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Welcome to 701 Willardshire Rd! Set on 1.7 acres overlooking Cazenovia Creek in the Orchard Park School District, this 3,000 sq ft hillside ranch offers scenic views and flexible living space. The main level features cherry wood floors, a great room with cathedral ceiling, skylights, gas fireplace and window seat with storage. A large dining room window frames the views, while the kitchen offers quartz counters, island, breakfast bar and pantry. Enjoy the spectacular scenery from the three-season room, where you may even catch a glimpse of bald eagles soaring above the creek! The primary suite has two large closets and a bath with double sinks and walk-in shower. A second bedroom has its own full bath. A den with French doors and pocket door to bedroom, foyer with sidelights, first-floor laundry and half bath complete this level. The finished lower-level living suite is ideal for multigenerational living, extended family, guests or potential rental income. It offers two bedrooms, full bath, living room with gas fireplace, patio access, second kitchen with island plus workshop and storage. Brand new roof, gutters and skylights provide extra piece of mind. Outside enjoy a circular driveway, 2.5-car attached garage with pull-down stairs to overhead storage and hot/cold water, and a 12x24 barn-style outbuilding. An elevated deck at the rear of the property offers a peaceful retreat to relax and enjoy the natural surroundings. A truly special property offering space, flexibility and a scenic setting that's hard to find! Also listed as B1721615

4 Beds ⋅ 4 Baths ⋅ B1721627 MLS

Welcome to 701 Willardshire Rd! Set on 1.7 acres overlooking Cazenovia Creek in the Orchard Park School District, this 3,000 sq ft hillside ranch offers scenic views and flexible living space. The main level features cherry wood floors, a great room with cathedral ceiling, skylights, gas fireplace and window seat with storage. A large dining room window frames the views, while the kitchen offers quartz counters, island, breakfast bar and pantry. Enjoy the spectacular scenery from the three-season room, where you may even catch a glimpse of bald eagles soaring above the creek! The primary suite has two large closets and a bath with double sinks and walk-in shower. A second bedroom has its own full bath. A den with French doors and pocket door to bedroom, foyer with sidelights, first-floor laundry and half bath complete this level. The finished lower-level living suite is ideal for multigenerational living, extended family, guests or potential rental income. It offers two bedrooms, full bath, living room with gas fireplace, patio access, second kitchen with island plus workshop and storage. Brand new roof, gutters and skylights provide extra piece of mind. Outside enjoy a circular driveway, 2.5-car attached garage with pull-down stairs to overhead storage and hot/cold water, and a 12x24 barn-style outbuilding. An elevated deck at the rear of the property offers a peaceful retreat to relax and enjoy the natural surroundings. A truly special property offering space, flexibility and a scenic setting that's hard to find! Also listed as B1721615

701 Willardshire Road, Elma

$649,900

I am pleased to share the details for this BEAUTIFUL, NEWLY BUILD DUPLEX! Each side offers 2-bedroom, 2-bathroom with open floor plans. Key features include: - Layout & Style: Open floor plan with contemporary lighting fixtures and fireplaces with inserts in both units. Master suites offer walk in closets. - Appliances: Fully equipped with Samsung appliances, to include stove, refrigerator, dishwasher, and stackable washer and dryer. - Comfort & Heating: Individually heated and cooled rooms, radiant heated floors, and an on-demand hot water boiler. Amenities & Parking: Electric vehicle car chargers and off-street parking with extra visitor spaces. Location: Conveniently located just a 5-minute walk to Lake Erie beach. Special Terms: The owner is offering a 2-year home warranty, with possible owner financing terms available. Both sides are vacant at this time. Potential rents could be $2400 for each side

4 Beds ⋅ 4 Baths ⋅ B1721380 MLS

I am pleased to share the details for this BEAUTIFUL, NEWLY BUILD DUPLEX! Each side offers 2-bedroom, 2-bathroom with open floor plans. Key features include: - Layout & Style: Open floor plan with contemporary lighting fixtures and fireplaces with inserts in both units. Master suites offer walk in closets. - Appliances: Fully equipped with Samsung appliances, to include stove, refrigerator, dishwasher, and stackable washer and dryer. - Comfort & Heating: Individually heated and cooled rooms, radiant heated floors, and an on-demand hot water boiler. Amenities & Parking: Electric vehicle car chargers and off-street parking with extra visitor spaces. Location: Conveniently located just a 5-minute walk to Lake Erie beach. Special Terms: The owner is offering a 2-year home warranty, with possible owner financing terms available. Both sides are vacant at this time. Potential rents could be $2400 for each side

9607 Northfield Street, Evans

$649,900

This is the kind of property that doesn’t come along often! Set on 7.5 beautiful acres, this impressive 3-bedroom, 2.5-bath home combines the comfort of newer construction with incredible space, privacy, and beautiful views. Built in 2020, it offers modern amenities while maintaining the warmth and feel of a true country property. Inside, you’ll immediately notice the hardwood flooring throughout, generous room sizes, and beautiful hickory cabinetry. The massive living room is a true showstopper, featuring soaring ceilings, gorgeous views of the surrounding property, and a stunning stone fireplace with gas insert. It’s an incredible space for entertaining or simply relaxing and enjoying the peaceful setting. The kitchen offers abundant hickory cabinetry, plenty of counter space, and an open connection to the main living area. The first floor also features a huge laundry room, convenient half bath, and large closets throughout. Upstairs, the oversized primary suite offers plenty of room, an impressive primary bath, and excellent closet space. The additional bedrooms are generously sized as well. The basement offers even more potential, with a bedroom and bathroom already roughed in and ready to be completely finished. Create additional living space, a guest suite, home office, recreation room, or whatever fits your needs. Outside, the possibilities continue. The 7.5 acres provide plenty of room for recreation, gardening, animals, trails, or simply enjoying the privacy and peaceful surroundings. A huge shed provides excellent storage, while the wrap-around deck is ready to be installed, allowing you to create an amazing outdoor living space overlooking the property. The HVAC system is cutting edge and includes a central air system with dual heating feature. Add in the tankless water heater, 2020 construction, hardwood floors, oversized rooms, abundant storage, extensive insulation for energy efficiency and incredible acreage, and you have a rare combination of modern comfort, privacy, and opportunity. If you’ve been searching for a newer home with acreage, incredible views, and room to make it your own, this one deserves a serious look!

3 Beds ⋅ 3 Baths ⋅ B1720396 MLS

This is the kind of property that doesn’t come along often! Set on 7.5 beautiful acres, this impressive 3-bedroom, 2.5-bath home combines the comfort of newer construction with incredible space, privacy, and beautiful views. Built in 2020, it offers modern amenities while maintaining the warmth and feel of a true country property. Inside, you’ll immediately notice the hardwood flooring throughout, generous room sizes, and beautiful hickory cabinetry. The massive living room is a true showstopper, featuring soaring ceilings, gorgeous views of the surrounding property, and a stunning stone fireplace with gas insert. It’s an incredible space for entertaining or simply relaxing and enjoying the peaceful setting. The kitchen offers abundant hickory cabinetry, plenty of counter space, and an open connection to the main living area. The first floor also features a huge laundry room, convenient half bath, and large closets throughout. Upstairs, the oversized primary suite offers plenty of room, an impressive primary bath, and excellent closet space. The additional bedrooms are generously sized as well. The basement offers even more potential, with a bedroom and bathroom already roughed in and ready to be completely finished. Create additional living space, a guest suite, home office, recreation room, or whatever fits your needs. Outside, the possibilities continue. The 7.5 acres provide plenty of room for recreation, gardening, animals, trails, or simply enjoying the privacy and peaceful surroundings. A huge shed provides excellent storage, while the wrap-around deck is ready to be installed, allowing you to create an amazing outdoor living space overlooking the property. The HVAC system is cutting edge and includes a central air system with dual heating feature. Add in the tankless water heater, 2020 construction, hardwood floors, oversized rooms, abundant storage, extensive insulation for energy efficiency and incredible acreage, and you have a rare combination of modern comfort, privacy, and opportunity. If you’ve been searching for a newer home with acreage, incredible views, and room to make it your own, this one deserves a serious look!

