Ashleyrealtypros.com Search Results

$1,500,000

Established Small Animal Veterinary Practice with Real Estate Included - Rare opportunity to acquire a well-established, independently owned small animal veterinary practice serving the Rochester, New York market for close to 60 years! Located in a stable, densely populated residential area, the practice has built a loyal client base, an excellent reputation for quality care, and a strong presence within the local community. The owner is preparing for retirement, creating an exceptional opportunity for a veterinarian seeking practice ownership or an existing operator looking to expand. The practice focuses primarily on dogs and cats and offers a broad range of services including wellness examinations, vaccinations, routine surgical procedures, and compassionate end-of-life care. Specialized procedures are referred to outside providers, providing potential opportunities for future service expansion. The practice generates stable recurring revenue and is supported by an experienced staff consisting of one full-time veterinary technician, two full-time veterinary assistants, one full-time administrative assistant, and two full-time and one part-time receptionists. The sale includes the business, equipment, and real estate. The well-maintained 3,204-square-foot facility features three exam rooms, a spacious reception area, treatment area, surgery suite, kennel area, and support space. The doctor's office can be readily converted into a fourth exam room, providing additional growth potential. The practice has been continuously updated with modern technology, including a digital radiography (X-ray) system installed in 2021 and the IDEXX NEO cloud-based practice management platform. Detailed financial information and additional practice details will be provided to qualified buyers upon execution of a confidentiality agreement.

R1686524 MLS

Established Small Animal Veterinary Practice with Real Estate Included - Rare opportunity to acquire a well-established, independently owned small animal veterinary practice serving the Rochester, New York market for close to 60 years! Located in a stable, densely populated residential area, the practice has built a loyal client base, an excellent reputation for quality care, and a strong presence within the local community. The owner is preparing for retirement, creating an exceptional opportunity for a veterinarian seeking practice ownership or an existing operator looking to expand. The practice focuses primarily on dogs and cats and offers a broad range of services including wellness examinations, vaccinations, routine surgical procedures, and compassionate end-of-life care. Specialized procedures are referred to outside providers, providing potential opportunities for future service expansion. The practice generates stable recurring revenue and is supported by an experienced staff consisting of one full-time veterinary technician, two full-time veterinary assistants, one full-time administrative assistant, and two full-time and one part-time receptionists. The sale includes the business, equipment, and real estate. The well-maintained 3,204-square-foot facility features three exam rooms, a spacious reception area, treatment area, surgery suite, kennel area, and support space. The doctor's office can be readily converted into a fourth exam room, providing additional growth potential. The practice has been continuously updated with modern technology, including a digital radiography (X-ray) system installed in 2021 and the IDEXX NEO cloud-based practice management platform. Detailed financial information and additional practice details will be provided to qualified buyers upon execution of a confidentiality agreement.

1055 Denise Road, Greece

$1,500,000

Fernwood Farm Estate. Set on approximately 6.5 idyllic acres along one of Cazenovia's most scenic country roads, Fernwood Farm Estate is a rare offering that seamlessly blends historic elegance, refined country living, and boutique hospitality potential. Originally dating to the 19th century and thoughtfully restored, this distinguished residence showcases timeless architectural character complemented by modern comforts. Surrounded by rolling countryside, mature landscaping, and serene pastoral views, the property offers a level of privacy and tranquility rarely found in today's market. The home features four beautifully appointed guest suites, owners quarters that house an additional three bedrooms, inviting common spaces, and warm, curated interiors that reflect both sophistication and comfort. Every detail has been designed to create an elevated living experience...whether as a private residence, weekend retreat, or an elegant escape for guests. Currently operated as a highly regarded boutique bed and breakfast, Fernwood Farm enjoys an established reputation and steady demand, offering the flexibility for supplemental income or a fully relied hospitality venture. For the next owner, the opportunity exists to further elevate the property into a luxury inn, private event destination, or exclusive retreat. The expansive grounds provide a stunning natural backdrop ideal for intimate gatherings, wellness retreats, or bespoke events, with ample space for future enhancements or additional amenities. Its proximity to the Village of Cazenovia and regional attractions enhances both lifestyle appeal and guest desirability. This is more than a property...it is a legacy estate offering a unique blend of heritage, beauty, and possibility. Whether envisioned as a refined private residence or a signature hospitality experience, Fernwood Farm Estate represents a truly exceptional opportunity in the Cazenovia market. Offered partially furnished, with many business assets included for a seamless transition.

7 Beds ⋅ 7 Baths ⋅ S1674090 MLS

Fernwood Farm Estate. Set on approximately 6.5 idyllic acres along one of Cazenovia's most scenic country roads, Fernwood Farm Estate is a rare offering that seamlessly blends historic elegance, refined country living, and boutique hospitality potential. Originally dating to the 19th century and thoughtfully restored, this distinguished residence showcases timeless architectural character complemented by modern comforts. Surrounded by rolling countryside, mature landscaping, and serene pastoral views, the property offers a level of privacy and tranquility rarely found in today's market. The home features four beautifully appointed guest suites, owners quarters that house an additional three bedrooms, inviting common spaces, and warm, curated interiors that reflect both sophistication and comfort. Every detail has been designed to create an elevated living experience...whether as a private residence, weekend retreat, or an elegant escape for guests. Currently operated as a highly regarded boutique bed and breakfast, Fernwood Farm enjoys an established reputation and steady demand, offering the flexibility for supplemental income or a fully relied hospitality venture. For the next owner, the opportunity exists to further elevate the property into a luxury inn, private event destination, or exclusive retreat. The expansive grounds provide a stunning natural backdrop ideal for intimate gatherings, wellness retreats, or bespoke events, with ample space for future enhancements or additional amenities. Its proximity to the Village of Cazenovia and regional attractions enhances both lifestyle appeal and guest desirability. This is more than a property...it is a legacy estate offering a unique blend of heritage, beauty, and possibility. Whether envisioned as a refined private residence or a signature hospitality experience, Fernwood Farm Estate represents a truly exceptional opportunity in the Cazenovia market. Offered partially furnished, with many business assets included for a seamless transition.

4023 Rippleton Road, Cazenovia

$1,500,000

A unique opportunity to own a piece of history. Oak Knolls Manor is an elegant country estate situated on 5 acres of land surrounded by hundreds of acres of tillable farmland and wooded land that provide views of the Genesee Valley that simply cannot be found elsewhere. The property includes a 3,400 square foot fully restored Federal Colonial farmhouse and a famous custom-built Wells Barn. The barn was built in 1893 by J. T. Wells and Sons and is one of only approximately 40 barns left in the United States still standing from the original 100 barns that were raised. This turn-key operation includes a well-established business and meticulously maintained real estate. Oak Knolls Manor, an elegant country event venue, is for sale as a complete package. Positioned as a high-end full-service venue, it hosts one event per week. Since 2018, its reputation has been built on style, class, and hospitality. Square footage reflects single family home as well as the event venue behind the house.

4 Beds ⋅ 3 Baths ⋅ R1681474 MLS

A unique opportunity to own a piece of history. Oak Knolls Manor is an elegant country estate situated on 5 acres of land surrounded by hundreds of acres of tillable farmland and wooded land that provide views of the Genesee Valley that simply cannot be found elsewhere. The property includes a 3,400 square foot fully restored Federal Colonial farmhouse and a famous custom-built Wells Barn. The barn was built in 1893 by J. T. Wells and Sons and is one of only approximately 40 barns left in the United States still standing from the original 100 barns that were raised. This turn-key operation includes a well-established business and meticulously maintained real estate. Oak Knolls Manor, an elegant country event venue, is for sale as a complete package. Positioned as a high-end full-service venue, it hosts one event per week. Since 2018, its reputation has been built on style, class, and hospitality. Square footage reflects single family home as well as the event venue behind the house.

3956 Caledonia Avon Road, Caledonia

$1,500,000

Square footage reflects single family home as well as the event venue behind the house.

R1680806 MLS

Square footage reflects single family home as well as the event venue behind the house.

3956 Caledonia Avon Road, Caledonia

$1,500,000

INCREDIBLE OPPORTUNITY TO OWN A FULLY RENOVATED BUILDING IN THE DEMAND FIVE POINTS NEIGHBORHOOD. THE PROPERTY WAS PURCHASED BY THE CURRENT OWNERS IN 2013 AFTER HAVING BEEN VACANT FOR OVER A DECADE. AT THAT POINT THE BUILDING HAD NO FUNCTIONING MECHANICAL SYSTEMS. THE PROPERTY WENT THROUGH A 2 YEAR RENOVATION THAT REQUIRED A FULL GUT AND ALL NEW MECHANICAL SYSTEMS, PLUMBING, ELECTRICAL, HEATING, FIRE SPRINKLER, EVERYTHING. THE PROPERTY HAS BEEN FULLY LEASED SINCE. THERE ARE 7 ONE BEDROOM APARTMENTS, 4 TWO BEDROOM APARTMENTS, 1 COMMERCIAL SPACE AS WELL AS AN AT&T CELL TOWER LEASE. THERE IS SOME LAND INCLUDED ON RHODE ISLAND. THE BUILDING IS 2 SHORT BLOCKS TO THE FIVE POINTS INTERSECTION THAT IS BUSTLING WITH CAFES, RETAIL AND RESTAURANTS.

