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Experience luxury lakefront living on 2.7 acres of manicured grounds with 200 feet of private beachfront along Lake Erie, offering unobstructed westerly views and breathtaking sunsets just 20 minutes from downtown Buffalo. This extraordinary, meticulously maintained estate—renovated between 2013 and 2016 while preserving its historic charm—features six bedrooms, five full baths, and two half baths, with a gracious foyer, formal living and dining rooms, and a library/office with built-in bookshelves. Designed for both everyday comfort and grand entertaining, the home includes a spacious kitchen, including a potential in-law suite. An enclosed porch captures sweeping lake views, while seven outdoor gathering spaces include a heated swimming pool, gas fire pit, wood-burning outdoor fireplace, a second gas-burning fireplace, and an outdoor shower, all surrounded by thoughtfully designed and professionally maintained landscaping. The spa & entertainment room, added in 2014, features an indoor hot tub, family room, kitchenette, full bath, and second washer and dryer, seamlessly connecting to the outdoor entertainment patio to the indoor space. A new Carriage House addition offers a hot water–heated 2.5-car garage, pool storage room, half bath, a fully equipped gym above, and a second floor pre-designed for a future one-bedroom apartment. Additional highlights include an attached 2.5-car garage, massive U-shaped exposed aggregate circular driveway with ample guest parking, 600-amp electrical service, whole-house generator, upgraded mechanicals, whole-house humidifier and dehumidifier, illuminated closets, sump pumps with water backup, front-yard drainage flowing to Lake Erie, and new aluminum stairs providing private access to the sand beach. One of the last Lake Shore Estates with a gradual walk-down beach and ocean-like views plus ample property makes this a rare oasis. Square footage is based on an appraisal.

6 Beds ⋅ 7 Baths ⋅ B1667049 MLS

Experience luxury lakefront living on 2.7 acres of manicured grounds with 200 feet of private beachfront along Lake Erie, offering unobstructed westerly views and breathtaking sunsets just 20 minutes from downtown Buffalo. This extraordinary, meticulously maintained estate—renovated between 2013 and 2016 while preserving its historic charm—features six bedrooms, five full baths, and two half baths, with a gracious foyer, formal living and dining rooms, and a library/office with built-in bookshelves. Designed for both everyday comfort and grand entertaining, the home includes a spacious kitchen, including a potential in-law suite. An enclosed porch captures sweeping lake views, while seven outdoor gathering spaces include a heated swimming pool, gas fire pit, wood-burning outdoor fireplace, a second gas-burning fireplace, and an outdoor shower, all surrounded by thoughtfully designed and professionally maintained landscaping. The spa & entertainment room, added in 2014, features an indoor hot tub, family room, kitchenette, full bath, and second washer and dryer, seamlessly connecting to the outdoor entertainment patio to the indoor space. A new Carriage House addition offers a hot water–heated 2.5-car garage, pool storage room, half bath, a fully equipped gym above, and a second floor pre-designed for a future one-bedroom apartment. Additional highlights include an attached 2.5-car garage, massive U-shaped exposed aggregate circular driveway with ample guest parking, 600-amp electrical service, whole-house generator, upgraded mechanicals, whole-house humidifier and dehumidifier, illuminated closets, sump pumps with water backup, front-yard drainage flowing to Lake Erie, and new aluminum stairs providing private access to the sand beach. One of the last Lake Shore Estates with a gradual walk-down beach and ocean-like views plus ample property makes this a rare oasis. Square footage is based on an appraisal.

7110 Lake Shore Road, Evans

$2,220,000

WELCOME TO THIS 54 ACRE INVESTORS DREAM!! THIS IS A 72 PAD PARK WITH ROUGHLY 40 PLUS HOMES RENTED CURRENTLY AND PLANS FOR ANOTHER 30 HOMES TO BE ADDED ( DOUBLEWIDES, SINGLE WIDES, & MAYBE EVEN AIRBNB'S FOR THE LEGENDARY FISHING & FISHERMAN OF THE SALMON RIVER!! FISHERMAN TRAVEL FROM ALL OVER OUR NATION & ALL OVER THE WORLD TO FISH THERE ( RUSSIAN FISHERMAN ) ITS LEGENDARY & THE OPTION TO MAKE EXTREME DAILY RENTAL PASSIVE INCOME WITH AIRBNB’S WOULD BE EXTREMELY PROFITABLE !! ) AN AMAZING OPPORTUNITY FOR ANY & ALL INVESTORSTORS!! WE HAVE PENDING COMPS OF MANY MOBILE HOME PARKS SELLING ALL OVER NEW YORK STATE THAT I WILL PROVIDE FOR VALIDITY OF THE ASKING PRICE & THEY ARE SELLING FAST!! THE OWNERS OWN 2 DOUBLEWIDE MOBILE HOMES ROUGHLY 30 PLUS HOMES & 12 HOMES ARE TENANT OWNED & THEY PAY MONTHLY LOT RENT.

S1706044 MLS

WELCOME TO THIS 54 ACRE INVESTORS DREAM!! THIS IS A 72 PAD PARK WITH ROUGHLY 40 PLUS HOMES RENTED CURRENTLY AND PLANS FOR ANOTHER 30 HOMES TO BE ADDED ( DOUBLEWIDES, SINGLE WIDES, & MAYBE EVEN AIRBNB'S FOR THE LEGENDARY FISHING & FISHERMAN OF THE SALMON RIVER!! FISHERMAN TRAVEL FROM ALL OVER OUR NATION & ALL OVER THE WORLD TO FISH THERE ( RUSSIAN FISHERMAN ) ITS LEGENDARY & THE OPTION TO MAKE EXTREME DAILY RENTAL PASSIVE INCOME WITH AIRBNB’S WOULD BE EXTREMELY PROFITABLE !! ) AN AMAZING OPPORTUNITY FOR ANY & ALL INVESTORSTORS!! WE HAVE PENDING COMPS OF MANY MOBILE HOME PARKS SELLING ALL OVER NEW YORK STATE THAT I WILL PROVIDE FOR VALIDITY OF THE ASKING PRICE & THEY ARE SELLING FAST!! THE OWNERS OWN 2 DOUBLEWIDE MOBILE HOMES ROUGHLY 30 PLUS HOMES & 12 HOMES ARE TENANT OWNED & THEY PAY MONTHLY LOT RENT.

466 South Albion Road, Albion

$2,220,000

WELCOME TO THIS 54 ACRE INVESTORS DREAM!! THIS IS A 72 PAD PARK WITH ROUGHLY 40 PLUS HOMES RENTED CURRENTLY AND PLANS FOR ANOTHER 30 HOMES TO BE ADDED ( DOUBLEWIDES, SINGLE WIDES, & MAYBE EVEN AIRBNB'S FOR THE LEGENDARY FISHING & FISHERMAN OF THE SALMON RIVER!! FISHERMAN TRAVEL FROM ALL OVER OUR NATION & ALL OVER THE WORLD TO FISH THERE ( RUSSIAN FISHERMAN ) ITS LEGENDARY & THE OPTION TO MAKE EXTREME DAILY RENTAL PASSIVE INCOME WITH AIRBNB’S WOULD BE EXTREMELY PROFITABLE !! ) AN AMAZING OPPORTUNITY FOR ANY & ALL INVESTORSTORS!! WE HAVE PENDING COMPS OF MANY MOBILE HOME PARKS SELLING ALL OVER NEW YORK STATE THAT I WILL PROVIDE FOR VALIDITY OF THE ASKING PRICE & THEY ARE SELLING FAST!! THE OWNERS OWN 2 DOUBLEWIDE MOBILE HOMES ROUGHLY 30 PLUS HOMES & 12 HOMES ARE TENANT OWNED & THEY PAY MONTHLY LOT RENT.

42 Beds ⋅ S1706043 MLS

WELCOME TO THIS 54 ACRE INVESTORS DREAM!! THIS IS A 72 PAD PARK WITH ROUGHLY 40 PLUS HOMES RENTED CURRENTLY AND PLANS FOR ANOTHER 30 HOMES TO BE ADDED ( DOUBLEWIDES, SINGLE WIDES, & MAYBE EVEN AIRBNB'S FOR THE LEGENDARY FISHING & FISHERMAN OF THE SALMON RIVER!! FISHERMAN TRAVEL FROM ALL OVER OUR NATION & ALL OVER THE WORLD TO FISH THERE ( RUSSIAN FISHERMAN ) ITS LEGENDARY & THE OPTION TO MAKE EXTREME DAILY RENTAL PASSIVE INCOME WITH AIRBNB’S WOULD BE EXTREMELY PROFITABLE !! ) AN AMAZING OPPORTUNITY FOR ANY & ALL INVESTORSTORS!! WE HAVE PENDING COMPS OF MANY MOBILE HOME PARKS SELLING ALL OVER NEW YORK STATE THAT I WILL PROVIDE FOR VALIDITY OF THE ASKING PRICE & THEY ARE SELLING FAST!! THE OWNERS OWN 2 DOUBLEWIDE MOBILE HOMES ROUGHLY 30 PLUS HOMES & 12 HOMES ARE TENANT OWNED & THEY PAY MONTHLY LOT RENT.

466 South Albion Road, Albion

$2,200,000

An extraordinary private estate where architectural grandeur meets resort-style living! Nestled amid approximately 50 wooded acres, this custom-designed Andy Ramsgard residence is approached by a winding, quarter-mile paved drive, offering exceptional privacy and a memorable sense of arrival. With over 6,000 square feet of living space, the five-bedroom home showcases impressive craftsmanship and expansive gathering spaces. Timber-frame beams, vaulted Douglas fir ceilings, reclaimed cherry hardwood floors, custom cherry millwork and massive stone fireplaces create warmth and distinction. A dramatic two-story great room with natural stone flooring and an overlooking upper gallery highlights the home’s remarkable scale. Radiant floor heating adds comfort throughout. The spacious kitchen features custom cabinetry and Sub-Zero refrigeration, with inviting gathering areas and multiple decks overlooking the landscaped grounds and woodland. Three bedrooms enjoy private baths, while two additional bedrooms share a connecting bath, offering comfort and privacy for family and guests. Outdoors, a beautifully landscaped resort-style retreat awaits. The saltwater pool features a rock waterfall and slide, complemented by a six-person hot tub, expansive stone patios, a custom-built outdoor grilling and entertaining area, and a welcoming fire pit. A detached pool house with kitchenette, full bath, air conditioning and laundry makes poolside gatherings effortless. Beyond the manicured grounds, extensive woodlands, a picturesque ravine and meandering stream invite exploration. A rare combination of architectural distinction, exceptional outdoor amenities and extraordinary seclusion.