436 Bear Road, Bennington

$649,900

Welcome to this beautifully maintained and move-in-ready 4-bedroom home in the desirable Clarence/Williamsville area, located in the Clarence School District. Offering a bright, open floor plan and a convenient location just minutes from Transit Road and the Thruway, this home is ready for its next owner to move right in and enjoy. The impressive great room features cathedral ceilings, gas fireplace, abundant natural light, and hardwood floors, flowing seamlessly into the spacious kitchen with quartz countertops, all stainless-steel appliances included, ample cabinetry, and plenty of workspace. A large formal dining room is perfect for entertaining, while the first-floor home office provides a comfortable and private space to work from home. The first-floor primary suite features abundant closets and the updated private en suite bath, offering the convenience of first-floor living. All bathrooms were beautifully remodeled in 2025. A first-floor laundry room and oversized attached garage add to the home's functionality. Upstairs, you'll find three additional bedrooms and a full bath, providing plenty of room for family and guests. The basement offers an abundance of storage and additional possibilities. Outside, enjoy the stamped concrete patio and backyard, perfect for relaxing, dining, and entertaining.

4 Beds ⋅ 3 Baths ⋅ B1720716 MLS

Welcome to this beautifully maintained and move-in-ready 4-bedroom home in the desirable Clarence/Williamsville area, located in the Clarence School District. Offering a bright, open floor plan and a convenient location just minutes from Transit Road and the Thruway, this home is ready for its next owner to move right in and enjoy. The impressive great room features cathedral ceilings, gas fireplace, abundant natural light, and hardwood floors, flowing seamlessly into the spacious kitchen with quartz countertops, all stainless-steel appliances included, ample cabinetry, and plenty of workspace. A large formal dining room is perfect for entertaining, while the first-floor home office provides a comfortable and private space to work from home. The first-floor primary suite features abundant closets and the updated private en suite bath, offering the convenience of first-floor living. All bathrooms were beautifully remodeled in 2025. A first-floor laundry room and oversized attached garage add to the home's functionality. Upstairs, you'll find three additional bedrooms and a full bath, providing plenty of room for family and guests. The basement offers an abundance of storage and additional possibilities. Outside, enjoy the stamped concrete patio and backyard, perfect for relaxing, dining, and entertaining.

4119 Foxwood Lane, Clarence

$649,900

VRP Pricing- Seller will consider offers between $650,000 and $750,000. Welcome to this timeless Colonial nestled in on Snyder's tree lined street! Blending classic charm with thoughtful updates and designer finishes, this exceptional home is perfectly suited for everyday living and unforgettable entertaining. The inviting first floor features elegant formal living and dining rooms accented by custom built-ins, rich woodwork, and beautiful architectural details. A sun-filled family room overlooks the private patio and landscaped backyard, creating the perfect space to relax or gather with family and friends. The kitchen is a chef's dream, complete with premium cabinetry, high-end appliances, and a charming breakfast nook. Upstairs, you'll find five spacious bedrooms, including a serene primary suite with generous closet space and a beautifully appointed ensuite bath. The finished third floor offers an additional 264 square feet of flexible living space, ideal for a home office, guest retreat, playroom, or fitness area. Step outside to your own private oasis featuring gardens, an inviting in-ground pool, and an adorable changing room, making summer entertaining effortless. Recent updates include kitchen and basement appliances (2022), furnace and central air (2020), pool filter (2019) Chlorine convert to salt water, driveway (2012), and washing machine (2024). Home has been professionally measured by a licensed appraiser. This is a rare opportunity to own a truly special home in one of Snyder's most coveted neighborhoods. Welcome home!

5 Beds ⋅ 3 Baths ⋅ B1720370 MLS

VRP Pricing- Seller will consider offers between $650,000 and $750,000. Welcome to this timeless Colonial nestled in on Snyder's tree lined street! Blending classic charm with thoughtful updates and designer finishes, this exceptional home is perfectly suited for everyday living and unforgettable entertaining. The inviting first floor features elegant formal living and dining rooms accented by custom built-ins, rich woodwork, and beautiful architectural details. A sun-filled family room overlooks the private patio and landscaped backyard, creating the perfect space to relax or gather with family and friends. The kitchen is a chef's dream, complete with premium cabinetry, high-end appliances, and a charming breakfast nook. Upstairs, you'll find five spacious bedrooms, including a serene primary suite with generous closet space and a beautifully appointed ensuite bath. The finished third floor offers an additional 264 square feet of flexible living space, ideal for a home office, guest retreat, playroom, or fitness area. Step outside to your own private oasis featuring gardens, an inviting in-ground pool, and an adorable changing room, making summer entertaining effortless. Recent updates include kitchen and basement appliances (2022), furnace and central air (2020), pool filter (2019) Chlorine convert to salt water, driveway (2012), and washing machine (2024). Home has been professionally measured by a licensed appraiser. This is a rare opportunity to own a truly special home in one of Snyder's most coveted neighborhoods. Welcome home!

333 Brantwood Road, Amherst

$649,900

Nestled on nearly four private, wooded acres, this stunning Eldan-built Chesapeake Expanded home offers a harmonious blend of luxury, comfort, and thoughtful design. From the moment you arrive, the property captivates with its beautiful landscaping and side-load three-car garage. Inside, an impressive two-story foyer sets an elegant tone, guiding you into a main level featuring sophisticated spaces including an executive office, a formal dining room adorned with crown molding, and a cozy family room centered around a warm gas fireplace. The heart of the home is a magnificent, open-concept kitchen equipped with a breakfast bar, walk-in pantry, new quartz countertops, chic subway tile, and an inviting breakfast room wrapped in three walls of windows that flood the space with natural light. Upstairs, an open balcony and dedicated desk area overlook the foyer, leading to four spacious bedrooms—each featuring double closets and ceiling fans—alongside a phenomenal primary suite. Recently remodeled, the primary bath is a true private sanctuary complete with a double vanity, a deep soaking tub, a custom tiled glass-door shower, and a massive walk-in closet. The expansive finished lower level extends the living space further with a large game room, a dedicated gym area, supplemental heat, and generous storage, complete with an egress window for safety and natural light. Outdoors, a new concrete sidewalk leads to the covered front porch and in the back, a tree-lined backyard featuring an Invisible Fence and a large storage shed, making this exceptional estate a private countryside haven.

4 Beds ⋅ 3 Baths ⋅ S1715879 MLS

Nestled on nearly four private, wooded acres, this stunning Eldan-built Chesapeake Expanded home offers a harmonious blend of luxury, comfort, and thoughtful design. From the moment you arrive, the property captivates with its beautiful landscaping and side-load three-car garage. Inside, an impressive two-story foyer sets an elegant tone, guiding you into a main level featuring sophisticated spaces including an executive office, a formal dining room adorned with crown molding, and a cozy family room centered around a warm gas fireplace. The heart of the home is a magnificent, open-concept kitchen equipped with a breakfast bar, walk-in pantry, new quartz countertops, chic subway tile, and an inviting breakfast room wrapped in three walls of windows that flood the space with natural light. Upstairs, an open balcony and dedicated desk area overlook the foyer, leading to four spacious bedrooms—each featuring double closets and ceiling fans—alongside a phenomenal primary suite. Recently remodeled, the primary bath is a true private sanctuary complete with a double vanity, a deep soaking tub, a custom tiled glass-door shower, and a massive walk-in closet. The expansive finished lower level extends the living space further with a large game room, a dedicated gym area, supplemental heat, and generous storage, complete with an egress window for safety and natural light. Outdoors, a new concrete sidewalk leads to the covered front porch and in the back, a tree-lined backyard featuring an Invisible Fence and a large storage shed, making this exceptional estate a private countryside haven.

4789 Verplank Road, Clay

$649,900

Stunning End-Unit Condo in the Highly Sought-After Skaneateles School District. Welcome to this beautifully appointed end-unit condo featuring high-end finishes and thoughtful design throughout. The spectacular chef’s kitchen boasts custom cabinetry, premium stainless steel appliances, elegant white quartz countertops and backsplash, stylish pendant lighting, a beverage refrigerator, and a spacious walk-in pantry with laundry, custom cabinetry, and sink. The open-concept floor plan is ideal for entertaining, filled with abundant natural light from expansive windows. Enjoy a generous dining area and a spacious living room complete with a cozy fireplace and custom built-in shelving. The first-floor primary suite offers convenience and luxury, highlighted by a spa-like en-suite bath with a double vanity, quartz countertops, and a large tiled walk-in shower with glass enclosure and built-in bench. The finished lower level adds even more living space, featuring a comfortable family room, beverage bar with refrigerator, an additional bedroom with egress window, and a beautifully designed full bath complete with soaking tub and tiled glass-enclosed shower. Ample storage is available throughout. Additional features include an attached two-car garage and a large deck overlooking a lush yard and patio—perfect for relaxing or entertaining. Ideally located just a few miles from the heart of the village, this exceptional home offers both luxury and convenience.

