Standardized Operating Procedure of Purchase

Some homes are updated.
Some homes are private.
This one is both and it’s beautiful!

Set in the quaint Village of Orchard Park, this home offers exceptional privacy with no rear neighbors, paired with lovely curb appeal and outdoor spaces that feel straight out of a lifestyle magazine.

Inside, warm hardwood floors, natural light, and a wood-burning fireplace create an inviting, picture-perfect feel. The home is currently a 3-bedroom, 2-bath, with an easy option to convert back to 4 bedrooms, giving you flexibility without sacrificing style.

The backyard is truly special — a screened summer room, outdoor patio, and a peaceful, private yard that’s as pretty as it is functional. A heated bonus room off the garage offers charming extra space for a home office, gym, or creative studio. (no rear neighbors)

Downstairs, the partially finished basement is ready for entertaining with a Buffalo Bills bar, and the sectional sofas stay. Major updates mean you can move in confidently: furnace (2023), Pella windows (2017), bathroom floors (2024), staircase carpet (2024), patio and driveway (2012), roof (2009), plus a security system with cameras.

Homes this pretty, private, and well-updated in Orchard Park don’t come along often.

If you’ve been waiting for “the one,” this might be it.

offers due Monday 2/16 @ 2pm. No escalation clauses.