Standardized Operating Procedure of Purchase

Nestled on 1.3 picturesque acres in the highly sought after East Aurora School District, this beautifully maintained four bedroom, two bath home offers over 3,000 square feet of living space and an exceptional combination of character, comfort, and thoughtful updates. The heart of the home is the stunning kitchen, completely remodeled in 2025 and designed for both everyday living and entertaining. Spacious dining and gathering areas flow seamlessly into the impressive rear family room addition completed in 2012. This expansive space features vaulted ceilings, abundant natural light, and a gas fireplace, creating a warm and inviting atmosphere year round. The original living room offers additional character and charm with a wood burning fireplace. The chimney was professionally repointed three years ago. Upstairs you will find four bedrooms, including updated carpeting installed in 2023 and a full bathroom. The home has been thoughtfully maintained with numerous mechanical and infrastructure improvements. The boiler features four heating zones for efficient comfort throughout the home. The hot water tank was replaced in 2017. The basement benefits from drain tile around the foundation, while additional drainage systems have been installed in both the front and rear yards to help manage water and protect the property.Outside, the property offers the perfect blend of open lawn and rural charm. A detached two car garage provides excellent parking and storage, while the impressive two story barn style outbuilding, built in 2018, offers endless possibilities for a workshop, hobby space, equipment storage, or future creative use. Enjoy peaceful country living with the convenience of public water and easy access to the Village of East Aurora, while benefiting from one of Western New York’s most desirable school districts. Also in close proximity is the West Falls Blueberry Farm and Cafe as well as the West Falls Center for the Arts. With its blend of historic character, modern updates, generous living space, and outstanding outdoor amenities, this is a rare opportunity to own a truly special property.
Offers will be reviewed beginning 6/24. Open House 6/20 from 1-3PM.