Standardized Operating Procedure of Purchase

Nestled on a beautifully landscaped corner lot in one of East Amherst’s most sought-after neighborhoods, this charming English Tudor offers timeless character, exceptional outdoor living, and a long list of updates. The private fully fenced backyard is designed for both relaxation and entertaining, featuring an inground pool with slide, spacious screened-in three-season room with hot tub, concrete patio for extra entertainment space, and a shed for additional storage.

Inside, you’ll find an open and functional layout as you are welcomed by a spacious foyer with two closets, formal living room with beautiful bay windows, a large formal dining room, and a cozy family room centered around a Heatilator wood-burning fireplace that has been professionally serviced and cleaned annually. The bright eat-in kitchen with granite countertops and updated cabinetry complete the first floor. Through the mud room, the attached 2.5 car garage offers ample storage, while the partially finished basement expands your living and entertaining space with rec room, wet bar, workshop area, and abundant storage throughout.

Upstairs features 4 generously sized bedrooms with large closets, including a spacious primary suite with cathedral ceilings, walk-in closet, and full bathroom. A second full bathroom and the convenience of second-floor laundry complete the upper level. An additional half bath is located on the first floor for guests.

Major updates include roof (2019), drain tile system (2017), garage door (2017), backup water-powered sump pump with alarm (2018), most windows (2019), hot tub pump (2020), hot water tank (2022), Trex stairs to sunroom (2024), dishwasher (2025), refrigerator (2025), exterior trim painted (2025), and primary sump pump (2026). The pool liner was replaced in 2017 and has been professionally maintained by Five Star Pools.

With its classic charm, spacious living areas, extensive storage, and an exceptional backyard oasis, this well-maintained East Amherst home presents a rare opportunity in a highly desirable location.

Showings begin immediately. Open houses Saturday 6/27 & Sunday 6/28 with negotiations to begin Monday 6/29 at noon.