Standardized Operating Procedure of Purchase

Welcome to this large split-level masterpiece that decided it wasn’t satisfied being “just another house,” so it leveled up (literally). Step into Grandeur This semi-cathedral ceiling in the enormous extended family room with BRAND NEW LUXURY Vinl’y FLOORING will have you feeling like you live in a cathedral of comfort. Angels may or may not start singing when you walk in (results may vary). Windows and skylights let in enough natural light to power your mood better than any cup of coffee. Warning: you may need sunglasses indoors. Climate Royalty Buffalo weather doesn’t stand a chance. With a new high-efficiency furnace and new central air conditioning, you can finally stop the age-old thermostat wars. You’re in control now, my friend. Especially when you step out of the shower onto your heated bathroom floor. Or you get done taking a bath in your jetted tub. Backyard Bliss Step outside into your own personal kingdom. A 6′ vinyl privacy fence surrounds your giant private backyard haven — perfect for barbecues, dog zoomies, or practicing your touchdown dance when the Bills finally get back to the Superbowl. Entertain Like a Boss A formal dining room for when the in-laws visit, a huge living room for Netflix marathons, and an extended family room big enough to host a Super Bowl party that could rival the 716 Food & Sport jumbo screen. (Wings not included, but highly encouraged). Bathrooms Galore Not one, not two… oh wait, yes — two full baths PLUS a half bath right near the garage entry. Because sometimes you just don’t want to track grass clippings through the house after mowing. An attached 2.5-car garage — perfect for your vehicles, your toys, or a man cave so impressive your friends will ask if you charge admission. Your Quiet Cul-de-Sac like Retreat No through-traffic. No speeding cars. Just peace, quiet, and maybe the occasional Amazon driver trying to figure out where you live. Don’t miss it — homes like this disappear faster than free pizza in Western New York.