Standardized Operating Procedure of Purchase

Welcome to 1407 Center Street, a distinguished 2,129 square foot custom Barden Ranch Home set just outside the Village of East Aurora in the Town of Aurora, offering the rare combination of refined single-level living, acreage, and access to East Aurora Schools. As you arrive, the setting immediately tells a story of a home lovingly cared for by the original owners for more than 20 yrs. With more than 2.5 acres of open lawn, mature wooded backdrop, & a private 1/4-acre aerated stocked pond, this property feels peaceful and estate-like, with room to breathe and simply enjoy the quiet rhythm of WNY’s countryside.

Solid oak six-panel doors & thoughtful room placement create a sense of permanence & quality. The formal dining room offers an elegant space for holidays & entertaining, while the dedicated office with pocket doors provides privacy without sacrificing flow. A full-size pantry and first-floor laundry bring everyday convenience to the main living level. The kitchen and main living areas were designed for comfort and connection, with an open floor plan and 9ft+ ceilings. Nearby, a newly installed gas fireplace adds a refined focal point, perfect for relaxed evenings at home. The primary suite has been thoughtfully elevated with a fully renovated ensuite bathroom completed in 2025, featuring heated floors, claw-foot soaking tub, and premium half-inch glass shower doors.

The four-season sunroom, enhanced with its own dedicated mini-split for heating and cooling, offers a beautiful transition between indoors and out. The home’s infrastructure is equally impressive: furnace 4 yrs old, roof 3 yrs, a whole-home generator 3 yrs ago, central air, a 200-amp main panel, home security system, updated exterior drainage (north side) etc. This home also features a full basement with ample ceiling height – a blank slate for a new owner looking to finish.

The attached 2.5-car garage features keypad entry and patio screens, allowing the space to function beyond ordinary vehicle storage. The separate two-story outbuilding includes two overhead doors, a separate subpanel, and substantial second-floor storage. Negotiations begin May 22nd at Noon.