Erie County NY Homes for Sale

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  /34

  $259,900

  • 2 Beds
  • 2 Baths
  • 1,234 Sq Ft

  1085 Youngs Rd Unit G, Buffalo, NY 14221

  Location, condition, and quality come together beautifully in this inviting condominium, featuring updates throughout and a flexible, thoughtfully designed floor plan.The updated kitchen makes a striking impression with hardwood-look laminate flooring, granite countertops with a convenient breakfast bar, a ceramic tile backsplash, stylish pin lighting, and an abundance of crisp white

  Nick Raczyk Listing by Danahy Real Estate

  

  1085 Youngs Rd Unit G, Buffalo, NY 14221
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  /47

  $489,900

  • 3 Beds
  • 2.5 Baths
  • 2,102 Sq Ft

  42 Trails End, Grand Island, NY 14072

  This beautifully crafted and well-maintained three-bedroom, 2.5-bath ranch is located in one of the Island’s most desirable subdivisions. Situated on a spacious .45-acre lot, the home features a brick-front exterior with a covered porch, complemented by lovely, established landscaping. The spacious foyer leads into an inviting open floor plan with hardwood flooring throughout the foyer, dining

  Geraldine Andolina Listing by Century 21 North East

  

  42 Trails End, Grand Island, NY 14072
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  /43

  $449,900

  • 4 Beds
  • 1.5 Baths
  • 2,120 Sq Ft

  47 Huxley Dr, Buffalo, NY 14226

  Welcome to this charming Snyder home, where beautiful curb appeal and inviting living spaces create a warm and welcoming first impression. This 4-bedroom home features beautiful hardwood floors in the living room, dining room, family room, and 2 first-floor bedrooms. A warm and inviting home that blends timeless character with comfortable everyday living. The formal living room features gleaming

  Carol Esposito Listing by Howard Hanna WNY Inc.

  

  47 Huxley Dr, Buffalo, NY 14226
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  /26

  $354,999

  • 6 Beds
  • 2 Baths
  • 2,378 Sq Ft

  69 Tioga St, Buffalo, NY 14216

  CLASSIC NORTH BUFFALO 2400SQFT 3/3 DOUBLE LOCATED STEPS FROM HERTEL AVE. WELL CARED FOR BY SAME OWNER FOR LAST 34 YEARS. FORMAL LIVING & DINING ROOMS, ARTIFICIAL FIREPLACES + ORIGINAL HARDWOOD FLOORS IN BOTH UNITS. LOWER UNIT HAS CENTRAL AC. NEWER FURNACES & HOT WATER TANKS FOR BOTH UNITS. DOUBLE WIDE DRIVEWAY IN FRONT & PARKING AREA IN BACK FOR PLENTY OF OFF STREET PARKING. FULL ATTIC AND

  Christopher Williams Listing by Towne Housing Real Estate

  

  69 Tioga St, Buffalo, NY 14216
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  /2

  $125,000

  • 4 Beds
  • 3 Baths
  • 2,564 Sq Ft

  511 Dodge St, Buffalo, NY 14208

  Opportunity awaits with this three-unit investment property featuring two spacious 2-bedroom apartments and one studio apartment.... This property is clean and ready to go and holds tremendous potential for investors, rehabbers, or owner-occupants looking to build equity. Brand-new roof, 5 months old....Solid, full basement with updated electric, good water tanks and good furnaces....With the

  Pushpa Gunatilake Listing by Pioneer Star Real Estate Inc.

  

  511 Dodge St, Buffalo, NY 14208
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  /31

  $899,900

  New Construction

  • 4 Beds
  • 2.5 Baths
  • 3,159 Sq Ft

  5892 Pleasant Woods Ct, Hamburg, NY 14075

  Quality To-Be-Built Essex Home! Located within the beautiful town of Hamburg, NY, Pleasant Woods Estates is an incredible new home community. This family friendly neighborhood embraces generously-sized lots, most of which are surrounded by preserve and open space areas, direct access to Glen Meadow Park, a 5-minute drive to the bustling village of Hamburg, and Hamburg schools make this the

  Robert Bingel Listing by eXp Realty

  

