Boilers '94, one HWT '07, roof, siding, gutters, exterior doors & gutters '01. Great value!

Two houses on one lot. Demand, excellent location across from Casino & walking distance to the Falls. Front house has 5 apartments, rear house 4 apartments. Both houses unoccupied. Front house: One - 3 bdrm, Three - 2 bdrms, One - 1 bdrm. Furniture & appliances on premises will stay. Rear house needs total rehab. Being sold "as is" - Seller motivated!

Motivated Seller! Great price! High traffic area for you to establish your business. Large parcel with over 1.5 acres in Town of Niagara.

Prime vacant lot with over two acres located in South Business District of Grand Island Blvd. Many uses such as, restaurant, bank, general office, vet clinic, retail sales, motor vehicle or service station, day care, med research & more - see attached list for complete uses.

Prime building lot! One of the luxury wooded building lots in Island Landings. Located near bike path and Beaver Island State park.

Prime building lot! One of the luxury wooded building lots in Island Landings. Located near bike path and Beaver Island State Park.

Almost 2 acres of beautifully wooded grounds located in desirable area of Grand Island near Beaver Island Park, bike path & river. Quiet, peaceful setting. Survey Available.

Prime Building lot! Luxury wooded building lot in Island Landings. Exclusive area of the Island near bike path and Beaver Island State Park.

Prime building lot. Luxury wooded lot in Island Landings. Exclusive area of Grand Island near bike path and Beaver Island State Park.

Building lot with right of way to East Niagara River & docks. Build your beautiful home on wooded lot & enjoy the views & access to the East Niagara River.

Beautiful buildable lot - almost 2 acres! Build your dream home in this rural setting.

Great wooded lot on over an acre with glimpse of the East Niagara River.

Large Country Lot on over 7 acres of lane with many new homes in the area. Lot has been perked and has public water. Come build your dream home surrounded by nature.

Wonderful building lot in the Town of Lewiston. This large parcel can be divided into two parcels. Niagara Wheatfield School District.

Over 2 acres to build your new home! More acreage available.

Demand central Business District! B1 zoning. Many possibilities, see attached zoning code. Single family home w/2236 sq ft consists of 4 bdrms, 2.5 baths, updated kitchen w/laminate flring & pantry, LR, 1.5 baths on 1st flr & 3 bdrms, 4th bdrm on 2nd flr w/full bath, fam rm w/10 ft ceiling & WBS, rec rm, foyer w/hrdwd flr. C/A, natural woodwork. Currently Heatherstone Animal Kennel.

Great opportunity in sought after Allentown neighborhood. This warehouse has tons of business possibilities. This property also has a great 3 bedroom 2 bath apartment featuring great architectural details. Beamed ceilings in the dining room, decorative fireplace in the living room, and painted oak built inn cabinets in the kitchen & hall. This is a must see!

High traffic demand area for this well established restaurant. Equipment included - turnkey operation. Warm, cozy welcoming family restaurant. Updated roof, 2 HWT's, furnace & central air. Nice parking lot w/additional street parking, family in business for over 40 years.

High traffic area! Property is currently leased and is used as an automotive repair shop. Building includes 2 bays, waiting room area, autimotive lifts and office. NYS Inspection equipment negotiable. Seller is motivated!

Retail/commercial space for lease. Nice 2700 sq ft of space in the heart of Grand Island Blvd business center. Located close to NYS Thruway, this 1800 sq ft main flr has an additional 1200 sq ft garage and office attached making it just right for any retail or commercial business needing delivery and storage areas accessible from the main flr. Newer roof and HVAC. off street parking included. Will divide front and garage area if less space is needed. Some utilities paid. $1400/month.