Standardized Operating Procedure of Purchase

Open Wed 2/11 4-7PM. WELCOME HOME to 235 Mill St, a charming, meticulously-maintained, 4 bedroom home located in the heart of Williamsville, where village character meets modern updates. This home sits on a rare ~0.5 acre, level, corner lot, offering a convenient side-driveway, private, fenced yard, and quick access to Main St, Glen Park and the 290! On the exterior, this home boasts the appearance of a regal, classic colonial w/ an oversized front porch, while the interior offers tri-level-living, perfect for retreating to quiet, private spaces. Upon entering, you’ll find a bright living room w/ gleaming hardwood floors & a wood-burning fireplace surrounded by custom built-ins. The main floor has a very functional floorplan, ideal for both daily living & large gatherings. Enjoy a formal dining space that leads to a spacious family room w/ wood-burning fireplace & mini-split (’20) and a kitchen that exudes village character, offering refinished, real wood cabinetry w/ sprawling Corian countertops, and a tranquil breakfast nook. There’s also a refreshed half bath (’23) & two doors to access your private, fully-fenced yard w/ concrete patio – great for entertaining! When you’re ready to unwind, head up a few stairs to a nice-sized bedroom & your remodeled full bath (’24). Head up a few more stairs to find three more light & bright bedrooms w/ hardwood floors – the largest is to the right and has access to your newly insulated attic (’26), while another is generously-sized and serves as a pass-thru to your 4th bedroom – both are currently used as offices, but this combo could make an amazing primary or in-law suite. All 4 bedrooms have their own closets & 3 are California closets! In basement find a large laundry area w/ workshop, updated mechanics (AC ’25, Hi-Eff Furnace ’20, HWT ’18), newly installed drainage tile & sump (’25) & plenty of half-height storage space! The 2-car garage offers more storage, fast EV charger (’23) & newer garage door (’18). Other improvements: HWT flue liner (’25), Pella Windows (’21 & ’17), tear-off roof (’11), etc. Seller including a 1-yr buyer’s home warranty for added peace of mind. OFFERS requested by THU 2/12 @ 6PM.