Featured Properties

*SHORT SALE...*room sizes & taxes approx.* Welcome to 15 Hillsboro ...Wonderful 4 bedroom family home on a beautiful street...over 4,000 sq.ft. on a fabulous 1.31 acre lot...open floor plan for entertaining...great room w/wet bar & fireplace...formal dining room,..private den w/fireplace...1st floor master suite...roof is approx. 5.5yrs. old...furnace is approx. 1.5yrs. old...so much more...come see this home today...bring in your offer...basic star $502.37

Priced to sell!! Amazing custom built beauty on private cul-de-sac location. Traditional Home with victorian touches.. Beautiful vaulted ceiling in living room with 2-way fireplace to breakfast area. Master bedroom has trayed ceiling, beautiful master bath with his and hers closets. Amazing gormet kitchen with storage galore, sub zero frig, and viking range. Den/study for privacy. 2 bedroom up with jack and jill bath. Loft overlooks 1st floor LR. Basement has fireplace and additonal bath. storage/workshop/ This house has all the extra special touches. Just move in...

Custom built with unique & versatile "open" floorplan featuring ceramic tile foyer, spacious living room, family room with gas fireplace and built-in 42" TV with surround sound system, first floor laundry, master bedroom with split bath, 2 finished rooms in basement. Modern eat-in kitchen with breakfast bar/island and dining area leading to deck overlooking one acre lot with shed and second 2.5 car garage. Newer tear-off roof-2007! Easy to show...don't wait!

Sparkling Clean & Ready to move into! Open foyer * Upgraded kitchen includes all appliances & recessed lights * Cathedral ceilings in livingroom & dining room * Master suite with private bath & large walk in closet * full 8' basement * 2 car attached garage * homeowners includes landscaping and drive snow removal, water & sewer * central air * 1st floor laundry * easy living *

Attractive village home with new price at $162,000, convenient to all Ellicottville has to offer...a short walk to shops and restaurants... a five minute drive to the slopes. Windows, roof, hot water baseboard heating system, HWT all new within 5 years.Hardwood floors and natural woodwork throughout!..lots of closet space. Motivated seller. Star savings $220.

Very warm and cozy 2 bedroom ranch* Nice private lot located on a quiet dead end road* Many updates especially a large 40x26 2nd garage built in 09' which has electric,gas and water* Great for anyone who has or works on cars,has a woodshop or needs to store equipment, with full upstairs for added storage* Other updates include new roof 08',new drain tile,sump pump, new front porch, and some new windows*Updated bathroom* Also has a florida room and a concrete patio out back for entertaining* New finished room in basement with glass block windows for extra living space* Easy to show!

**Rm sizes & Sq Ft apprx**Charming-3-Bdrm/1.5 baths/ Cape Cod/Maint-free/Central Air/Att garage/Basmt/Screend Porch/1st-flr-Mstr Bdrm/Frml-Din Rm & Liv Rm w/Hrdwd Flrs/Pretty Fam Rm ovrlks huge yard**Hwt-1 yr/Furn & Cent Air-apprx 10 yrs/Roof-apprx 10 yrs**Incls: All Appliances(all sold-as-is)**Open to Offers**Move in Condition**

Nice four bedroom in a great location. Walking distance to Lancaster high school. Wood floors throughout, updated bathrooms,kitchen, new carpeting. Tear off roof in 2005, some newer windows. Good size yard, brand new concrete 2 car wide driveway, finished basement, move in ready. Taxes are current prices, without STAR or other rebates.

OWNER WILLING TO HOLD MORTGAGE ON THIS VINTAGE HOME IN HIGH DEMAND SOUTH BUFFALO AREA! ENJOY THE CHARM AND TRADITIONAL ARCHITECTURE THAT IS MCKINLEY PARKWAY! HOME BOASTS MANY UPDATES WHICH FEATURE CABINETRY AND WOODWORK CUSTOM MADE TO MATCH AND BLEND WITH ITS 1920'S ARCHITECTURE! HARDWOOD FLOORS THROUGHOUT! GOURMET KITCHEN! FOUR SEASONS ENCLOSED PORCH! TWO BONUS ROOMS AND HALF BATH ON FINISHED THIRD FLOOR! ENTRY FOYER LEADING TO TWIN STAIRCASES! SLATE ROOF! PROFESSIONALLY LANDSCAPED AND FULLY FENCED YARD! MUCH MUCH MORE! YOU OWE IT TO YOURSELF TO LOOK AT THIS ONE BEFORE YOU BUY!!