11 Beds ⋅ R1680577 MLS

INCREDIBLE OPPORTUNITY TO OWN A FULLY RENOVATED BUILDING IN THE DEMAND FIVE POINTS NEIGHBORHOOD. THE PROPERTY WAS PURCHASED BY THE CURRENT OWNERS IN 2013 AFTER HAVING BEEN VACANT FOR OVER A DECADE. AT THAT POINT THE BUILDING HAD NO FUNCTIONING MECHANICAL SYSTEMS. THE PROPERTY WENT THROUGH A 2 YEAR RENOVATION THAT REQUIRED A FULL GUT AND ALL NEW MECHANICAL SYSTEMS, PLUMBING, ELECTRICAL, HEATING, FIRE SPRINKLER, EVERYTHING. THE PROPERTY HAS BEEN FULLY LEASED SINCE. THERE ARE 7 ONE BEDROOM APARTMENTS, 4 TWO BEDROOM APARTMENTS, 1 COMMERCIAL SPACE AS WELL AS AN AT&T CELL TOWER LEASE. THERE IS SOME LAND INCLUDED ON RHODE ISLAND. THE BUILDING IS 2 SHORT BLOCKS TO THE FIVE POINTS INTERSECTION THAT IS BUSTLING WITH CAFES, RETAIL AND RESTAURANTS.

339 Rhode Island Street, Buffalo

$1,500,000

New listing — a rare chance to acquire one of the area’s most beloved dining and entertainment destinations, where community tradition, serious flavor, and lively celebration meet under one remarkably versatile roof. This well-established, family-owned commercial property offers approximately 8,910 square feet of opportunity in a commercially zoned setting, with the business, building, and equipment creating an exceptional turn-key package. Equal parts banquet event center, pizzeria, and sports bar tavern, Designed to host everything from weddings and graduations to birthday parties and anniversaries, the venue accommodates up to 200 guests with ease, while a covered outdoor area extends the experience beautifully through the summer season. Inside, the atmosphere balances welcoming charm with revenue-ready flexibility: gathering spaces for celebrations, dining areas for everyday service, and a bar scene that keeps game day energy humming. Yes, there is even room for that one guest who insists they are “just here for one slice.” The menu reputation is already in place, with award-winning offerings ranging from elevated steakhouse fare to authentic Italian favorites, pizza, wings, and more. For an operator seeking immediate momentum and future upside, this is the kind of establishment buyers wait for and competitors quietly envy. A generous lot, ample parking, and close proximity to Ilion Park, Central Valley Academy, and everyday conveniences add even more value to this community staple. With three bathrooms, strong local recognition, and owners ready to retire after building something special, the stage is set for a seamless transition into your next chapter. With room to refine catering, expand events, or elevate late-night traffic, the growth story feels refreshingly unfinished. Bring your vision, your hospitality, and perhaps your secret sauce, and schedule a private tour today.

S1680418 MLS

New listing — a rare chance to acquire one of the area’s most beloved dining and entertainment destinations, where community tradition, serious flavor, and lively celebration meet under one remarkably versatile roof. This well-established, family-owned commercial property offers approximately 8,910 square feet of opportunity in a commercially zoned setting, with the business, building, and equipment creating an exceptional turn-key package. Equal parts banquet event center, pizzeria, and sports bar tavern, Designed to host everything from weddings and graduations to birthday parties and anniversaries, the venue accommodates up to 200 guests with ease, while a covered outdoor area extends the experience beautifully through the summer season. Inside, the atmosphere balances welcoming charm with revenue-ready flexibility: gathering spaces for celebrations, dining areas for everyday service, and a bar scene that keeps game day energy humming. Yes, there is even room for that one guest who insists they are “just here for one slice.” The menu reputation is already in place, with award-winning offerings ranging from elevated steakhouse fare to authentic Italian favorites, pizza, wings, and more. For an operator seeking immediate momentum and future upside, this is the kind of establishment buyers wait for and competitors quietly envy. A generous lot, ample parking, and close proximity to Ilion Park, Central Valley Academy, and everyday conveniences add even more value to this community staple. With three bathrooms, strong local recognition, and owners ready to retire after building something special, the stage is set for a seamless transition into your next chapter. With room to refine catering, expand events, or elevate late-night traffic, the growth story feels refreshingly unfinished. Bring your vision, your hospitality, and perhaps your secret sauce, and schedule a private tour today.

302 Barringer Rd, German Flatts

$1,500,000

Available on the market for the first time in 40 years, this rare 10-unit portfolio in the heart of the Village of Solvay offers a unique blend of stability and upside for investors. Data in this description pertains to both 114 and 112 Freeman Avenue combined. Consisting of three structures: a 7-unit apartment building, a 2-family multi, and a single-family colonial—all contiguous and sharing off-street parking. Each of the 10 units has separate utilities and a varied mix of sizes (1 one-bedroom, six two-bedroom, two three-bedroom, and one four-bedroom stand-alone home), giving you multiple leasing and marketing strategies. Current rents are below market value, translating into a potential 13% pro forma cap rate—an exceptional value-add play. Located in a tight-knit, lakeside community just minutes from downtown Syracuse, Solvay boasts scenic outdoor amenities, small-town conveniences and attractions, and the benefit of locally controlled, low-cost utilities via municipality-owned Solvay Electric. With strong fundamentals, thoughtful upkeep, and long-term appreciation potential, this property presents a rare opportunity to acquire a performing asset with plenty of room to grow. The hands-on owner of this well-maintained package has 55 years of experience owning and managing over 100 units. He has decided to move on to new projects, presenting an excellent opportunity for the new owner.

10 Beds ⋅ S1680169 MLS

Available on the market for the first time in 40 years, this rare 10-unit portfolio in the heart of the Village of Solvay offers a unique blend of stability and upside for investors. Data in this description pertains to both 114 and 112 Freeman Avenue combined. Consisting of three structures: a 7-unit apartment building, a 2-family multi, and a single-family colonial—all contiguous and sharing off-street parking. Each of the 10 units has separate utilities and a varied mix of sizes (1 one-bedroom, six two-bedroom, two three-bedroom, and one four-bedroom stand-alone home), giving you multiple leasing and marketing strategies. Current rents are below market value, translating into a potential 13% pro forma cap rate—an exceptional value-add play. Located in a tight-knit, lakeside community just minutes from downtown Syracuse, Solvay boasts scenic outdoor amenities, small-town conveniences and attractions, and the benefit of locally controlled, low-cost utilities via municipality-owned Solvay Electric. With strong fundamentals, thoughtful upkeep, and long-term appreciation potential, this property presents a rare opportunity to acquire a performing asset with plenty of room to grow. The hands-on owner of this well-maintained package has 55 years of experience owning and managing over 100 units. He has decided to move on to new projects, presenting an excellent opportunity for the new owner.

114 Freeman Avenue, Geddes

$1,500,000

A beautiful, well-maintained contemporary home in Old Forge. Home is currently used as an Air BNB with good income stream. This home features a first floor primary bedroom with full bathroom off. The living space is very welcoming with a large living space and a huge fireplace for those cold winter evenings. The living space overlooks the fully applianced, modern kitchen with a breakfast nook. To the left of the kitchen is the formal dining room, perfect for large gatherings. Also included on the first floor is a half bath and a bonus room that could be an office, an additional bedroom or toy room. The second level has two large bedrooms with additional sleeping space off from each and another full bath. The full basement has been finished off with a media room, arcade games and walk-out doors to the back yard. The attached 2-car garage has a floored second level with stair access (great for storage or additional play space. The rear deck is a great place for summer entertaining with a new hot tub, grill and lots of Adirondack chairs overlooking the woods down to the water. There are over 6 wooded acres on First Lake for privacy and seclusion from the world.

3 Beds ⋅ 3 Baths ⋅ S1668159 MLS

A beautiful, well-maintained contemporary home in Old Forge. Home is currently used as an Air BNB with good income stream. This home features a first floor primary bedroom with full bathroom off. The living space is very welcoming with a large living space and a huge fireplace for those cold winter evenings. The living space overlooks the fully applianced, modern kitchen with a breakfast nook. To the left of the kitchen is the formal dining room, perfect for large gatherings. Also included on the first floor is a half bath and a bonus room that could be an office, an additional bedroom or toy room. The second level has two large bedrooms with additional sleeping space off from each and another full bath. The full basement has been finished off with a media room, arcade games and walk-out doors to the back yard. The attached 2-car garage has a floored second level with stair access (great for storage or additional play space. The rear deck is a great place for summer entertaining with a new hot tub, grill and lots of Adirondack chairs overlooking the woods down to the water. There are over 6 wooded acres on First Lake for privacy and seclusion from the world.

109 Fletcher Road, Webb

$1,500,000

Prime Allentown Mixed-Use Investment & Development Opportunity Rare opportunity to acquire a premier mixed-use investment and development site in the heart of Buffalo’s highly desirable Allentown District. This combined offering includes a fully operational 15,704 SF three-story office building at 505 Delaware Ave along with an approved mixed-use development site at 515 Delaware Ave. 505 Delaware Ave features 34 on-site parking spaces and generates income with upside potential. The building is well positioned for continued office use, repositioning, or integration into future redevelopment plans. 515 Delaware Ave includes approved plans for a 5-story, 9,758 GSF mixed-use building consisting of 40 market-rate apartments, providing immediate value-add and long-term development potential without the uncertainty of entitlement risk. Situated on approximately 0.52 acres, the property is strategically located between Allen Street and Virginia Street, just a short walk to Buffalo General Medical Center, Roswell Park, the Theater District, and the Buffalo Niagara Medical Campus. The surrounding area is home to law firms, medical practices, boutique retail, restaurants, and national retailers including Tim Hortons and Walgreens, making this an exceptional live-work-play corridor. This offering presents a unique opportunity to: • Acquire an income-producing asset with redevelopment upside • Develop a 40-unit market-rate apartment building in a high-demand urban core • Control a significant footprint along one of Buffalo’s most established commercial corridors Ideal for investors, developers, or owner-users seeking scale in one of Buffalo’s strongest mixed-use neighborhoods.