  5892 Pleasant Woods Ct, Hamburg, NY 14075
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  /2

  $818,900

  New Construction

  • 2 Beds
  • 2 Baths
  • 2,238 Sq Ft

  41 River Oak Ln, East Amherst, NY 14051

  Patio Homes at Miller's Crossing! Stunning new Patio homes to be built. Condo status for reduced property taxes. HOA includes landscaping and snow plowing. As you step into the Verona, you’re greeted by the foyer, situated at the front. This area provides access to both the main entrance and the garage. Conveniently positioned adjacent to the foyer and garage is the laundry/mudroom. Across from

  Angelo Natale Listing by Natale Building Corp

  

  41 River Oak Ln, East Amherst, NY 14051
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  /2

  $639,000

  New Construction

  • 4 Beds
  • 2.5 Baths
  • 2,200 Sq Ft

  71 Country Ln, Buffalo, NY 14224

  Currently under consrtruction. Estimated completion is Mid-December.4 bedrooms, 2.5 baths. Hopefully we can let a prospective buyer in by Monday or Tuesday evening when the workers or gone.

  Joe Sorrentino Listing by Hometown Elite Realty

  

  71 Country Ln, Buffalo, NY 14224
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  /2

  $683,900

  New Construction

  • 2 Beds
  • 2 Baths
  • 1,687 Sq Ft

  68 River Oak Ln, East Amherst, NY 14051

  Patio Homes at Millers Crossing. Stunning new Patio homes to be built. Condo status for reduced property taxes. HOA includes landscaping and snow plowing. Upon entering the Bari floorplan, a charming foyer grants you a full view of the expansive great room area. A well-designed entertaining space seamlessly connects the kitchen, dining area, and great room. There’s also an option to incorporate a

  Angelo Natale Listing by Natale Building Corp

  

  68 River Oak Ln, East Amherst, NY 14051
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  /2

  $839,900

  New Construction

  • 3 Beds
  • 2 Baths
  • 2,288 Sq Ft

  32 River Oak Ln, East Amherst, NY 14051

  Patio Homes at Miller's Crossing now selling! Beautiful new built Patio Homes with Condo status for reduced property taxes. HOA covers landscaping and snow plowing. Upon entering the Monaco floorplan, you’re welcomed by a foyer offering a preview of the entire home’s open layout. The journey begins at the front of the house, where the first bedroom is situated and connected to a full bathroom.

  Angelo Natale Listing by Natale Building Corp

  

  32 River Oak Ln, East Amherst, NY 14051
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  /38

  $180,000

  Pre-Foreclosure

  • 4 Beds
  • 2 Baths
  • 2,312 Sq Ft

  137 Potomac Ave, Angola, NY 14006

  OVER 2,300 SQ FT, 4 BEDROOMS , AND A HUGE CORNER LOT... THIS IS THE OPPORTUNITY YOU'VE BEEN WAITING FOR! If you've been waiting for a home where you can build equity and make it your own, this is one you won't want to miss! Offering over 2,300 sq ft, 4 bedrooms and 2 full baths, this spacious Angola home gives you the room that's getting harder to find at this price point. Inside you'll find

  Kelly Zielinski Listing by WNY Metro Roberts Realty

  

  137 Potomac Ave, Angola, NY 14006
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  /37

  $149,900

  • 5 Beds
  • 2 Baths
  • 1,310 Sq Ft

  32 Theodore St, Buffalo, NY 14211

  Welcome to this 2 Unit Family Home at 32 Theodore St in Buffalo, NY in the Schiller Park Neighborhood! Lower unit features 3 bedrooms, 1 full bath, living room, eat in kitchen, dining room, private entrance, open front porch and separate utilities. Upper unit features 2 bedrooms, 1 bath, living room, eat in kitchen, separate utilities and entrance. Highlights include 2024 roof, glass block

  John Gatas KELLER WILLIAMS REALTY WNY

  32 Theodore St, Buffalo, NY 14211
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  /50

  $724,900

  • 4 Beds
  • 2.5 Baths
  • 2,687 Sq Ft

  31 Rosedale Ave, Hamburg, NY 14075

  Spectacular & stately! This beautiful ranch-style home sits on one of the most historic & elegant streets in Hamburg, just a short walk to the heart of the village. Meticulously maintained & superbly updated, this property demonstrates true pride of ownership throughout, with no expense spared on any renovation or repair. The standout gourmet kitchen is a chef's dream, featuring a granite island

  James Mack Listing by Gurney Becker & Bourne

  

  31 Rosedale Ave, Hamburg, NY 14075
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  /39

  $230,000

  • 2 Beds
  • 2 Baths
  • 966 Sq Ft

  270 Buffalo Rd Unit 22, East Aurora, NY 14052

  Welcome to Stonegate Condominiums in the heart of East Aurora. This spacious second floor condo offers comfortable one level living with two bedrooms, two full bathrooms and 966 square feet of well planned living space. The bright kitchen features abundant cabinetry, generous counter space, a breakfast bar and included appliances (new dishwasher), opening naturally to the living and dining areas.

