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$1,550,000
8 Beds ⋅ 3 Baths ⋅ B1694680 MLS
Discover a heavenly Holiday Valley chalet where luxury, lifestyle, and breathtaking scenery come together in perfect harmony. Perched on the bluff with sensational panoramic views, this extraordinary retreat offers sun-drenched rooms, unforgettable entertaining spaces, and designer finishes throughout. The main level welcomes you with a stunning kitchen featuring a breakfast bar, top-tier appliances, and a charming dining area. The soaring living room is a showpiece — dramatic ceiling height, a striking fireplace, tastefully refinished hardwood floors, walls of windows framing the landscape, and doors that open to an expansive deck overlooking the valley. Three comfortable bedrooms and a full bath complete this level. The second floor is devoted to a spectacular primary suite, showcasing a beautifully detailed ceiling, serene full bath, generous dressing room (15 x 11), and a private balcony where mornings feel magical. The luxurious lower level offers exceptional versatility with a second family room/bedroom (21 x 17), full bath, and two additional bedrooms - ideal for hosting guests or creating separate living zones. A gorgeous garage apartment elevates the property even further, offering its own inviting living room with beamed ceiling, fully equipped kitchen, two spacious bedrooms, and a full bath - a dream setup for extended stays or multi-generational living. With room to comfortably sleep 19, three gas stoves and one fireplace, fine finishes, designer décor, and show-stopping views from every room, this chalet is more than a home - it’s an experience. I'd like to Welcome you to your home!

6605 Bracken Road, Ellicottville
$1,550,000
5 Beds ⋅ 3 Baths ⋅ S1689728 MLS
If you've been searching for a home that combines luxury, privacy, and breathtaking views, you've found it. Situated on 4.56 private acres overlooking Otisco Lake and the surrounding countryside, this custom-built raised ranch offers an exceptional lifestyle. Built just three years ago, the home was thoughtfully designed with quality, efficiency, and comfort in mind. The stunning great room features soaring 16-foot maple post-and-beam ceilings, hickory hardwood floors, a floor-to-ceiling stone fireplace, and a wall of windows showcasing panoramic views. The custom kitchen offers hickory cabinetry, quartz countertops, premium GE Monogram appliances, dual ovens, a farmhouse sink, walk-in pantry, and oversized island. The main level includes a luxurious primary suite with spa-inspired bath, walk-in closet, laundry room, private office, and guest powder room. The walkout lower level provides additional living space with a large family room, wet bar, additional bedrooms, and access to a covered stamped concrete patio. With five bedrooms total, there's room for family and guests alike. Built for efficiency and peace of mind, the home features Anderson 400 Series windows, Hardie siding, spray foam insulation, a whole-house generator, Navien tankless water heater, dual-zone HVAC, and an extensive solar panel system. A 56' x 40' detached garage with water and power offers incredible flexibility, including approximately 1,200 square feet of unfinished space above. For boating enthusiasts, the owners may also offer the opportunity to acquire their highly sought-after marina slip on Otisco Lake. With a waiting list often exceeding 10 years, this is a rare opportunity to enjoy lake access without waterfront ownership. To make the transition even easier, the owners are open to including select furnishings with the sale, creating a potential turnkey opportunity for buyers seeking a primary residence, vacation retreat, or seasonal getaway. Whether you're seeking a luxury primary residence or private Finger Lakes retreat, this extraordinary property delivers the perfect blend of comfort, recreation, and unforgettable views.

1600 Ripley Road, Otisco
$1,550,000
4 Beds ⋅ 4 Baths ⋅ R1680051 MLS
A RARE FIND!!!! Superbly architectured and constructed Beaver Mountain custom log home, on a forested 22 acre site with an expansive view shed to miles of mountain scenery and open sky views! Located in the desirable town of Bovina, the home and property are accessed via a private drive off the dead end cul-de-sac of Reagan Road, a one mile, very quiet and infrequently trafficked country road. The 4200 square foot, tri level home abounds in quiet luxury throughout, with numerous upscale appliances and built-ins. Subzero refrigerator, Brookhaven/woodmode cabinets, Franke sinks, subzero wine fridge, Miele cappuccino built-in. Foremost among the impressive log structured interior is the great room with its airy lodge feel, cathedral ceiling and impressive stone fireplace. A nearby custom kitchen and dining area complete a nicely integrated comfort zone for country living and relaxation. Also on the main level is a master suite with a gas fireplace, walk-in closets, dressing space and luxury bath area.The upper level has two roomy bedrooms and an open lounge area for video, music and reading. A Russ sound system and state of the art entertainment equipment are featured. A gym, office, in-law apt. Workshop with kilm and a very spacious two bay heated garage.

