Standardized Operating Procedure of Purchase

Welcome to 88 Middlebury Road. This expansive and beautifully appointed Eagle Heights Contemporary Colonial offers the perfect blend of privacy, luxury and modern convenience. Exquisite curb appeal meets architectural distinction in this expertly designed residence. The dramatic two-story foyer transitions into a wealth of main-level living spaces. An inviting, great room boasts soaring ceilings with updated skylights (2019), hardwood floors and a custom stone gas fireplace with built-ins. Entertain with ease in the gourmet kitchen with an abundance of granite counters and solid wood cabinetry, a large island with a 6-burner Wolf cooktop, built-in double ovens and a wet bar. Updated sliding doors (including a custom 12-foot door) and four new rear windows (2020) provide bountiful natural light. The formal dining room features more beautiful hardwood and flows seamlessly into a living room with a second gas fireplace. A home office further enhances the functional floor plan. A first-floor bedroom with an en-suite full bath provides the perfect space for guests or in-law setup. The laundry room with creative storage options and remodeled half bath complete the main floor. The second level offers a primary bedroom retreat with generous closet storage and a spa-like bath with a walk-in shower and soaker clawfoot tub in addition to three large bedrooms and a third full bath. The walk-out basement with a multi-purpose living area and home gym provides over 1,500 additional square feet of finished living space. Experience nature on the large multi-level deck and relax in the Wellis hot tub (2023) overlooking the backyard with a new privacy fence (2025). Capital improvements including a permanent gas generator, an architectural roof, new hybrid heat pump furnace for the lower level and a 50-gallon hot water tank (2025) provide immediate peace of mind. A three-car attached garage with an epoxy floor in the two-car section (2019), central air and a rebuilt chimney add to the property enhancements. Located in Top Rated Orchard Park Schools (Ellicott Elementary) and minutes to the villages of Orchard Park and East Aurora. A rare opportunity to own a truly exceptional home.