5 Beds ⋅ 6 Baths ⋅ S1723375 MLS

An extraordinary private estate where architectural grandeur meets resort-style living! Nestled amid approximately 50 wooded acres, this custom-designed Andy Ramsgard residence is approached by a winding, quarter-mile paved drive, offering exceptional privacy and a memorable sense of arrival. With over 6,000 square feet of living space, the five-bedroom home showcases impressive craftsmanship and expansive gathering spaces. Timber-frame beams, vaulted Douglas fir ceilings, reclaimed cherry hardwood floors, custom cherry millwork and massive stone fireplaces create warmth and distinction. A dramatic two-story great room with natural stone flooring and an overlooking upper gallery highlights the home’s remarkable scale. Radiant floor heating adds comfort throughout. The spacious kitchen features custom cabinetry and Sub-Zero refrigeration, with inviting gathering areas and multiple decks overlooking the landscaped grounds and woodland. Three bedrooms enjoy private baths, while two additional bedrooms share a connecting bath, offering comfort and privacy for family and guests. Outdoors, a beautifully landscaped resort-style retreat awaits. The saltwater pool features a rock waterfall and slide, complemented by a six-person hot tub, expansive stone patios, a custom-built outdoor grilling and entertaining area, and a welcoming fire pit. A detached pool house with kitchenette, full bath, air conditioning and laundry makes poolside gatherings effortless. Beyond the manicured grounds, extensive woodlands, a picturesque ravine and meandering stream invite exploration. A rare combination of architectural distinction, exceptional outdoor amenities and extraordinary seclusion.

4300B Henneberry Road, Pompey

$2,200,000

Prime Investment Package: Commercial Asset, 6 Residential Homes & Vacant Lot (~2 Acres Total)Rare package opportunity featuring a main commercial building, 6 single-family residential homes, and 1 vacant land parcel spanning roughly 2 acres total. Tax IDs are available upon request.Residential Units: 100% occupied on month-to-month leases, offering immediate cash flow and future upside flexibility.Commercial / Business: Operating beverage business lease remaining with other tenants. The turn-key beverage business itself is also available separately for an additional $385k (financials available upon request).Showing & Sale Terms: Portfolio to be sold together with a single, unified closing. Group showings arranged upon receipt of Proof of Funds. Please do not disturb tenants or business operations. Business development opportunity should also be considerd for this location. All Investors are welcome. Last corner in Henrietta, this property has access on W. Hen Rd. as well as Brighton Hen. TL Rd.

R1709295 MLS

Prime Investment Package: Commercial Asset, 6 Residential Homes & Vacant Lot (~2 Acres Total)Rare package opportunity featuring a main commercial building, 6 single-family residential homes, and 1 vacant land parcel spanning roughly 2 acres total. Tax IDs are available upon request.Residential Units: 100% occupied on month-to-month leases, offering immediate cash flow and future upside flexibility.Commercial / Business: Operating beverage business lease remaining with other tenants. The turn-key beverage business itself is also available separately for an additional $385k (financials available upon request).Showing & Sale Terms: Portfolio to be sold together with a single, unified closing. Group showings arranged upon receipt of Proof of Funds. Please do not disturb tenants or business operations. Business development opportunity should also be considerd for this location. All Investors are welcome. Last corner in Henrietta, this property has access on W. Hen Rd. as well as Brighton Hen. TL Rd.

2933 W Henrietta Road, Henrietta

$2,200,000

Conveniently situated on the roundabout at South Park Avenue (Rt. 62) and Big Tree Road (Rt. 20), just minutes from I-90, Rt. 219, and Highmark Stadium,4588 South Park Avenue consists of three structures on 2.5 acres. This impeccably maintained property, with an existing flexible term Net Lease, represents a rare investment or self-use opportunity. The tenant is willing to relocate in favor of a buyer who wants to occupy the building. Originally built in 1901, the primary, 8,800 SF, three-story Victorian structure has had much of its historic detail and character restored but also has been thoughtfully renovated to add modern decorative elements and conveniences to its entry/lobby/reception and administration areas, two conference/meeting spaces, approximately 15 private offices, and five bathrooms. Other amenities include restored hardwood floors, exquisite staircases, moldings, millwork throughout, several fireplaces with mosaic tile and carved wood mantels and surrounds, solid core hardwood and glass doors, several leaded glass windows and functioning elevator. The well-maintained and updated mechanicals service all four working floors (including the lower level). There are newer windows (in addition to the restored, original leaded glass) and roofing systems, both interior and exterior paint, landscaping, decorative hardscape, and parking lot resurfacing. The second 7,680 SF building, originally built in 1927, is a two-story barn that was added onto for additional storage and a full bathroom in the 1980’s. The barn is heated (no AC), has a concrete floor, and a metal roof. The use options for this structure are endless, but most recently has been used as an employee gym/work-out facility and vehicle storage. The third, 400 SF structure, also built in 1901, is a beautifully restored stone block and wood-sided cottage generating additional rental income. The sealed and striped asphalt parking lot offers approximately 35-40 parking spaces and approximately 15 garaged spaces in the barn/garage. Curb cuts on both South Park and Big Tree for customers and staff. Existing lease and tenant details, as well as financials, are available upon request.

B1660112 MLS

Conveniently situated on the roundabout at South Park Avenue (Rt. 62) and Big Tree Road (Rt. 20), just minutes from I-90, Rt. 219, and Highmark Stadium,4588 South Park Avenue consists of three structures on 2.5 acres. This impeccably maintained property, with an existing flexible term Net Lease, represents a rare investment or self-use opportunity. The tenant is willing to relocate in favor of a buyer who wants to occupy the building. Originally built in 1901, the primary, 8,800 SF, three-story Victorian structure has had much of its historic detail and character restored but also has been thoughtfully renovated to add modern decorative elements and conveniences to its entry/lobby/reception and administration areas, two conference/meeting spaces, approximately 15 private offices, and five bathrooms. Other amenities include restored hardwood floors, exquisite staircases, moldings, millwork throughout, several fireplaces with mosaic tile and carved wood mantels and surrounds, solid core hardwood and glass doors, several leaded glass windows and functioning elevator. The well-maintained and updated mechanicals service all four working floors (including the lower level). There are newer windows (in addition to the restored, original leaded glass) and roofing systems, both interior and exterior paint, landscaping, decorative hardscape, and parking lot resurfacing. The second 7,680 SF building, originally built in 1927, is a two-story barn that was added onto for additional storage and a full bathroom in the 1980’s. The barn is heated (no AC), has a concrete floor, and a metal roof. The use options for this structure are endless, but most recently has been used as an employee gym/work-out facility and vehicle storage. The third, 400 SF structure, also built in 1901, is a beautifully restored stone block and wood-sided cottage generating additional rental income. The sealed and striped asphalt parking lot offers approximately 35-40 parking spaces and approximately 15 garaged spaces in the barn/garage. Curb cuts on both South Park and Big Tree for customers and staff. Existing lease and tenant details, as well as financials, are available upon request.

4588 S Park Avenue, Hamburg

$2,200,000

LAND - BUILD TO SUIT. Access to both State Route 96 and State Route 332. Next door to McDonalds and gas station, less than one mile from NYS Thruway exit 44. On west side of State Route 332. Flat, highly visible terrain. Frontage on both State Route 96 and State Route 332. Just north of McDonalds and large signalized intersection. Adjacent 2 acres are also available. See image for details. Retail plazas across street including CVS and Finger Lakes Coffee Roasters, AutoZone, and Subway. Aldi, Dunkin Donuts, KFC, Dollar General and Comfort Inn in immediate vicinity. Annual average daily traffic per 2018 NYS DOT of 21,717.

3 Beds ⋅ 3 Baths ⋅ R1603465 MLS

LAND - BUILD TO SUIT. Access to both State Route 96 and State Route 332. Next door to McDonalds and gas station, less than one mile from NYS Thruway exit 44. On west side of State Route 332. Flat, highly visible terrain. Frontage on both State Route 96 and State Route 332. Just north of McDonalds and large signalized intersection. Adjacent 2 acres are also available. See image for details. Retail plazas across street including CVS and Finger Lakes Coffee Roasters, AutoZone, and Subway. Aldi, Dunkin Donuts, KFC, Dollar General and Comfort Inn in immediate vicinity. Annual average daily traffic per 2018 NYS DOT of 21,717.

1200 State Route 332, Farmington

$2,200,000

Large acreage development site minutes from micron yet country setting. This site is ideally positioned for a large acreage development. Mixture of woods and open meadows throughout. Local town looking to encourage development! Enjoy all the natural beauty of Onondaga and Oswego County, less then 7 miles from Micron plant location along easy direct roads.

S1454860 MLS

Large acreage development site minutes from micron yet country setting. This site is ideally positioned for a large acreage development. Mixture of woods and open meadows throughout. Local town looking to encourage development! Enjoy all the natural beauty of Onondaga and Oswego County, less then 7 miles from Micron plant location along easy direct roads.

L18 Co Rt 12, Schroeppel

$2,188,750

To-Be-Built Custom Home in Brookfield Estates. Now building in Brookfield Estates, offering 14 scenic homesites ranging from 2 to 5 acres. This exclusive community presents a rare opportunity to design and build a fully customized luxury residence in a truly exceptional setting. With over 50 years of experience, Natale is known for creating homes that thoughtfully blend architectural design and refined interiors, tailored to each homeowner’s lifestyle. Expansive homesites provide a beautiful natural backdrop, enhancing both privacy and setting. A landscaped entrance from Greiner Rd, complemented by lush greenery and classic split-rail fencing, sets the tone for this distinctive neighborhood. Each home in Brookfield Estates is crafted with exceptional attention to detail and quality craftsmanship throughout. The listed price reflects the base price for this homesite and is subject to change based on final plan, design selections and upgrades. Land is not included. Photo shown is a concept rendering.

5 Beds ⋅ 5 Baths ⋅ B1667908 MLS

To-Be-Built Custom Home in Brookfield Estates. Now building in Brookfield Estates, offering 14 scenic homesites ranging from 2 to 5 acres. This exclusive community presents a rare opportunity to design and build a fully customized luxury residence in a truly exceptional setting. With over 50 years of experience, Natale is known for creating homes that thoughtfully blend architectural design and refined interiors, tailored to each homeowner’s lifestyle. Expansive homesites provide a beautiful natural backdrop, enhancing both privacy and setting. A landscaped entrance from Greiner Rd, complemented by lush greenery and classic split-rail fencing, sets the tone for this distinctive neighborhood. Each home in Brookfield Estates is crafted with exceptional attention to detail and quality craftsmanship throughout. The listed price reflects the base price for this homesite and is subject to change based on final plan, design selections and upgrades. Land is not included. Photo shown is a concept rendering.

