Standardized Operating Procedure of Purchase

Welcome to the home where memories are waiting to be made! Tucked along a quiet, tree-lined street in one of Williamsville’s most desirable neighborhoods, this inviting brick-front Colonial offers the perfect blend of warmth, comfort, and room to make it your own. With 4 bedrooms, 2.5 baths, and 2,377 square feet, there’s room for everyone to spread out. The eat-in kitchen, featuring hardwood floors and abundant cabinetry, is ready for everything from busy weekday mornings to homemade dinners. The inviting Living and Dining Rooms make entertaining effortless; perfect for holiday celebrations, birthday dinners, or casual evenings with friends. The cozy step-down family room offers the ultimate place to relax, featuring a wood-burning fireplace (NRTC), charming built-in bookcases, and the perfect setting for movie nights or curling up with a favorite book. Upstairs, the spacious Primary Suite provides a peaceful retreat with a walk-in closet and private ensuite bath featuring a step-in shower. Three additional generously sized bedrooms and a ceramic tile hall bath offer flexibility and room for everyone. The full basement adds excellent storage and exciting potential for bonus space; think recreation room, workout area, or hobby space. Step outside and picture summer BBQs, backyard games, and evenings spent relaxing on the patio in the large backyard surrounded by mature landscaping and neighborhood charm. Lovingly cared for by the original owners, updates include: Carpets ’26, Paint ’26, HE Furnace ’20, H2O Tank ’13, Roof approx. 15 years old, plus Central Air, vinyl siding, a convenient first-floor laundry room, attached 2-car garage, concrete patio, beautiful landscaping, and more. Located in the highly desirable Williamsville School District and close to parks, shopping, dining, and everyday conveniences with walkable neighborhood charm, this home offers the lifestyle you’ve been searching for. Some photos have been virtually staged. Private showings begin immediately. Open House Sunday 5/31 from 11 AM–1 PM. Seller will review any/all offers on 6/1 at 3pm. Welcome home to 74 Heritage Road West—you’ve found your perfect MATCH!