Standardized Operating Procedure of Purchase

Welcome to 328 W High St in Geneva—tucked into The Arbors neighborhood and minutes from Seneca Lake. This ranch brings 3 bedrooms, 1 full bath, and 955 sq ft—all wrapped into easy, first-floor living. A stone walkway leads to the front door, offering a warm welcome before you step inside. Natural light pours through the picture window, brightening the living room and making the space feel instantly inviting. The kitchen features both a breakfast bar seating and room for a table, making it equally suited for a quick bite on a busy morning or dinner that lingers long after the plates are cleared. The mudroom creates a dedicated landing zone for coats, shoes, bags, and the everyday clutter that follows us home. It also serves as the home’s laundry and utility space, keeping life’s practical necessities neatly in one place (w/ pull-down attic access providing added storage for the things you want tucked). 3 bedrooms and a full bath provide a layout that works for a variety of needs, with one room serving as a home office, guest room, or whatever extra space life calls for. Out back is where this property earns its keep. The covered porch overlooks a spacious backyard. Sit in the shade on a hot summer afternoon, listen to a rainstorm roll through, or simply embrace a little extra breathing room. Whether you’re gathering around a fire pit, tending a garden, or hosting friends, the yard offers flexibility that’s getting harder to find. And perhaps best of all, you’re not right on top of your neighbors, making it easier to slow down and unwind. A shed keeps everything organized and out of sight. Two driveways take the hassle out of parking—one in the front & a second along the side street, a dead-end road with no through traffic. Baseboard heat, a mini-split for air conditioning, & a H20 tank installed in 2017 help keep things running smoothly throughout the seasons. Close to the YMCA, Wegmans, & downtown Geneva, you’re never far from a good cup of coffee, fresh farmers market finds, a favorite dinner spot, or an evening by the lake. If you’ve been searching for the simple pleasures that make life here special, this may be the one. Del. Neg 6/9 @ 12pm