Standardized Operating Procedure of Purchase

VRP-Owner will consider all offers between $350,000–$400,000 or more on this beautifully maintained brick ranch tucked into one of Williamsville’s most coveted neighborhoods. Step inside to a grand entryway featuring elegant marble floors and an oversized entry closet that sets the tone immediately. The flexible floor plan offers 2 bedrooms plus a generously sized front room that can easily serve as a third bedroom, formal dining room, or additional living space — the choice is yours. At the heart of the home is a large eat-in kitchen with so much cabinet space it genuinely has to be seen to be believed. Stunning new quartz countertops, a fresh tile backsplash, and brand new 2025 appliances make this kitchen as beautiful as it is functional. The living room centers around a brand new gas fireplace, creating warmth and ambiance year-round. Beat the summer heat with a split unit in the bedroom and a whole-house fan that keeps every room comfortable without breaking the bank. The showstopping three-season room overlooks a private, serene backyard — your personal retreat for morning coffee or weekend entertaining. First-floor laundry and a large mudroom keep daily life running smoothly, while 1.5 bathrooms round out the main level nicely. Major updates give you true peace of mind: new electric panel, new hot water tank, and a routinely serviced boiler. The full dry basement is ready to be transformed into whatever your vision calls for — rec room, home gym, additional living space — the potential is wide open. From the classic brick exterior to the lush landscaped grounds complete with a brand new shed, every inch of this property has been cared for with intention. The oversized 2.5-car attached garage adds even more storage and functionality to an already impressive package. Close to every Williamsville amenity you could want. Showings begin immediately. Open house Wednesday 5/27 5pm-7pm. Offers will be reviewed on Tuesday 6/2/26 at 10 am.