8628 Woodside Drive, Clarence

$2,150,000

A rare opportunity to build a fully custom estate-style home by Brownstone Homes on a secluded, wooded 3-acre homesite in Orchard Park. Surrounded by mature trees and natural scenery, the property offers an exceptional level of privacy and a peaceful setting tucked away from the activity of everyday life, while still located approximately 10 minutes from the new Highmark Stadium. This proposed Modern Transitional Estate offers approximately 5,200 square feet of finished living space with 4 bedrooms, 3 full bathrooms, and 1 half bathroom. The striking exterior features a dramatic covered entry, a refined combination of stone and board-and-batten siding, architectural detailing, and a side-load 3-car garage designed to complement the overall character of the home. The first floor is centered around a spacious great room with a fireplace and an open kitchen featuring an oversized center island, quartz countertops, premium appliances, custom cabinetry, and a large walk-in pantry. A formal dining room, private office or den, mudroom, laundry room, and powder room complete the main level. All 4 bedrooms are located on the 2nd floor, including an impressive primary suite with a large walk-in closet and a luxury bathroom featuring dual vanities, a soaking tub, and tiled shower. One additional bedroom includes its own private bathroom, while the remaining bedrooms share a third full bathroom. The finished lower level provides additional recreation and entertaining space, with the option to add another bedroom and full bathroom. Buyers may choose to build this proposed floor plan, modify it to better suit their needs, or work with Brownstone Homes to create an entirely different custom residence designed around their vision. Final plans, specifications, materials, pricing, and square footage are subject to change. Renderings and images include altered representations of the proposed home or photographs from prior completed Brownstone homes. Taxes to be determined by the town after completion.

4 Beds ⋅ 4 Baths ⋅ B1716294 MLS

A rare opportunity to build a fully custom estate-style home by Brownstone Homes on a secluded, wooded 3-acre homesite in Orchard Park. Surrounded by mature trees and natural scenery, the property offers an exceptional level of privacy and a peaceful setting tucked away from the activity of everyday life, while still located approximately 10 minutes from the new Highmark Stadium. This proposed Modern Transitional Estate offers approximately 5,200 square feet of finished living space with 4 bedrooms, 3 full bathrooms, and 1 half bathroom. The striking exterior features a dramatic covered entry, a refined combination of stone and board-and-batten siding, architectural detailing, and a side-load 3-car garage designed to complement the overall character of the home. The first floor is centered around a spacious great room with a fireplace and an open kitchen featuring an oversized center island, quartz countertops, premium appliances, custom cabinetry, and a large walk-in pantry. A formal dining room, private office or den, mudroom, laundry room, and powder room complete the main level. All 4 bedrooms are located on the 2nd floor, including an impressive primary suite with a large walk-in closet and a luxury bathroom featuring dual vanities, a soaking tub, and tiled shower. One additional bedroom includes its own private bathroom, while the remaining bedrooms share a third full bathroom. The finished lower level provides additional recreation and entertaining space, with the option to add another bedroom and full bathroom. Buyers may choose to build this proposed floor plan, modify it to better suit their needs, or work with Brownstone Homes to create an entirely different custom residence designed around their vision. Final plans, specifications, materials, pricing, and square footage are subject to change. Renderings and images include altered representations of the proposed home or photographs from prior completed Brownstone homes. Taxes to be determined by the town after completion.

5797 Chestnut Ridge Road, Orchard Park

$2,150,000

Beloved Skaneateles village landmark, currently operating as a successful Bed & Breakfast. 2 W Lake St is a premier desired location; at the edge of the commercial / historic district; across the street from iconic lakeside Clift Park, anchoring a waterside row of private residences, and adjacent to Skaneateles' best restaurants and local shops; this lovely Victorian is a once in lifetime opportunity to own. Spectacularly renovated for modern living, but thoughtfully designed to showcase original hardwood floors and vintage tile, bevelled and leaded glass windows, hand carved pocket doors, and soaring ceilings. The first floor features a grand foyer highlighted by a Waterford chandelier; leading to two timelessly classic living rooms overlooking the lake and park; an elegant sun filled dining room; cooks' kitchen (nicely appointed with granite island & countertops, new stainless appliances, and recently professionally painted); beautiful library with side porch (option to use as a first floor bedrm), half bath and laundry / walk-in pantry complete this floor. The second floor features four primary suites; bathrooms host vintage tile with updated vanities, bedrooms newly painted with custom closets installed. The third level boasts a bonus room spanning the entire top floor with amazing panoramic water views from each distinctively unique window. This versatile space with current half bath and kitchenette (no oven) would make a wonderful rec / game room, primary bedroom escape, or home office. The gated exterior areas present an expansive wrap-around porch with mahogany floors, detached 2 car garage w/ updated mechanicals, well-tended mature gardens, and brick paved parking area. This superb location affords residents and visitors to the B & B, the convenience of being steps away from launching a kayak and swimming at the park access, frequenting Skaneateles' festivals, specialty shops and award-winning restaurants, and all that the charming village has to offer. Also listed as a residential listing: S1711687

S1714359 MLS

Beloved Skaneateles village landmark, currently operating as a successful Bed & Breakfast. 2 W Lake St is a premier desired location; at the edge of the commercial / historic district; across the street from iconic lakeside Clift Park, anchoring a waterside row of private residences, and adjacent to Skaneateles' best restaurants and local shops; this lovely Victorian is a once in lifetime opportunity to own. Spectacularly renovated for modern living, but thoughtfully designed to showcase original hardwood floors and vintage tile, bevelled and leaded glass windows, hand carved pocket doors, and soaring ceilings. The first floor features a grand foyer highlighted by a Waterford chandelier; leading to two timelessly classic living rooms overlooking the lake and park; an elegant sun filled dining room; cooks' kitchen (nicely appointed with granite island & countertops, new stainless appliances, and recently professionally painted); beautiful library with side porch (option to use as a first floor bedrm), half bath and laundry / walk-in pantry complete this floor. The second floor features four primary suites; bathrooms host vintage tile with updated vanities, bedrooms newly painted with custom closets installed. The third level boasts a bonus room spanning the entire top floor with amazing panoramic water views from each distinctively unique window. This versatile space with current half bath and kitchenette (no oven) would make a wonderful rec / game room, primary bedroom escape, or home office. The gated exterior areas present an expansive wrap-around porch with mahogany floors, detached 2 car garage w/ updated mechanicals, well-tended mature gardens, and brick paved parking area. This superb location affords residents and visitors to the B & B, the convenience of being steps away from launching a kayak and swimming at the park access, frequenting Skaneateles' festivals, specialty shops and award-winning restaurants, and all that the charming village has to offer. Also listed as a residential listing: S1711687

2 W Lake Street, Skaneateles

$2,150,000

Beloved Skaneateles village landmark, currently operating as a successful Bed & Breakfast, and now being offered as a stunning residence. 2 W Lake St is a premier desired location; at the edge of the commercial / historic district; across the street from iconic lakeside Clift Park, anchoring a waterside row of private residences, and adjacent to Skaneateles' best restaurants and local shops; this lovely Victorian is a once in lifetime opportunity to own. Spectacularly renovated for modern living, but thoughtfully designed to showcase original hardwood floors and vintage tile, bevelled and leaded glass windows, hand carved pocket doors, and soaring ceilings. The first floor features a grand foyer highlighted by a Waterford chandelier; leading to two timelessly classic living rooms overlooking the lake and park; an elegant sun filled dining room; cooks' kitchen (nicely appointed with granite island & countertops, new stainless appliances, and recently professionally painted); beautiful library with side porch (option to use as a first floor bedrm), half bath and laundry / walk-in pantry complete this floor. The second floor features four primary suites; bathrooms host vintage tile with updated vanities, bedrooms newly painted with custom closets installed. The third level boasts a bonus room spanning the entire top floor with amazing panoramic water views from each distinctively unique window. This versatile space with current half bath and kitchenette (no oven) would make a wonderful rec / game room, primary bedroom escape, or home office. The gated exterior areas present an expansive wrap-around porch with mahogany floors, detached 2 car garage w/ updated mechanicals, well-tended mature gardens, and brick paved parking area. This superb location affords residents the convenience of being steps away from launching a kayak and swimming at the park access, frequenting Skaneateles' festivals, specialty shops and award-winning restaurants, and all that the charming village has to offer. (also listed as commercial / business: S1714359).

5 Beds ⋅ 7 Baths ⋅ S1711687 MLS

Beloved Skaneateles village landmark, currently operating as a successful Bed & Breakfast, and now being offered as a stunning residence. 2 W Lake St is a premier desired location; at the edge of the commercial / historic district; across the street from iconic lakeside Clift Park, anchoring a waterside row of private residences, and adjacent to Skaneateles' best restaurants and local shops; this lovely Victorian is a once in lifetime opportunity to own. Spectacularly renovated for modern living, but thoughtfully designed to showcase original hardwood floors and vintage tile, bevelled and leaded glass windows, hand carved pocket doors, and soaring ceilings. The first floor features a grand foyer highlighted by a Waterford chandelier; leading to two timelessly classic living rooms overlooking the lake and park; an elegant sun filled dining room; cooks' kitchen (nicely appointed with granite island & countertops, new stainless appliances, and recently professionally painted); beautiful library with side porch (option to use as a first floor bedrm), half bath and laundry / walk-in pantry complete this floor. The second floor features four primary suites; bathrooms host vintage tile with updated vanities, bedrooms newly painted with custom closets installed. The third level boasts a bonus room spanning the entire top floor with amazing panoramic water views from each distinctively unique window. This versatile space with current half bath and kitchenette (no oven) would make a wonderful rec / game room, primary bedroom escape, or home office. The gated exterior areas present an expansive wrap-around porch with mahogany floors, detached 2 car garage w/ updated mechanicals, well-tended mature gardens, and brick paved parking area. This superb location affords residents the convenience of being steps away from launching a kayak and swimming at the park access, frequenting Skaneateles' festivals, specialty shops and award-winning restaurants, and all that the charming village has to offer. (also listed as commercial / business: S1714359).