2 Beds ⋅ 3 Baths ⋅ S1714684 MLS

Stunning End-Unit Condo in the Highly Sought-After Skaneateles School District. Welcome to this beautifully appointed end-unit condo featuring high-end finishes and thoughtful design throughout. The spectacular chef’s kitchen boasts custom cabinetry, premium stainless steel appliances, elegant white quartz countertops and backsplash, stylish pendant lighting, a beverage refrigerator, and a spacious walk-in pantry with laundry, custom cabinetry, and sink. The open-concept floor plan is ideal for entertaining, filled with abundant natural light from expansive windows. Enjoy a generous dining area and a spacious living room complete with a cozy fireplace and custom built-in shelving. The first-floor primary suite offers convenience and luxury, highlighted by a spa-like en-suite bath with a double vanity, quartz countertops, and a large tiled walk-in shower with glass enclosure and built-in bench. The finished lower level adds even more living space, featuring a comfortable family room, beverage bar with refrigerator, an additional bedroom with egress window, and a beautifully designed full bath complete with soaking tub and tiled glass-enclosed shower. Ample storage is available throughout. Additional features include an attached two-car garage and a large deck overlooking a lush yard and patio—perfect for relaxing or entertaining. Ideally located just a few miles from the heart of the village, this exceptional home offers both luxury and convenience.

4490 Lauder Lane, Skaneateles

$649,900

Stunning End-Unit Condo in the Highly Sought-After Skaneateles School District. Welcome to this beautifully appointed end-unit condo featuring high-end finishes and thoughtful design throughout. The spectacular chef’s kitchen boasts custom cabinetry, premium stainless steel appliances, elegant white quartz countertops and backsplash, stylish pendant lighting, a beverage refrigerator, and a spacious walk-in pantry with laundry, custom cabinetry, and sink. The open-concept floor plan is ideal for entertaining, filled with abundant natural light from expansive windows. Enjoy a generous dining area and a spacious living room complete with a cozy fireplace and custom built-in shelving. The first-floor primary suite offers convenience and luxury, highlighted by a spa-like en-suite bath with a double vanity, quartz countertops, and a large tiled walk-in shower with glass enclosure and built-in bench. The finished lower level adds even more living space, featuring a comfortable family room, beverage bar with refrigerator, an additional bedroom with egress window, and a beautifully designed full bath complete with soaking tub and tiled glass-enclosed shower. Ample storage is available throughout. Additional features include an attached two-car garage and a large deck overlooking a lush yard and patio—perfect for relaxing or entertaining. Ideally located just a few miles from the heart of the village, this exceptional home offers both luxury and convenience.

2 Beds ⋅ 3 Baths ⋅ S1714627 MLS

Stunning End-Unit Condo in the Highly Sought-After Skaneateles School District. Welcome to this beautifully appointed end-unit condo featuring high-end finishes and thoughtful design throughout. The spectacular chef’s kitchen boasts custom cabinetry, premium stainless steel appliances, elegant white quartz countertops and backsplash, stylish pendant lighting, a beverage refrigerator, and a spacious walk-in pantry with laundry, custom cabinetry, and sink. The open-concept floor plan is ideal for entertaining, filled with abundant natural light from expansive windows. Enjoy a generous dining area and a spacious living room complete with a cozy fireplace and custom built-in shelving. The first-floor primary suite offers convenience and luxury, highlighted by a spa-like en-suite bath with a double vanity, quartz countertops, and a large tiled walk-in shower with glass enclosure and built-in bench. The finished lower level adds even more living space, featuring a comfortable family room, beverage bar with refrigerator, an additional bedroom with egress window, and a beautifully designed full bath complete with soaking tub and tiled glass-enclosed shower. Ample storage is available throughout. Additional features include an attached two-car garage and a large deck overlooking a lush yard and patio—perfect for relaxing or entertaining. Ideally located just a few miles from the heart of the village, this exceptional home offers both luxury and convenience.

4490 Lauder Lane, Skaneateles

$649,900

Seven ponds, established food plots, a secluded cabin and miles of maintained trails shape this 113± acre Ontario County property into a turnkey hunting and recreational retreat. From the road, a well-kept 40-by-80-foot insulated pole barn provides a substantial headquarters for equipment, vehicles and land-management tools. Electricity, water and an enclosed work area add year-round function, while the building’s generous footprint leaves ample room for storage and future plans. Beyond the barn, wide trails thread deep into the acreage, with many stretches built to accommodate a full-sized truck. They connect established food plots, potential planting sites, ponds and strategic reaches of timber, making the property easy to manage throughout the seasons. A Redneck hard-sided blind on an elevated platform is already positioned, and a history of trophy buck harvests speaks to the quality of the habitat and years of thoughtful stewardship. Seven ponds bring water into nearly every chapter of the landscape. They vary in size, shape and depth, led by a stocked pond of approximately one-third acre set within a sunny opening behind the timber. Here, open sky meets still water—a natural destination for fishing, wildlife watching or an unhurried afternoon along the bank. Near the eastern property line, an in-woods two-room cabin waits beneath the canopy. A wood stove warms the interior, while the covered front porch offers a quiet seat overlooking the woods. It is a fitting base for hunting weekends, overnight stays and time spent away from the road. The well-managed timber stand is enrolled in New York State’s 480-a Forest Tax Law program, offering a significant property-tax reduction while supporting long-term forest management. Established infrastructure, diverse water, productive habitat and a proven hunting history give this property depth well beyond its acreage. At 6989 Ross Road in Springwater, the work has been done, the systems are in place, and the woods are ready for their next season of stewardship. All showings must be have a real estate agent present. Buyers must present proof of funds or proof of pre-qualification to schedule a showing.

R1714436 MLS

Seven ponds, established food plots, a secluded cabin and miles of maintained trails shape this 113± acre Ontario County property into a turnkey hunting and recreational retreat. From the road, a well-kept 40-by-80-foot insulated pole barn provides a substantial headquarters for equipment, vehicles and land-management tools. Electricity, water and an enclosed work area add year-round function, while the building’s generous footprint leaves ample room for storage and future plans. Beyond the barn, wide trails thread deep into the acreage, with many stretches built to accommodate a full-sized truck. They connect established food plots, potential planting sites, ponds and strategic reaches of timber, making the property easy to manage throughout the seasons. A Redneck hard-sided blind on an elevated platform is already positioned, and a history of trophy buck harvests speaks to the quality of the habitat and years of thoughtful stewardship. Seven ponds bring water into nearly every chapter of the landscape. They vary in size, shape and depth, led by a stocked pond of approximately one-third acre set within a sunny opening behind the timber. Here, open sky meets still water—a natural destination for fishing, wildlife watching or an unhurried afternoon along the bank. Near the eastern property line, an in-woods two-room cabin waits beneath the canopy. A wood stove warms the interior, while the covered front porch offers a quiet seat overlooking the woods. It is a fitting base for hunting weekends, overnight stays and time spent away from the road. The well-managed timber stand is enrolled in New York State’s 480-a Forest Tax Law program, offering a significant property-tax reduction while supporting long-term forest management. Established infrastructure, diverse water, productive habitat and a proven hunting history give this property depth well beyond its acreage. At 6989 Ross Road in Springwater, the work has been done, the systems are in place, and the woods are ready for their next season of stewardship. All showings must be have a real estate agent present. Buyers must present proof of funds or proof of pre-qualification to schedule a showing.

6989 Ross Road, Canadice

$649,900

Opportunity is knocking! Just down the street from Rochester’s Public Market, this solid brick 10-unit property features 2 commercial storefronts and 8 apartments. All 10 units are currently rented and generating a strong $8,150 in gross monthly income. The property also includes a garage located behind the building that is separately rented, providing an additional income stream for the owner. The brick exterior offers lasting durability and classic city appeal, while the diverse mix of commercial and residential spaces creates an attractive income-producing asset. With all units currently occupied, this property offers immediate cash flow, while existing rents provide room for future increases and additional upside. A Certificate of Occupancy is in place through March 2028. Whether you are looking to expand an investment portfolio or add a versatile mixed-use property with multiple income streams, this 10-unit opportunity is one to take a closer look at. Can be packaged with 475-479 N Goodman St.

4 Beds ⋅ R1713723 MLS

Opportunity is knocking! Just down the street from Rochester’s Public Market, this solid brick 10-unit property features 2 commercial storefronts and 8 apartments. All 10 units are currently rented and generating a strong $8,150 in gross monthly income. The property also includes a garage located behind the building that is separately rented, providing an additional income stream for the owner. The brick exterior offers lasting durability and classic city appeal, while the diverse mix of commercial and residential spaces creates an attractive income-producing asset. With all units currently occupied, this property offers immediate cash flow, while existing rents provide room for future increases and additional upside. A Certificate of Occupancy is in place through March 2028. Whether you are looking to expand an investment portfolio or add a versatile mixed-use property with multiple income streams, this 10-unit opportunity is one to take a closer look at. Can be packaged with 475-479 N Goodman St.