*BRAND NEW ROOF (OLD ROOF WAS STRIPPED) JUST INSTALLED 2-2012* SPACIOUS ORIGINAL OWNER, VERY WELL CARED FOR RANCH W/2 FULL BATHS!LARGE YARD (238 FT DEEP),NEW FURNACE 08',NEW HTW TANK 03',NEW SLIDING GLS DOOR.UPDATED KITCHEN CABINET,COUNTERS AND FLR. GAS FIREPLACE(OR WOOD BURNING) IN FAMILY RM,NEW CARPET IN FAMILY RM,DECK OFF FAMILY RM,NEW MAIN ELECTRIC SERVICE,STORAGE SHED. SHOWS VERY NICE.

**Rm Sizes Apprx**Brick-1600 sq ft/3-bdrm/1.5 bath/Cape-Cod w/2-car-garage/full basmt/shed/mstr bdrm-1st-flr/2-bdrms-up & cedar closet/formal dining rm/country kitchen w/appliances(sold as is)liv rm w/artifical-FP/rear-sun porch**Property is Sold (as-is) to settle estate**Open to Offers**

SPACIOUS 3 BED ROOM SPLIT W/1.5 BATHS,BRAND NEW CARPETING IN ALL ROOMS (EXCEPT KITCHEN)12/2011,ALL NEW PAINT INSIDE 12/2011,BRAND NEW TOILET IN HALF BATH,BRAND NEW MAIN ELECTRIC SERVICE W/NEW CURCUIT BREAKERS 12/2011,LARGE 2.5 CAR GARGE. OWNERS CAN CLOSE FAST.

Stately Victorian in the Village of Lancaster. House is over 2000 square feet. Freshly painted interior./ 2 car garage withj new roof. House needs some TLC and is being sold as is. Great space and opportunity for investor. could be a 2 family or business opportunity as well...

Meticulous cape on beautiful tree lined street. Huge backyard. This home has many upgrades including new roof in 2005, HWT 2011, new covered concrete patio and newly remodeled kitchen. Two car tandem garage and beautiful landscaping in front & rear yards. Great family neighborhood. Living ROOM has beautiful bay window & hardwood floors. Additional room off master bedroom with walk in closet. Master also has hardwood floors & ceiling fan. JUST MOVE IN ! Owners are anxious to sell. Bring in offers.

**Rm Sizes & Sq Ft-Apprx**Lovely/Comfy- 3-bdrm Cape-Cod w/bay wndo-liv rm/Updatd-country-kitchen/cabints/laminate flr & Incls:All-appliances + washer & dryer(all-sold-as-is)*2-bdrms-dwn/1-bdrm up*hrdwd flrs-liv & bdrms-1st flr**Central-air**Sump pump w/water-back-up**full basmt/att-gar/fenced-yard/shed**Wired-for-Gas-Generator & Includes Generator**Feb-2012-FHA-Hi-Eff-Furnace**Move in Condition**Open to Offers**

Very warm and charming 3 bedroom 1 bath cape*With a nicely updated kitchen and updated first floor bathroom*Nice hardwood floors throughout*master bedroom on 2nd floor*2nd floor also has area to set a office*And access to attic area for extra storage*Large basement with built in closets and shelving for loads of storage*and glass block windows*Home also has a alarm system and central air*Nice fully fenced back yard with a recently added deck that is great for entertaining*Home is easy to show and is truly in move in condition !!!

*Room sizes & sq. ft. approx.* Welcome to 118 Krakow !!!....Brick RANCH....ready for u to move in...Roof appox. 1yr. old...furnace approx. 3yrs. old...HWT approx. 1yr. old...fully fenced approx. 2yrs. old...1st floor eat-in kitchen...dining room...huge living rm...2 bdrms...full bath...basement has been partially finished...features 2 great sized bdrms...family/rec rm w/space heater...1/2 bath...oversized 2.5 car garage/double doors...large driveway...all on this on private cul-d-sac in the heart of Kaisertown...come see it today!!!*this home is being sold in as-is condition* Show & Sell!!!

