Standardized Operating Procedure of Purchase

This tastefully remodeled and beautifully decorated 3-bedroom, 2-full bath country home sits on 8.53 acres of private land with a stocked pond and stunning countryside views. Located just 15 minutes from Ellicottville, this property offers the perfect blend of peaceful rural living and convenient access to year-round recreation. The home features a custom oak country kitchen with island seating, an open floor plan, new flooring and carpeting throughout, and a spacious windowed family room with wood fireplace that opens to a side deck overlooking the pond and wooded landscape. Enjoy breathtaking sunrise mountain views from the expansive covered front porch that stretches the length of the home. The primary suite features a recently remodeled en-suite bath (2026), while the second full bath was updated in 2020. Mechanical updates include a newer asphalt architectural shingle roof (approximately 10 years old), newer central air, 200-amp electrical service with two main panels, well water (136+ ft), 1,000-gallon concrete septic tank, and a 1,000-gallon propane tank providing propane heat, along with supplemental electric heat, pellet stove. The property also features Armstrong fiber-optic internet service. A full 60′ x 24′ clear-span basement/garage with steel beams provides exceptional storage and parking space. Outdoor amenities include a fire pit area with crushed stone, newer rear deck, covered front porch, and multiple outbuildings including a freshly painted tool shed with new metal roof and a 12’ x 16’ shed with electric and heat. The stocked pond (koi, perch, bass) and excellent hunting for deer, turkey, fox, and bear make this property a true outdoor retreat. Nearby state land offers even more space for recreation, hiking, and hunting. A rare opportunity to enjoy privacy, nature, and modern comfort in one exceptional property. OFFER DEADLINE HAS BEEN SET FOR FRIDAY 4/10 @8PM. Seller is requesting best and final offers.