Standardized Operating Procedure of Purchase

Meticulously maintained split-level home in an exceptional location! The spacious living room flows seamlessly into the kitchen and bright family room, where a vaulted ceiling and cozy wood stove create a warm and inviting gathering space. The kitchen features solid-surface countertops, abundant cabinetry, and convenient access to both the enclosed porch and rear deck, making indoor-outdoor living easy. The lower level offers a large, finished flex space, laundry area, and half bath, providing plenty of room for recreation, hobbies, or a home office. Set well back from the road on a picturesque, park-like lot, the property showcases stunning landscaping with Japanese maple trees, century-old irises, lily of the valley, and an array of seasonal plantings. The newly fenced (2025) wooded backyard provides privacy and a serene natural setting. Numerous recent updates offer peace of mind, including freshly refinished hardwood floors throughout the first and second levels, interior painting, and professionally cleaned ductwork (April 2026). Additional improvements include a tear-off roof and skylight (2021), Trane furnace and central air conditioning (2014), second floor and basement windows (2018), and garage doors and openers (2025). Conveniently located just minutes from the shops and restaurants of Bushnell’s Basin, major expressways, the Erie Canal, and Great Embankment Park. Delayed negotiations until 6/16/26 at 12:00 p.m.