  Deacon Tasker Listing by HUNT Real Estate ERA

  

  270 Buffalo Rd Unit 22, East Aurora, NY 14052
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  /32

  $237,500

  • 4 Beds
  • 1 Bath
  • 1,248 Sq Ft

  14 Allen St, Angola, NY 14006

  Charming four-bedroom Cape, ideally tucked away on a quiet dead-end street. Featuring beautiful hardwood floors and numerous major updates, this home offers the perfect combination of character, comfort, and peace of mind.Major improvements include a new electric panel and furnace in 2019, central air conditioning installed in 2021, a new gas meter, and a battery-backup sump pump. The

  Wendy Kester Listing by Howard Hanna WNY Inc.

  

  14 Allen St, Angola, NY 14006
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  /26

  $294,900

  • 4 Beds
  • 1 Bath
  • 1,611 Sq Ft

  105 Greenfield Ave, Buffalo, NY 14224

  Welcome to this cute and lovingly maintained cape cod with charm, character, and an impressive list of updates throughout the years! The home has been thoughtfully cared for, with many of the major updates already completed giving you the opportunity to simply move in.The roof was replaced in 2015, followed by a lower deck, siding and gutter/covers in 2017. New sewer lines along with new

  Rachael Homick Listing by Howard Hanna WNY Inc.

  

  105 Greenfield Ave, Buffalo, NY 14224
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  /34

  $224,900

  • 2 Beds
  • 2 Baths
  • 1,116 Sq Ft

  281 Orchard Place, Lackawanna, NY 14218

  This fantastic ranch offers a very flexible floor plan. Two large bedrooms feature gleaming hardwood floors, natural woodwork, ceiling fans, overhead lights, and double closets. The original third bedroom was converted into a dining room. You can convert it back into a third bedroom if needed. The gleaming hardwood floors extend into the large, bright living room, which boasts a floor-to-ceiling

  Christine Noonan Listing by HUNT Real Estate ERA

  

  281 Orchard Place, Lackawanna, NY 14218
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  /31

  $199,900

  • 4 Beds
  • 2 Baths
  • 1,563 Sq Ft

  20 Ericson Ave, Buffalo, NY 14215

  "Sold as is. No escalation clause. The seller won't do any repairs based on the inspection."Welcome to 20 Ericson Ave, Buffalo, NY 14215, a spacious 2-family home is a great opportunity for both owner-occupants and investors. Featuring generous living space, separate units, and convenient access to local amenities, shopping, schools, and transportation. With its classic Buffalo character and

  Hasan Mahmud Listing by Keller Williams Realty WNY

  

  20 Ericson Ave, Buffalo, NY 14215
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  /32

  $305,000

  • 3 Beds
  • 1 Bath
  • 1,262 Sq Ft

  350 Burroughs Dr, Buffalo, NY 14226

  Beautifully Maintained Center-Entrance Split-Level with Hardwood Floors and a Fully Fenced Yard in SnyderLooking for a well-maintained split-level home in Snyder with bright living spaces, hardwood floors, and a backyard made for relaxing and entertaining? Welcome to 350 Burroughs Drive, a center-entrance split-level that has been thoughtfully cared for by its current owner and offers a

  Michael Measer Listing by HUNT Real Estate ERA

  

  350 Burroughs Dr, Buffalo, NY 14226
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  /20

  $119,999

  • 4 Beds
  • 2 Baths
  • 1,876 Sq Ft

  403 Goethe St, Buffalo, NY 14212

  Welcome to 403 Goethe St, where opportunity awaits. This 2-unit property is the perfect addition to any investor's portfolio, or ideal for an owner-occupant seeking to live comfortably while earning rental income from the second unit. The front 2-bedroom apartment features an enclosed front porch, fresh new carpet, a large kitchen, an updated bathroom, and updated mechanicals, including a

