Standardized Operating Procedure of Purchase

Charming, family-loved Village of Williamsville home in a highly sought-after, walkable location within the desirable Williamsville school district! This 3-bedroom, 2-bath residence features hardwood floors throughout. Built-in bookshelves and stained-glass windows flank an artificial fireplace in the formal living room and a front room off the living room adds flexible space. With convenient access to the kitchen, the formal dining room is nestled between the living and family room. Kitchen with breakfast bar is adjacent to a dining nook and overlooks the cozy family room and woodburning fireplace. French doors lead to a deck (needs work, do not walk on) and fenced yard. Appliances convey “as-is.” Kitchen floor needs replacing due to a past kitchen sink leak; two first-floor ceiling stains possibly from second-floor bath. Priced below market value to allow for updates and sold “as-is,” this home is a rare opportunity to make it your own! 1.5-car garage. Offers, if any, will be considered Friday 2/20/26. Please submit your offer by 11am.