Standardized Operating Procedure of Purchase

This picturesque property is an outdoor lover’s paradise with a heated shop, separate barn and features a 4 bedroom, 3 bathroom colonial with beautiful views from every room. The exterior boasts a Trex deck overlooking a pond, a heated inground pool with a raised deck and gazebo, plus private trails bordering Pipe Creek. Inside, the home opens into a bright atrium/sunroom with heated floors and an American Eagle wood-burning stove (’23). The open dining room with hardwood floors flows into a living room featuring a gas stove (’22) and sliding doors to the rear deck. The kitchen is equipped with stainless appliances and ample cabinet and counter space. The layout includes a first-floor master bedroom with an ensuite bath and two second-floor bedrooms with new carpeting (’25), The basement includes a bedroom (’25) with egress, a utility bathroom, a 75-gallon water tank (’25), and a water filtration (Kind) system (’25), walk out access, and lots of storage. Additional features include an insulated, heated garage/shop 30×28, a separate apartment or studio/office space, an Amish-built 14×36 barn with a concrete floor (’25). Additional upgrades from 2025 include a concrete driveway and A/C. The septic system was also redone in 2020 to accommodate 4-5 bedrooms. This was designed to be a “forever home” and must be seen to be fully appreciated. House sq ftge is 1749, In-law apt sg ftge is 696 per appraisal. Total 2445. Please see the attachment for more details. Close to East Aurora, Buffalo Ski Club, and Kissing Bridge. Offers due Tuesday, 3/31 at 3PM.