Irwin Bay Cottages offers the chance to own an operating lakefront vacation rental business on Chautauqua Lake. Situated on approximately 1.62 acres across four contiguous parcels, the property includes 11 rental accommodations, approximately 211 feet of lake frontage, and a private 17-slip dock. Operating for more than 30 years, the business has a strong rental history and a loyal base of returning guests. The property includes two year-round homes and nine seasonal cottages, offering a combined 29 bedrooms and 14 full bathrooms. The current owners have made extensive improvements from 2024 through 2026, including updated interiors, exterior improvements, landscaping, expanded parking, upgraded Wi-Fi, and keyless entry. Additional amenities include an office building, guest laundry facilities, separate housekeeping laundry, recreation areas, and direct lake access. Located approximately one mile from Chautauqua Institution and convenient to Mayville, the property is positioned near the many attractions that bring visitors to the area year after year. Furnishings, equipment, booking and management systems, and relationships with local service providers are already in place. Whether you're looking to expand an existing hospitality portfolio or purchase your first vacation rental business, Irwin Bay Cottages offers something increasingly difficult to find: multiple income-producing accommodations, substantial lake frontage, and an operating business all in one offering.

Rare double in the sought after village of E Aurora, this property has gone through many updates including newer gorgeous full appliance kitchen and bath in lower unit, newer paint, 2 high efficiency furnaces aprox 3 years old, lower has its own laundry in the rear boot room entrance ( washer and dryer included ) upper has its own laundry in the basement, lower is presently a 1 bedroom but has another room that could be converted to another bedroom by adding a wall and door, mechanics including a newer electric service and panels and are all in good working condition, full dry basement offers easy access to all mechanics along with additional storage, upper unit has a walk up staircase to a full attic with loads of potential, garage was recently rebuilt with new framing for increased strength, above garage that has a walk up rear staircase was originally an apartment is now gutted and ready for a new use, nice yard with matured trees, front and rear porch, great neighborhood located in central village where you can walk to all the shops/bars/restaurants/theater and all this wonderful highly sought after village has to offer, doubles in E Aurora village are rare, great investment or live in 1 unit and rent the other, reasonable taxes, very high rated E. Aurora schools !

Welcome to 67 Robert Michaels Run! This 4 bedroom, 2.5 bath Colonial offers an exceptional combination of modern comfort, thoughtful design, and inviting spaces for everyday living and entertaining. A charming covered front porch and beautifully landscaped grounds create a memorable first impression, while the bright, open interior showcases attractive flooring, a neutral color palette, and an abundance of natural light. At the heart of the home, the impressive kitchen features crisp white cabinetry, granite countertops, stainless steel appliances, a stylish tile backsplash, and an expansive center island with seating. The kitchen flows seamlessly into the dining area and spacious family room, where a gas fireplace creates a warm and welcoming focal point. A dedicated first-floor office provides a comfortable and versatile workspace, while a conveniently located powder room completes the main level. Upstairs, the generously sized primary suite offers a relaxing retreat with a tray ceiling, a striking accent wall, an expansive private bath with dual vanities and a glass-enclosed shower, and exceptional closet space. Three additional bedrooms, a full bathroom, and the convenience of second-floor laundry complete the upper level. The full basement provides abundant storage and possibilities for future use. Outdoors, enjoy a beautifully maintained lawn, attractive landscaping, a covered rear porch, and an adjoining patio ideal for outdoor dining, entertaining, or simply unwinding. An attached three-car garage adds everyday convenience to this thoughtfully designed home. Located within the Penfield School District, this exceptional property combines stylish interiors, generous living spaces, and a wonderful setting to call home! Delayed negotiations until October 19th, 2026 at 12:00 PM.

This stunning 3 bedroom, 2 bath Colonial is packed with character, featuring gleaming inlaid hardwood floors, gorgeous natural woodwork, coffered ceilings and beautiful leaded glass. The updated kitchen shines with granite countertops and stainless steel appliances. Enjoy modern comforts including new windows, central air, hot water heat and radiant floor heating. A first-floor full bath and laundry add convenience. The massive primary bedroom boasts two large closets, while the beautifully updated full bath features a heated floor. The partially finished third floor offers exciting possibilities for an additional bedroom, playroom or bonus space. Outside, relax on the cozy front porch or enjoy the fun rear porch overlooking the deep backyard. A stamped concrete patio is perfect for entertaining! Additional highlights include a well-maintained slate roof, updated mechanicals, dry basement and two-car garage. Timeless architecture, incredible woodwork and thoughtful updates make this Elmwood Village gem one you won't want to miss!

Welcome Home to this beautiful Colonial in a fantastic Hamburg location! Just a quick 5-minute drive to the lake and less than 10 minutes to the new football stadium, this 4-bedroom, 2.5-bath home offers space, comfort, and plenty to love. The bright and spacious first floor features a stunning family room with soaring 24-foot ceilings and a gas fireplace, plus a flexible bonus room perfect for a home office, playroom, or additional bedroom. The kitchen flows into a gorgeous, sun-filled breakfast room overlooking the private, tree-lined backyard. Upstairs, the oversized primary suite offers plenty of room to unwind, complete with a jetted tub. Outside, enjoy your own private retreat with a hot tub, mature trees, a storage shed, and a charming pond stocked with goldfish. The huge, dry basement offers endless potential for additional living space, a home gym, or recreation room. Major updates include the roof, furnace, and hot water tank, all completed within the last 10 years. With a fantastic location, generous living space, and a backyard made for relaxing, this is one you won't want to miss!