728 Reagan Road, Bovina
$1,550,000
S1583911 MLS
Rare opportunity to acquire an income-producing, turnkey, well established, fully operational hardware and supply business in the heart of the Adirondacks with real estate, equipment and substantial inventory included. Prime location on State Highway 3, this multibuilding property spans 5 parcels and features a high visibility store front, multiple storage/warehouse buildings, lumber yard, garage, an on site apartment and 2 areas of deeded lake access, providing flexibility for both business operations and additional income potential. The business has a long standing, multigenerational presence in the community, serving both year-round residents and seasonal visitors with consistent demand for hardware, building materials, and essential goods in a market with limited competition. There is opportunity to increase revenue through expanded hours, product offerings, enhanced merchandising, or online sales. Detailed financials will be provided to qualified buyers. Corporation name not being sold.

4190 State Highway 3, Fine
$1,549,000
5 Beds ⋅ 4 Baths ⋅ B1702260 MLS

55 Grand View Trail, Orchard Park
$1,525,000
19 Beds ⋅ R1695874 MLS
Another Rockin' Rochester Property! Attention investors! This solid brick NINETEEN unit apartment building features all 1 bdrm units (rents averaging $1091/mo) and is the definition of a turn-key, cash flowing asset. Comes with a new Certificate of Occupancy at closing. 100% occupied- offering immediate, reliable income from day one. Even better, most tenants rebts are paid through organizations that provide guaranteed rental payments, delivering consistent cash flow and reduced collection concerns. Thoughtfully maintained with numerous efficiency upgrades including all new windows, energy efficient lighting and a boiler equipped with Tekmar controls for improved heating performance and lower operating costs. Hardwood flooring, luxury vinyl plank flooring, plenty of off street parking, kitchens and baths updated. Convenient access to downtown, public transportation, shopping, restaurants, parks, Maplewood Rose Garden and Ontario Beach Park. This one checks all the boxes with strong occupancy, quality improvements and a great rental income with a $248k gross income!

865 Lake Avenue, Rochester
$1,500,000
R1710743 MLS
Own a legacy: The Genesee Country Inn Bed & Breakfast is a well-established, income-producing hospitality business set on just over 2 picturesque acres along the tranquil banks of Spring Creek in the scenic Genesee Valley — offered together with a private innkeeper's residence, making this a complete, self-contained business and lifestyle package. The Inn features 10 guest suites, each with a private bathroom and several with cozy gas fireplaces, along with a proven track record, loyal guest base, and idyllic waterfront setting that draws couples, families, and business travelers year-round. Beautifully appointed suites, welcoming common areas, and expansive creekside grounds create an atmosphere guests return to season after season, from wildflower-filled springs to brilliant fall foliage. Adding exceptional value, the property includes a separate 1,840 sq ft ranch-style residence, ideal for an owner-operator or on-site manager. This updated home offers 3 bedrooms and 2 full bathrooms, with a beautifully updated kitchen and baths throughout. The living room features a cozy woodstove, complemented by a bright sunroom and a quiet library/sitting room. Additional highlights include dedicated office space, a workshop, and a 2-car garage. This private residence allows an owner to live on-site while maintaining complete separation from the guest experience. Please note: the private residence is not available for separate purchase and is offered exclusively as part of the bed & breakfast sale. With 10 suites and over 2 acres, the property is also exceptionally well-suited as an event venue — weddings, retreats, and celebrations all find a natural home here, adding further revenue potential alongside culinary weekends and nature-based getaways. Bed and Breakfast is a separate tax map #265689-208-150-0001-016-000, taxes and assessed value based on both parcels. This is a rare opportunity to acquire an established hospitality business complete with private living quarters — ideal for hands-on owner-operators seeking both income and a home. Inquire today.