R1664249 MLS

Prime Allentown Mixed-Use Investment & Development Opportunity Rare opportunity to acquire a premier mixed-use investment and development site in the heart of Buffalo’s highly desirable Allentown District. This combined offering includes a fully operational 15,704 SF three-story office building at 505 Delaware Ave along with an approved mixed-use development site at 515 Delaware Ave. 505 Delaware Ave features 34 on-site parking spaces and generates income with upside potential. The building is well positioned for continued office use, repositioning, or integration into future redevelopment plans. 515 Delaware Ave includes approved plans for a 5-story, 9,758 GSF mixed-use building consisting of 40 market-rate apartments, providing immediate value-add and long-term development potential without the uncertainty of entitlement risk. Situated on approximately 0.52 acres, the property is strategically located between Allen Street and Virginia Street, just a short walk to Buffalo General Medical Center, Roswell Park, the Theater District, and the Buffalo Niagara Medical Campus. The surrounding area is home to law firms, medical practices, boutique retail, restaurants, and national retailers including Tim Hortons and Walgreens, making this an exceptional live-work-play corridor. This offering presents a unique opportunity to: • Acquire an income-producing asset with redevelopment upside • Develop a 40-unit market-rate apartment building in a high-demand urban core • Control a significant footprint along one of Buffalo’s most established commercial corridors Ideal for investors, developers, or owner-users seeking scale in one of Buffalo’s strongest mixed-use neighborhoods.

505 Delaware Avenue, Buffalo

$1,500,000

1091 Albany Post Road offers a rare opportunity to own a newly created private estate parcel in the heart of Gardiner with panoramic Shawangunk Mountain views and over 1,600 feet of Wallkill River frontage. For this sale, the seller will subdivide the original 78.68-acre parcel to include the primary residence, a detached finished cottage, and approximately 5 acres surrounding the fenced grounds and rear of the home. The remaining acreage will be retained by the owner. The restored Cape-style residence blends historic character with modern updates across roughly 2,200 square feet of living space. Solid oak flooring, exposed beams, and a striking brick fireplace anchor the main living area, creating warmth and architectural interest. The updated kitchen features high-end appliances and clean, contemporary finishes designed for everyday function and entertaining. The home includes three spacious bedrooms, five tiled bathrooms, and a formal dining area suited for gatherings. Exterior improvements include durable hardy board siding, Azek trim, a custom iron fence, and a private blacktop circular drive that enhances curb appeal and privacy. The detached finished cottage provides exceptional flexibility as guest accommodations, studio space, or home office, complete with its own kitchen and bath. Outdoor living is a focal point, highlighted by a 30x40 concrete patio, 10x30 pergola, and masonry fire feature overlooking open meadow and riverfront scenery. The fenced grounds offer a balance of usable lawn and natural landscape, while the surrounding views deliver a true Hudson Valley setting. Conveniently located minutes from Gardiner village and a short drive to New Paltz, the property combines seclusion with accessibility to dining, recreation, and regional amenities. A unique offering for buyers seeking privacy, waterfront, and refined living in one of the Hudson Valley’s most desirable locations.

3 Beds ⋅ 5 Baths ⋅ S1662260 MLS

1091 Albany Post Road offers a rare opportunity to own a newly created private estate parcel in the heart of Gardiner with panoramic Shawangunk Mountain views and over 1,600 feet of Wallkill River frontage. For this sale, the seller will subdivide the original 78.68-acre parcel to include the primary residence, a detached finished cottage, and approximately 5 acres surrounding the fenced grounds and rear of the home. The remaining acreage will be retained by the owner. The restored Cape-style residence blends historic character with modern updates across roughly 2,200 square feet of living space. Solid oak flooring, exposed beams, and a striking brick fireplace anchor the main living area, creating warmth and architectural interest. The updated kitchen features high-end appliances and clean, contemporary finishes designed for everyday function and entertaining. The home includes three spacious bedrooms, five tiled bathrooms, and a formal dining area suited for gatherings. Exterior improvements include durable hardy board siding, Azek trim, a custom iron fence, and a private blacktop circular drive that enhances curb appeal and privacy. The detached finished cottage provides exceptional flexibility as guest accommodations, studio space, or home office, complete with its own kitchen and bath. Outdoor living is a focal point, highlighted by a 30x40 concrete patio, 10x30 pergola, and masonry fire feature overlooking open meadow and riverfront scenery. The fenced grounds offer a balance of usable lawn and natural landscape, while the surrounding views deliver a true Hudson Valley setting. Conveniently located minutes from Gardiner village and a short drive to New Paltz, the property combines seclusion with accessibility to dining, recreation, and regional amenities. A unique offering for buyers seeking privacy, waterfront, and refined living in one of the Hudson Valley’s most desirable locations.

1091 Albany Post Road, Gardiner

$1,500,000

This premier commercial property offers approximately 900 feet of frontage along Route 104, with two full ingress/egress curb cuts on Route 104 and additional access from Lakeside Road. Located at the signalized corner of Route 104 and Lakeside Road, the site provides exceptional visibility and traffic exposure. The property was fully approved for development, including a convenience store with gasoline at the corner, plus two additional buildings of approximately 8,500 square feet each, suitable for retail or restaurant use with drive-thru capability. The approved site plan is included in the attachments. The site may be developed as approved or modified to suit your specific needs. Subdivision of the parcel is possible, and the owner will consider a build-to-suit opportunity. With multiple development options and outstanding visibility, this property is ideal for users seeking a high-profile location.

R1659861 MLS

This premier commercial property offers approximately 900 feet of frontage along Route 104, with two full ingress/egress curb cuts on Route 104 and additional access from Lakeside Road. Located at the signalized corner of Route 104 and Lakeside Road, the site provides exceptional visibility and traffic exposure. The property was fully approved for development, including a convenience store with gasoline at the corner, plus two additional buildings of approximately 8,500 square feet each, suitable for retail or restaurant use with drive-thru capability. The approved site plan is included in the attachments. The site may be developed as approved or modified to suit your specific needs. Subdivision of the parcel is possible, and the owner will consider a build-to-suit opportunity. With multiple development options and outstanding visibility, this property is ideal for users seeking a high-profile location.

6273 Lakeside Road, Ontario

$1,500,000

An exceptional opportunity to acquire a premier income-producing property directly across from the new $2.1 billion Buffalo Bills stadium—one of the most significant economic development projects in Western New York. This offering presents both immediate cash flow and substantial long-term appreciation potential in a rapidly transforming corridor. The property is zoned B-2 (Business) and is being sold together with the adjacent parcel at 3964 Southwestern Boulevard, providing approximately 200 feet of combined frontage and 1.2 acres of prime land—a rare assemblage in this location. The zoning and scale support a wide range of future commercial or mixed-use redevelopment possibilities, while still generating income today. Multiple Revenue Streams Include: - High-demand game day and event parking, serving a loyal and repeat client base during Bills games, concerts, and year-round stadium events - Short-term rental potential given unmatched proximity to the stadium and surrounding development - Long-term rental or owner-occupied flexibility, allowing investors to hold and operate while the district matures At the heart of the property is a very well-maintained single-family residence, currently improved and income-capable. The home is a meticulously cared-for 4-bedroom Cape featuring: - A modern, renovated kitchen and spacious eat-in layout - A first-floor primary bedroom - Hardwood floors and upgraded windows - A large rear deck ideal for entertaining - An oversized garage, perfectly suited for tailgating operations, storage, or future adaptive use The expansive lots provide ample outdoor space for parking, events, or future expansion—an increasingly scarce asset in the stadium district. Square footage includes a recent addition and was measured by the listing agent. Whether held for cash flow, redevelopment, or strategic land banking, this property offers a unique combination of current income, flexible zoning, and exceptional appreciation potential in one of the most dynamic growth areas in the region.

4 Beds ⋅ 2 Baths ⋅ B1654749 MLS

An exceptional opportunity to acquire a premier income-producing property directly across from the new $2.1 billion Buffalo Bills stadium—one of the most significant economic development projects in Western New York. This offering presents both immediate cash flow and substantial long-term appreciation potential in a rapidly transforming corridor. The property is zoned B-2 (Business) and is being sold together with the adjacent parcel at 3964 Southwestern Boulevard, providing approximately 200 feet of combined frontage and 1.2 acres of prime land—a rare assemblage in this location. The zoning and scale support a wide range of future commercial or mixed-use redevelopment possibilities, while still generating income today. Multiple Revenue Streams Include: - High-demand game day and event parking, serving a loyal and repeat client base during Bills games, concerts, and year-round stadium events - Short-term rental potential given unmatched proximity to the stadium and surrounding development - Long-term rental or owner-occupied flexibility, allowing investors to hold and operate while the district matures At the heart of the property is a very well-maintained single-family residence, currently improved and income-capable. The home is a meticulously cared-for 4-bedroom Cape featuring: - A modern, renovated kitchen and spacious eat-in layout - A first-floor primary bedroom - Hardwood floors and upgraded windows - A large rear deck ideal for entertaining - An oversized garage, perfectly suited for tailgating operations, storage, or future adaptive use The expansive lots provide ample outdoor space for parking, events, or future expansion—an increasingly scarce asset in the stadium district. Square footage includes a recent addition and was measured by the listing agent. Whether held for cash flow, redevelopment, or strategic land banking, this property offers a unique combination of current income, flexible zoning, and exceptional appreciation potential in one of the most dynamic growth areas in the region.