1058 E Main Street, Rochester

$649,900

Welcome to 45 Richmond Ave in Buffalo's highly desirable west side. This 7844 square foot former bed and breakfast boasts 21 rooms, 11 bathrooms, 2 kitchens, off street parking and space for a garage. This building is incredibly spacious offering much opportunity for businesses such as bed and breakfast or boarding house. As well as potential to be converted into a residence. Offers reviewed as they come in.

21 Beds ⋅ B1713311 MLS

Welcome to 45 Richmond Ave in Buffalo's highly desirable west side. This 7844 square foot former bed and breakfast boasts 21 rooms, 11 bathrooms, 2 kitchens, off street parking and space for a garage. This building is incredibly spacious offering much opportunity for businesses such as bed and breakfast or boarding house. As well as potential to be converted into a residence. Offers reviewed as they come in.

45 Richmond Avenue, Buffalo

$649,900

Welcome to 45 Richmond Ave in Buffalo's highly desirable west side. This 7844 square foot former bed and breakfast boasts 21 rooms, 11 bathrooms, 2 kitchens, off street parking and space for a garage. This building is incredibly spacious offering much opportunity for businesses such as bed and breakfast or boarding house. As well as potential to be converted into a residence. Offers reviewed as they come in.

B1712825 MLS

Welcome to 45 Richmond Ave in Buffalo's highly desirable west side. This 7844 square foot former bed and breakfast boasts 21 rooms, 11 bathrooms, 2 kitchens, off street parking and space for a garage. This building is incredibly spacious offering much opportunity for businesses such as bed and breakfast or boarding house. As well as potential to be converted into a residence. Offers reviewed as they come in.

45 Richmond Avenue, Buffalo

$649,900

To-be built RANCH in Elma on 2 ACRES! Foundation and floor plan are set, just need your finishing touches!

3 Beds ⋅ 3 Baths ⋅ B1711184 MLS

To-be built RANCH in Elma on 2 ACRES! Foundation and floor plan are set, just need your finishing touches!

160 S Blossom Road, Elma

$649,900

Nestled in the coveted Forest Creek Estates, this expansive two-story Colonial delivers flexibility with bonus indoor and outdoor living spaces. Perched on over a half-acre of serene wooded surroundings, this captivating estate offers sweeping nature views of a protected forest and creek sanctuary, ultimate privacy, and minimal backyard maintenance. Boasting 4,400+ sq. ft. of total living space (3,100+ above grade, 1,300+ lower), this custom 4-bed, 2.5-bath home offers quality craftsmanship and extensive updates. A dramatic two-story foyer with marble flooring instantly impresses. The spacious living room has hardwood floors, cathedral ceilings, rich woodwork, and a cozy wood-burning fireplace. The beautifully designed kitchen features a center island, abundant cabinetry, hardwoods, walk-in pantries, efficient lighting and newer stainless appliances, plus doors opening to nature. Showcasing a 10-foot ceiling, crown molding, and hardwoods, the formal dining room provides a fine compliment. A highly desirable first-floor primary suite features cathedral ceilings, a glamour bath with whirlpool tub, and a walk-in closet. French doors open to a versatile office, playroom, or studio. The second floor offers a full bath with jetted tub and three bedrooms with modern ceiling fans. The redesigned lower level adds 1,300+ sq. ft. of flexible living and entertaining spaces with two bonus rooms, game nook, new Berber carpet, and efficient lighting, opening to a private patio and hillside views. Upgrades include: new roof, French drains, high-efficiency Lennox HVAC and smart thermostat, hot water tank, 200-amp service, added exterior outlets and garage electric, fresh paint, new carpets, energy-efficient lighting, fixtures, ceiling fans, faucets, toilets, extensive tree removal, garage door and opener. A restored front balcony with vinyl railings, multi-level refreshed decking, and revitalized grounds enhance the home’s appeal and outdoor enjoyment year round. Prime location in close proximity to River Oaks Golf Club and Marina.

4 Beds ⋅ 3 Baths ⋅ B1709890 MLS

Nestled in the coveted Forest Creek Estates, this expansive two-story Colonial delivers flexibility with bonus indoor and outdoor living spaces. Perched on over a half-acre of serene wooded surroundings, this captivating estate offers sweeping nature views of a protected forest and creek sanctuary, ultimate privacy, and minimal backyard maintenance. Boasting 4,400+ sq. ft. of total living space (3,100+ above grade, 1,300+ lower), this custom 4-bed, 2.5-bath home offers quality craftsmanship and extensive updates. A dramatic two-story foyer with marble flooring instantly impresses. The spacious living room has hardwood floors, cathedral ceilings, rich woodwork, and a cozy wood-burning fireplace. The beautifully designed kitchen features a center island, abundant cabinetry, hardwoods, walk-in pantries, efficient lighting and newer stainless appliances, plus doors opening to nature. Showcasing a 10-foot ceiling, crown molding, and hardwoods, the formal dining room provides a fine compliment. A highly desirable first-floor primary suite features cathedral ceilings, a glamour bath with whirlpool tub, and a walk-in closet. French doors open to a versatile office, playroom, or studio. The second floor offers a full bath with jetted tub and three bedrooms with modern ceiling fans. The redesigned lower level adds 1,300+ sq. ft. of flexible living and entertaining spaces with two bonus rooms, game nook, new Berber carpet, and efficient lighting, opening to a private patio and hillside views. Upgrades include: new roof, French drains, high-efficiency Lennox HVAC and smart thermostat, hot water tank, 200-amp service, added exterior outlets and garage electric, fresh paint, new carpets, energy-efficient lighting, fixtures, ceiling fans, faucets, toilets, extensive tree removal, garage door and opener. A restored front balcony with vinyl railings, multi-level refreshed decking, and revitalized grounds enhance the home’s appeal and outdoor enjoyment year round. Prime location in close proximity to River Oaks Golf Club and Marina.

207 Forest Creek Lane, Grand Island

$649,900

Discover this stunning year-round riverfront ranch, perfectly situated on the mouth of the Chaumont River and just a stone's throw away to Lake Ontario. This beautifully maintained four-bedroom, three-bath home rests on a generous lot, blending privacy with accessibility just a short walk from the charming village. Upon entering, you'll be greeted by a spacious open floor plan filled with natural light, seamlessly connecting the living areas. The heart of the home is the gorgeous living room that overlooks the river, complemented by a beautifully appointed kitchen featuring stainless steel appliances and an quaint dining area. Enjoy panoramic views of the Chaumont River, with sliding glass doors that lead to an expansive deck—an ideal spot for entertaining or relaxing with your morning coffee in serene surroundings. The thoughtfully designed layout includes Brazilian hardwood floors throughout, ensuring style and comfort. The primary suite serves as a true retreat, boasting an en-suite bath and picturesque views. Located right at the entrance to Chaumont Bay, this property is renowned for year-round world-class fishing, as well as opportunities for swimming, boating, and wildlife watching. For boating enthusiasts, the river offers excellent protection and deep-water access for larger vessels, making it a prime location for water activities. Plus, it's conveniently situated just minutes from restaurants, shops, marinas, and public beaches, providing an exceptional lifestyle in an unbeatable location. Don’t miss the opportunity to make this stunning riverfront property your forever home!

4 Beds ⋅ 3 Baths ⋅ S1709109 MLS

Discover this stunning year-round riverfront ranch, perfectly situated on the mouth of the Chaumont River and just a stone's throw away to Lake Ontario. This beautifully maintained four-bedroom, three-bath home rests on a generous lot, blending privacy with accessibility just a short walk from the charming village. Upon entering, you'll be greeted by a spacious open floor plan filled with natural light, seamlessly connecting the living areas. The heart of the home is the gorgeous living room that overlooks the river, complemented by a beautifully appointed kitchen featuring stainless steel appliances and an quaint dining area. Enjoy panoramic views of the Chaumont River, with sliding glass doors that lead to an expansive deck—an ideal spot for entertaining or relaxing with your morning coffee in serene surroundings. The thoughtfully designed layout includes Brazilian hardwood floors throughout, ensuring style and comfort. The primary suite serves as a true retreat, boasting an en-suite bath and picturesque views. Located right at the entrance to Chaumont Bay, this property is renowned for year-round world-class fishing, as well as opportunities for swimming, boating, and wildlife watching. For boating enthusiasts, the river offers excellent protection and deep-water access for larger vessels, making it a prime location for water activities. Plus, it's conveniently situated just minutes from restaurants, shops, marinas, and public beaches, providing an exceptional lifestyle in an unbeatable location. Don’t miss the opportunity to make this stunning riverfront property your forever home!

