It's all about the lake here at 3605 Overlook Terrace. This lakefront home appears to be cozy from the outside but step inside to find an expansive layout with 5 spacious bedrooms and an open floor plan seamlessly connecting living spaces. The entry room is large and welcoming. As you enter the kitchen you will be captivated by the lake views. Enjoy cooking in this modern up to date space with stainless steel appliances and custom cabinetry. Casual dining in the kitchen allows for observing lake activities. The dining area located lakeside in the front of the home has 2 large bay windows that flood this space with natural light and breathtaking lake views. With its architectural charm and its warm wood accents, this room is a highlight of the home. The first floor primary bedroom is located off the front room and is convenient & comfortable. The primary full bath is updated, features a walk-in shower and is located next to the bedroom in a private hallway. The laundry room is spacious and includes a work space. Not your typical laundry room! The livingroom is centrally located and is warm & inviting. Enjoy family and friends around the fireplace. The second bedroom is located on the first floor and is currently being used as an office. Upstairs you will find three oversized bedrooms.The angled ceilings offer unique charm and a cozy atmosphere. The storage closets in the hallway are abundant, one features a cedar closet. The 5th bedroom is oversized, features an in-room sink and 3 storage/closet areas. Plenty of room to store seasonal apparel or holiday decor. The full bath services all 3 bedrooms. Relax with morning coffee, enjoy al fresco dining or spectacular sunsets lakeside on the new composite deck. The rolling lawn will lead you to your private 75 feet of lakefront. Be sure to utilize the lakeside shed for your boating needs. Additional amenities are a detached garage with storage space and a versatile workspace perfect for relaxation or productivity. Be inspired with the lake views from the workshop. This meticulously maintained low maintenance home is a must-see! Don't let another sunset pass you by without enjoying it here, lakeside on Overlook Terrace.

A rare offering in Ellicottville’s vibrant core, this distinctive property presents modern construction, effortless walkability, and valuable short-term rental eligibility. Custom built in 2017 by respected local contractor Chris Bishop, it’s just one block from shops, restaurants, and year-round mountain activities. Inside, the open-concept great room is defined by a soaring vaulted ceiling, a dramatic stone fireplace, and French Doors showcasing patio sightlines toward the slopes. The chef’s kitchen offers exceptional functionality with an oversized island, quartz countertops, quality cabinetry, and a dining area that flows naturally for both everyday living and entertaining. The primary suite is a true retreat, featuring tray ceilings, a tiled walk-in shower, heated bathroom floors, a freestanding soaking tub, and a custom walk-in closet. Two additional bedrooms and a second full bath comfortably accommodate family or guests, and a bonus room above the heated, attached garage could be used for overflow sleeping, an office, or storage. The fully fenced yard includes a stamped concrete patio, saltwater hot tub, timber pergola, outdoor fireplace, raised garden beds, storage shed, and peaceful mountain and pond views, while a thoughtfully placed koi pond enhances the home’s welcoming front entry. High-efficiency tankless hot water and central air systems support low-maintenance living, and off-street parking adds everyday convenience. Adding exceptional value, this property is one of the few village homes eligible for STR use with proper permitting, a valuable opportunity for both lifestyle and investment-minded buyers. Square footage differs from tax records and is agent-measured to include bonus room, adding 178 sq ft.

Step into a property that speaks to long-term vision and real staying power. Built and cared for by the same owner, this offering delivers 88 acres of land that has been responsibly maintained for decades. The home features a practical layout with a small in-law apartment on the first floor and two one-bedroom units on the second floor, making it easy to transition into a large single-family residence if you prefer. The flexibility here is a genuine asset, whether you want space for extended family or the potential for income.

Operational costs stay comfortably under control thanks to free gas up to a substantial cubic-foot allowance. The seller paid only $137 for gas over the past year, a benefit that stretches your budget and sets this property apart.

The garage is built with purpose. It holds two to three vehicles with additional workspace for equipment or projects, giving you the utility every homeowner appreciates. A hanger or barn on the property adds another layer of value and use.

