Standardized Operating Procedure of Purchase

Welcome to 153 Patton Place in Amherst, located within Williamsville School District – this beautifully maintained 2,100 square foot, 4-bedroom, 2.5-bath home with attached two-car garage offers timeless character, thoughtful updates, and move-in-ready convenience on a tree-lined neighborhood street close to everyday amenities. A quaint covered front porch welcomes you inside to a neutral tile foyer. The well-updated kitchen features hardwood floors, ample cabinetry and counter space, and a serving peninsula perfect for breakfast bar seating. A sun-filled bay window breakfast nook provides the ideal spot for casual dining. Adjacent, the formal dining room showcases elegant picture-frame trim and chair rail detailing, flowing seamlessly into a spacious formal living room highlighted by a large picture window for abundant natural light. Toward the rear of the home, the inviting family room offers warmth and character with box-beam accented ceilings, a slight vaulted design, built-in cabinetry, and a brick wood-burning fireplace (not represented as code-compliant). A large sliding glass door opens to a newer composite deck overlooking a fully fenced private backyard, creating an excellent setting for entertaining or relaxing. The first floor also includes a gently used half bath with Corian countertop, a convenient first-floor laundry room, and additional storage closet space. Upstairs, the generously sized primary suite features a granite dual-vanity ensuite bath with stand-up shower and a remote-operated ceiling fan. Three additional well-proportioned bedrooms are serviced by an updated full bath with granite counter and one-piece fiberglass tub/shower surround. The basement offers 8-foot ceilings and substantial finished space not included in the square footage, providing excellent flexibility for recreation, office, or hobby use. Additional improvements include a 150-amp electrical panel, glass block windows, furnace with central air (2012), HWT (2017), replacement windows throughout (2008), architectural shingle roof (2018), rear yard drain tile and epoxy-coated garage floors. Offers will be considered on Wed 3/11 at 10am.