2 W Lake Street, Skaneateles

$2,149,900

Welcome to 5545 Triphammer Rd., a truly exceptional rural retreat set on nearly 25 acres and tucked 1,000 feet off the road for exceptional privacy! This impressive 3-4 bedroom home with 4,270 sq. ft. on the first two floors, plus an additional 2,676 sq. ft. of finished walk-out lower level living space. The finished basement and garage feature heated floors for year-round comfort. The first floor boasts a spacious primary suite with two walk-in closets and a private office overlooking the massive stocked pond, home to sunfish and bass and perfect for fishing. The open kitchen features cherry cabinetry, granite countertops and stainless-steel appliances, complemented by solid hardwood floors, a two-story foyer, propane fireplace and first-floor laundry. All bedroom closets feature California Closet systems, while a central vacuum with kitchen kick dustpan adds convenience. Every faucet is equipped with an expansion tank for instant hot water, the expansion tank was replaced in 2023. The finished walk-out basement is designed for entertaining and recreation, featuring a large wet bar with under-counter beverage cooler and ice maker, gym area, gaming area, full bath, redwood wine cellar with cooling system, and a propane fireplace with two propane wall sconces. The wine cellar was professionally cleaned and re-stained in 2026. The home is efficiently heated by two geothermal closed-loop water furnaces utilizing the pond. First floor furnace replaced in 2020. The roof was completely torn off and replaced with architectural shingles in 2018. A 2,800 sq. ft. pole barn, built in 2008, features a 1/2 bath, in-floor closed-loop heating, a woodstove and a new boiler installed in 2025. A 1,344 sq. ft. cold-storage area was added in 2017. Outdoor amenities are truly remarkable, including an in-ground pool with rocklike surround around the waterfall slide (with a holding pond), hot tub, two putting greens and a playground area with rubber mulch. Nearly 25 acres provide abundant opportunities for hunting, hiking and enjoying nature. A rare opportunity to enjoy privacy, recreation and exceptional living space all in one spectacular property!

4 Beds ⋅ 4 Baths ⋅ R1707306 MLS

Welcome to 5545 Triphammer Rd., a truly exceptional rural retreat set on nearly 25 acres and tucked 1,000 feet off the road for exceptional privacy! This impressive 3-4 bedroom home with 4,270 sq. ft. on the first two floors, plus an additional 2,676 sq. ft. of finished walk-out lower level living space. The finished basement and garage feature heated floors for year-round comfort. The first floor boasts a spacious primary suite with two walk-in closets and a private office overlooking the massive stocked pond, home to sunfish and bass and perfect for fishing. The open kitchen features cherry cabinetry, granite countertops and stainless-steel appliances, complemented by solid hardwood floors, a two-story foyer, propane fireplace and first-floor laundry. All bedroom closets feature California Closet systems, while a central vacuum with kitchen kick dustpan adds convenience. Every faucet is equipped with an expansion tank for instant hot water, the expansion tank was replaced in 2023. The finished walk-out basement is designed for entertaining and recreation, featuring a large wet bar with under-counter beverage cooler and ice maker, gym area, gaming area, full bath, redwood wine cellar with cooling system, and a propane fireplace with two propane wall sconces. The wine cellar was professionally cleaned and re-stained in 2026. The home is efficiently heated by two geothermal closed-loop water furnaces utilizing the pond. First floor furnace replaced in 2020. The roof was completely torn off and replaced with architectural shingles in 2018. A 2,800 sq. ft. pole barn, built in 2008, features a 1/2 bath, in-floor closed-loop heating, a woodstove and a new boiler installed in 2025. A 1,344 sq. ft. cold-storage area was added in 2017. Outdoor amenities are truly remarkable, including an in-ground pool with rocklike surround around the waterfall slide (with a holding pond), hot tub, two putting greens and a playground area with rubber mulch. Nearly 25 acres provide abundant opportunities for hunting, hiking and enjoying nature. A rare opportunity to enjoy privacy, recreation and exceptional living space all in one spectacular property!

5545 Triphammer Road, Avon

901 N Umberland Street Unit 903, Morristown

$2,100,000

The Historic Jacob Ford House | Circa 1837 | A Landmark Estate on the St. Lawrence River A rare opportunity to acquire one of the St. Lawrence River's most distinguished historic estates, the circa 1837 Jacob Ford House is an exceptional Late Federal stone residence that embodies timeless elegance and architectural significance. Privately set on approximately seven acres with an impressive 1,253 feet of prime waterfront, this extraordinary property offers a remarkable blend of heritage, craftsmanship, and natural beauty in the heart of the Thousand Islands. The stately limestone residence welcomes guests through a gracious formal foyer, where an elegant interior stair hall, highlighted by a sweeping curved wall and a remarkable curved doorway, sets the tone for the home's refined character. Grand double parlors, a private study, and nine spacious bedrooms are complemented by beautifully preserved period details, including original moldings, decorative cornices, handcrafted fireplace mantels, and exceptional millwork that speak to the artistry of a bygone era. Expansive rooms, soaring ceilings, and abundant natural light create an atmosphere of understated sophistication, while every space reflects the enduring quality and craftsmanship of this historic home. Whether hosting intimate gatherings or larger celebrations, the residence offers a setting of uncommon grace and authenticity. The grounds are equally captivating. Sweeping lawns descend to more than 1,253 feet of shoreline along the majestic St. Lawrence River, where panoramic water views, a rare skiff boathouse, and exceptional opportunities for boating, swimming, and waterfront recreation define the outdoor experience. The expansive acreage provides both privacy and the opportunity to enjoy one of the region's most coveted riverfront settings. Rich in history and surrounded by the incomparable beauty of the Thousand Islands, the Jacob Ford House is far more than a residence—it is a legacy property. Opportunities to steward an estate of this architectural distinction, historic importance, and extraordinary waterfront presence are exceptionally rare. Call now for private showing.

9 Beds ⋅ 3 Baths ⋅ S1702785 MLS

The Historic Jacob Ford House | Circa 1837 | A Landmark Estate on the St. Lawrence River A rare opportunity to acquire one of the St. Lawrence River's most distinguished historic estates, the circa 1837 Jacob Ford House is an exceptional Late Federal stone residence that embodies timeless elegance and architectural significance. Privately set on approximately seven acres with an impressive 1,253 feet of prime waterfront, this extraordinary property offers a remarkable blend of heritage, craftsmanship, and natural beauty in the heart of the Thousand Islands. The stately limestone residence welcomes guests through a gracious formal foyer, where an elegant interior stair hall, highlighted by a sweeping curved wall and a remarkable curved doorway, sets the tone for the home's refined character. Grand double parlors, a private study, and nine spacious bedrooms are complemented by beautifully preserved period details, including original moldings, decorative cornices, handcrafted fireplace mantels, and exceptional millwork that speak to the artistry of a bygone era. Expansive rooms, soaring ceilings, and abundant natural light create an atmosphere of understated sophistication, while every space reflects the enduring quality and craftsmanship of this historic home. Whether hosting intimate gatherings or larger celebrations, the residence offers a setting of uncommon grace and authenticity. The grounds are equally captivating. Sweeping lawns descend to more than 1,253 feet of shoreline along the majestic St. Lawrence River, where panoramic water views, a rare skiff boathouse, and exceptional opportunities for boating, swimming, and waterfront recreation define the outdoor experience. The expansive acreage provides both privacy and the opportunity to enjoy one of the region's most coveted riverfront settings. Rich in history and surrounded by the incomparable beauty of the Thousand Islands, the Jacob Ford House is far more than a residence—it is a legacy property. Opportunities to steward an estate of this architectural distinction, historic importance, and extraordinary waterfront presence are exceptionally rare. Call now for private showing.

901 N Umberland Street Unit 903, Morristown

$2,000,000

Positioned within the emerging Route 11 Commercial Corridor in the Clay/Cicero market of Central New York, 8766 Brewerton Road (Route 11) represents a rare opportunity to acquire commercially viable frontage directly adjacent to one of the largest semiconductor developments in United States history. The 2-acre site features roughly 280 feet of frontage along Route 11 and is located 1,466 feet from the planned full-access I-81 interchange at Sneller Road, creating a unique combination of interstate accessibility and direct proximity to the Micron semiconductor campus. The property sits along the operational edge of Micron’s planned 1,400+ acre campus and is positioned to benefit from the long-term supplier, contractor, logistics, and workforce demand expected to accompany the region’s expanding semiconductor ecosystem. Growing regional, national, and international investment interest tied to Micron continues to reinforce the strategic importance of commercially viable sites throughout the corridor. Unlike many surrounding properties, the site benefits from limited competing commercial frontage due to nearby OCIDA-controlled land constraints, utility infrastructure, and restricted development areas along portions of the opposite Route 11 frontage. In contrast, the subject property benefits from a unique positioning between Route 11 and Interstate 81, with frontage along Rte 11 and direct visibility from I-81, enhancing long-term commercial visibility and development potential. Potential uses include extended-stay hospitality, contractor and workforce support services, equipment rental and fleet operations, flex industrial development, logistics support, and service-commercial uses requiring visibility and efficient regional access. As development activity expands outward from the Micron campus and Rte 31 corridor, the Rte 11 corridor is expected to evolve into a critical support and access corridor serving both construction-phase and long-term operational activity. The property is being marketed for its strategic land value and redevelopment potential. Existing improvements are considered secondary to the site’s long-term value.

S1692694 MLS

Positioned within the emerging Route 11 Commercial Corridor in the Clay/Cicero market of Central New York, 8766 Brewerton Road (Route 11) represents a rare opportunity to acquire commercially viable frontage directly adjacent to one of the largest semiconductor developments in United States history. The 2-acre site features roughly 280 feet of frontage along Route 11 and is located 1,466 feet from the planned full-access I-81 interchange at Sneller Road, creating a unique combination of interstate accessibility and direct proximity to the Micron semiconductor campus. The property sits along the operational edge of Micron’s planned 1,400+ acre campus and is positioned to benefit from the long-term supplier, contractor, logistics, and workforce demand expected to accompany the region’s expanding semiconductor ecosystem. Growing regional, national, and international investment interest tied to Micron continues to reinforce the strategic importance of commercially viable sites throughout the corridor. Unlike many surrounding properties, the site benefits from limited competing commercial frontage due to nearby OCIDA-controlled land constraints, utility infrastructure, and restricted development areas along portions of the opposite Route 11 frontage. In contrast, the subject property benefits from a unique positioning between Route 11 and Interstate 81, with frontage along Rte 11 and direct visibility from I-81, enhancing long-term commercial visibility and development potential. Potential uses include extended-stay hospitality, contractor and workforce support services, equipment rental and fleet operations, flex industrial development, logistics support, and service-commercial uses requiring visibility and efficient regional access. As development activity expands outward from the Micron campus and Rte 31 corridor, the Rte 11 corridor is expected to evolve into a critical support and access corridor serving both construction-phase and long-term operational activity. The property is being marketed for its strategic land value and redevelopment potential. Existing improvements are considered secondary to the site’s long-term value.