With eighty-eight acres at your disposal, you have room to farm, hunt, build, or simply enjoy the peace and privacy that only a large tract of land can provide. Opportunities like this do not come around often. As the old saying reminds us, they are not making any more land. This is a strong, enduring property for anyone who values space, function, and long-term potential.

Set on nearly two private acres with a wooded backdrop and a year-round creek, this beautifully updated 3-bedroom home sits in one of the most desirable locations in Ellicottville — just seconds from the slopes. The property offers an exceptional blend of comfort and mountain-town convenience, featuring an inviting open-concept living area with vaulted ceilings, abundant natural light, a wood-burning fireplace, and a seamless flow into the dining space. The bright, modern kitchen includes ample cabinetry, stone countertops, and updated flooring throughout. Large glass doors open to the outdoor living space, where a private hot tub and spacious deck overlook the surrounding evergreens. The home’s setting is a standout. From the driveway and yard, you can take in sweeping views — located at the entrance to HoliMont, the largest private ski resort in North America and so close to Holiday Valley, recently ranked #4 Best Ski Resort in the East by SKI Magazine’s 2026 Readers’ Poll. Just up the hill, HoliMont Ski Club continues to be one of the premier private ski destinations in the Northeast, known for 100% snowmaking coverage, meticulously groomed terrain, 180+ of average annual snowfall, and an uncrowded, members-only mountain experience. Bonus, you can ski without being a member during the week! This home is a rare combination of acreage, privacy, and proximity to both major ski areas, this home offers the full four-season lifestyle — from skiing and mountain biking to hiking along your own creek-side trail. An ideal primary home, vacation property, or investment opportunity in a high-demand resort market. Easy sidewalk access to the vibrant Village of Ellicottville.

Right in the heart of Ellicottville, this rare mixed-use opportunity offers the best of both worlds — a steady income property and your own private retreat. The lower level features a reliable, long-term weekday business tenant, while the upper floor boasts a bright and spacious 2-bedroom, 2-bath apartment with its own private entrance. Inside, the open-concept island kitchen flows seamlessly into the living and dining areas, highlighted by large sliding doors that lead to a peaceful back deck with beautiful views of the slopes. The apartment is fully furnished (with a few personal exclusions), allowing for immediate use or rental income. Two separate parking areas serve both units for added convenience. This location is unmatched — steps from the village’s top-rated restaurants, boutique shops, and Ellicottville’s vibrant nightlife, plus just a mile from two premier ski resorts. The lower-level tenant’s weekday schedule means you’ll enjoy evenings and weekends with complete privacy. Whether you continue as an owner-occupied investment, maintain as a dual-use rental, or convert to a single-family home, this property is a rare opportunity in one of New York State’s most desirable resort towns. Also listed under Commercial Listings MLS# B1650186

Wonderfully redone Ellicottville retreat on Simmons Road—3 bedrooms, 2 full baths, and an open great room anchored by a pine plank ceiling and wide-plank LVP floors. The brand-new kitchen features a stone-faced peninsula with butcher-block top, stainless appliances, dishwasher, deep sink, and built-in wine rack, flowing to a huge dining/living space for easy entertaining. The primary bath is a showpiece: oversized glass-door tile shower with dual accent bands and niche, double-sink vanity, private toilet closet, plus a corner spa/jet tub with handheld sprayer and marble-look surround; a second sleek bath adds a curved glass shower pod. Outside, a massive new deck features cable-railing, two stair cases and an in-deck spa/hot tub with a stylish deck bench, ideal for year-round relaxation. The setting backs to woods and offers ample gravel parking. Utilities and perks you want for year-round ease: propane tank on site for efficient heat, Spectrum modem/router in place for high-speed internet, and newer finishes throughout. Everything has been updated from top to bottom - new roof, windows, drywall, flooring, blown-in insulation. Close to snowmobile trail! Minutes to the village, HoliMont, and Holiday Valley—updated, turnkey, and ready for your four-season lifestyle.