Standardized Operating Procedure of Purchase

Enjoy the ultimate countryside retreat, located just 5 minutes from the Village of Ellicottville and Holiday Valley Resort. Tucked away on a quiet dead-end road, this stunning 4-bedroom, 2-bathroom home offers the perfect blend of privacy and convenience—putting world-class skiing, golf, dining, and boutique shopping right at your fingertips. Whether you are looking for a year-round residence or a premier four-season getaway, this property delivers on every front.

Interior Highlights
The Main Living Space: Bright, airy, and full of character, featuring an open-concept layout, abundant natural light, and a cozy, modern, clean burning fireplace that serves as the perfect focal point.

The Kitchen Hub: Built for socializing, the kitchen features central island that opens directly up to the living room, keeping you part of the conversation while cooking or entertaining. Equipped with stainless steel appliances.

Storage Galore: Exceptional functionality with lots of closet and storage space throughout the home.

Finished Lower Level: A partially finished walkout basement including a bedroom and full bathroom adds a massive amount of versatility, featuring an additional living room perfect for movie nights, a play space, or a home gym. The basement features its own private entrance, allowing for a potential in-law suite, or room to rent.

Exterior & Outbuildings
Outdoor Living: Step outside onto a modern Trex balcony off of the upper and lower living areas. Perfect for low-maintenance relaxation overlooking your own private oasis.

Garage & Parking: A spacious 2-car attached garage keeps your vehicles protected from the elements, complemented by a clean, durable blacktop driveway means no mud anytime of year.

Bonus Space: A separate outbuilding with attic storage provides the ideal footprint for extra storage, a workshop, or hobbies.