27747 Water Street, Lyme

$649,900

Set on approximately 3.5 acres in the heart of Chautauqua Lake, the Chautauqua Marketplace at 3943 West Lake Road is a unique mixed-use property located directly across from Camp Chautauqua. Formerly home to the very successful Truffle Honey restaurant and home to most recently, the successful pop-up Mediterranean concept COASTA, the property offers an unusual combination of a proven restaurant location, retail, residential, and unique outdoor spaces. The restaurant building conveys as a fully functioning operation, including nearly all commercial kitchen equipment, plates, flatware, tables, chairs, furnishings and more. Even the famous pizza oven conveys! The success of both Truffle Honey and COASTA at this location provides an established proof of concept for continued restaurant or hospitality use. In addition to the restaurant, the property includes a dedicated coffee shop space that is ready to open (with all equipment conveying), a separate larger storefront and a Farmers Market garage. Above the storefront is a spacious studio apartment, completely separate from the restaurant. The large apartment provides ample room for dedicated sleeping and living areas and has previously been utilized as a furnished rental. It could also make an ideal owner/operator suite. The outdoor beer garden is fully built out and includes a container bar equipped with beer taps capable of serving multiple kegs, along with generous space for outdoor dining and gatherings. Ample on-site parking serves the property and its many commercial spaces as well as parking for the residential unit. With multiple distinct spaces spread across the property, 3943 West Lake Road offers considerable flexibility for its next owner. Restaurant, coffee shop, retail, residential, flexible garage and outdoor spaces are all already in place, creating a truly turn-key mixed-use property with nearly all of the infrastructure and groundwork already completed. If you have been looking for a space to launch your next concept, welcome to 3943 West Lake Road.

1 Beds ⋅ 5 Baths ⋅ R1706664 MLS

Set on approximately 3.5 acres in the heart of Chautauqua Lake, the Chautauqua Marketplace at 3943 West Lake Road is a unique mixed-use property located directly across from Camp Chautauqua. Formerly home to the very successful Truffle Honey restaurant and home to most recently, the successful pop-up Mediterranean concept COASTA, the property offers an unusual combination of a proven restaurant location, retail, residential, and unique outdoor spaces. The restaurant building conveys as a fully functioning operation, including nearly all commercial kitchen equipment, plates, flatware, tables, chairs, furnishings and more. Even the famous pizza oven conveys! The success of both Truffle Honey and COASTA at this location provides an established proof of concept for continued restaurant or hospitality use. In addition to the restaurant, the property includes a dedicated coffee shop space that is ready to open (with all equipment conveying), a separate larger storefront and a Farmers Market garage. Above the storefront is a spacious studio apartment, completely separate from the restaurant. The large apartment provides ample room for dedicated sleeping and living areas and has previously been utilized as a furnished rental. It could also make an ideal owner/operator suite. The outdoor beer garden is fully built out and includes a container bar equipped with beer taps capable of serving multiple kegs, along with generous space for outdoor dining and gatherings. Ample on-site parking serves the property and its many commercial spaces as well as parking for the residential unit. With multiple distinct spaces spread across the property, 3943 West Lake Road offers considerable flexibility for its next owner. Restaurant, coffee shop, retail, residential, flexible garage and outdoor spaces are all already in place, creating a truly turn-key mixed-use property with nearly all of the infrastructure and groundwork already completed. If you have been looking for a space to launch your next concept, welcome to 3943 West Lake Road.

3943 Route 394, North Harmony

$649,900

Set on approximately 3.5 acres in the heart of Chautauqua Lake, the Chautauqua Marketplace at 3943 West Lake Road is a unique mixed-use property located directly across from Camp Chautauqua. Formerly home to the very successful Truffle Honey restaurant and home to most recently, the successful pop-up Mediterranean concept COASTA, the property offers an unusual combination of a proven restaurant location, retail, residential, and unique outdoor spaces. The restaurant building conveys as a fully functioning operation, including nearly all commercial kitchen equipment, plates, flatware, tables, chairs, furnishings and more. Even the famous pizza oven conveys! The success of both Truffle Honey and COASTA at this location provides an established proof of concept for continued restaurant or hospitality use. In addition to the restaurant, the property includes a dedicated coffee shop space that is ready to open (with all equipment conveying), a separate larger storefront and a Farmers Market garage. Above the storefront is a spacious studio apartment, completely separate from the restaurant. The large apartment provides ample room for dedicated sleeping and living areas and has previously been utilized as a furnished rental. It could also make an ideal owner/operator suite. The outdoor beer garden is fully built out and includes a container bar equipped with beer taps capable of serving multiple kegs, along with generous space for outdoor dining and gatherings. Ample on-site parking serves the property and its many commercial spaces as well as parking for the residential unit. With multiple distinct spaces spread across the property, 3943 West Lake Road offers considerable flexibility for its next owner. Restaurant, coffee shop, retail, residential, flexible garage and outdoor spaces are all already in place, creating a truly turn-key mixed-use property with nearly all of the infrastructure and groundwork already completed. If you have been looking for a space to launch your next concept, welcome to 3943 West Lake Road.

R1708907 MLS

Set on approximately 3.5 acres in the heart of Chautauqua Lake, the Chautauqua Marketplace at 3943 West Lake Road is a unique mixed-use property located directly across from Camp Chautauqua. Formerly home to the very successful Truffle Honey restaurant and home to most recently, the successful pop-up Mediterranean concept COASTA, the property offers an unusual combination of a proven restaurant location, retail, residential, and unique outdoor spaces. The restaurant building conveys as a fully functioning operation, including nearly all commercial kitchen equipment, plates, flatware, tables, chairs, furnishings and more. Even the famous pizza oven conveys! The success of both Truffle Honey and COASTA at this location provides an established proof of concept for continued restaurant or hospitality use. In addition to the restaurant, the property includes a dedicated coffee shop space that is ready to open (with all equipment conveying), a separate larger storefront and a Farmers Market garage. Above the storefront is a spacious studio apartment, completely separate from the restaurant. The large apartment provides ample room for dedicated sleeping and living areas and has previously been utilized as a furnished rental. It could also make an ideal owner/operator suite. The outdoor beer garden is fully built out and includes a container bar equipped with beer taps capable of serving multiple kegs, along with generous space for outdoor dining and gatherings. Ample on-site parking serves the property and its many commercial spaces as well as parking for the residential unit. With multiple distinct spaces spread across the property, 3943 West Lake Road offers considerable flexibility for its next owner. Restaurant, coffee shop, retail, residential, flexible garage and outdoor spaces are all already in place, creating a truly turn-key mixed-use property with nearly all of the infrastructure and groundwork already completed. If you have been looking for a space to launch your next concept, welcome to 3943 West Lake Road.

3943 Route 394, North Harmony

$649,900

This exceptional property offers a rare combination of space, versatility, and development potential, featuring two homes, a large storage barn, and over 11 acres of buildable land with extensive road frontage right across the street from the St.Lawrence River. As you travel down the private driveway, you’ll arrive at the main home, complete with a carport and inviting covered front porch. Inside, the open-concept layout seamlessly connects the kitchen, dining, and living areas, creating a warm and welcoming space for everyday living and entertaining. The kitchen features beautiful stone countertops, a large island with ample seating, and plenty of room to gather. The main level also includes a generously sized bedroom, full bathroom, and convenient laundry area. Upstairs, you’ll find an impressive second bedroom with its own walk-out patio, along with a truly stunning bathroom featuring an oversized tiled walk-in shower. A unique additional sleeping area is also located on this level and could easily be converted back into a spacious walk-in closet to suit your needs. The separate mother-in-law suite/ADU offers the perfect space for guests, or additional income potential. With vaulted ceilings, an expansive living area, and a full kitchen, this private space feels bright and open. The bedroom features its own attached ensuite bathroom. Outside, the possibilities continue. A large garage with an oversized door provides plenty of room for boat storage, recreational vehicles, equipment, or a workshop. With more than 11 acres of buildable land and substantial road frontage, the property offers the potential to subdivide into five additional building lots creating an incredible opportunity for future development or investment. A property this unique—with multiple living spaces, abundant acreage, storage, privacy, and development potential—is a rare find.