8766 Brewerton Road, Cicero

$2,000,000

Positioned within the emerging Route 11 Commercial Corridor in the Clay/Cicero market of Central New York, 8766 Brewerton Road (Route 11) represents a rare opportunity to acquire commercially viable frontage directly adjacent to one of the largest semiconductor developments in United States history. The 2-acre site features roughly 280 feet of frontage along Route 11 and is located 1,466 feet from the planned full-access I-81 interchange at Sneller Road, creating a unique combination of interstate accessibility and direct proximity to the Micron semiconductor campus. The property sits along the operational edge of Micron’s planned 1,400+ acre campus and is positioned to benefit from the long-term supplier, contractor, logistics, and workforce demand expected to accompany the region’s expanding semiconductor ecosystem. Growing regional, national, and international investment interest tied to Micron continues to reinforce the strategic importance of commercially viable sites throughout the corridor. Unlike many surrounding properties, the site benefits from limited competing commercial frontage due to nearby OCIDA-controlled land constraints, utility infrastructure, and restricted development areas along portions of the opposite Route 11 frontage. In contrast, the subject property benefits from a unique positioning between Route 11 and Interstate 81, with frontage along Rte 11 and direct visibility from I-81, enhancing long-term commercial visibility and development potential. Potential uses include extended-stay hospitality, contractor and workforce support services, equipment rental and fleet operations, flex industrial development, logistics support, and service-commercial uses requiring visibility and efficient regional access. As development activity expands outward from the Micron campus and Rte 31 corridor, the Rte 11 corridor is expected to evolve into a critical support and access corridor serving both construction-phase and long-term operational activity. The property is being marketed for its strategic land value and redevelopment potential. Existing improvements are considered secondary to the site’s long-term value.

S1684196 MLS

Positioned within the emerging Route 11 Commercial Corridor in the Clay/Cicero market of Central New York, 8766 Brewerton Road (Route 11) represents a rare opportunity to acquire commercially viable frontage directly adjacent to one of the largest semiconductor developments in United States history. The 2-acre site features roughly 280 feet of frontage along Route 11 and is located 1,466 feet from the planned full-access I-81 interchange at Sneller Road, creating a unique combination of interstate accessibility and direct proximity to the Micron semiconductor campus. The property sits along the operational edge of Micron’s planned 1,400+ acre campus and is positioned to benefit from the long-term supplier, contractor, logistics, and workforce demand expected to accompany the region’s expanding semiconductor ecosystem. Growing regional, national, and international investment interest tied to Micron continues to reinforce the strategic importance of commercially viable sites throughout the corridor. Unlike many surrounding properties, the site benefits from limited competing commercial frontage due to nearby OCIDA-controlled land constraints, utility infrastructure, and restricted development areas along portions of the opposite Route 11 frontage. In contrast, the subject property benefits from a unique positioning between Route 11 and Interstate 81, with frontage along Rte 11 and direct visibility from I-81, enhancing long-term commercial visibility and development potential. Potential uses include extended-stay hospitality, contractor and workforce support services, equipment rental and fleet operations, flex industrial development, logistics support, and service-commercial uses requiring visibility and efficient regional access. As development activity expands outward from the Micron campus and Rte 31 corridor, the Rte 11 corridor is expected to evolve into a critical support and access corridor serving both construction-phase and long-term operational activity. The property is being marketed for its strategic land value and redevelopment potential. Existing improvements are considered secondary to the site’s long-term value.

8766 Brewerton Road, Cicero

$1,999,999

Welcome to one of Western New York's most extraordinary waterfront estates, where timeless craftsmanship, unmatched privacy, and sweeping Lake Erie views come together to create a truly unforgettable property. Set across two parcels totaling approximately 1.52 acres, this remarkable estate offers over 5,000 square feet of living space, five bedrooms, three full bathrooms, one half bath, and an unparalleled setting along the shoreline. From the moment you arrive, the mature trees, expansive grounds, and impressive curb appeal hint at what awaits inside. Designed to celebrate its breathtaking waterfront setting, the home is filled with oversized windows that capture panoramic views of Lake Erie from nearly every principal room. The spectacular great room serves as the heart of the home, featuring dramatic floor-to-ceiling windows, stunning slate flooring, custom built-ins, and an impressive brick fireplace that perfectly frames the ever-changing beauty of the lake beyond. Whether enjoying a peaceful morning sunrise or an unforgettable evening sunset, the views become part of everyday living. The chef's kitchen is equally impressive, showcasing soaring vaulted ceilings with skylights, premium appliances, abundant custom cabinetry, a generous center island, and expansive water views that make every meal feel extraordinary. Designed for both entertaining and everyday living, the thoughtful floor plan offers multiple gathering spaces, generous bedroom accommodations, and three fireplaces that add warmth and character throughout the home. Step outside to experience your own private waterfront retreat. The beautifully manicured grounds provide exceptional space for entertaining, relaxing, or simply taking in the sights and sounds of Lake Erie. Properties of this caliber are exceptionally rare, Comprised of two parcels extending from the road to the Lake Erie shoreline, the property offers complete street-to-water ownership. Whether envisioned as a year-round residence, luxury retreat, or legacy property to be enjoyed for generations, this offering presents an extraordinary opportunity to own one of Lake Erie's premier waterfront homes.

5 Beds ⋅ 4 Baths ⋅ B1695636 MLS

Welcome to one of Western New York's most extraordinary waterfront estates, where timeless craftsmanship, unmatched privacy, and sweeping Lake Erie views come together to create a truly unforgettable property. Set across two parcels totaling approximately 1.52 acres, this remarkable estate offers over 5,000 square feet of living space, five bedrooms, three full bathrooms, one half bath, and an unparalleled setting along the shoreline. From the moment you arrive, the mature trees, expansive grounds, and impressive curb appeal hint at what awaits inside. Designed to celebrate its breathtaking waterfront setting, the home is filled with oversized windows that capture panoramic views of Lake Erie from nearly every principal room. The spectacular great room serves as the heart of the home, featuring dramatic floor-to-ceiling windows, stunning slate flooring, custom built-ins, and an impressive brick fireplace that perfectly frames the ever-changing beauty of the lake beyond. Whether enjoying a peaceful morning sunrise or an unforgettable evening sunset, the views become part of everyday living. The chef's kitchen is equally impressive, showcasing soaring vaulted ceilings with skylights, premium appliances, abundant custom cabinetry, a generous center island, and expansive water views that make every meal feel extraordinary. Designed for both entertaining and everyday living, the thoughtful floor plan offers multiple gathering spaces, generous bedroom accommodations, and three fireplaces that add warmth and character throughout the home. Step outside to experience your own private waterfront retreat. The beautifully manicured grounds provide exceptional space for entertaining, relaxing, or simply taking in the sights and sounds of Lake Erie. Properties of this caliber are exceptionally rare, Comprised of two parcels extending from the road to the Lake Erie shoreline, the property offers complete street-to-water ownership. Whether envisioned as a year-round residence, luxury retreat, or legacy property to be enjoyed for generations, this offering presents an extraordinary opportunity to own one of Lake Erie's premier waterfront homes.

436 Lake Shore Drive W, Dunkirk

$1,999,999

Steeped in architectural significance and gracefully positioned along prestigious East Avenue, this remarkable Council Rock estate is a masterful expression of timeless elegance and exceptional craftsmanship. Set within one of Rochester’s most coveted neighborhoods, the residence seamlessly blends historic character with sophisticated contemporary living. A magnificent foyer welcomes you with a sweeping curved staircase, introducing interiors defined by grand proportions and museum-quality bespoke millwork. The formal living and dining rooms are showcases of artistry, where floor-to-ceiling raised-panel woodwork, intricate architectural detailing, and an exquisitely carved stone gas fireplace create an atmosphere of warmth, refinement, and understated grandeur. Designed for both everyday living and elegant entertaining, the thoughtfully renovated chef’s kitchen is appointed with custom built-in refrigeration, double wall ovens, radiant heated floors, a beautifully appointed butler’s pantry, and bespoke finishes that complement the home’s historic character. The estate’s main residence offers seven beautifully appointed bedrooms and four-and-a-half baths, including three private ensuite retreats. The luxurious primary suite is a sanctuary unto itself, featuring its own gas fireplace, dual walk-in closets, and a spa-inspired bath complete with radiant heated floors. The carriage house above the detached three-car garage offers a beautifully appointed one-bedroom apartment, ideal for extended family, long-term guests or an au pair. Beyond the home’s impressive interiors lies an equally captivating outdoor setting. Situated on a double lot, meticulously curated gardens surround a concrete pool. A breathtaking rose garden and thoughtfully placed sculptures create an atmosphere of serenity and timeless beauty. Rarely does an opportunity arise to own a residence of this distinction. A true legacy estate, this extraordinary home represents the perfect union of architectural heritage, uncompromising craftsmanship, and one of Rochester’s most prestigious addresses. Square footage does NOT include carriage house OR the fully finished basement.

7 Beds ⋅ 6 Baths ⋅ R1693694 MLS

Steeped in architectural significance and gracefully positioned along prestigious East Avenue, this remarkable Council Rock estate is a masterful expression of timeless elegance and exceptional craftsmanship. Set within one of Rochester’s most coveted neighborhoods, the residence seamlessly blends historic character with sophisticated contemporary living. A magnificent foyer welcomes you with a sweeping curved staircase, introducing interiors defined by grand proportions and museum-quality bespoke millwork. The formal living and dining rooms are showcases of artistry, where floor-to-ceiling raised-panel woodwork, intricate architectural detailing, and an exquisitely carved stone gas fireplace create an atmosphere of warmth, refinement, and understated grandeur. Designed for both everyday living and elegant entertaining, the thoughtfully renovated chef’s kitchen is appointed with custom built-in refrigeration, double wall ovens, radiant heated floors, a beautifully appointed butler’s pantry, and bespoke finishes that complement the home’s historic character. The estate’s main residence offers seven beautifully appointed bedrooms and four-and-a-half baths, including three private ensuite retreats. The luxurious primary suite is a sanctuary unto itself, featuring its own gas fireplace, dual walk-in closets, and a spa-inspired bath complete with radiant heated floors. The carriage house above the detached three-car garage offers a beautifully appointed one-bedroom apartment, ideal for extended family, long-term guests or an au pair. Beyond the home’s impressive interiors lies an equally captivating outdoor setting. Situated on a double lot, meticulously curated gardens surround a concrete pool. A breathtaking rose garden and thoughtfully placed sculptures create an atmosphere of serenity and timeless beauty. Rarely does an opportunity arise to own a residence of this distinction. A true legacy estate, this extraordinary home represents the perfect union of architectural heritage, uncompromising craftsmanship, and one of Rochester’s most prestigious addresses. Square footage does NOT include carriage house OR the fully finished basement.

