Standardized Operating Procedure of Purchase

A rare opportunity to live in Livonia’s best kept secret! This exquisite custom built 2023 ranch by Rode Homes is situated on private cul-de-sac where nature abounds yet walking distance to Livonia Village. A neighborhood nature trail is conveniently located next door leading to a pond. The exterior of the house boasts 2 outside living areas – a beautiful tile walkway leads to the front door & covered front porch. In the back, is an expansive covered patio, ideal for entertaining or peaceful outdoor relaxation! There is a 2.5 car garage and a large Amish built shed. Inside is an airy, light filled open layout where the living and dining areas flow seamlessly into a beautifully designed Custom-Built kitchen with high end amenities including Merillat Masterpiece Custom Cabinets, Quartz countertops, an Island with a breakfast bar, all new appliances including an inductive stovetop and a large walk-in pantry. All the trim is Hand picked Custom Cherry and all the doors are solid wood. Luxury Vinyl Flooring throughout with the exception of the back entryway and the 2.5 tiled bathrooms. The primary ensuite offers a large room with many windows for lots of natural light and two generously sized walk-in closets. Pocket doors lead to an exceptionally large primary bathroom with 2 vanities and a walk-in shower. First floor laundry adds to the convenience of effortless living along with wide hallways and 36 inch wide doors for an elevated sense of space and accessibility. The other 2 bedrooms enjoy the second full bath with a tub and the half bath is conveniently located for guests. This home has geothermal heating & cooling providing high efficiency & reduced energy bills to name a few benefits of this very high end HVAC system. The large finishable basement presents endless possibilities for additional living space and is already equipped with an egress window. In addition to all the surrounding nature, you can look forward to beautiful flowers blooming soon including trout lilies and trillium. Just a few miles to Conesus Lake. Close to Geneseo and roughly 25 minutes to the Rochester area. Delayed negotiations until 4/28/26 at 6:00pm