35 Joanie Lane Amherst NY 14228 MLS #B1606041

This thoughtfully updated three bedroom, one and a half bathroom home in the Williamsville School District is move-in ready, and in a prime location conveniently near thruway access, restaurants, and many Amherst amenities. This well maintained home sits on a spacious lot complete with a widened concrete driveway (2023), a fully fenced-in backyard (2022), an extended patio with fire pit area (2023) which is perfect for relaxing or entertaining, 2 sheds, and 2 fruit bearing pear trees. Once inside, plenty of natural light can be found from the replacement windows which show off the refinished hardwood floors, as well as a spacious living room with a bay window, an added ceiling fan, and recessed lighting (2022). The sleek and modern kitchen features wooden cabinets, recessed lighting, a kitchen island with breakfast bar, and all stainless steel appliances are included. Cozy up near the wood-burning fireplace (NRTC) in the family room, complete with newer carpet, under-floor insulation (2023), and a sliding glass door leading to the patio area. Upstairs you will find a large primary bedroom, 6 panel doors throughout, and a full bathroom with jetted tub and separate stand-up shower. Major updates include a practically brand-new HVAC and central air system (within 6 months from Zenner & Ritter), newer interior paint (2023), garage electrical and insulation upgrades (2023), and gutter guards (2023 with transferable warranty). Other updates include a newer sump pump (2022), exterior paint (2021), and an architectural shingle roof (2012). The partially finished basement also adds flexible space for a rec room, office, or gym. Come see all that this great home has to offer as there will be public open houses held Wednesday May 14th from 5pm-7pm, Saturday May 17th from 11am–2pm, and Sunday May 18th from 10am-12pm. Delayed negotiations in effect, and offers due Monday May 19th at 5pm.