Standardized Operating Procedure of Purchase

Welcome home to your own private retreat in the heart of the hamlet of West Falls. Set on an ultra-deep, picturesque lot stretching to the far banks of Cazenovia Creek, this special property offers the rare combination of convenience, natural beauty, and highly rated East Aurora schools. Stroll to the Blueberry Treehouse Farm, the Dog Bar, and the West Falls Center for the Arts, or enjoy the short five-minute drive into the Village of East Aurora.

A charming covered front porch welcomes you inside, where pegged oak floors connect the inviting living and dining rooms. The spacious family room is filled with natural light from a bay window and features a soaring ceiling, a wood-burning fireplace, and built-in shelving that creates a warm and comfortable gathering space.

The kitchen is designed for everyday living with abundant cabinetry, vaulted ceilings, and an eat-in dining area. All appliances will remain, including twin sets of washers and dryers. A practical rear mudroom provides easy access to the backyard and deck, making everyday life and entertaining a breeze.

The flexible floor plan includes two full bathrooms and a spacious primary bedroom on the first floor with generous closet space. Upstairs, two additional bedrooms provide comfortable accommodations with ample storage.

Step outside and discover what truly makes this property unforgettable. The expansive backyard stretches through mature trees to your own frontage along Cazenovia Creek, creating a peaceful setting complete with a fire pit and endless opportunities to relax, entertain, or simply enjoy nature. A detached barn offers exceptional flexibility as a hobby shop, studio, home office, or potential guest space, while the detached two-car garage includes an attached screened porch for enjoying summer evenings.

Additional highlights include a rear grilling deck, blacktop driveway with turnaround and ample parking, a four-zone boiler, dual hot water tanks, whole-house generator, and a radon mitigation system.

A special opportunity to own your own slice of heaven in one of WNY’s most charming settings. Showings begin immediately. Offers considered starting July 23rd. Let’s move.