  James Fleming Listing by Keller Williams Realty WNY

  

  403 Goethe St, Buffalo, NY 14212
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  /19

  $159,900

  • 3 Beds
  • 1 Bath
  • 1,360 Sq Ft

  85 Amber St, Buffalo, NY 14220

  Affordable South Buffalo ranch home offers open floor plan. Large primary bedroom, additional two bedrooms, refrigerator (5 yr), stove (3 yr) washer & dryer (3 yr). Roof 6yr, furnace 7 yr, H/W tank 6 yr. Bring your vision & transfer this property to its full potential. Property sold in "As Is" condition. Offers will be reviewed as they come in.

  Anna Marie Falkner Listing by HUNT Real Estate ERA

  

  85 Amber St, Buffalo, NY 14220
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  /50

  $269,900

  • 3 Beds
  • 1 Bath
  • 1,492 Sq Ft

  193 Aurora St, Lancaster, NY 14086

  Welcome home to this inviting three bedroom ranch offering comforatble one level living and plenty of updates. New furnace, central A/C and hot water tank. Roof only 5 years old.Spacious bedrooms feature hardwood floors and convenient built-in drawers. The kitchen, living room and dining room create a welcoming combination, appliances included.A covered porch and fenced area for pets

  Susan Lesinski Listing by HUNT Real Estate ERA

  

  193 Aurora St, Lancaster, NY 14086
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  /41

  $239,900

  • 3 Beds
  • 1 Bath
  • 1,124 Sq Ft

  18 W 5th St, Depew, NY 14043

  Welcome to 18 W 5th Street in Depew! This well-maintained home combines classic character with several major updates, including new siding, a new front porch, and replacement windows.Outside, you'll find a large fully fenced yard, along with a detached two-car garage.Inside, the home features original hardwood floors and a great layout. There's an updated kitchen and bathroom, and

  Joe Sorrentino Jr Listing by Keller Williams Realty WNY

  

  18 W 5th St, Depew, NY 14043
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  /46

  $624,900

  • 5 Beds
  • 2.5 Baths
  • 3,215 Sq Ft

  25 Timberlake Dr, Orchard Park, NY 14127

  Welcome to 25 Timberlake Drive, a spacious, well-maintained five-bedroom Colonial in Eagle Heights. Set on a private 0.6-acre lot with mature trees and a park-like setting, this home offers a flexible layout well-suited for any family.Offering over 3,200 square feet of versatile space plus a finished basement, the main floor features a generously sized living room, formal dining room,

  Susan Hogenkamp Listing by Howard Hanna WNY Inc.

  

  25 Timberlake Dr, Orchard Park, NY 14127
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  /27

  $659,900

  • 4 Beds
  • 2.5 Baths
  • 2,751 Sq Ft

  171 Halwill Dr, Buffalo, NY 14226

  Gracious center entrance Colonial in prime Snyder location, combines charm and elegance. Private lot overlooking wildlife preserve. Meticulously maintained and updated by original owner. Absolute move in condition with high end quality throughout. Front foyer leads to open kitchen with Auburn Watson cabinets, Corian counters, and Sub Zero refrigerator. Spacious adjoining eat in area provides

  Judith Michael Listing by HUNT Real Estate ERA

  

  171 Halwill Dr, Buffalo, NY 14226
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  /50

  $784,900

  • 4 Beds
  • 3.5 Baths
  • 3,011 Sq Ft

  914 Underhill Rd, East Aurora, NY 14052

  Welcome Home to 914 Underhill Road. Situated on 9+ pastoral acres, this Forbes Custom Crafted All-Brick Colonial provides an exceptionally tranquil setting surrounded by nature. Experience the perfect blend of estate-style privacy and only minutes from the vibrant Village of East Aurora. The expansive and flexible open concept floor plan boasts over 3,000 square feet of living space with abundant

  Ryan Daley Listing by Keller Williams Realty Lancaster

  

  914 Underhill Rd, East Aurora, NY 14052
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  /46

  $159,900

  • 2 Beds
  • 1 Bath
  • 895 Sq Ft

  52 Foxberry Dr #B, Amherst, NY 14068

  Welcome to Foxberry Village Condominiums! This charming second-floor, 2-bedroom, 1-full-bath condo offers an excellent opportunity for a first-time buyer, college student, downsizer, or snowbird looking for a comfortable and convenient place to call home. The inviting family room provides a great space to relax and enjoy views of the community pool right outside your window. The thoughtfully

