Standardized Operating Procedure of Purchase

BACK ON MARKET DUE TO NO FAULT OF THE SELLER! Buyer backed out at the last minute due to a change in their circumstances. Their loss is your gain! Located just steps outside the village, this classic ranch in the heart of Williamsville is the one you’ve been waiting for! With over 2300 sq ft, this 3 bedroom, 2.5 bath home blends vintage character with modern updates, offering the perfect canvas for lovers of retro design and relaxed entertaining. The welcoming foyer opens to a sun-drenched living room featuring hardwood floors, recessed lighting, gas fireplace (NRTC), and a wall of windows that flood the space with natural light; ideal for showcasing statement furniture and bold décor. Entertain in true throwback style! The efficient kitchen w/electric cooktop & built in oven leads into a retro pub room, complete with a groovy wet bar and French doors that open to your own private backyard oasis. Outside, enjoy summer days by the sparkling inground pool, cool decking, partially covered patio, and fully fenced yard; perfect for pool parties, cocktails, or relaxing evenings under the stars. The bedroom wing offers a true retreat with a primary suite featuring a private vintage bath and separate dressing area, plus two additional bedrooms, a second full bath, and a bonus room ideal for a home office or creative space. Lovingly maintained & mechanically updated: Architectural shingle roof, vinyl siding & windows; complete sewer replacement ’25, Sump Pump, WaterGuard & interior drain tile ’25 garage door ’25, sand pool filter ’18, pool heater ’17, back up sump pump ’17, Lennox furnace & central A/C ’16, pool pump ’16, kitchen appliances ’15, pool motor ’14, half bath w/1st floor laundry, full basement w/glass block windows, attached 2 car garage, & more! All this, plus top-rated Williamsville schools and a location that’s close to everything. Bring your vision, embrace the vibe, and make this mid-century gem your own. Showings start immediately & negotiations will take place on 3/20 at 6pm. Welcome home to 155 N Union Road: You’ve found your MATCH!