Standardized Operating Procedure of Purchase

On a desirable tree lined street in Williamsville, this timeless 2805 square foot all brick ranch offers a rare blend of warmth, character and thoughtful design. This home features 3 bedrooms, including a spacious primary suite with an adjoining sitting room opening to a beautiful flagstone patio. The family room also leads to the same patio, creating a pleasant courtyard like setting with an easy indoor-outdoor feel. The gracious living room opens to the dining room providing a great space for gatherings, while the centrally located kitchen provides a natural flow between the main living spaces. The eat in kitchen is highlighted by a Sub-Zero refrigerator and Frigidaire double wall ovens (2022). Enjoy the beautiful yard with mature trees and perennial garden. Additional features include a full basement with cedar and storage closets, 2 car garage with storage, new irrigation system (2025), new central air installed (2018), Liftmaster garage system (2025), sump pump with water pressure backup system. Highly rated Williamsville school district.
Pride of ownership is evident throughout, offering a wonderful opportunity to enjoy this lovely home’s charm and setting.

Showings begin Wednesday 5/6/2026 at 10:00 AM. Offers, if any, are due Monday 5/11/2026 by 2:00 PM.