  Calvin Caruso Listing by Keller Williams Realty WNY

  

  52 Foxberry Dr #B, Amherst, NY 14068
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  /22

  $124,900

  • 3 Beds
  • 1 Bath
  • 1,128 Sq Ft

  133 Newburgh Ave, Buffalo, NY 14211

  Welcome to this well-maintained 1,128 sq. ft. single-family home offering 3 nice-sized bedrooms and 1 full bathroom. The spacious layout features a large living room, comfortable dining room, and functional kitchen, providing plenty of room for everyday living and entertaining. Several important updates provide added peace of mind, including a complete tear-off and new roof approximately 2 years

  Misha Schneckenberger Listing by Park Realty of WNY LLC

  

  133 Newburgh Ave, Buffalo, NY 14211
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  /30

  $399,000

  • 6 Beds
  • 2 Baths
  • 2,547 Sq Ft

  105 Wallace Ave, Buffalo, NY 14214

  Two-family home on a desirable North Buffalo street, ready for its next chapter. Lovingly cared for by the same owner for over 30 years, this upper/lower double is filled with character and original details. Both apartments feature three bedrooms and one full bath, along with a living room, dining room, open-concept kitchen, and private porch. The dining rooms showcase beautiful coffered ceilings

  Louise O'Brien Adams Listing by Gurney Becker & Bourne

  

  105 Wallace Ave, Buffalo, NY 14214
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  /12

  $159,000

  • 2 Beds
  • 2 Baths
  • 1,232 Sq Ft

  37 Allegany St, Buffalo, NY 14220

  Cozy South Buffalo living at 37 Allegany Street. This address sits in the Triangle neighborhood (14220), a practical, established pocket of South Buffalo with neighborhood streets, nearby parks, local shops, and straightforward access to downtown and major routes.Modest early-20th-century house—think hardwood potential, straightforward layouts, and yards typical of the block. Each unit is

  Alan Findlay Listing by Blue Eagle Realty Corp.

  

  37 Allegany St, Buffalo, NY 14220
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  /7

  $189,000

  • 6 Beds
  • 2 Baths
  • 2,370 Sq Ft

  1101 Tonawanda St, Buffalo, NY 14207

  Welcome to 1101 Tonawanda Street in Buffalo’s Riverside neighborhood!This spacious multi-family property overlooks the park and offers approximately 2,370 square feet with 6 bedrooms and 2 bathrooms, providing excellent flexibility for owner-occupants or investors. The layout supports strong rental income potential while offering the option to live in one unit and rent the other.

  Alan Findlay Listing by Blue Eagle Realty Corp.

  

  1101 Tonawanda St, Buffalo, NY 14207
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  /46

  $199,000

  $16K PRICE DROP

  • 3 Beds
  • 1.5 Baths
  • 1,269 Sq Ft

  3654 7th St, Buffalo, NY 14219

  Frontier Schools! Why rent when you can own? This 3 bedroom, 1.5 bath home offers a flexible layout, a number of recent updates, and an affordable path to home ownership.This home features an updated kitchen with new white modern cabinets and new countertops. The first floor includes living room, formal dining room, one bedroom, and a newly renovated half bath.While the second floor

  Elizabeth Bauch Listing by WNY Metro Roberts Realty

  

  3654 7th St, Buffalo, NY 14219
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  /48

  $229,900

  • 6 Beds
  • 2 Baths
  • 2,208 Sq Ft

  56 Hoerner Ave, Buffalo, NY 14211

  VR PRICING. Seller will consider offers starting at $229,900-$249,900+. Spacious 3/3 double offering over 2,200 square feet in the Cheektowaga School District! Each unit features three bedrooms, a large living room, and a spacious eat-in kitchen. The spacious upper unit includes its own laundry, while a full basement and attic provide additional storage space. Highlights include updated

  Samantha Muscato Listing by Iconic Real Estate

  