942-948 George Street, Wheatland
$1,500,000
R1706939 MLS
Rarely does an opportunity like this become available in the heart of downtown Canandaigua! Offering an incredible combination of size, visibility, flexibility and on-site parking, 329 & 325 S Main Street includes 10,321 square feet across two buildings, situated on .42 acres with an impressive 100 feet of frontage on S Main Street. One of the greatest advantages of this property is something that is nearly impossible to replicate downtown: 26 dedicated on-site parking spaces, including 3 ADA spaces, along with 6 points of ingress and egress providing exceptional accessibility and convenience for employees, clients and customers. The property has been meticulously maintained and offers an incredibly flexible, turnkey layout that can easily accommodate medical, dental, professional office, multi-tenant or owner-occupant use. Currently configured for medical use, the interior includes 21 flexible patient/clinical rooms, 6 private offices, multiple reception and waiting areas, 9–10 workstation positions, break rooms on both floors, additional second-floor office and storage space, and 5 bathrooms. The infrastructure is equally impressive! Five furnaces, dedicated AC units and a Fujitsu mini-split system provide multiple HVAC zones and the ability to independently control different areas of the building — an important advantage for multiple occupants or businesses looking to utilize the property in phases. Public gas, electric, water and sewer are all in place, and annual service contracts have been maintained on the mechanical systems. With mixed-use zoning, the possibilities here are extensive. Whether you’re looking for a highly visible location for your own business, a medical or professional office opportunity, a multi-tenant investment, or a property positioned for future redevelopment, this is an asset that offers tremendous flexibility. Located along one of Canandaigua’s most traveled corridors, with 100 feet of S Main Street frontage, outstanding visibility and parking that is incredibly difficult to find downtown, this is a truly unique opportunity in one of the Finger Lakes’ most desirable and growing communities!

325-329 S Main Street, Canandaigua City
$1,500,000
S1705366 MLS
New Listing!

3208 W Genesee Street, Geddes
$1,500,000
4 Beds ⋅ 2 Baths ⋅ R1706067 MLS
Properties offering this caliber of land and shoreline on Cayuga Lake rarely come to market. Spanning 2.27 private acres in Union Springs, this exceptional waterfront parcel features 164 feet of flat, easily accessible lake frontage, making it one of the premier setting options on the water. The grounds feature a smooth, gradual slope to the water’s edge, opening up to expansive, unobstructed lake views. Fully equipped with public water, public sewer, and natural gas, the site offers an established foundation for those looking to build a custom waterfront home. The property includes an existing 4-bedroom, 2-bathroom Ranch home and a 2-car garage. Whether you choose to utilize the current residence while your architectural plans develop or simply capitalize on the rare footprint and connected utilities, the core value of this offering lies in its scale, level water access, and long-term potential. Conveniently located in Union Springs, just minutes from regional wineries, dining, and Finger Lakes attractions, this property represents a unique canvas on Cayuga Lake. Showings are by appointment only. Do not visit the property without an agent.

43 Cayuga Street, Springport
$1,500,000
R1702125 MLS
Exceptional commercial investment opportunity in the heart of Mayville! This offering includes 95 & 99 E. Chautauqua Street, providing a versatile combination of professional office and commercial spaces on approximately 1.03 acres with nearly 7,000 square feet of building space. Ideally positioned along one of Mayville's primary commercial corridors, the property offers outstanding visibility, easy accessibility, and ample on-site parking. Its convenient location places it just minutes from Chautauqua Lake, the county offices, local businesses, and year-round attractions, making it an ideal setting for a variety of commercial and professional uses. Whether you're an investor seeking a quality commercial asset or an owner-user looking to establish your business in a prime location, this property offers excellent exposure, flexible space, and long-term potential in one of Chautauqua County's most desirable communities.

95 & 99 E Chautauqua Street, Chautauqua
$1,500,000
R1698036 MLS
Where Big Ideas Become Big Business Unlock nearly 20,000 square feet of opportunity in one of Irondequoit's most visible commercial corridors. Formerly home to a Salvation Army retail and donation center, this versatile property is designed to accommodate a wide range of commercial, nonprofit, institutional, and community uses. With outstanding road frontage on East Ridge Road, abundant parking, and excellent accessibility, this property is ready for its next chapter. Property Highlights ? Nearly 20,000 SF ? Excellent East Ridge Road visibility ? Large parking lot ? High-traffic location ? Prominent roadside signage ? Retail storefront ? Overhead door ? Conveyor system ? Multiple restrooms ? Kitchen facilities ? Spacious lower level ? Flexible floor plan This Commercial property uses are endless, Retail Shop, Laundromat, Restaurant, Barber Shop, Personal Training Facility/Gym, Mini Storage, Travel Agency, Church, Non-Profits, Professional Offices, ETC. 19,200 square feet in total (9,600 square per floor) with overhead door in back with plenty of parking. All lights have been changed to LED lighting (September 2020) Close to 104 Expressway.