3958 Southwestern Boulevard, Orchard Park

$1,500,000

Historic Commercial Mixed-Use building in the Heart of Fayetteville represents a seamless investment opportunity, offering immediate income potential & historical charm. An exceptional & rare opportunity to own a fully-leased, turnkey commercial property in the heart of Fayetteville’s thriving business district. This three-story, 10,000+ sq. ft. building is a centerpiece of the community, offering a mix of retail, office, & residential spaces. With over 45 years of dedicated maintenance & updates by the current owner, this property is ready for its next chapter. We are excited to present you a diverse tenant mix: two prominent storefronts on the ground level, each approx 1,200 sq ft, ideal for retail or service businesses with high visibility. Additional leased commercial spaces on the 2nd floor with exterior access. Five well-maintained apartments, each with separate utilities & long-term tenants who value the prime location & charm of the property. Excellent cash flow even with current leases that are below market rates. Listed on the Historic Registry, showcasing timeless architectural features. Turnkey investment property with ongoing maintenance & updates, including exterior painting completed within the last three years ensuring a fresh, inviting appearance. Centrally positioned in the business district, just off E Genesee St, with a daily car count exceeding 24,000 vehicles, ensuring maximum exposure, a main artery through Fayetteville, surrounded by restaurants, shops & professional services. Ample nearby parking options, making it convenient for both tenants and customers. Layout suitable for a variety of business types. Excellent walkability within Fayetteville, contributing to consistent foot traffic & a vibrant community atmosphere. This property offers the rare combination of historic charm, modern functionality & prime location. Whether you’re an investor seeking steady returns or a visionary ready to make your mark in the heart of Fayetteville, this building is a once-in-a-lifetime opportunity. Act now to secure this iconic property in one of the region’s most desirable locations. Don’t miss your chance to own a piece of Fayetteville’s history!

S1647210 MLS

Historic Commercial Mixed-Use building in the Heart of Fayetteville represents a seamless investment opportunity, offering immediate income potential & historical charm. An exceptional & rare opportunity to own a fully-leased, turnkey commercial property in the heart of Fayetteville’s thriving business district. This three-story, 10,000+ sq. ft. building is a centerpiece of the community, offering a mix of retail, office, & residential spaces. With over 45 years of dedicated maintenance & updates by the current owner, this property is ready for its next chapter. We are excited to present you a diverse tenant mix: two prominent storefronts on the ground level, each approx 1,200 sq ft, ideal for retail or service businesses with high visibility. Additional leased commercial spaces on the 2nd floor with exterior access. Five well-maintained apartments, each with separate utilities & long-term tenants who value the prime location & charm of the property. Excellent cash flow even with current leases that are below market rates. Listed on the Historic Registry, showcasing timeless architectural features. Turnkey investment property with ongoing maintenance & updates, including exterior painting completed within the last three years ensuring a fresh, inviting appearance. Centrally positioned in the business district, just off E Genesee St, with a daily car count exceeding 24,000 vehicles, ensuring maximum exposure, a main artery through Fayetteville, surrounded by restaurants, shops & professional services. Ample nearby parking options, making it convenient for both tenants and customers. Layout suitable for a variety of business types. Excellent walkability within Fayetteville, contributing to consistent foot traffic & a vibrant community atmosphere. This property offers the rare combination of historic charm, modern functionality & prime location. Whether you’re an investor seeking steady returns or a visionary ready to make your mark in the heart of Fayetteville, this building is a once-in-a-lifetime opportunity. Act now to secure this iconic property in one of the region’s most desirable locations. Don’t miss your chance to own a piece of Fayetteville’s history!

100 Brooklea Drive, Manlius

$1,500,000

WELCOME TO 3418 & 3420 Main Street (Route 104 west side of the Village of Mexico) Is a very unique and well cared for property- offering 4 first floor apartments and 3 second floor apartments in TWO buildings- on one tax id for property. Very well maintained and owned by the same owner since May 1986. New building #3420 built 1992 with 4 apartments , three car garage. Additional SILO is a functioning fully furnished Air BNB completed for guest stays in 2013. Long term tenants and considerable SILO income generate a great return of investment.Operating costs and income generating data available for qualified buyer’s review. Easy exterior maintenance, interior mechanicals feature regularly updated and refurbished as necessary. New list available. Village water & sewer amenities, gas and electric utilities, clear property markings and pins, paved drives and lined parking lot ample for tenants and visiting guests. Mail delivered at the end of driveway, Mexico school system, walking distance and close to all banking, shopping, recreation and highway commutes. Mature landscaping. Individual unit meters. Not your average, commercial, flat roofed complex, 3418 and 3420 are personal and very accommodating. Apartment/Residential/Mixed use.Potential for office businesses. Major anchor business and corporations in surrounding area. Christmas tree farms, Apple Orchards, Maple Syrup production, state parks, historical venues, breweries and wineries. Three miles to state boat launches and Lake Ontario. Must have confirmed appointment to enter premises.

8 Beds ⋅ S1627696 MLS

WELCOME TO 3418 & 3420 Main Street (Route 104 west side of the Village of Mexico) Is a very unique and well cared for property- offering 4 first floor apartments and 3 second floor apartments in TWO buildings- on one tax id for property. Very well maintained and owned by the same owner since May 1986. New building #3420 built 1992 with 4 apartments , three car garage. Additional SILO is a functioning fully furnished Air BNB completed for guest stays in 2013. Long term tenants and considerable SILO income generate a great return of investment.Operating costs and income generating data available for qualified buyer’s review. Easy exterior maintenance, interior mechanicals feature regularly updated and refurbished as necessary. New list available. Village water & sewer amenities, gas and electric utilities, clear property markings and pins, paved drives and lined parking lot ample for tenants and visiting guests. Mail delivered at the end of driveway, Mexico school system, walking distance and close to all banking, shopping, recreation and highway commutes. Mature landscaping. Individual unit meters. Not your average, commercial, flat roofed complex, 3418 and 3420 are personal and very accommodating. Apartment/Residential/Mixed use.Potential for office businesses. Major anchor business and corporations in surrounding area. Christmas tree farms, Apple Orchards, Maple Syrup production, state parks, historical venues, breweries and wineries. Three miles to state boat launches and Lake Ontario. Must have confirmed appointment to enter premises.

3418 & 3420 State Route 104, Mexico

$1,500,000

No Sign on Property. Additional Income from Church. $1200 per Month. Business Gross $7500 to $8500 per Month. Owner selling complete Shop, all Tools, Machines and Inventory. Do not go to property without Appointment. 5680 Plus 916. Don't have Buyers go to Business during Business Hours. Owner does not want Employees answering questions. No Sign on Property. Additional Income from Church. $1200 per Month. Business Gross $7500 to $8500 per Month. Owner selling complete Shop, all Tools, Machines and Inventory. Minutes from Downtown Business District. Corner Location. One of the most highly traveled sections of the 19th Ward. Showing Appointments and instructions. Pre Qual Letter or Proof of Funds With Offer. In Person Showing at a time can be arranged. This is a well maintained Business and Shop.

R1618744 MLS

No Sign on Property. Additional Income from Church. $1200 per Month. Business Gross $7500 to $8500 per Month. Owner selling complete Shop, all Tools, Machines and Inventory. Do not go to property without Appointment. 5680 Plus 916. Don't have Buyers go to Business during Business Hours. Owner does not want Employees answering questions. No Sign on Property. Additional Income from Church. $1200 per Month. Business Gross $7500 to $8500 per Month. Owner selling complete Shop, all Tools, Machines and Inventory. Minutes from Downtown Business District. Corner Location. One of the most highly traveled sections of the 19th Ward. Showing Appointments and instructions. Pre Qual Letter or Proof of Funds With Offer. In Person Showing at a time can be arranged. This is a well maintained Business and Shop.

236-238 Portland Avenue, Rochester

$1,500,000

Excellent industrial Site located on Lake Ontario. The property consists of 30.82 acres of land and wraps around the Indeck Oswego Energy Plant located on Mitchell Street. The property is located in an opportunity zone and is ready for development. Rail system runs to property.

S1517655 MLS

Excellent industrial Site located on Lake Ontario. The property consists of 30.82 acres of land and wraps around the Indeck Oswego Energy Plant located on Mitchell Street. The property is located in an opportunity zone and is ready for development. Rail system runs to property.

101 Mitchell Street, Oswego

$1,499,999

Prime Corner Redevelopment Opportunity. 4270 Abbott Road in Orchard Park presents a rare and strategic redevelopment opportunity directly adjacent to the new Orchard Park football stadium property. Ideally located on a prominent 1.1-acre corner lot at the intersection of 20A (Big Tree Road) and Abbott Road, the property offers exceptional visibility and access in one of Western New York’s fast-growing commercial corridors. The site features approximately 175 feet of frontage along highly trafficked Abbott Road, making it an ideal location for investors, developers, or end-users seeking maximum exposure. Currently, the 2,280 square foot building is configured with office space on the first floor and a two-bedroom apartment on the second floor. A detached garage adds further flexibility for storage, operations, or future use. In addition, the property’s parking lot generates significant revenue during stadium events and football weekends, capitalizing on the steady flow of visitors and game-day traffic. Zoned B-2 commercial, the parcel supports a wide range of potential uses including retail, hospitality, sports bar or restaurant, and mixed-use development. Whether pursuing adaptive reuse or a full-scale redevelopment, this site offers tremendous upside potential. With immediate proximity to major roadways including Route 219 and I-90, as well as the expanding development surrounding the stadium, 4270 Abbott Road represents a front-row opportunity to be part of Orchard Park’s next phase of growth. Offered as-is with full site control, this is a unique chance to secure a cornerstone location in a high-demand, high-visibility area.