  56 Hoerner Ave, Buffalo, NY 14211
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  /35

  $200,000

  • 3 Beds
  • 1 Bath
  • 984 Sq Ft

  43 Ruhl Ave, Buffalo, NY 14207

  Welcome home to this charming three-bedroom, one-bath Ranch, offering comfortable one-level living and a wonderful blend of character and updates. Beautiful hardwood floors flow throughout the home, complemented by a freshly painted interior and beautiful new lighting fixtures. The inviting eat-in kitchen provides a cozy space for everyday meals, while the updated bathroom, replacement windows,

  Joann Parisi Listing by HUNT Real Estate ERA

  

  43 Ruhl Ave, Buffalo, NY 14207
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  /31

  $294,999

  • 3 Beds
  • 2 Baths
  • 1,486 Sq Ft

  492 Lamarck Dr, Buffalo, NY 14225

  Welcome to 492 Lamarck Dr! Ideally situated near the Williamsville and Snyder borders, this 3-bedroom, 2-full-bath home offers a versatile layout, generous outdoor space, and numerous recent updates. In addition to the three bedrooms, the home features a bonus room with loft, currently used as additional sleeping space, providing flexibility for a home office, guest room, playroom, or additional

  Tyler Ciffa Listing by Symphony Real Estate LLC

  

  492 Lamarck Dr, Buffalo, NY 14225
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  /41

  $399,900

  • 4 Beds
  • 1.5 Baths
  • 2,112 Sq Ft

  129 Ponderosa Dr, Buffalo, NY 14221

  Welcome to this beautifully maintained split level home located in the award winning Williamsville School District. Offering four spacious bedrooms, one full bath, and one half bath, this home provides a comfortable and functional layout with room for everyone. The inviting eat in kitchen features a large island that is perfect for meal preparation, casual dining, and gathering with family and

  Deacon Tasker Listing by HUNT Real Estate ERA

  

  129 Ponderosa Dr, Buffalo, NY 14221
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  /20

  $534,900

  • 3 Beds
  • 2.5 Baths
  • 2,402 Sq Ft

  87 Surrey Run, Buffalo, NY 14221

  Original owner custom mid-century masterpiece! Offered for the very first time by the family who custom-built it, 87 Surrey Run is a pristine 3 bedroom, 2.5 bathroom architectural gem. Located in the highly sought-after Williamsville School District, this historic property perfectly blends vintage high design with major modern upgrades. As an added bonus for mid-century enthusiasts, the sale

  Susan Lenahan Listing by MJ Peterson Real Estate Inc.

  

  87 Surrey Run, Buffalo, NY 14221
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  /46

  $260,000

  • 5 Beds
  • 2 Baths
  • 1,716 Sq Ft

  8 Warsaw St, Lackawanna, NY 14218

  WOW! This Amazing HARD to FIND 4-5 bedroom 2 FULL Bathroom almost 1,800sqft has been COMPLETELY IMPROVED INSIDE and OUT, sits on a deeper 148ft lot with a low maintenance vinyl exterior and a HUGE 2.5 car garage with double wide concrete driveway. Offering a versatile five-bedroom layout, the second floor includes three spacious bedrooms plus a flexible bonus room ideal as a fourth bedroom, home

  John Fox Listing by MJ Peterson Real Estate Inc.

  

  8 Warsaw St, Lackawanna, NY 14218
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  /39

  $349,900

  • 4 Beds
  • 2 Baths
  • 2,118 Sq Ft

  69 College St, Buffalo, NY 14201

  Currently being used as a large single family home, the Allentown gem has been fully plated and renovated throughout. The upstairs features a huge family room, creating an ideal gathering space for entertaining, relaxing, or enjoying family time. Thoughtfully updated while preserving its original charm, the property features a beautifully renovated kitchen and two updated bathrooms, original

  John Heffron Listing by Gurney Becker & Bourne

  

  69 College St, Buffalo, NY 14201
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  /47

  $340,000

  • 2 Beds
  • 2 Baths
  • 2,321 Sq Ft

  1970 Baseline Rd, Grand Island, NY 14072

  History, character and remarkable versatility come together in this one-of-a-kind Grand Island home, situated on nearly one acre and offering more than 2,300 square feet of living space. Reported to be among the island's oldest surviving structures, the home has evolved into a creatively configured property filled with unexpected details. A generous living room flows through an open layout into

  James Conley Listing by MJ Peterson Real Estate Inc.

  

  1970 Baseline Rd, Grand Island, NY 14072

Showing Results 321 - 360, Page 9 of 18