2351 East Avenue, Brighton

$1,999,999

A rare opportunity to own a true piece of Niagara Falls history! Located at 1 Hillcrest Street and perched along the scenic Niagara River rapids just minutes from the world-famous Niagara Falls, this stately brick property offers character, charm and unmatched location. Known as one of Niagara Falls' first and most popular bed & breakfast destinations, this historic landmark has welcomed guest from all around the world for years. Featuring a timeless brick exterior, spacious outdoor deck overlooking the surrounding natural beauty, and classic architectural details throughout, this property is ideal for hospitality residential Air BnB, or investment opportunity. Guest and owners alike can enjoy the Beautiful sights and sounds of the nearby rapids while being just moments from Niagara Falls State Park, attractions, dinning, and entertainment. A truly unique offering where history, location, and potential come together in one extraordinary property. Don't miss an Great opportunity to Be apart of History!!

7 Beds ⋅ 6 Baths ⋅ B1692922 MLS

A rare opportunity to own a true piece of Niagara Falls history! Located at 1 Hillcrest Street and perched along the scenic Niagara River rapids just minutes from the world-famous Niagara Falls, this stately brick property offers character, charm and unmatched location. Known as one of Niagara Falls' first and most popular bed & breakfast destinations, this historic landmark has welcomed guest from all around the world for years. Featuring a timeless brick exterior, spacious outdoor deck overlooking the surrounding natural beauty, and classic architectural details throughout, this property is ideal for hospitality residential Air BnB, or investment opportunity. Guest and owners alike can enjoy the Beautiful sights and sounds of the nearby rapids while being just moments from Niagara Falls State Park, attractions, dinning, and entertainment. A truly unique offering where history, location, and potential come together in one extraordinary property. Don't miss an Great opportunity to Be apart of History!!

1 Hillcrest Street, Niagara Falls

8 Trail Heights Poverty Hill Road, Ellicottville

$1,999,995

Sweeping Views in Every Season! Experience a stunning Ellicottville chalet where modern-farmhouse style meets extraordinary craftsmanship. Designed with magnificent fixtures, fine finishes, and breathtaking architectural detail, this home delivers a lifestyle as impressive as its panoramic views. The first floor welcomes you with a marvelous mudroom featuring custom lockers and a walk-in closet spacious enough for all your winter sports gear. A beautiful wet bar, gorgeous game room, two bedrooms, and a full bath create an effortless space for entertaining guests. Upstairs, the second floor opens to sensational views of Holimont and six sprawling acres backing to the Finger Lakes Trails. The gourmet kitchen is a showstopper with custom cabinetry, quartz counters, top-of-the-line appliances, breakfast bar, and walk-in pantry. Elegant living and dining areas, three bedrooms, and two full baths complete this level, including a serene primary suite with its own ensuite bath. A warm and inviting wrap-around deck sets the stage for après-ski gatherings, al-fresco dining, and year-round enjoyment of the surrounding landscape. Smart-home features, custom blinds, built-in speakers, designer décor, luxurious lighting, two gas fireplaces, radiant heat flooring, and an outdoor fire pit elevate the experience even further. An extraordinary getaway with every modern convenience, just minutes from fine dining, specialty shops, and the slopes — a place where friends and family will never want to leave. I'd like to Welcome you to your home! This property is also known as 7080 Poverty Hill Road, Lot 8.

5 Beds ⋅ 3 Baths ⋅ B1694720 MLS

Sweeping Views in Every Season! Experience a stunning Ellicottville chalet where modern-farmhouse style meets extraordinary craftsmanship. Designed with magnificent fixtures, fine finishes, and breathtaking architectural detail, this home delivers a lifestyle as impressive as its panoramic views. The first floor welcomes you with a marvelous mudroom featuring custom lockers and a walk-in closet spacious enough for all your winter sports gear. A beautiful wet bar, gorgeous game room, two bedrooms, and a full bath create an effortless space for entertaining guests. Upstairs, the second floor opens to sensational views of Holimont and six sprawling acres backing to the Finger Lakes Trails. The gourmet kitchen is a showstopper with custom cabinetry, quartz counters, top-of-the-line appliances, breakfast bar, and walk-in pantry. Elegant living and dining areas, three bedrooms, and two full baths complete this level, including a serene primary suite with its own ensuite bath. A warm and inviting wrap-around deck sets the stage for après-ski gatherings, al-fresco dining, and year-round enjoyment of the surrounding landscape. Smart-home features, custom blinds, built-in speakers, designer décor, luxurious lighting, two gas fireplaces, radiant heat flooring, and an outdoor fire pit elevate the experience even further. An extraordinary getaway with every modern convenience, just minutes from fine dining, specialty shops, and the slopes — a place where friends and family will never want to leave. I'd like to Welcome you to your home! This property is also known as 7080 Poverty Hill Road, Lot 8.

8 Trail Heights Poverty Hill Road, Ellicottville

$1,999,995

Prime commercial development opportunity along the highly traveled State Route 31 corridor in the Town of Cicero. This 15.27-acre parcel offers approximately 492 feet of road frontage, excellent visibility, and a strategic location just 3.5 miles from Micron's planned semiconductor manufacturing campus in Clay, NY. Zoned General Commercial (GC), the property accommodates a wide variety of commercial uses, including retail and shopping centers, hotels, restaurants, drive-through establishments, gas stations, convenience stores, car washes, automotive sales and service, recreational vehicle and boat dealerships, medical and health-related facilities, veterinary clinics, and light assembly operations. The GC designation is intended to support commercial businesses serving the broader Town of Cicero market, particularly along major transportation corridors. With access to public utilities, substantial highway frontage, and proximity to one of Central New York's largest economic development projects, this property presents an opportunity for investors, developers, and owner-users seeking a presence in a growing commercial corridor. All proposed uses and development plans are subject to applicable municipal approvals and site-specific requirements.

3 Beds ⋅ 1 Baths ⋅ S1612874 MLS

Prime commercial development opportunity along the highly traveled State Route 31 corridor in the Town of Cicero. This 15.27-acre parcel offers approximately 492 feet of road frontage, excellent visibility, and a strategic location just 3.5 miles from Micron's planned semiconductor manufacturing campus in Clay, NY. Zoned General Commercial (GC), the property accommodates a wide variety of commercial uses, including retail and shopping centers, hotels, restaurants, drive-through establishments, gas stations, convenience stores, car washes, automotive sales and service, recreational vehicle and boat dealerships, medical and health-related facilities, veterinary clinics, and light assembly operations. The GC designation is intended to support commercial businesses serving the broader Town of Cicero market, particularly along major transportation corridors. With access to public utilities, substantial highway frontage, and proximity to one of Central New York's largest economic development projects, this property presents an opportunity for investors, developers, and owner-users seeking a presence in a growing commercial corridor. All proposed uses and development plans are subject to applicable municipal approvals and site-specific requirements.

6095 Rt-31, Cicero

$1,999,900

A rare opportunity to own a truly unique turnkey event and hospitality destination in the heart of Central New York. Welcome to 2215 State Route 80, an approximately 18,000 sq. ft. fully furnished and finished event barn and retreat venue designed to host weddings, corporate retreats, reunions, private parties, and special events of all kinds. The centerpiece of the property is a stunning event barn offering expansive gathering space with rustic charm and modern conveniences. Multiple on-site lodging accommodations allow guests to stay overnight, making it ideal for wedding parties, family gatherings, and destination events. One of the property's most distinctive features is the fully renovated silo, thoughtfully transformed into a one-of-a-kind guest suite that has become a sought-after short-term rental experience. Outside, guests can enjoy resort-style amenities including swimming pools, outdoor entertainment areas, bars, patios, and beautifully maintained grounds designed for memorable celebrations and relaxing getaways. The versatile layout provides endless possibilities for event hosting, vacation rentals, agritourism, wellness retreats, and hospitality ventures. Offered fully furnished and equipped, this exceptional property is ready for its next owner to step in and continue operations or bring a new vision to life. Combining event space, lodging, recreation, and income potential in one remarkable package, this destination property delivers a rare blend of lifestyle and investment opportunity in a scenic country setting near Otisco Lake. Whether you're an entrepreneur, investor, or hospitality operator, this is your chance to own one of Central New York's most distinctive event and retreat venues.

S1684502 MLS

A rare opportunity to own a truly unique turnkey event and hospitality destination in the heart of Central New York. Welcome to 2215 State Route 80, an approximately 18,000 sq. ft. fully furnished and finished event barn and retreat venue designed to host weddings, corporate retreats, reunions, private parties, and special events of all kinds. The centerpiece of the property is a stunning event barn offering expansive gathering space with rustic charm and modern conveniences. Multiple on-site lodging accommodations allow guests to stay overnight, making it ideal for wedding parties, family gatherings, and destination events. One of the property's most distinctive features is the fully renovated silo, thoughtfully transformed into a one-of-a-kind guest suite that has become a sought-after short-term rental experience. Outside, guests can enjoy resort-style amenities including swimming pools, outdoor entertainment areas, bars, patios, and beautifully maintained grounds designed for memorable celebrations and relaxing getaways. The versatile layout provides endless possibilities for event hosting, vacation rentals, agritourism, wellness retreats, and hospitality ventures. Offered fully furnished and equipped, this exceptional property is ready for its next owner to step in and continue operations or bring a new vision to life. Combining event space, lodging, recreation, and income potential in one remarkable package, this destination property delivers a rare blend of lifestyle and investment opportunity in a scenic country setting near Otisco Lake. Whether you're an entrepreneur, investor, or hospitality operator, this is your chance to own one of Central New York's most distinctive event and retreat venues.

2215 State Route 80, Otisco

$1,999,000

Rare commercial development opportunity in Baldwinsville offering approximately 25.09 acres along the established Downer Street Road corridor. Purchase the entire assemblage or separately as an approximately 22.11 acre development parcel and two additional parcels, 2280 and 2284 Downer Street Road, each improved with a residence. Excellent visibility with approximately 233 feet of frontage along Downer Street Road and approximately 911 feet along Meigs Road. Published traffic data reports approximately 9,118 vehicles per day on Downer Street Road and approximately 1,250 vehicles per day on Meigs Road at the Downer Street intersection. The I-690 interchange is approximately 2,000 feet away, providing convenient regional access. The surrounding corridor features established retail, dining, financial, service and other commercial uses, including nearby River Mall Plaza. Public records support Local Business zoning for 2280 Downer Street Road, a district intended to accommodate low-impact business uses near major transportation routes. Zoning for 2284 Downer Street Road should be independently verified with the Town of Van Buren. With flexible purchase options, substantial road frontage, strong traffic exposure and convenient access to I-690, this assemblage presents a compelling opportunity for commercial development or long-term investment. Acreage, boundaries, zoning, access, subdivision potential and permitted uses are subject to buyer verification and municipal approval. This is property is also listed in conjunction with MLS# S1716759 & S1716785.