B1619369 MLS

Prime Corner Redevelopment Opportunity. 4270 Abbott Road in Orchard Park presents a rare and strategic redevelopment opportunity directly adjacent to the new Orchard Park football stadium property. Ideally located on a prominent 1.1-acre corner lot at the intersection of 20A (Big Tree Road) and Abbott Road, the property offers exceptional visibility and access in one of Western New York’s fast-growing commercial corridors. The site features approximately 175 feet of frontage along highly trafficked Abbott Road, making it an ideal location for investors, developers, or end-users seeking maximum exposure. Currently, the 2,280 square foot building is configured with office space on the first floor and a two-bedroom apartment on the second floor. A detached garage adds further flexibility for storage, operations, or future use. In addition, the property’s parking lot generates significant revenue during stadium events and football weekends, capitalizing on the steady flow of visitors and game-day traffic. Zoned B-2 commercial, the parcel supports a wide range of potential uses including retail, hospitality, sports bar or restaurant, and mixed-use development. Whether pursuing adaptive reuse or a full-scale redevelopment, this site offers tremendous upside potential. With immediate proximity to major roadways including Route 219 and I-90, as well as the expanding development surrounding the stadium, 4270 Abbott Road represents a front-row opportunity to be part of Orchard Park’s next phase of growth. Offered as-is with full site control, this is a unique chance to secure a cornerstone location in a high-demand, high-visibility area.

4270 Abbott Road, Orchard Park

$1,499,900

Ever dreamed of summering on a private island? Welcome to Fairyland, a truly rare opportunity to own a spectacular waterfront retreat in the heart of the Thousand Islands. Thoughtfully designed with luxury and comfort in mind, this stunning island home showcases soaring ceilings with exposed beams and an incredible wall of windows perfectly positioned to capture breathtaking river views and passing ships along the channel. The main level features a beautiful primary suite complete with a custom hand-tiled shower, along with two additional spacious bedrooms. The chef’s kitchen is designed for entertaining, featuring premium appliances, gorgeous white subway tile, granite countertops, an oversized island, and a full wet bar, all seamlessly flowing into the open dining and living spaces. Rich cherry flooring carries throughout the upper level, adding warmth and elegance. Outdoor living is equally exceptional, with expansive entertaining patios and a stunning upper balcony offering panoramic waterfront views and unforgettable sunsets. Recently completed, the nearly brand-new boathouse provides protected covered dockage along with an enormous unfinished upper level already equipped with a balcony, creating endless possibilities for additional guest space, entertaining, or a private waterfront lounge. This extraordinary property offers the very best of Thousand Islands living and is completely ready to enjoy this summer. A true one-of-a-kind island escape where lifelong memories are waiting to be made.

3 Beds ⋅ 3 Baths ⋅ S1685176 MLS

Ever dreamed of summering on a private island? Welcome to Fairyland, a truly rare opportunity to own a spectacular waterfront retreat in the heart of the Thousand Islands. Thoughtfully designed with luxury and comfort in mind, this stunning island home showcases soaring ceilings with exposed beams and an incredible wall of windows perfectly positioned to capture breathtaking river views and passing ships along the channel. The main level features a beautiful primary suite complete with a custom hand-tiled shower, along with two additional spacious bedrooms. The chef’s kitchen is designed for entertaining, featuring premium appliances, gorgeous white subway tile, granite countertops, an oversized island, and a full wet bar, all seamlessly flowing into the open dining and living spaces. Rich cherry flooring carries throughout the upper level, adding warmth and elegance. Outdoor living is equally exceptional, with expansive entertaining patios and a stunning upper balcony offering panoramic waterfront views and unforgettable sunsets. Recently completed, the nearly brand-new boathouse provides protected covered dockage along with an enormous unfinished upper level already equipped with a balcony, creating endless possibilities for additional guest space, entertaining, or a private waterfront lounge. This extraordinary property offers the very best of Thousand Islands living and is completely ready to enjoy this summer. A true one-of-a-kind island escape where lifelong memories are waiting to be made.

47832 Fairyland Island, Alexandria

$1,499,900

Welcome to When Pigs Fly BBQ Pit—your opportunity to own a truly one-of-a-kind waterfront restaurant and building nestled in historic Barcelona Harbor along the shores of Lake Erie. That’s right—this incredible property offers direct waterfront access, creating a destination unlike any other. Step inside to find a full bar, charming dining space, and an inviting atmosphere that keeps guests coming back. The sale includes all furniture, fixtures, and equipment, making this a truly turnkey opportunity. The fully equipped commercial kitchen features deep fryers, stoves, ovens, a dishwashing station, a walk-in refrigerator and freezer, and more. Out back, you’ll find a tiki bar, a peaceful koi pond, and a true lakeside oasis where guests can pull their boats right up, relax, and enjoy some of the best BBQ around. This is a rare chance to own an established waterfront business with unbeatable views, character, and income potential on Lake Erie.

R1656468 MLS

Welcome to When Pigs Fly BBQ Pit—your opportunity to own a truly one-of-a-kind waterfront restaurant and building nestled in historic Barcelona Harbor along the shores of Lake Erie. That’s right—this incredible property offers direct waterfront access, creating a destination unlike any other. Step inside to find a full bar, charming dining space, and an inviting atmosphere that keeps guests coming back. The sale includes all furniture, fixtures, and equipment, making this a truly turnkey opportunity. The fully equipped commercial kitchen features deep fryers, stoves, ovens, a dishwashing station, a walk-in refrigerator and freezer, and more. Out back, you’ll find a tiki bar, a peaceful koi pond, and a true lakeside oasis where guests can pull their boats right up, relax, and enjoy some of the best BBQ around. This is a rare chance to own an established waterfront business with unbeatable views, character, and income potential on Lake Erie.

8254 1st Street, Westfield

$1,499,900

Discover this stunning custom-built 2014 year-round home on the east side of Owasco Lake, perfectly positioned for breathtaking sunrises and sunsets. With 99 feet of pristine, level lake frontage and panoramic views from nearly every room, this property was designed for effortless entertaining and relaxation. The open floor plan showcases a spacious great room, dining area, and kitchen that flow seamlessly together—ideal for gathering with family and friends. The first-floor primary suite offers convenience and comfort with an ensuite bathroom and walk-in closet. Upstairs, you’ll find three additional bedrooms and a full bath, perfect for guests. Step outside to enjoy lakeside living at its best—watch the sunset by the built-in fire pit on the new seawall, dine al fresco on the patio, or take advantage of swimming, boating, and fishing right from your own dock. Additional highlights include: • Custom-built in 2014 • 4 bedrooms, 2.5 bathrooms • Gas fireplace • Open-concept kitchen, dining, and living areas with lake views • First-floor laundry and mudroom • Large attached 2-car garage • Oversized cabinetry in the kitchen and mudroom • Full-sized basement, with a workshop and direct access to the lake — a rare find in lake living • Whole-house generator for peace of mind year-round Whether you’re seeking a peaceful retreat or a home to create lasting family memories, this property blends comfort, style, and the unmatched beauty of Owasco Lake living. At seller's request, no showings or negotiations until October 15, 2025. Square feet verified by building plans.

4 Beds ⋅ 3 Baths ⋅ S1642806 MLS

Discover this stunning custom-built 2014 year-round home on the east side of Owasco Lake, perfectly positioned for breathtaking sunrises and sunsets. With 99 feet of pristine, level lake frontage and panoramic views from nearly every room, this property was designed for effortless entertaining and relaxation. The open floor plan showcases a spacious great room, dining area, and kitchen that flow seamlessly together—ideal for gathering with family and friends. The first-floor primary suite offers convenience and comfort with an ensuite bathroom and walk-in closet. Upstairs, you’ll find three additional bedrooms and a full bath, perfect for guests. Step outside to enjoy lakeside living at its best—watch the sunset by the built-in fire pit on the new seawall, dine al fresco on the patio, or take advantage of swimming, boating, and fishing right from your own dock. Additional highlights include: • Custom-built in 2014 • 4 bedrooms, 2.5 bathrooms • Gas fireplace • Open-concept kitchen, dining, and living areas with lake views • First-floor laundry and mudroom • Large attached 2-car garage • Oversized cabinetry in the kitchen and mudroom • Full-sized basement, with a workshop and direct access to the lake — a rare find in lake living • Whole-house generator for peace of mind year-round Whether you’re seeking a peaceful retreat or a home to create lasting family memories, this property blends comfort, style, and the unmatched beauty of Owasco Lake living. At seller's request, no showings or negotiations until October 15, 2025. Square feet verified by building plans.

