Standardized Operating Procedure of Purchase

What a setting! Everything you could want for a quiet and private home yet easy walking distance to the amenities of the Village of East Aurora . 4 Bedrooms, 3 full baths and one 1/2 bath. A casual but sophisticated open floor plan features spacious foyer with closet and tile tile floors. Masonry wood burning fireplace in the living room, beautiful office with bay window, fabulous open kitchen with pantry, Kitchen-aide built-in refrigerator, cooktop, wall oven, microwave and dishwasher plus indoor grill and breakfast bar. Flexible space for your lifestyle – dining room could be set up as family room. Family room with 5 sets of French doors leading to in- ground unite pool and patio could be used as dining room. Spacious primary suite with two walk in closets, large tile shower, dual vanity and large tub. The east wing houses 3 bedrooms, one with en-suite full bath and a full bath off the hallway. Walk up attic. Partially finished lower level with walk-out has great rec-room with fireplace, fantastic bar room, large laundry room and and 1/2 bath . Expansive high ceiling unfinished basement with tons of potential. 1 acre of stunning landscaping, full paver, tree-lined driveway, front patio, fully fenced back yard, woods, and even a darling chicken coop! Steps from the conveniences of the  East Aurora Village.  As you stroll the village you’ll be drawn into one of many restaurants, galleries, boutiques, breweries and shops. East Aurora is a quaint and thriving village with a distinguished place in history. It was a center of the American Arts & Crafts movement, the location of President Millard Fillmore’s law practice and has long been known for equine sport and pleasure.  This history is being preserved through a careful dedication to maintain small town charm with successful growth. Less than 25 minutes from the Airport and the city of Buffalo. WNY offers both picturesque countryside and world-class cultural institutions such as the AKG Art Museum plus stunning Niagara Falls and the local ski areas of Kissing Bridge, Buffalo Ski Club and Holiday Valley 50 minutes or less away. Showings begin immediately. Delayed negotiations until Wed., June 10, 2026.