S1716406 MLS

Rare commercial development opportunity in Baldwinsville offering approximately 25.09 acres along the established Downer Street Road corridor. Purchase the entire assemblage or separately as an approximately 22.11 acre development parcel and two additional parcels, 2280 and 2284 Downer Street Road, each improved with a residence. Excellent visibility with approximately 233 feet of frontage along Downer Street Road and approximately 911 feet along Meigs Road. Published traffic data reports approximately 9,118 vehicles per day on Downer Street Road and approximately 1,250 vehicles per day on Meigs Road at the Downer Street intersection. The I-690 interchange is approximately 2,000 feet away, providing convenient regional access. The surrounding corridor features established retail, dining, financial, service and other commercial uses, including nearby River Mall Plaza. Public records support Local Business zoning for 2280 Downer Street Road, a district intended to accommodate low-impact business uses near major transportation routes. Zoning for 2284 Downer Street Road should be independently verified with the Town of Van Buren. With flexible purchase options, substantial road frontage, strong traffic exposure and convenient access to I-690, this assemblage presents a compelling opportunity for commercial development or long-term investment. Acreage, boundaries, zoning, access, subdivision potential and permitted uses are subject to buyer verification and municipal approval. This is property is also listed in conjunction with MLS# S1716759 & S1716785.

2280/2284 Downer Street Road, Van Buren

$1,995,000

Seventy feet of private Skaneateles Lake frontage, breathtaking sunsets, and an extraordinary waterfront setting make this property a truly special retreat. Nestled along the lake's eastern shore, the property features a private dock, natural stone beach, cascading waterfalls, and four levels of expansive decking that descend through lush gardens to the crystal-clear water. Mature trees, thoughtfully landscaped grounds, and multiple outdoor entertaining spaces create a beautiful setting for everything from peaceful mornings by the lake to unforgettable sunset gatherings. The property features two separate living spaces offering a combined four bedrooms and three-and-a-half bathrooms. The main house features a spacious living area with expansive lake-facing windows and sliding glass doors, a kitchen with granite countertops and stainless steel appliances, a primary bedroom overlooking the lake, and a cozy wood-burning stove. The separate bungalow, beautifully renovated in 2024, offers an inviting living area, a main-level bedroom and full bathroom, and an elevated dining deck overlooking the lake. Its spa-inspired bathroom features a steam shower, radiant heated floors, and a soaking tub, creating a private retreat for family or guests. Recent improvements include a standing-seam metal roof, electrical upgrades, foundation work, and an updated water system. Located within the highly regarded Skaneateles school district, just a short drive from the village's restaurants and shops, this property combines exceptional waterfront living with year-round comfort and convenience. Multiple offers received, highest and best offers due by Monday 10/26 at 5pm.

4 Beds ⋅ 4 Baths ⋅ S1717979 MLS

Seventy feet of private Skaneateles Lake frontage, breathtaking sunsets, and an extraordinary waterfront setting make this property a truly special retreat. Nestled along the lake's eastern shore, the property features a private dock, natural stone beach, cascading waterfalls, and four levels of expansive decking that descend through lush gardens to the crystal-clear water. Mature trees, thoughtfully landscaped grounds, and multiple outdoor entertaining spaces create a beautiful setting for everything from peaceful mornings by the lake to unforgettable sunset gatherings. The property features two separate living spaces offering a combined four bedrooms and three-and-a-half bathrooms. The main house features a spacious living area with expansive lake-facing windows and sliding glass doors, a kitchen with granite countertops and stainless steel appliances, a primary bedroom overlooking the lake, and a cozy wood-burning stove. The separate bungalow, beautifully renovated in 2024, offers an inviting living area, a main-level bedroom and full bathroom, and an elevated dining deck overlooking the lake. Its spa-inspired bathroom features a steam shower, radiant heated floors, and a soaking tub, creating a private retreat for family or guests. Recent improvements include a standing-seam metal roof, electrical upgrades, foundation work, and an updated water system. Located within the highly regarded Skaneateles school district, just a short drive from the village's restaurants and shops, this property combines exceptional waterfront living with year-round comfort and convenience. Multiple offers received, highest and best offers due by Monday 10/26 at 5pm.

1741 Shady Bend Lane, Spafford

$1,995,000

A Malibu-inspired beach house, combining California coastal design with clean modern lines, expansive covered terraces, warm architectural lighting, and direct beach access, reimagined for luxury lakefront living. A rare opportunity to own one of Sylvan Beach’s most distinctive waterfront properties. Custom built in 2023, this lakefront villa combines modern architecture, resort-style amenities, and direct beach access on 50 feet of Oneida Lake frontage. Designed for both private enjoyment and turnkey hospitality use, the property is offered fully furnished with contents included. Set on a 50 x 120 lakefront parcel, the residence captures unforgettable sunsets over Oneida Lake with multiple outdoor living areas, covered terraces, a lakeside patio, rooftop-style entertaining space, spa/massage room, fire feature, wine display, and private beach access. Clean architectural lines, warm exterior lighting, black metal railings, stone accents, oversized glass doors, and seamless indoor-outdoor living create the feel of a luxury coastal resort. The home is configured as two rentable suites, while also being able to function as a single-family residence including beautifully designed suites, high-end furnishings, a modern kitchen with granite countertops, premium appliances, open living space, gas fireplace, smart technology, washer/dryer, and curated designer finishes throughout. Currently known as Park Ave Beach Villa, the property has been operated as a luxury short-term rental / boutique hospitality experience and is offered as a turnkey furnished waterfront retreat. Ideal as a private lakefront residence, luxury second home, corporate retreat, or income-producing vacation rental opportunity. Oneida County STR Registration #STR-00190, subject to buyer verification and transferability. Located in the heart of Sylvan Beach, close to restaurants, entertainment, the beach, marinas, Turning Stone Casino, Syracuse, and major Upstate New York travel corridors.

4 Beds ⋅ 2 Baths ⋅ S1695388 MLS

A Malibu-inspired beach house, combining California coastal design with clean modern lines, expansive covered terraces, warm architectural lighting, and direct beach access, reimagined for luxury lakefront living. A rare opportunity to own one of Sylvan Beach’s most distinctive waterfront properties. Custom built in 2023, this lakefront villa combines modern architecture, resort-style amenities, and direct beach access on 50 feet of Oneida Lake frontage. Designed for both private enjoyment and turnkey hospitality use, the property is offered fully furnished with contents included. Set on a 50 x 120 lakefront parcel, the residence captures unforgettable sunsets over Oneida Lake with multiple outdoor living areas, covered terraces, a lakeside patio, rooftop-style entertaining space, spa/massage room, fire feature, wine display, and private beach access. Clean architectural lines, warm exterior lighting, black metal railings, stone accents, oversized glass doors, and seamless indoor-outdoor living create the feel of a luxury coastal resort. The home is configured as two rentable suites, while also being able to function as a single-family residence including beautifully designed suites, high-end furnishings, a modern kitchen with granite countertops, premium appliances, open living space, gas fireplace, smart technology, washer/dryer, and curated designer finishes throughout. Currently known as Park Ave Beach Villa, the property has been operated as a luxury short-term rental / boutique hospitality experience and is offered as a turnkey furnished waterfront retreat. Ideal as a private lakefront residence, luxury second home, corporate retreat, or income-producing vacation rental opportunity. Oneida County STR Registration #STR-00190, subject to buyer verification and transferability. Located in the heart of Sylvan Beach, close to restaurants, entertainment, the beach, marinas, Turning Stone Casino, Syracuse, and major Upstate New York travel corridors.

1713 Park Avenue, Vienna

$1,995,000

Welcome to 150 Valleygate Drive in Parrish New York— a stunning 3,600 square foot Medieval Revival-style residence built in 1997 and thoughtfully enhanced with modern updates. This expansive 7-bedroom, 3.5-bath home features an open floor concept centered around a dramatic floor-to-ceiling stone fireplace, creating a striking yet inviting focal point for entertaining and everyday living. Extra large eloquent windows allow for plenty of natural sunlight adding depth and character. Brand-new hardwood floors elevate the main, upper levels, while the finished basement offers luxury vinyl tile and distinctive whitewashed pine wood walls for added warmth. An enclosed sunroom provides breathtaking views overlooking 222 acres, delivering a peaceful year-round retreat. Designed for versatility, the property includes a private in-law suite complete with a brand-new kitchen and gas stove — ideal for multi-generational living. Upstairs, enjoy the convenience of second-floor laundry and elegant sconce railings accenting select upper windows and sliding glass doors, adding architectural sophistication. A durable metal roof with rubber-encased membrane ensures long-term protection, and a Generac whole-house generator offers reliable backup power. Entire home boiler heating system with an updated central air system for hot summer days. The property is completed by an attached one-car garage featuring automatic door openers at both the front and rear for enhanced accessibility and functionality, and a detached two car garage or workshop. This beautiful estate is within in walking distance of the Altmar Williamstown Parish School. Call today for your private tour of this one of a kind home! *some pictures edited and staged to showcase space

7 Beds ⋅ 4 Baths ⋅ S1664415 MLS

Welcome to 150 Valleygate Drive in Parrish New York— a stunning 3,600 square foot Medieval Revival-style residence built in 1997 and thoughtfully enhanced with modern updates. This expansive 7-bedroom, 3.5-bath home features an open floor concept centered around a dramatic floor-to-ceiling stone fireplace, creating a striking yet inviting focal point for entertaining and everyday living. Extra large eloquent windows allow for plenty of natural sunlight adding depth and character. Brand-new hardwood floors elevate the main, upper levels, while the finished basement offers luxury vinyl tile and distinctive whitewashed pine wood walls for added warmth. An enclosed sunroom provides breathtaking views overlooking 222 acres, delivering a peaceful year-round retreat. Designed for versatility, the property includes a private in-law suite complete with a brand-new kitchen and gas stove — ideal for multi-generational living. Upstairs, enjoy the convenience of second-floor laundry and elegant sconce railings accenting select upper windows and sliding glass doors, adding architectural sophistication. A durable metal roof with rubber-encased membrane ensures long-term protection, and a Generac whole-house generator offers reliable backup power. Entire home boiler heating system with an updated central air system for hot summer days. The property is completed by an attached one-car garage featuring automatic door openers at both the front and rear for enhanced accessibility and functionality, and a detached two car garage or workshop. This beautiful estate is within in walking distance of the Altmar Williamstown Parish School. Call today for your private tour of this one of a kind home! *some pictures edited and staged to showcase space