535 E Ridge Road, Irondequoit
$1,500,000
4 Beds ⋅ 3 Baths ⋅ S1700297 MLS
Extraordinary Cayuga Lake Waterfront Estate Set upon 1.55 acres of beautifully landscaped, private grounds along the coveted shores of Cayuga Lake, this remarkable estate offers 125 feet of pristine lake frontage, breathtaking panoramic views, and exceptional privacy. The property blends timeless elegance, modern comfort, and the natural beauty that defines elevated Finger Lakes living. Home 4 /3 and separate apt 2/1 over garage. Home generator. From the moment you arrive, the setting evokes tranquility. Mature trees frame the property, lush lawns slope toward the shoreline, and the sparkling waters of Cayuga Lake create an ever-changing backdrop in every season. Whether greeted by a vibrant sunrise, autumn’s rich colors, or peaceful evenings beneath a starlit sky, each day feels like a retreat. The residence features four spacious bedrooms and three full bathrooms, thoughtfully designed for comfort and refined style. Expansive windows and skylights invite abundant natural light while framing picturesque views of the landscape and waterfront. Warm finishes, inviting living areas, and a seamless indoor-outdoor connection create an atmosphere both sophisticated and welcoming. The property offers plenty of parking space. Generous gathering spaces offer ideal settings for hosting family and friends or enjoying quiet moments overlooking the lake. Outdoor living provides privacy and endless opportunities for lakeside dining, boating, paddle boarding, evenings around a fire pit, or simply enjoying the peaceful rhythm of nature. Direct access to one of New York’s most celebrated lakes, renowned for boating, fishing, kayaking, and year-round recreation. A standout feature is the detached oversized three-car garage, designed to accommodate a boat, multiple vehicles, and recreational equipment. Above it sits a beautifully two-bedroom, one-bath apartment, ideal for guests, extended family, multigenerational living, or a private studio. Located min. from Geneva, Auburn, wineries, restaurants, parks, and cultural attractions. Proximity to the Cayuga Lake Wine Trail, hiking trails, waterfalls, and nature preserves enriches the lifestyle. See it today.

3757 Parker Road S, Seneca Falls
$1,500,000
4 Beds ⋅ 3 Baths ⋅ R1697031 MLS
Exceptional opportunities await with this truly one-of-a-kind multi-use estate situated on approximately 6 picturesque acres. At the heart of the property is a stunning, completely updated 4,020-square-foot luxury residence where timeless natural woodwork meets sophisticated modern design. Meticulously maintained and beautifully decorated throughout, this remarkable home offers an impressive blend of warmth, elegance, and functionality. The heart of the home is an extraordinary 1,000+ square-foot open-concept living area that seamlessly combines the kitchen, Dining  room, 2  living rooms, each with their own  cozy fireplace.   Anchored by a 3rd fireplace, the sunroom invites you to enjoy every season in comfort while overlooking the peaceful surroundings. Just outside, a welcoming covered porch provides the perfect setting to unwind after a long day, grill with friends, or simply relax and enjoy the country atmosphere. The second floor offers four exceptionally spacious bedrooms, each thoughtfully designed with generous 4' x 6' closets. The luxurious primary suite is truly a retreat of its own, spanning approximately 550 square feet and featuring soaring 12-foot cathedral ceilings, a breathtaking two-person walk-in stone shower, and an extraordinary walk-in closet complete with its own dressing room and built-in bureau. For added convenience, the laundry room is also located on the second floor. Continue to the third floor where a charming loft provides flexible space for a private office, creative studio, media room, or  playroom. The full basement, complete with radiant heated floors and partially finished living space, offers endless possibilities for recreation, fitness, hobbies, or additional entertaining. Every detail of this exceptional home reflects quality craftsmanship, thoughtful updates, and pride of ownership. Whether you're searching for a luxurious private residence, a family compound, or the centerpiece of a larger business or investment opportunity, this extraordinary property delivers an unmatched combination of comfort, elegance, and versatility. MLS #R1697048 and R1697184 for more details on the other buildings and land.

2715 Five Mile Road, Allegany
$1,500,000
S1697215 MLS
The Otisco Lake Marina is back on the market. Business operations have ceased. This is an opportunity with endless posibilities. The Town of Otisco has no zoning. Can continue as a Marina, Townhouse or Condo build and or Restaurant/Bar ect. This property boasts an almost 4 acre lot with lakeside frontage, across the street from lake view frontage ensuring the view and access will never change. The Lakeside view is one of the finest with an end to end view of the North side of the lake.