3 Beds ⋅ 3 Baths ⋅ S1706685 MLS

This exceptional property offers a rare combination of space, versatility, and development potential, featuring two homes, a large storage barn, and over 11 acres of buildable land with extensive road frontage right across the street from the St.Lawrence River. As you travel down the private driveway, you’ll arrive at the main home, complete with a carport and inviting covered front porch. Inside, the open-concept layout seamlessly connects the kitchen, dining, and living areas, creating a warm and welcoming space for everyday living and entertaining. The kitchen features beautiful stone countertops, a large island with ample seating, and plenty of room to gather. The main level also includes a generously sized bedroom, full bathroom, and convenient laundry area. Upstairs, you’ll find an impressive second bedroom with its own walk-out patio, along with a truly stunning bathroom featuring an oversized tiled walk-in shower. A unique additional sleeping area is also located on this level and could easily be converted back into a spacious walk-in closet to suit your needs. The separate mother-in-law suite/ADU offers the perfect space for guests, or additional income potential. With vaulted ceilings, an expansive living area, and a full kitchen, this private space feels bright and open. The bedroom features its own attached ensuite bathroom. Outside, the possibilities continue. A large garage with an oversized door provides plenty of room for boat storage, recreational vehicles, equipment, or a workshop. With more than 11 acres of buildable land and substantial road frontage, the property offers the potential to subdivide into five additional building lots creating an incredible opportunity for future development or investment. A property this unique—with multiple living spaces, abundant acreage, storage, privacy, and development potential—is a rare find.

16820 May Irwin Road, Clayton

$649,900

Opportunity awaits at 254 Center Road, Lacona, NY! Situated on an expansive 148-acre parcel with over 1,600 feet of road frontage, this unique property offers incredible potential for investors, outdoor enthusiasts, farmers, or anyone looking to create their dream country retreat. The nearly 1,800-square-foot raised ranch features 2 bedrooms, 1 full bathroom, and a spacious basement with the potential to be finished into additional living space. With the possibility of a walk-out design, the lower level could significantly increase the home's usable square footage. While the home does require some TLC, many major improvements have already been started, including a new furnace (ready to be connected), a new 200-amp electrical service, a new hot water tank, and a roof that is less than 10 years old. The property also offers the option of heating with a wood-burning boiler. Some building materials, including remaining siding to help complete the exterior, will convey with the sale. Outside, you'll find two additional outbuildings that are ideal for farm equipment, garages, workshops, or storage. The expansive acreage and extensive road frontage present exciting possibilities for farming, future development, recreation, or simply enjoying the privacy and beauty of the surrounding landscape. Located less than one minute from Winona Forest and directly along the area's main snowmobile and ATV trail system, this property is a dream location for outdoor recreation. Whether you're an avid snowmobiler, ATV enthusiast, hunter, or investor seeking a potential Airbnb or vacation rental, the location is hard to beat. Conveniently situated just minutes from Sandy Creek and Interstate 81, you'll enjoy easy access while still experiencing the tranquility of country living. Due to the home's current condition, rehab financing may be required, making this an excellent opportunity for buyers looking to add value and build equity. Whether your vision is to renovate the existing home, establish a working farm, develop the land, create an outdoor recreation destination, or invest in a highly desirable location near year-round trail systems, the potential here is truly exponential!

2 Beds ⋅ 1 Baths ⋅ S1704454 MLS

Opportunity awaits at 254 Center Road, Lacona, NY! Situated on an expansive 148-acre parcel with over 1,600 feet of road frontage, this unique property offers incredible potential for investors, outdoor enthusiasts, farmers, or anyone looking to create their dream country retreat. The nearly 1,800-square-foot raised ranch features 2 bedrooms, 1 full bathroom, and a spacious basement with the potential to be finished into additional living space. With the possibility of a walk-out design, the lower level could significantly increase the home's usable square footage. While the home does require some TLC, many major improvements have already been started, including a new furnace (ready to be connected), a new 200-amp electrical service, a new hot water tank, and a roof that is less than 10 years old. The property also offers the option of heating with a wood-burning boiler. Some building materials, including remaining siding to help complete the exterior, will convey with the sale. Outside, you'll find two additional outbuildings that are ideal for farm equipment, garages, workshops, or storage. The expansive acreage and extensive road frontage present exciting possibilities for farming, future development, recreation, or simply enjoying the privacy and beauty of the surrounding landscape. Located less than one minute from Winona Forest and directly along the area's main snowmobile and ATV trail system, this property is a dream location for outdoor recreation. Whether you're an avid snowmobiler, ATV enthusiast, hunter, or investor seeking a potential Airbnb or vacation rental, the location is hard to beat. Conveniently situated just minutes from Sandy Creek and Interstate 81, you'll enjoy easy access while still experiencing the tranquility of country living. Due to the home's current condition, rehab financing may be required, making this an excellent opportunity for buyers looking to add value and build equity. Whether your vision is to renovate the existing home, establish a working farm, develop the land, create an outdoor recreation destination, or invest in a highly desirable location near year-round trail systems, the potential here is truly exponential!

254 Center Road, Sandy Creek

$649,900

Great location for these 2 commercial properties being sold together, 5750 Seneca is a double and 5760 is a single family home, together there is 200 ft frontage by a generous 478 depth and both properties zoned commercial C2 , location is right next door to Elma water authority and just 3 doors down from busy Transit rd, both homes in good condition and fully occupied by month to month tenants, keep these homes for an investment or build your business here ! the property taxes listed include both properties and are full taxes with no exemptions. square footage / acreage and taxes are both buildings combined

B1701529 MLS

Great location for these 2 commercial properties being sold together, 5750 Seneca is a double and 5760 is a single family home, together there is 200 ft frontage by a generous 478 depth and both properties zoned commercial C2 , location is right next door to Elma water authority and just 3 doors down from busy Transit rd, both homes in good condition and fully occupied by month to month tenants, keep these homes for an investment or build your business here ! the property taxes listed include both properties and are full taxes with no exemptions. square footage / acreage and taxes are both buildings combined

5750 & 5760 Seneca Street, Elma

$649,900

A rare opportunity to own a piece of Little York Lake history! Situated on nearly 90 feet of pristine lake frontage, 1837 Mountainview Drive E offers breathtaking waterfront views, a private dock, and endless possibilities for investors, owner occupants, or those looking to create a truly special lakeside retreat. Currently configured as a 6 unit property with a strong rental history, the property includes three separate buildings: a detached 1 bedroom cottage, a 2 unit building featuring two 2 bedroom apartments, and a 3 unit building comprised of three 3 bedroom units. Each unit offers excellent potential for continued rental income while leaving plenty of opportunity for updates and value added improvements. Looking for a lakefront residence with income potential? The 3 unit building could potentially be converted back into a single family home, allowing you to enjoy year round waterfront living while generating income from the remaining buildings. Whether you are seeking an investment, a vacation property, or a combination of personal use and rental income, this unique offering provides exceptional flexibility. Steeped in local history, the property is associated with the former Little York Ice Company, reflecting the era when natural ice harvested from Little York Lake supplied homes and businesses before modern refrigeration became commonplace. Ice harvesting was an important industry around the lake during the late 1800s and early 1900s, making this property part of Little York's rich historical story. Enjoy everything Little York Lake has to offer in every season including boating, fishing, kayaking, and swimming in the summer, spectacular fall foliage, and peaceful winter scenery. You will even have front row seats to the lake's beloved Fourth of July fireworks display. Properties offering this combination of waterfront living, proven income, redevelopment potential, and historical significance are exceptionally rare. Also listed as 5+ unit, MLS S1696737. The unit count was altered to reflect properly for the number of bedrooms and bathrooms on the syndication sites.

14 Beds ⋅ 6 Baths ⋅ S1697239 MLS

A rare opportunity to own a piece of Little York Lake history! Situated on nearly 90 feet of pristine lake frontage, 1837 Mountainview Drive E offers breathtaking waterfront views, a private dock, and endless possibilities for investors, owner occupants, or those looking to create a truly special lakeside retreat. Currently configured as a 6 unit property with a strong rental history, the property includes three separate buildings: a detached 1 bedroom cottage, a 2 unit building featuring two 2 bedroom apartments, and a 3 unit building comprised of three 3 bedroom units. Each unit offers excellent potential for continued rental income while leaving plenty of opportunity for updates and value added improvements. Looking for a lakefront residence with income potential? The 3 unit building could potentially be converted back into a single family home, allowing you to enjoy year round waterfront living while generating income from the remaining buildings. Whether you are seeking an investment, a vacation property, or a combination of personal use and rental income, this unique offering provides exceptional flexibility. Steeped in local history, the property is associated with the former Little York Ice Company, reflecting the era when natural ice harvested from Little York Lake supplied homes and businesses before modern refrigeration became commonplace. Ice harvesting was an important industry around the lake during the late 1800s and early 1900s, making this property part of Little York's rich historical story. Enjoy everything Little York Lake has to offer in every season including boating, fishing, kayaking, and swimming in the summer, spectacular fall foliage, and peaceful winter scenery. You will even have front row seats to the lake's beloved Fourth of July fireworks display. Properties offering this combination of waterfront living, proven income, redevelopment potential, and historical significance are exceptionally rare. Also listed as 5+ unit, MLS S1696737. The unit count was altered to reflect properly for the number of bedrooms and bathrooms on the syndication sites.