139 Burtis Point Road, Owasco

$1,499,900

NEW PRICE! CONSIDER THE INCREDIBLE OPPORTUNITIES PRESENTED BY THESE EXPANSIVE 178 ACRES OF OPEN AND WOODED LAND, IDEALLY LOCATED JUST 6 MILES SOUTH OF ELLICOTTVILLE! THIS PROPERTY SPANS BOTH SIDES OF MUTTON HOLLOW, OFFERING A RARE COMBINATION OF NATURAL BEAUTY, VERSATILITY, AND GREAT LOCATION. THE 178 ACRES COMPRISES A MIX OF OPEN FIELDS AND WOODED LAND, MAKING IT SUITED FOR A VARIETY OF USES—FROM AGRICULTURAL PURSUITS TO RESIDENTIAL DEVELOPMENT, OR SIMPLY A SPACIOUS RURAL ESCAPE. KEY FEATURES: THE PROPERTY INCLUDES 81 ACRES ON THE HOUSE SIDE OF MUTTON HOLLOW, PROVIDING AMPLE SPACE FOR FARMING, RECREATION, OR EVEN A FUTURE DEVELOPMENT PROJECT. ACROSS THE ROAD, THE LAND EXPANDS TO 96 ACRES, FEATURING A BEAUTIFUL UNNAMED CREEK AND APPROXIMATELY 40 ACRES OF VALUABLE TIMBER, OFFERING POTENTIAL FOR FORESTRY MANAGEMENT OR TIMBER HARVESTING FOR ADDED INCOME. THE PROPERTY INCLUDES AN OLDER FARMHOUSE WITH 3+ BEDROOMS AND 1 BATH, WHICH COULD SERVE AS A PRIMARY RESIDENCE, A RENOVATION PROJECT, OR A RENTAL PROPERTY TO GENERATE INCOME. THERE IS A LARGE BARN THAT PROVIDES EXCELLENT STORAGE OR AGRICULTURAL SPACE, PLUS A GARAGE/WORKSHOP AREA THAT OFFERS ADDITIONAL FUNCTIONALITY FOR STORAGE OR WORKING PROJECTS. THE PROPERTY INCLUDES A PLOT PLAN FOR 15 INDIVIDUAL LOTS ON THE CHRISTIAN ROAD SIDE, MAKING IT A PRIME CANDIDATE FOR RESIDENTIAL DEVELOPMENT. THESE LOTS COULD BE SOLD INDIVIDUALLY OR DEVELOPED INTO HOMES. LOCATED ONLY 6 MILES SOUTH OF DOWNTOWN ELLICOTTVILLE, HOLIDAY VALLEY GOLF & SKI RESORT, ADVENTURE PARK, AND HOLIMONT SKI RESORT.A POPULAR YEAR-ROUND DESTINATION FOR SKIING, GOLFING, MOUNTAIN BIKING, SNOWMOBILING, FISHING AND COMMUNITY EVENTS, THIS PROPERTY OFFERS BOTH RURAL LIVING AND EASY ACCESS TO LOCAL AMENITIES. THIS PROPERTY PROVIDES A PERFECT COMBINATION OF RURAL LIFESTYLE, AGRICULTURAL POTENTIAL, AND INVESTMENT OPPORTUNITIES. WHETHER YOU’RE LOOKING FOR A SPACIOUS PROPERTY TO BUILD YOUR DREAM HOME, DEVELOP INTO A RESIDENTIAL COMMUNITY, OR EMBARK ON AGRICULTURAL OR FORESTRY PROJECTS, THIS LAND HAS IT ALL. DON'T MISS OUT ON THIS EXCEPTIONAL OPPORTUNITY.

3 Beds ⋅ 1 Baths ⋅ B1546807 MLS

NEW PRICE! CONSIDER THE INCREDIBLE OPPORTUNITIES PRESENTED BY THESE EXPANSIVE 178 ACRES OF OPEN AND WOODED LAND, IDEALLY LOCATED JUST 6 MILES SOUTH OF ELLICOTTVILLE! THIS PROPERTY SPANS BOTH SIDES OF MUTTON HOLLOW, OFFERING A RARE COMBINATION OF NATURAL BEAUTY, VERSATILITY, AND GREAT LOCATION. THE 178 ACRES COMPRISES A MIX OF OPEN FIELDS AND WOODED LAND, MAKING IT SUITED FOR A VARIETY OF USES—FROM AGRICULTURAL PURSUITS TO RESIDENTIAL DEVELOPMENT, OR SIMPLY A SPACIOUS RURAL ESCAPE. KEY FEATURES: THE PROPERTY INCLUDES 81 ACRES ON THE HOUSE SIDE OF MUTTON HOLLOW, PROVIDING AMPLE SPACE FOR FARMING, RECREATION, OR EVEN A FUTURE DEVELOPMENT PROJECT. ACROSS THE ROAD, THE LAND EXPANDS TO 96 ACRES, FEATURING A BEAUTIFUL UNNAMED CREEK AND APPROXIMATELY 40 ACRES OF VALUABLE TIMBER, OFFERING POTENTIAL FOR FORESTRY MANAGEMENT OR TIMBER HARVESTING FOR ADDED INCOME. THE PROPERTY INCLUDES AN OLDER FARMHOUSE WITH 3+ BEDROOMS AND 1 BATH, WHICH COULD SERVE AS A PRIMARY RESIDENCE, A RENOVATION PROJECT, OR A RENTAL PROPERTY TO GENERATE INCOME. THERE IS A LARGE BARN THAT PROVIDES EXCELLENT STORAGE OR AGRICULTURAL SPACE, PLUS A GARAGE/WORKSHOP AREA THAT OFFERS ADDITIONAL FUNCTIONALITY FOR STORAGE OR WORKING PROJECTS. THE PROPERTY INCLUDES A PLOT PLAN FOR 15 INDIVIDUAL LOTS ON THE CHRISTIAN ROAD SIDE, MAKING IT A PRIME CANDIDATE FOR RESIDENTIAL DEVELOPMENT. THESE LOTS COULD BE SOLD INDIVIDUALLY OR DEVELOPED INTO HOMES. LOCATED ONLY 6 MILES SOUTH OF DOWNTOWN ELLICOTTVILLE, HOLIDAY VALLEY GOLF & SKI RESORT, ADVENTURE PARK, AND HOLIMONT SKI RESORT.A POPULAR YEAR-ROUND DESTINATION FOR SKIING, GOLFING, MOUNTAIN BIKING, SNOWMOBILING, FISHING AND COMMUNITY EVENTS, THIS PROPERTY OFFERS BOTH RURAL LIVING AND EASY ACCESS TO LOCAL AMENITIES. THIS PROPERTY PROVIDES A PERFECT COMBINATION OF RURAL LIFESTYLE, AGRICULTURAL POTENTIAL, AND INVESTMENT OPPORTUNITIES. WHETHER YOU’RE LOOKING FOR A SPACIOUS PROPERTY TO BUILD YOUR DREAM HOME, DEVELOP INTO A RESIDENTIAL COMMUNITY, OR EMBARK ON AGRICULTURAL OR FORESTRY PROJECTS, THIS LAND HAS IT ALL. DON'T MISS OUT ON THIS EXCEPTIONAL OPPORTUNITY.

6122 Mutton Hollow Road, Great Valley

$1,499,000

Experience urban luxury in Buffalo's downtown historic theatre district with this stunning 3200sq ft condominium. Step into elegance through the beautiful lobby, greeted by your private elevator accessing the unit directly. Revel in brand new Cafe by Design appliances, a spacious mudroom, large laundry room, wet bar, and large windows flooding natural light onto beautiful hardwood floors. Each condo includes two private fenced-in covered parking spaces. Own a piece of Buffalo history with a modern twist. See also B1667583.

2 Beds ⋅ 3 Baths ⋅ B1663580 MLS

Experience urban luxury in Buffalo's downtown historic theatre district with this stunning 3200sq ft condominium. Step into elegance through the beautiful lobby, greeted by your private elevator accessing the unit directly. Revel in brand new Cafe by Design appliances, a spacious mudroom, large laundry room, wet bar, and large windows flooding natural light onto beautiful hardwood floors. Each condo includes two private fenced-in covered parking spaces. Own a piece of Buffalo history with a modern twist. See also B1667583.

674 Main Street Unit 3, Buffalo

$1,499,000

Welcome home to this rare live-work opportunity in the heart of the Catskills. Located in Grand Gorge, a charming hamlet of Roxbury in Delaware County, NY, this spacious property offers a comfortable three-bedroom, one-bath apartment with an open floor plan and approximately 1,375 square feet of living space. The home is bright and inviting, perfect for those seeking a balance between small-town living and entrepreneurial opportunity. Below the apartment, you’ll find a fully equipped, high-volume restaurant space, currently known as Pizza Plus, a well-established local favorite. The main level offers an ideal setup for dining, retail, or creative business use, giving you the freedom to live upstairs and work downstairs or rent one level for additional income. Enjoy being part of the Roxbury Central School District and living in one of Upstate New York’s most picturesque regions. Surrounded by rolling hills, scenic trails, and nearby attractions such as Plattekill Mountain Ski Resort, Mine Kill State Park, and the Catskill Scenic Trail, you’ll love the balance of country charm and outdoor recreation this area provides. The nearby towns of Roxbury, Stamford, and Windham offer dining, shopping, and entertainment year-round. Whether you’re looking for a unique live-work property, a rental investment, or a residence with commercial potential, this Grand Gorge property is a rare find that combines comfort, convenience, and opportunity in one. Experience the beauty of Catskills living and make this property your next chapter in Upstate New York.