1697 Otisco Valley Road, Otisco
$1,500,000
2 Beds ⋅ 2 Baths ⋅ R1697184 MLS
Rarely does a property of this caliber become available! Situated on approximately 6 picturesque acres, this extraordinary multi-use estate offers the perfect combination of luxury living, business opportunities, and income potential. Whether you're an entrepreneur, investor, or looking for a private family compound, the possibilities are endless. The centerpiece is a stunning, completely updated 4,020 sq. ft. home showcasing beautiful natural woodwork and modern finishes throughout. The heart of the home features an incredible 1,000+ sq. ft. open-concept kitchen, formal dining area, two living rooms, and a four-season sunroom, all warmed by three cozy fireplaces. Step outside to a welcoming covered porch, perfect for relaxing or entertaining. Upstairs you'll find four spacious bedrooms, each with generous 4' x 6' closets. The spectacular 550 sq. ft. primary suite boasts 12' cathedral ceilings, a luxurious two-person 4' x 8' walk-in shower, an oversized walk-in closet complete with its own dressing room and built-in bureau, plus the convenience of a second-floor laundry room. A third-floor loft makes an ideal office, studio, or playroom, while the full basement with radiant heated floors and partially finished space offers endless possibilities. Beyond the home, this remarkable estate includes a separate five-station beauty salon, two detached income-producing rental buildings, a large five-bay automotive repair shop, a magnificent two-story timber-frame barn with exceptional craftsmanship, and an additional storage barn. Whether you choose to operate your own businesses, generate multiple rental incomes, expand your investment portfolio, or simply enjoy the privacy and versatility of this incredible property, opportunities like this are exceptionally rare. Luxury, craftsmanship, income potential, and endless possibilities—all in one unforgettable property. For more info and pictures for the entire property, see Mls #R1697031, #R1697048, R1697184

2715 Five Mile Road, Allegany
$1,500,000
R1697048 MLS
Rarely does a property with this level of versatility become available! Situated on approximately 6 picturesque acres, this extraordinary multi-use estate offers an exceptional combination of luxury living, established business space, rental income potential, and room for future vision. Ideal for an entrepreneur, investor, live/work buyer, or someone seeking multiple income streams, this property brings residential, commercial, and investment opportunities together in one impressive setting. Beyond the residence, the property includes a separate five-station beauty salon, two detached income-producing rental buildings, a large five-bay automotive repair shop, a magnificent two-story timber-frame barn with exceptional craftsmanship, and an additional storage barn. Whether continuing the current uses, operating your own businesses, expanding an investment portfolio, or exploring future concepts such as event, hospitality, retreat, agritourism, or other business uses, the possibilities are extensive. The centerpiece is a stunning 4,020 sq. ft. home showcasing beautiful natural woodwork and modern finishes throughout. The heart of the home features an incredible 1,000+ sq. ft. open-concept kitchen, formal dining area, two living rooms, and a four-season sunroom, all warmed by three cozy fireplaces. Step outside to a welcoming covered porch, perfect for relaxing or entertaining. Upstairs you’ll find four spacious bedrooms, each with generous 4' x 6' closets. The spectacular 550 sq. ft. primary suite boasts 12' cathedral ceilings, a luxurious two-person 4' x 8' walk-in shower, an oversized walk-in closet with dressing room and built-in bureau, plus the convenience of second-floor laundry. A third-floor loft makes an ideal office, studio, or flex space, while the full basement with radiant heated floors and partially finished space offers even more opportunity. Luxury, craftsmanship, business potential, income opportunity, and endless possibilities—all in one unforgettable property. Buyer to verify zoning, permitted uses, occupancy, and intended use. See also MLS #R1697031, #R1697048, #R1697184.

2715 Five Mile Road, Allegany
$1,500,000
S1687204 MLS
"Phenomenal commercial property with waterfront views. Opportunity on the Oneida River! Welcome to 7 E River Rd, a local staple widely known as Jake's Grub & Grog. This turnkey commercial property is ideally situated just two minutes off Interstate 81 in Brewerton, offering unmatched regional visibility and access. The well-maintained facility features an expansive bar, a fully functional kitchen layout, an outdoor dining deck with scenic water views, and a dedicated banquet area that hosts events! Complete with a generous private parking lot, this high-traffic location is ready for its next owner to step in and capitalize on a loyal customer base. Schedule your private tour today!"

7 E River Road, Hastings
$1,500,000
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
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
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
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
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
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
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
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
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
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
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
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