ALMOST 1600 SQUARE FEET and affordable with costly updating recently done! Newer vinyl siding (tear-off), newer tear-off roof with ice shield & covered gutters, newer MF front porch flooring & railings, newer windows throughout excluding LR, brand-new sewer pipe, newer AC, HWT. Glass block windows, shed, 4 year old 18'round pool with deck. Cheery kitchen, large front foyer and living room...just needs your special touch in decor & cosmetics, the fun stuff! Take a look- you'll be pleasantly surprised! EZ2C!

Sparkling Clean & ready to move into!! Whole house just Painted * new pergo floor in kitchen * all new windows * furnace 4 yrs old * new electrical service, breaker & box * Bathroom completely gutted and new tub/shower, toilet & vanity & floor * new side & front door* new garage door & opener* Hardwood floors in bedrooms * new closet doors * 28x11 room in basement w/ dry bar * 2.5 car garage * Nice yard * worth taking a look *

3 bedroom ranch with one car detached garage, central air ,with a newer roof and front porch

CHARMING AND WELL-MAINTAINED HOME-UPDATED KITCHEN AND BATH-LARGE TILED FOYER-W/W CARPETING LR & DR-LEADED GLASS WINDOWS IN LR-GAS FIREPLACE IN LR-FIRST FLOOR LAUNDRY-BLT.IN DISHWASHER-SOME REPLACEMENT WINDOWS-KITCHEN HAS NEWER COUNTER TOPS AND SNACK BAR-GARBAGE DISPOSALNEWER HOT WATER TANK-GLASS BLOCK WINDOWS-CIRCUIT BREAKERS-SUMP PUMP-ALUMINUM SIDING AND NEWER GARAGE.-WELL KEPT HOME-FAMILY OCCUPIED-SELLERS MOTIVATED-EASY TO SHOW.-

Immaculate two story townhouse in desired Wedgewood Commons. Nothing to do but move in. Recently updated kitchen w seperate eating area plus dining room. Fully fenced yard w professional landscaping & patio w Kohler awning. Steps to private 2 car garage. Finished basement w Newer 2 zone furnace, Hwt & Central Air. Many new replacement windows. Dog allowed. Master bed w master bath, walkin closet, dressing area. 2 full baths up plus half bath down. Owner anxious for offers. New roofs in 2011. Located near clubhouse, pool and tennis courts. Photos show summer view of the yard.

*Rm Sizes Apprx*Stunning-Brick-upper unit-w/all-appliances-Included(Appl-all-sold-as-is)*Cntryish kitchen w/snack bar-ovrlks nice din rm & liv rm**Fin-Basmt w/bar/private laundry & storage closets**Central Air**Updates:Windows-(tilt-ins)2010**Furnace-2001**HWT-2007**Roof/Flooring/Light Fixtures & more**Large-Mstr-Bdrm w/wlk-in-clset**Amenities:Ingrd-Heated Pool w/Cabana/Bath(Lifeguard)Jogging-Track**HMO-Assn-Fee-$170 Mo-Incls Water**Low Utilities**1-Cat(Indoor) w/Assn-Apprvl**NO Dogs Allowed**Move in condition**Open to Offer**

32.5 ACRES ON BUSY TRANSIT RD. FIRST THOUSAND FEET IN AREA IS ZONED FOR BUSINESS USE. GREAT FOR OFFICE SPACE OR MOST PROFESSIONAL BUSINESS VENTURES.

WONDERFUL BUILDING LOT ON BORDEN RD WITH MANY TREES. WEST SENECA SCHOOL DISTRICT. TOTAL OF 3 BUILDING LOTS AVAIALABLE EACH ARE 66X 200 APPROX.

Beautiful lot overlooking Lime Lake with an unmatched view of surrounding hills and valleys. Nice area for recreation. Come take a look!