3 Beds ⋅ 3 Baths ⋅ R1646513 MLS

Welcome home to this rare live-work opportunity in the heart of the Catskills. Located in Grand Gorge, a charming hamlet of Roxbury in Delaware County, NY, this spacious property offers a comfortable three-bedroom, one-bath apartment with an open floor plan and approximately 1,375 square feet of living space. The home is bright and inviting, perfect for those seeking a balance between small-town living and entrepreneurial opportunity. Below the apartment, you’ll find a fully equipped, high-volume restaurant space, currently known as Pizza Plus, a well-established local favorite. The main level offers an ideal setup for dining, retail, or creative business use, giving you the freedom to live upstairs and work downstairs or rent one level for additional income. Enjoy being part of the Roxbury Central School District and living in one of Upstate New York’s most picturesque regions. Surrounded by rolling hills, scenic trails, and nearby attractions such as Plattekill Mountain Ski Resort, Mine Kill State Park, and the Catskill Scenic Trail, you’ll love the balance of country charm and outdoor recreation this area provides. The nearby towns of Roxbury, Stamford, and Windham offer dining, shopping, and entertainment year-round. Whether you’re looking for a unique live-work property, a rental investment, or a residence with commercial potential, this Grand Gorge property is a rare find that combines comfort, convenience, and opportunity in one. Experience the beauty of Catskills living and make this property your next chapter in Upstate New York.

37249 State Highway 23, Roxbury

$1,499,000

Unlock your dream of owning a successful, high-volume restaurant in the heart of the Catskills. Welcome to Pizza Plus, a beloved and well-established local favorite located in Grand Gorge, a hamlet of Roxbury, Delaware County, New York. This thriving business has been a community staple for years, offering a strong customer base, prime visibility, and steady income. The main level features a fully equipped, spacious restaurant and commercial kitchen, ready for you to walk in and take over from day one. The layout is ideal for dine-in, take-out, or expanding into catering and delivery services. With consistent local traffic, loyal patrons, and tourists visiting the Catskills region year-round, the business offers immediate and long-term profitability. Upstairs, you’ll find a spacious three-bedroom, one-bath apartment with an open floor plan and approximately 1,375 square feet of living space, perfect for owner occupancy or as a rental unit for additional income. The flexibility to live above your business or generate rental revenue makes this a smart investment for entrepreneurs and investors alike. Located within the Roxbury Central School District, Grand Gorge is surrounded by some of the most scenic landscapes in Delaware County. Enjoy a thriving small-town community where locals and visitors gather for dining, hiking, skiing, and exploring nearby attractions. The property sits just minutes from Roxbury, Stamford, and Windham, offering access to year-round recreation including Plattekill Mountain Ski Resort, Mine Kill State Park, and the Catskill Scenic Trail. Whether you’re an experienced restaurateur or looking for your first business venture, Pizza Plus in Grand Gorge, NY offers a rare chance to own a proven business in a high-traffic location surrounded by natural beauty and opportunity. Seize this chance to live, work, and thrive in one of Upstate New York’s most charming communities!

R1646502 MLS

Unlock your dream of owning a successful, high-volume restaurant in the heart of the Catskills. Welcome to Pizza Plus, a beloved and well-established local favorite located in Grand Gorge, a hamlet of Roxbury, Delaware County, New York. This thriving business has been a community staple for years, offering a strong customer base, prime visibility, and steady income. The main level features a fully equipped, spacious restaurant and commercial kitchen, ready for you to walk in and take over from day one. The layout is ideal for dine-in, take-out, or expanding into catering and delivery services. With consistent local traffic, loyal patrons, and tourists visiting the Catskills region year-round, the business offers immediate and long-term profitability. Upstairs, you’ll find a spacious three-bedroom, one-bath apartment with an open floor plan and approximately 1,375 square feet of living space, perfect for owner occupancy or as a rental unit for additional income. The flexibility to live above your business or generate rental revenue makes this a smart investment for entrepreneurs and investors alike. Located within the Roxbury Central School District, Grand Gorge is surrounded by some of the most scenic landscapes in Delaware County. Enjoy a thriving small-town community where locals and visitors gather for dining, hiking, skiing, and exploring nearby attractions. The property sits just minutes from Roxbury, Stamford, and Windham, offering access to year-round recreation including Plattekill Mountain Ski Resort, Mine Kill State Park, and the Catskill Scenic Trail. Whether you’re an experienced restaurateur or looking for your first business venture, Pizza Plus in Grand Gorge, NY offers a rare chance to own a proven business in a high-traffic location surrounded by natural beauty and opportunity. Seize this chance to live, work, and thrive in one of Upstate New York’s most charming communities!

37249 State Highway 23, Roxbury

$1,499,000

Exceptional opportunity to create a custom home on one of Owasco Lake’s most substantial level waterfront parcels. Offering approximately 3.30 acres and 323 feet of owned lake frontage, this cleared residential building lot provides broad southern views, room for expansive outdoor living and meaningful separation from neighboring homes. Years of planning and engineering have already been completed. Seller reports that the property has been removed from the floodplain and that delineation work, Army Corps of Engineers approvals and NYS DEC approvals have been completed. Survey, boundary, topographical and elevation documents are available. Public water, sanitary sewer, natural gas, electric, cable and high-speed internet are available. Create a primary residence, seasonal retreat or legacy lake property designed around the way you want to live. Concept renderings are provided for inspiration only and do not represent an approved building plan. Buyer to independently verify approvals, setbacks, utilities and intended use. Owner is a licensed real estate broker.

S1622688 MLS

Exceptional opportunity to create a custom home on one of Owasco Lake’s most substantial level waterfront parcels. Offering approximately 3.30 acres and 323 feet of owned lake frontage, this cleared residential building lot provides broad southern views, room for expansive outdoor living and meaningful separation from neighboring homes. Years of planning and engineering have already been completed. Seller reports that the property has been removed from the floodplain and that delineation work, Army Corps of Engineers approvals and NYS DEC approvals have been completed. Survey, boundary, topographical and elevation documents are available. Public water, sanitary sewer, natural gas, electric, cable and high-speed internet are available. Create a primary residence, seasonal retreat or legacy lake property designed around the way you want to live. Concept renderings are provided for inspiration only and do not represent an approved building plan. Buyer to independently verify approvals, setbacks, utilities and intended use. Owner is a licensed real estate broker.

Buck Point Road, Fleming

$1,499,000

Selling as a fully approved Development opportunity, 29 apartments already rezoned by the Town of West Seneca on the included 16.5 acres of land in total.

B1590190 MLS

Selling as a fully approved Development opportunity, 29 apartments already rezoned by the Town of West Seneca on the included 16.5 acres of land in total.

1475 Orchard Park Road, West Seneca

$1,498,000

Fresh Cider & Fall Fun! Own a piece of Webster history with this prime commercial opportunity at 699 Five Mile Line Road, the iconic home of Mayer’s Cider Mill. This expansive 3.68-acre property features a versatile 7,200 SF warehouse designed for high-efficiency operations, equipped with one drive-in door and two dock-height bays to streamline loading and logistics. Retail store of 4,405 SF. The site is a established destination, housing a popular restaurant (The Bistro) and a charming country store that draws visitors year-round for fresh cider, famous fry cakes, and winemaking supplies. With a surfaced parking lot accommodating at least 20+ vehicles, the property is perfectly suited for high-volume retail.Strategically located near the intersection of Five Mile Line Road and Klem Road, this landmark property offers incredible visibility and a legacy of community patronage dating back to 1830. Whether you’re looking to expand an existing production business or launch a new craft beverage and dining concept, this turnkey site provides the infrastructure and reputation to succeed in the heart of Webster.

R1675406 MLS

Fresh Cider & Fall Fun! Own a piece of Webster history with this prime commercial opportunity at 699 Five Mile Line Road, the iconic home of Mayer’s Cider Mill. This expansive 3.68-acre property features a versatile 7,200 SF warehouse designed for high-efficiency operations, equipped with one drive-in door and two dock-height bays to streamline loading and logistics. Retail store of 4,405 SF. The site is a established destination, housing a popular restaurant (The Bistro) and a charming country store that draws visitors year-round for fresh cider, famous fry cakes, and winemaking supplies. With a surfaced parking lot accommodating at least 20+ vehicles, the property is perfectly suited for high-volume retail.Strategically located near the intersection of Five Mile Line Road and Klem Road, this landmark property offers incredible visibility and a legacy of community patronage dating back to 1830. Whether you’re looking to expand an existing production business or launch a new craft beverage and dining concept, this turnkey site provides the infrastructure and reputation to succeed in the heart of Webster.

699 Five Mile Line Road Road, Webster

$1,495,000

[SHOWINGS BEGIN THURSDAY, JULY 30TH. THE SELLER REQUESTS THAT THE PROPERTY REMAIN AVAILABLE ON THE MARKET THROUGH THE INITIAL 7-DAY MARKETING PERIOD TO ALLOW INTERESTED BUYERS AN OPPORTUNITY TO TOUR THE HOME. THE SELLER WILL REVIEW ALL OFFERS ON THURSDAY, AUGUST 6TH @ 6:00PM EDT. IF NO OFFER IS ACCEPTED, AN OPEN HOUSE WILL BE HELD ON SUNDAY, AUGUST 9TH, FROM 12:00–2:00 P.M.] Private lake access just steps from the front door sets this exceptional property apart. Set on nearly two acres with 40 feet of private lake access and less than two miles from the Village of Cazenovia, this Finger Lakes retreat offers boating, swimming, fishing, and lake living in one of Central New York’s cherished destinations. Designed with two distinct living wings under one roof, the home offers flexibility for multigenerational living, extended family, or guests. Nearby, enjoy boutique shopping, acclaimed restaurants, galleries, dinner by boat at The Brewster Inn, or golf and tennis at Cazenovia Country Club. Inside, panoramic lake views take center stage. Walls of glass fill the living room, dining area, and eat-in kitchen with natural light. The kitchen features dual sinks, a center island, and walk-in pantry. Upstairs are two oversized bedrooms with walk-in closets, including a primary suite with a private balcony and floor-to-ceiling sliding glass doors framing elevated lake views. A dedicated office could serve as an additional bedroom. An unfinished upper level offers potential for a bedroom, family room, gym, or customized living space. Each wing includes its own kitchen, gathering space, private entrance, and walkout patio while remaining part of one residence. An enclosed patio overlooks the grounds, while a second patio with a built-in fire feature extends outdoor living into the evening. A large pole barn accommodates boats, personal watercraft, collector vehicles, trailers, and recreational equipment, with workshop or storage potential. This property captures the best of Finger Lakes living.