150 Valleygate Drive, Parish

$1,990,000

Experience the ultimate in luxury living in this exquisitely crafted estate, offering nearly 7,000 square feet of living space set on over two picturesque acres. Thoughtfully designed with exceptional amenities and sophisticated finishes throughout, this remarkable property seamlessly blends elegance, comfort, and entertainment. The expansive 4,011-square-foot main level showcases a chef-inspired kitchen featuring granite countertops, custom cabinetry, premium appliances, and an impressive oversized island with seating for five. Five generously sized bedrooms provide exceptional comfort, highlighted by a luxurious primary suite featuring vaulted ceilings, a spa-inspired ensuite with a soaking tub and walk-in shower, and an expansive walk-in closet and dressing room. The 1,833-square-foot finished lower level offers an abundance of additional living and entertainment space, complete with a second fireplace, an additional bedroom, a dedicated weight room, and a private media room—perfect for cozy movie nights or hosting family and friends. Step outside to your own private resort-style retreat, where a heated in-ground pool, charming pool house, and inviting gazebo create an idyllic setting for relaxation and outdoor entertaining. Adding even greater versatility is the impressive 40-by-60-foot pole barn, ideal for storing recreational vehicles, equipment, and all your favorite toys. The insulated second floor, offering an additional 996 square feet, features a bar and ample space for entertaining, creating the perfect destination for gatherings throughout the year. An automatic security gate enhances both privacy and peace of mind, completing this extraordinary property. A rare combination of luxury, space, privacy, and resort-style amenities, this exceptional estate offers an unparalleled lifestyle and the perfect place to call home. **NOTE: ALL BUYERS MUST PROVIDE PROOF OF FUNDS OR A PREAPPROVAL LETTER FROM A BANK PRIOR TO ANY APPOINTMENT**

6 Beds ⋅ 4 Baths ⋅ S1719141 MLS

Experience the ultimate in luxury living in this exquisitely crafted estate, offering nearly 7,000 square feet of living space set on over two picturesque acres. Thoughtfully designed with exceptional amenities and sophisticated finishes throughout, this remarkable property seamlessly blends elegance, comfort, and entertainment. The expansive 4,011-square-foot main level showcases a chef-inspired kitchen featuring granite countertops, custom cabinetry, premium appliances, and an impressive oversized island with seating for five. Five generously sized bedrooms provide exceptional comfort, highlighted by a luxurious primary suite featuring vaulted ceilings, a spa-inspired ensuite with a soaking tub and walk-in shower, and an expansive walk-in closet and dressing room. The 1,833-square-foot finished lower level offers an abundance of additional living and entertainment space, complete with a second fireplace, an additional bedroom, a dedicated weight room, and a private media room—perfect for cozy movie nights or hosting family and friends. Step outside to your own private resort-style retreat, where a heated in-ground pool, charming pool house, and inviting gazebo create an idyllic setting for relaxation and outdoor entertaining. Adding even greater versatility is the impressive 40-by-60-foot pole barn, ideal for storing recreational vehicles, equipment, and all your favorite toys. The insulated second floor, offering an additional 996 square feet, features a bar and ample space for entertaining, creating the perfect destination for gatherings throughout the year. An automatic security gate enhances both privacy and peace of mind, completing this extraordinary property. A rare combination of luxury, space, privacy, and resort-style amenities, this exceptional estate offers an unparalleled lifestyle and the perfect place to call home. **NOTE: ALL BUYERS MUST PROVIDE PROOF OF FUNDS OR A PREAPPROVAL LETTER FROM A BANK PRIOR TO ANY APPOINTMENT**

6770 E Sorrell Hill Road, Van Buren

$1,989,500

What could the right operator build here? How much could this opportunity be worth once someone recognizes it? This is not simply a property purchase. It is an opportunity for an investor, business owner, contractor, operator or visionary buyer to acquire land, buildings, equipment, machinery, inventory and infrastructure in one substantial package. Historically used as an automotive salvage and recycling operation, the property offers extensive road frontage, secondary access, multiple outbuildings and garage areas, expansive yard space, tillable acreage, a pond and room to store, stage, sort, operate, expand or reposition. All equipment, machinery, vehicles, tools, materials, inventory and contents located on the property are intended to convey unless specifically excluded by written agreement. A well-maintained 3-bedroom, 1.5-bath residence is also included, creating flexibility for an owner-operator, office, employee housing, rental income or on-site management. The right buyer may see far more than what is here today: a larger operating base, a storage or equipment hub, an expanded trade business, a redevelopment play or an opportunity that may be difficult to recreate elsewhere. Includes 5278 S Livonia Road, Livonia, approximately 43.4 acres, and 5304 S Livonia Road, Conesus, approximately 33.4 acres. Buyer to verify zoning, permitted uses, licensing, environmental matters, acreage, equipment, inventory and suitability for intended use. Also listed as residential(R1680152)

R1699987 MLS

What could the right operator build here? How much could this opportunity be worth once someone recognizes it? This is not simply a property purchase. It is an opportunity for an investor, business owner, contractor, operator or visionary buyer to acquire land, buildings, equipment, machinery, inventory and infrastructure in one substantial package. Historically used as an automotive salvage and recycling operation, the property offers extensive road frontage, secondary access, multiple outbuildings and garage areas, expansive yard space, tillable acreage, a pond and room to store, stage, sort, operate, expand or reposition. All equipment, machinery, vehicles, tools, materials, inventory and contents located on the property are intended to convey unless specifically excluded by written agreement. A well-maintained 3-bedroom, 1.5-bath residence is also included, creating flexibility for an owner-operator, office, employee housing, rental income or on-site management. The right buyer may see far more than what is here today: a larger operating base, a storage or equipment hub, an expanded trade business, a redevelopment play or an opportunity that may be difficult to recreate elsewhere. Includes 5278 S Livonia Road, Livonia, approximately 43.4 acres, and 5304 S Livonia Road, Conesus, approximately 33.4 acres. Buyer to verify zoning, permitted uses, licensing, environmental matters, acreage, equipment, inventory and suitability for intended use. Also listed as residential(R1680152)

5278 S Livonia Road, Livonia

$1,989,500

What if “everything conveys” meant the house, the land, the buildings, the equipment, and the inventory? Sitting on over combined acres across Livonia and Conesus, this one-of-a-kind property includes a well-maintained 3-bedroom, 1.5-bath home with first-floor living, first-floor laundry, office space, multiple garage areas, enclosed porch, and a great front porch. -But let’s be honest.. You’re not looking at this for the porch. You’re looking at the acreage, the road frontage, the outbuildings, the yard space, the equipment, the inventory, and the potential to live where you work or expand what you already own. All personal property, equipment, machinery, vehicles, tools, materials, inventory, and contents located within the outbuildings and on the property are intended to convey unless specifically excluded by written agreement. Historically used as an automotive salvage and recycling operation, this property offers serious potential for the right operator, investor, contractor, equipment owner, or business buyer. With massive frontage on one of the region’s most traveled roads, secondary access, tillable acreage, a pond, and room to work, store, sort, build, or grow, this is not a cute little hobby property. It’s a real-deal opportunity with space, buildings, equipment, and upside. Bring your boots, your numbers, and your plan. This one deserves a walk-through. Includes 243489-092-000-0001-017-000-0000 5278 S LIVONIA, LIVONIA, 43.4 ACRES and 242400-101-000-0001-103-001-0000- 5304 S LIVONIA, CONESUS- 33.4 ACRES. Buyer to verify zoning, licensing, environmental matters, inventory, equipment, and intended use. Also listed commercial (R1699987)

3 Beds ⋅ 2 Baths ⋅ R1680152 MLS

What if “everything conveys” meant the house, the land, the buildings, the equipment, and the inventory? Sitting on over combined acres across Livonia and Conesus, this one-of-a-kind property includes a well-maintained 3-bedroom, 1.5-bath home with first-floor living, first-floor laundry, office space, multiple garage areas, enclosed porch, and a great front porch. -But let’s be honest.. You’re not looking at this for the porch. You’re looking at the acreage, the road frontage, the outbuildings, the yard space, the equipment, the inventory, and the potential to live where you work or expand what you already own. All personal property, equipment, machinery, vehicles, tools, materials, inventory, and contents located within the outbuildings and on the property are intended to convey unless specifically excluded by written agreement. Historically used as an automotive salvage and recycling operation, this property offers serious potential for the right operator, investor, contractor, equipment owner, or business buyer. With massive frontage on one of the region’s most traveled roads, secondary access, tillable acreage, a pond, and room to work, store, sort, build, or grow, this is not a cute little hobby property. It’s a real-deal opportunity with space, buildings, equipment, and upside. Bring your boots, your numbers, and your plan. This one deserves a walk-through. Includes 243489-092-000-0001-017-000-0000 5278 S LIVONIA, LIVONIA, 43.4 ACRES and 242400-101-000-0001-103-001-0000- 5304 S LIVONIA, CONESUS- 33.4 ACRES. Buyer to verify zoning, licensing, environmental matters, inventory, equipment, and intended use. Also listed commercial (R1699987)

5278 S Livonia Road, Livonia

$1,985,000

Country mixed-use offering! Perhaps one of the most diverse properties we have presented. With 7 unique operations all under one holding. From single-family residential, multi-unit cottages for Air B&B, cigar and smoke shops, restaurants, apartments, warehousing (4000 SF), greenhouses, and soon a solar array- each offering a separate income stream potential. If you are serious about a homegrown business operation this is a must-see. Located just minutes South of Village of Pulaski. Opportunities to expand the cottage, perhaps utilize as a large site eent and wedding venue hosting all aspects from the event center, catering, to restaurant, and wedding party housing all on site. Plenty of improvement potential and growth options. Come see what this site has to offer! Also listed as commercial S1610752

S1631894 MLS

Country mixed-use offering! Perhaps one of the most diverse properties we have presented. With 7 unique operations all under one holding. From single-family residential, multi-unit cottages for Air B&B, cigar and smoke shops, restaurants, apartments, warehousing (4000 SF), greenhouses, and soon a solar array- each offering a separate income stream potential. If you are serious about a homegrown business operation this is a must-see. Located just minutes South of Village of Pulaski. Opportunities to expand the cottage, perhaps utilize as a large site eent and wedding venue hosting all aspects from the event center, catering, to restaurant, and wedding party housing all on site. Plenty of improvement potential and growth options. Come see what this site has to offer! Also listed as commercial S1610752

4347 & 4346 Us Route 11, Richland

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