1837 Mountainview Drive E, Homer

$649,900

Welcome to 101 Ogden Parma Town Line Road! This to-be-built Colonial-style home offers 2,080 square feet of finished living space, plus an additional 288 square feet of finished attic/bonus room, providing flexibility for future expansion. The thoughtfully designed layout features four bedrooms, all located on the second floor, with two full bathrooms and one half bathroom, blending open gathering spaces with private retreats. The main level showcases an open-concept great room with a gas fireplace, seamlessly connected to the dining area and an eat-in kitchen complete with a center island, pantry, and granite countertops. A convenient first-floor half bathroom, along with direct access to the fully insulated attached two-car garage, enhances everyday functionality. The second level includes a private primary suite with an en-suite bath, three additional bedrooms, a second full bathroom, and a second-floor laundry area. The finished attic/bonus room (288 sq. ft.) offers flexible use as a media room, home office, or additional living space. Additional features include central A/C, forced-air gas heat, a full basement, luxury vinyl and tile flooring, recessed lighting, a sliding glass door, blacktop driveway, and a graded and seeded lot. Quality built by Sidoti Homes, this home is designed for comfort, efficiency, and modern living. The property offers a practical and adaptable floor plan to suit a variety of lifestyles. A rare opportunity to build a brand-new home while enjoying the ability to personalize select finishes and features.

4 Beds ⋅ 3 Baths ⋅ R1694046 MLS

Welcome to 101 Ogden Parma Town Line Road! This to-be-built Colonial-style home offers 2,080 square feet of finished living space, plus an additional 288 square feet of finished attic/bonus room, providing flexibility for future expansion. The thoughtfully designed layout features four bedrooms, all located on the second floor, with two full bathrooms and one half bathroom, blending open gathering spaces with private retreats. The main level showcases an open-concept great room with a gas fireplace, seamlessly connected to the dining area and an eat-in kitchen complete with a center island, pantry, and granite countertops. A convenient first-floor half bathroom, along with direct access to the fully insulated attached two-car garage, enhances everyday functionality. The second level includes a private primary suite with an en-suite bath, three additional bedrooms, a second full bathroom, and a second-floor laundry area. The finished attic/bonus room (288 sq. ft.) offers flexible use as a media room, home office, or additional living space. Additional features include central A/C, forced-air gas heat, a full basement, luxury vinyl and tile flooring, recessed lighting, a sliding glass door, blacktop driveway, and a graded and seeded lot. Quality built by Sidoti Homes, this home is designed for comfort, efficiency, and modern living. The property offers a practical and adaptable floor plan to suit a variety of lifestyles. A rare opportunity to build a brand-new home while enjoying the ability to personalize select finishes and features.

101 Ogden Parma Town Line Road, Ogden

$649,900

This is a very unique investment opportunity.The commercial building consists of a large 1st floor commercial space and a large 3 bedroom apartment upstairs.There are two additional two family homes and a large carriage barn that go with this property.The two additional properties included in this sale are 231 State St. and 237 State St. which are both 2 unit properties.This is being sold as a package deal that includes the Commercial building two 2 unit homes and a large carriage barn with a garage for plenty of storage and offers plenty of parking.The Commercial space offers endless possibilities and is completely remodeled.All the units have current Certificates of Occupancy and alot of updates have been done in each of the apartments.All financials and rent rolls availiable upon request.Taxes shown are for 235 State St. only.

R1687781 MLS

This is a very unique investment opportunity.The commercial building consists of a large 1st floor commercial space and a large 3 bedroom apartment upstairs.There are two additional two family homes and a large carriage barn that go with this property.The two additional properties included in this sale are 231 State St. and 237 State St. which are both 2 unit properties.This is being sold as a package deal that includes the Commercial building two 2 unit homes and a large carriage barn with a garage for plenty of storage and offers plenty of parking.The Commercial space offers endless possibilities and is completely remodeled.All the units have current Certificates of Occupancy and alot of updates have been done in each of the apartments.All financials and rent rolls availiable upon request.Taxes shown are for 235 State St. only.

235 State Street, Auburn

$649,900

Welcome to the Iris 2391, currently serving as the model/sales center for Foundation Homes of CNY. This thoughtfully designed home features a dramatic great room with soaring ceilings and a two-story fireplace accented by built-ins, a gourmet kitchen with walk-in pantry, and a private home office/den. A spacious mudroom with build-in cubbies connects the garage to the main living area, maximizing function and comfort. The 2nd floor offers a versatile loft space, complete with reading nook, full laundry room and 4 generously sized bedrooms-including a luxurious primary suite with walk in closet and spa-style bath. The secondary bedrooms share a large full bath with double sinks. Highlights: Covered front porch with craftsman-style curb appeal. Mixed facade with board and batten and horizontal siding. Route black exterior windows, architectural shingles. Upscale interior finishes and energy-efficient construction. Neighborhood Features: Private wooded lots in a brand new 15-lot phase of North Ridge. Some lots back to protected forever wild land, offering enhanced privacy and preserved natural surroundings. Public utilities, natural gas, and new infrastructure. Minutes from Route 5, Erie Canal trails, schools, and village amenities. This home showcases the signature quality, craftsmanship, and energy smart construction Foundation Homes of CNY is known for. (Vast selection of one- and two-story floorplans available.

4 Beds ⋅ 3 Baths ⋅ S1685338 MLS

Welcome to the Iris 2391, currently serving as the model/sales center for Foundation Homes of CNY. This thoughtfully designed home features a dramatic great room with soaring ceilings and a two-story fireplace accented by built-ins, a gourmet kitchen with walk-in pantry, and a private home office/den. A spacious mudroom with build-in cubbies connects the garage to the main living area, maximizing function and comfort. The 2nd floor offers a versatile loft space, complete with reading nook, full laundry room and 4 generously sized bedrooms-including a luxurious primary suite with walk in closet and spa-style bath. The secondary bedrooms share a large full bath with double sinks. Highlights: Covered front porch with craftsman-style curb appeal. Mixed facade with board and batten and horizontal siding. Route black exterior windows, architectural shingles. Upscale interior finishes and energy-efficient construction. Neighborhood Features: Private wooded lots in a brand new 15-lot phase of North Ridge. Some lots back to protected forever wild land, offering enhanced privacy and preserved natural surroundings. Public utilities, natural gas, and new infrastructure. Minutes from Route 5, Erie Canal trails, schools, and village amenities. This home showcases the signature quality, craftsmanship, and energy smart construction Foundation Homes of CNY is known for. (Vast selection of one- and two-story floorplans available.

1948 North Ridge Dr, Sullivan

$649,900

Welcome to 250 Pixley Road! This incredible multi-use property in Gates is currently operating as a restaurant, bar, and event venue. Making it ideal for weddings, anniversaries, birthday parties, graduations, corporate events, and more. Ample parking with over 90 spaces. The building offers nearly 10,000 sq. ft. of versatile space and can comfortably accommodate 300+ guests. The main level features a large open dining area with an impressive granite counter full bar. An expansive outdoor patio complete with a second bar and a massive concrete deck—perfect for large gatherings/outdoor entertaining. The lower level provides additional event space with its own bar/dance floor and room for weddings and parties. Owner Financing available to qualified buyers with 25 percent down.

R1682972 MLS

Welcome to 250 Pixley Road! This incredible multi-use property in Gates is currently operating as a restaurant, bar, and event venue. Making it ideal for weddings, anniversaries, birthday parties, graduations, corporate events, and more. Ample parking with over 90 spaces. The building offers nearly 10,000 sq. ft. of versatile space and can comfortably accommodate 300+ guests. The main level features a large open dining area with an impressive granite counter full bar. An expansive outdoor patio complete with a second bar and a massive concrete deck—perfect for large gatherings/outdoor entertaining. The lower level provides additional event space with its own bar/dance floor and room for weddings and parties. Owner Financing available to qualified buyers with 25 percent down.