4 Beds ⋅ 4 Baths ⋅ S1697300 MLS

[SHOWINGS BEGIN THURSDAY, JULY 30TH. THE SELLER REQUESTS THAT THE PROPERTY REMAIN AVAILABLE ON THE MARKET THROUGH THE INITIAL 7-DAY MARKETING PERIOD TO ALLOW INTERESTED BUYERS AN OPPORTUNITY TO TOUR THE HOME. THE SELLER WILL REVIEW ALL OFFERS ON THURSDAY, AUGUST 6TH @ 6:00PM EDT. IF NO OFFER IS ACCEPTED, AN OPEN HOUSE WILL BE HELD ON SUNDAY, AUGUST 9TH, FROM 12:00–2:00 P.M.] Private lake access just steps from the front door sets this exceptional property apart. Set on nearly two acres with 40 feet of private lake access and less than two miles from the Village of Cazenovia, this Finger Lakes retreat offers boating, swimming, fishing, and lake living in one of Central New York’s cherished destinations. Designed with two distinct living wings under one roof, the home offers flexibility for multigenerational living, extended family, or guests. Nearby, enjoy boutique shopping, acclaimed restaurants, galleries, dinner by boat at The Brewster Inn, or golf and tennis at Cazenovia Country Club. Inside, panoramic lake views take center stage. Walls of glass fill the living room, dining area, and eat-in kitchen with natural light. The kitchen features dual sinks, a center island, and walk-in pantry. Upstairs are two oversized bedrooms with walk-in closets, including a primary suite with a private balcony and floor-to-ceiling sliding glass doors framing elevated lake views. A dedicated office could serve as an additional bedroom. An unfinished upper level offers potential for a bedroom, family room, gym, or customized living space. Each wing includes its own kitchen, gathering space, private entrance, and walkout patio while remaining part of one residence. An enclosed patio overlooks the grounds, while a second patio with a built-in fire feature extends outdoor living into the evening. A large pole barn accommodates boats, personal watercraft, collector vehicles, trailers, and recreational equipment, with workshop or storage potential. This property captures the best of Finger Lakes living.

1131 Marlyn Park Drive, Cazenovia

$1,495,000

Experience over 7,000 sq.ft. of exceptional living space in this extraordinary Orchard Park estate, where timeless elegance meets thoughtful design. Offering 5 BRs, 3 fbs & 2 hbs, every room is thoughtfully designed for comfort, functionality & effortless entertaining. A grand hardwood foyer welcomes you into an interior rich in craftsmanship & character. The elegant sitting room features hardwood flrs & a wood-burning FP, while the adjoining piano room showcases a dramatic dbl-sided FP. One of the home's most remarkable features is the stunning 3-story Brazilian cherry library w/ custom built-ins. The lower level continues to impress w/ a private office, wine room & exceptional multi-level layout. A secondary staircase leads to a cozy sitting area before entering the 12-seat home theater. This level also offers an additional BR, full bath & flexible space ideal for a playroom, hobby room or studio. Designed for entertaining & everyday living, the spacious kitchen features quality wood cabinetry, granite countertops, gas cooktop, dbl wall ovens, refrigerator, dishwasher, built-in espresso machine & abundant workspace. The kitchen flows seamlessly into the inviting family room w/ a FP. The formal DR w/ hardwood flrs provides an elegant setting for special occasions. French doors open to expansive decks overlooking beautifully landscaped grounds, while the adjoining game room leads directly to the library & wine cellar. A convenient 1st-flr laundry & stylish powder room complete the main level. Outside, enjoy your private backyard retreat featuring a spectacular in-ground pool surrounded by mature landscaping. Situated on a dbl lot in Eagle Heights, this property offers privacy, beauty & room to relax. Addl highlights incl exceptional craftsmanship throughout, generously sized rooms & a desirable location close to shopping, dining, parks, golf courses & everyday conveniences. The primary suite features a dedicated sitting area w/ custom built-ins, a luxurious bath, sauna & private exercise room. Completing the home is an oversized 3.5-car garage w/ extensive built-in storage. An additional 134' x 274' lot enhances the park-like setting. Sq.ft. measured by agent.

5 Beds ⋅ 6 Baths ⋅ B1701181 MLS

Experience over 7,000 sq.ft. of exceptional living space in this extraordinary Orchard Park estate, where timeless elegance meets thoughtful design. Offering 5 BRs, 3 fbs & 2 hbs, every room is thoughtfully designed for comfort, functionality & effortless entertaining. A grand hardwood foyer welcomes you into an interior rich in craftsmanship & character. The elegant sitting room features hardwood flrs & a wood-burning FP, while the adjoining piano room showcases a dramatic dbl-sided FP. One of the home's most remarkable features is the stunning 3-story Brazilian cherry library w/ custom built-ins. The lower level continues to impress w/ a private office, wine room & exceptional multi-level layout. A secondary staircase leads to a cozy sitting area before entering the 12-seat home theater. This level also offers an additional BR, full bath & flexible space ideal for a playroom, hobby room or studio. Designed for entertaining & everyday living, the spacious kitchen features quality wood cabinetry, granite countertops, gas cooktop, dbl wall ovens, refrigerator, dishwasher, built-in espresso machine & abundant workspace. The kitchen flows seamlessly into the inviting family room w/ a FP. The formal DR w/ hardwood flrs provides an elegant setting for special occasions. French doors open to expansive decks overlooking beautifully landscaped grounds, while the adjoining game room leads directly to the library & wine cellar. A convenient 1st-flr laundry & stylish powder room complete the main level. Outside, enjoy your private backyard retreat featuring a spectacular in-ground pool surrounded by mature landscaping. Situated on a dbl lot in Eagle Heights, this property offers privacy, beauty & room to relax. Addl highlights incl exceptional craftsmanship throughout, generously sized rooms & a desirable location close to shopping, dining, parks, golf courses & everyday conveniences. The primary suite features a dedicated sitting area w/ custom built-ins, a luxurious bath, sauna & private exercise room. Completing the home is an oversized 3.5-car garage w/ extensive built-in storage. An additional 134' x 274' lot enhances the park-like setting. Sq.ft. measured by agent.

76 Tanglewood Drive W, Orchard Park

$1,495,000

Build your dream home in the heart of Finger Lakes Wine Country at Red Cedar Falls, an exclusive Seneca Lake community on the lake's highly desirable west side. Crafted by Views & Vine Homes, this to-be-built residence offers approximately 2,776 square feet with 4 bedrooms, 3 full baths, and an open-concept design that balances quality craftsmanship with modern lake living. Enjoy elevated Seneca Lake views, shared waterfront access, a community dock, and the opportunity for a boat-hoist space, subject to availability. Located between Geneva and Watkins Glen, Red Cedar Falls places you minutes from award-winning wineries, breweries, restaurants, and year-round recreation. Whether you're seeking a primary residence, vacation home, or weekend retreat, this is an opportunity to build in one of Seneca Lake's most desirable waterfront communities. The development includes a private community water system, enhancing the overall ease and building experience. With breathtaking lake views, spectacular sunsets, shared waterfront, and boating opportunities, 5 Red Cedar Falls Lane offers an exceptional opportunity to embrace the Finger Lakes lifestyle. To be built; final pricing, specifications, finishes, and customization options subject to builder and buyer selections. Schedule your tour, walk the land, and start planning your Seneca Lake dream home.

4 Beds ⋅ 4 Baths ⋅ R1696823 MLS

Build your dream home in the heart of Finger Lakes Wine Country at Red Cedar Falls, an exclusive Seneca Lake community on the lake's highly desirable west side. Crafted by Views & Vine Homes, this to-be-built residence offers approximately 2,776 square feet with 4 bedrooms, 3 full baths, and an open-concept design that balances quality craftsmanship with modern lake living. Enjoy elevated Seneca Lake views, shared waterfront access, a community dock, and the opportunity for a boat-hoist space, subject to availability. Located between Geneva and Watkins Glen, Red Cedar Falls places you minutes from award-winning wineries, breweries, restaurants, and year-round recreation. Whether you're seeking a primary residence, vacation home, or weekend retreat, this is an opportunity to build in one of Seneca Lake's most desirable waterfront communities. The development includes a private community water system, enhancing the overall ease and building experience. With breathtaking lake views, spectacular sunsets, shared waterfront, and boating opportunities, 5 Red Cedar Falls Lane offers an exceptional opportunity to embrace the Finger Lakes lifestyle. To be built; final pricing, specifications, finishes, and customization options subject to builder and buyer selections. Schedule your tour, walk the land, and start planning your Seneca Lake dream home.

5 Red Cedar Falls Lane, Starkey