Standardized Operating Procedure of Purchase

Welcome home! Commanding curb appeal with its stacked-stone exterior, this 1922 sq ft Colonial is nestled within the highly desirable Pines East Neighborhood & coveted Williamsville School District. Step inside & discover the first of 3 distinct gathering spaces. An impressive living room & formal dining area combine to create an expansive great-room feel, offering exceptional flexibility for entertaining & accommodating oversized furnishings. The bright, functional eat-in kitchen features abundant white cabinetry, updated hardware, stainless steel appliances, & seamless connectivity to the family room, a stunning 2021 addition highlighted by a vaulted ceiling & abundant natural light. Two sliding glass doors extend the home’s footprint outdoors to an enormous 600 square-foot deck anchored by striking black pergola. Envision separate lounge, dining, & grilling zones, creating the ultimate backyard retreat & the perfect setting for summer gatherings & early season Bills games. Upstairs, you’ll find 3 generously sized bedrooms, including a spacious primary suite complete with an ensuite bath. A second full bathroom showcases a large walk-in shower accented by a river rock floor. The fully finished basement offers yet another level of living & entertaining. Featuring a wet bar, leather sectional, bar stools & a 60-inch mounted flat-screen television -all included- serves as an ideal media room, game-day headquarters, or private escape. Enjoy peace of mind with significant recent updates, including a complete tear-off roof (2024), tankless hot water system (2024), A/C unit (2020) & whole-house humidifier (2021). Smart-home features, including a Nest thermostat and Ring doorbell, allow you to stay connected and in control whether you’re home or away. Mature trees, established landscaping & vibrant wildlife create a setting you just won’t find in today’s clear cut new-build communities. Conveniently located just minutes from shopping, dining, golf & every amenity Transit Road has to offer. This exceptional home blends comfort & lifestyle in one outstanding package. Showings begin at Open House, Saturday, June 6 11 am – 1 pm; Offers due Wednesday, June 10 at 3 pm.