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**

Priced at $479,000, this Skaneateles ranch is in one of the area’s most sought-after neighborhoods. 3807 Knightsbridge Road offers 3 bedrooms, 3 full baths, and nearly 3,000 sq ft of living space on more than an acre, all in the award-winning Skaneateles School District. Hardwood floors run through the main level, and a wood-burning fireplace anchors the living room. The kitchen comes with a refrigerator, range/oven, and dishwasher, and the primary suite has its own private bath. The walk-out lower level adds flexible space for a rec room, home office, gym, or guest suite, with direct access to the backyard. The oversized 1.05-acre lot has room to spread out and lovely views, and you’re just minutes from the village, Skaneateles Lake, shops, and dining. Other features include central air, gas forced-air heat, and an attached garage. Homes this size, on this much land, in this school district rarely come in at this price. Bring your vision and add your finishes, don’t wait on this one!

Private, secluded 32-acre waterfront parcel on highly desirable Millsite lake. Over 2600 ft of water frontage. Includes a quaint, 3-bedroom cottage with a lovely, screened porch overlooking the lake. Dry boathouse, dock and storage area.

Welcome to this classic country homestead set on 110 breathtaking scenic acres! Offering over 3,800 feet of road frontage across both sides of the road, this property features a charming 4-bedroom colonial home, a massive general barn, a pole barn, and endless potential. Inside, you'll find fresh flooring and carpet, a formal living room, and an open-concept updated kitchen that flows seamlessly into the dining area and family room—the ultimate layout for holiday hosting. Step out from the family room onto an oversized deck or just take in the panoramic views from every window. The acreage boasts a stream (West Branch Fish Creek), a mix of wooded land, and wide-open farming fields. Ideally located between Syracuse and Utica for an easy commute, just minutes down the road from Camden schools and the historic village center. Surrounded by snowmobile trails, nearby lakes, state land, and world-class hunting and fishing, this rare one-of-a-kind property won't last long!

Welcome to 106 Greencastle Lane, where space, comfort & flexibility come together in the heart of Amherst! Nestled on a tree-lined street in Williamsville Schools, this 4-bedroom, 3.5-bath home offers room to gather & accommodate multigenerational living! Featuring a 1st-floor bedroom w/private ensuite full bath, currently used as a home office; ideal for in-laws, guests or convenient 1st-floor living! Step inside to an inviting bay-windowed living room that flows into the formal dining room, perfect for entertaining. The remodeled eat-in kitchen is the heart of the home, featuring granite counters, large island, stainless appliances, hardwood flrs, & walk-in pantry/mudroom to keep everyday life organized. The family rm shines w/soaring vaulted ceilings, lg windows, gleaming hardwood flrs, & wood-burning fireplace (NRTC). A convenient 1/2 bath completes the 1st floor. Upstairs, retreat to the oversized primary suite featuring 2 generous closets & updated ensuite bath w/ceramic tile & built-in vanity. Two additional spacious bedrooms, including one w/a charming bay-window seat, share an updated full bath w/double vanity. The oversized 2nd-floor laundry room offers abundant storage & the option to convert back to an additional bedroom! The partially finished basement offers space for movie nights, games, or a home gym, plus a workshop area & plenty of storage. Outside, your private backyard retreat awaits! Enjoy BBQs & relaxing evenings in the fully fenced yard featuring an oversized deck & screened gazebo, perfect for outdoor dining or watching the game! Owned by just one family, this home boasts major updates: arch tear-off roof '26, basement drain tile '26, HE furnace & A/C '25, kitchen remodel '24, Navien tankless H2O heater '23, hall bath '22, primary bath '19, rear/side vinyl siding, 2-car attached garage, & more! All this within walking distance to schools, parks, & conveniences. Whether you need room to spread out or that hard-to-find in-law setup, this home checks all the boxes! Showings start immediately; sellers reserve the right to set an offer deadline. Open Houses Wed 10/14, 5–7 PM & Sun 10/18, 1–3 PM. Stop scrolling, you've found your perfect MATCH!

Our signature standards are thoughtfully designed to deliver both style and comfort, featuring granite and quartz countertops, Wellborn cabinetry, a gas fireplace with a custom carpenter-built mantle, and a private covered deck. The spacious Great Room features a dramatic 10-foot stepped ceiling and walls of windows, creating a bright, open, and inviting living space. Hardwood flooring, ceramic tile, and carpeted bedroom floors are included throughout. The primary suite offers a walk-in closet, a beautifully tiled shower with a glass sliding door, and double sinks. The lower level features a daylight foundation, 13-course basement, and full-size egress windows, along with 100 square feet of finished space at the bottom of the stairs. The remaining space offers plenty of potential for additional finished living areas, a recreation room, home office, or guest space. Enjoy attractive exterior construction with plenty of character, complemented by maintained sidewalks and street lighting throughout the community. Conveniently located near the Village of Webster, Holt Road Plaza, shopping, restaurants, banks, and more! Photos are from a previous model and may depict upgraded features.

Beautifully updated ranch offering effortless one-floor living in a peaceful neighborhood, just minutes from the shopping, dining, and conveniences of Transit Road. This inviting 2-bedroom, 2-full-bath home seamlessly blends modern updates with timeless comfort. Thoughtfully refreshed throughout, the home features an updated kitchen, beautifully renovated bathrooms, and new flooring. The delightful sunroom is a true highlight, offering a light-filled retreat perfect for morning coffee, relaxing, or entertaining. Step outside to enjoy the green backyard with tranquil wooded views, providing a wonderful sense of privacy and serenity.Recent improvements include a new furnace and central air conditioning (August 2024), exterior painting (2024), and an outdoor sprinkler system (July 2025). Additional features include an attached 2-car garage and the benefits of a homeowners association with no monthly HOA dues. Move-in ready and beautifully maintained, this charming ranch offers the perfect combination of comfort, convenience, and easy living. Open House: Saturday, October 17, 11 AM–1 PM.