250 Pixley Road, Gates

$649,900

Commercial property offering building, land, and business for sale with real estate included at 2771 Scottsville Road. Positioned along a high-visibility corridor with convenient access to major roadways, this established restaurant/bar property is currently operating as an Indian restaurant and includes a fully equipped setup with furnishings, fixtures, equipment, and a full-service bar in place. The building has been maintained and features updates completed in 2016. Interior layout supports full-service dining with a functional kitchen configuration, designated seating areas, bar service area, and efficient service flow. The property sits on 3.61 acres, providing additional land area for potential expansion or alternative permitted uses, subject to local approvals. A full basement offers approximately 2,595 square feet of storage or operational space. The site includes ample on-site parking and strong exposure, with proximity to Scottsville, Rochester Institute of Technology, and Greater Rochester International Airport. Longstanding operation reflects a consistent commercial presence. Opportunity for continued restaurant use or adaptation to other permitted business types. Additional details available upon request.

R1677809 MLS

Commercial property offering building, land, and business for sale with real estate included at 2771 Scottsville Road. Positioned along a high-visibility corridor with convenient access to major roadways, this established restaurant/bar property is currently operating as an Indian restaurant and includes a fully equipped setup with furnishings, fixtures, equipment, and a full-service bar in place. The building has been maintained and features updates completed in 2016. Interior layout supports full-service dining with a functional kitchen configuration, designated seating areas, bar service area, and efficient service flow. The property sits on 3.61 acres, providing additional land area for potential expansion or alternative permitted uses, subject to local approvals. A full basement offers approximately 2,595 square feet of storage or operational space. The site includes ample on-site parking and strong exposure, with proximity to Scottsville, Rochester Institute of Technology, and Greater Rochester International Airport. Longstanding operation reflects a consistent commercial presence. Opportunity for continued restaurant use or adaptation to other permitted business types. Additional details available upon request.

2771 Scottsville Road, Chili

$649,900

Discover the Adams plan brought to you by Severyn Development. This home is both attractive and efficiently designed. The front porch is inviting and provides shelter from the elements. When entering the house, you’ll find a spacious family room that flows right into the dining room and kitchen. Upstairs, there are three bedrooms and an optional bonus room above the garage. The owner’s suite has a double vanity with a large shower and a walk-in closet that will make anyone envious. This is a To be Built home-Taxes will be determined once the home is built and complete

3 Beds ⋅ 3 Baths ⋅ B1659296 MLS

Discover the Adams plan brought to you by Severyn Development. This home is both attractive and efficiently designed. The front porch is inviting and provides shelter from the elements. When entering the house, you’ll find a spacious family room that flows right into the dining room and kitchen. Upstairs, there are three bedrooms and an optional bonus room above the garage. The owner’s suite has a double vanity with a large shower and a walk-in closet that will make anyone envious. This is a To be Built home-Taxes will be determined once the home is built and complete

7306 Woodhaven Drive, Lockport Town

$649,900

Set along the gentle waters of the West Branch of Fish Creek, Whispering Pines Campground blends comfort, nature, and investment versatility across 47.53± acres of landscaped grounds, hardwood forest, and streamside serenity. This is where the hum of the woods meets opportunity - an ideal setting for recreation, retreat, or revenue. At the heart of the property sits a chalet-style cabin framed by stonework, perennial gardens, and a sprinkler-fed landscape. Inside, vaulted ceilings, an open layout, and bluestone floors invite light and warmth, while the loft overlooks the surrounding pines. Nearby, three fully equipped rental cabins feature private showers, propane heat, and electricity, creating an immediate path to income or guest lodging. A pavilion, laundry building with restroom, and five to six tent sites with power and water access enhance the campground experience. Two potential RV sites allow for further expansion, supported by a commercial-grade well and filtration system and dual 24KW propane generators providing reliable off-grid power. With direct access to the Snowmobile and ATV trail system and nearly 2,000 feet of creek frontage, the property is a natural hub for fishermen, hunters, riders, and families alike. Whether used as a working campground, private family compound, or event venue, the versatility and infrastructure are already in place. Five individual lots compose the acreage, offering the flexibility to develop, improve, or sell parcels separately. An active sand and gravel permit adds yet another layer of value and optional revenue potential. Whispering Pines Campground isn't just a destination - it's an experience that captures the spirit of Tug Hill living: peaceful, purposeful, and full of promise. All buyers must present proof of funds or proof of pre-qualification to confirm a showing.

4 Beds ⋅ 5 Baths ⋅ R1652577 MLS

Set along the gentle waters of the West Branch of Fish Creek, Whispering Pines Campground blends comfort, nature, and investment versatility across 47.53± acres of landscaped grounds, hardwood forest, and streamside serenity. This is where the hum of the woods meets opportunity - an ideal setting for recreation, retreat, or revenue. At the heart of the property sits a chalet-style cabin framed by stonework, perennial gardens, and a sprinkler-fed landscape. Inside, vaulted ceilings, an open layout, and bluestone floors invite light and warmth, while the loft overlooks the surrounding pines. Nearby, three fully equipped rental cabins feature private showers, propane heat, and electricity, creating an immediate path to income or guest lodging. A pavilion, laundry building with restroom, and five to six tent sites with power and water access enhance the campground experience. Two potential RV sites allow for further expansion, supported by a commercial-grade well and filtration system and dual 24KW propane generators providing reliable off-grid power. With direct access to the Snowmobile and ATV trail system and nearly 2,000 feet of creek frontage, the property is a natural hub for fishermen, hunters, riders, and families alike. Whether used as a working campground, private family compound, or event venue, the versatility and infrastructure are already in place. Five individual lots compose the acreage, offering the flexibility to develop, improve, or sell parcels separately. An active sand and gravel permit adds yet another layer of value and optional revenue potential. Whispering Pines Campground isn't just a destination - it's an experience that captures the spirit of Tug Hill living: peaceful, purposeful, and full of promise. All buyers must present proof of funds or proof of pre-qualification to confirm a showing.

130 Base Bridge Road, Williamstown

$649,900

Have you been looking for that perfect property for hunting or recreational use in Wyoming County?? If you have then look no further - opportunity knocks right here! This 175.5 acre parcel is part of a larger parcel (originally 211.75 acres) and is being subdivided - part of a another parcel (MLS # R1617154 & R1617147). Taxes and assessments WILL CHANGE after closing. Taxes and assessment displayed is for the house, barns and 211.75 acres. This parcel will consist of approximately 175.5 acres (the other acreage is being sold separately). Owner would like to sell the remaining 175.5 and will NOW SUBDIVIDE. PLEASE DO NOT LET YOUR BUYERS WALK THE PROPERTY WITHOUT PRIOR APPROVAL - first time being offered in over 60 years.

R1625867 MLS

Have you been looking for that perfect property for hunting or recreational use in Wyoming County?? If you have then look no further - opportunity knocks right here! This 175.5 acre parcel is part of a larger parcel (originally 211.75 acres) and is being subdivided - part of a another parcel (MLS # R1617154 & R1617147). Taxes and assessments WILL CHANGE after closing. Taxes and assessment displayed is for the house, barns and 211.75 acres. This parcel will consist of approximately 175.5 acres (the other acreage is being sold separately). Owner would like to sell the remaining 175.5 and will NOW SUBDIVIDE. PLEASE DO NOT LET YOUR BUYERS WALK THE PROPERTY WITHOUT PRIOR APPROVAL - first time being offered in over 60 years.

1337 Creek Road, Attica

$649,000

Welcome home to your private retreat! Situated on more than 3 acres of beautifully landscaped grounds between Manlius and Cazenovia, this well-cared-for 5-bedroom, 3-bath home offers room to live, work, and entertain. Sun-filled living spaces, generously sized bedrooms, and a spacious eat-in kitchen create a warm and welcoming atmosphere. Relax on the large screened porch and enjoy the stunning views of the surrounding landscape. Additional features include a 3-car attached garage, outbuilding, and an expansive basement workshop area. A rare opportunity to own a truly special property in a highly desirable location. Large 45' x 7' walk-in attic storage. Owner occupied. Please allow 4 hours notice for showings. Showings available from 10:00 AM to 6:00 PM. The survey is the buyer's responsibility.

5 Beds ⋅ 3 Baths ⋅ S1726086 MLS

Welcome home to your private retreat! Situated on more than 3 acres of beautifully landscaped grounds between Manlius and Cazenovia, this well-cared-for 5-bedroom, 3-bath home offers room to live, work, and entertain. Sun-filled living spaces, generously sized bedrooms, and a spacious eat-in kitchen create a warm and welcoming atmosphere. Relax on the large screened porch and enjoy the stunning views of the surrounding landscape. Additional features include a 3-car attached garage, outbuilding, and an expansive basement workshop area. A rare opportunity to own a truly special property in a highly desirable location. Large 45' x 7' walk-in attic storage. Owner occupied. Please allow 4 hours notice for showings. Showings available from 10:00 AM to 6:00 PM. The survey is the buyer's responsibility.

4979 Temperance Hill Road, Cazenovia

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