Standardized Operating Procedure of Purchase

TUCKED AWAY AT THE END OF A CUL-DE-SAC ON 2.5 PRIVATE ACRES! THIS ONE HITS DIFFERENT! Over 3,200+ SQFT, A WOODED BACKDROP—Your Own Escape! & a House that keeps getting Better—BACKING TO TOWN LAND & MILL CREEK FOR ADDED PRIVACY & A SCENIC NATURAL SETTING! You pull in & Feel it. “OH WOW this is NICE” -step inside, turn the corner and—THERE IT IS—THE MOMENT! A 2-STORY GREAT ROOM WRAPPED IN WINDOWS, anchored by a FLOOR-TO-CEILING STONE FIREPLACE, pulling the outside all the way in. AND THEN—THE DETAIL MOST PEOPLE MISS: ALL NEW ANDERSEN WINDOWS (24)- A MAJOR UPGRADE YOU DON’T HAVE TO TOUCH! LIGHT Everywhere. VIEWS everywhere. Space that lives the way you want it to—OPEN WHERE IT SHOULD BE, but w/separate rooms to spread out – SUNKEN FAMILY RM, a TRUE 1st FLR OFFICE (plus BONUS FLEX SPACE—Bedroom?) & a HUGE MUDRM + LAUNDRY SETUP that feels like a luxury you didn’t know you needed * BRIGHT OPEN KIT w/ Solid Surface counters, Tile Backsplash & Breakfast Bar—then the progression… DINETTE/MORNING RM ? THREE-SEASON RM w/VAULTED CEILING? MASSIVE COMPOSITE DECK wrapping the back & side of the house—and Suddenly you’re picturing coffee mornings, summer nights, & YES deer casually passing through your own backyard *Head upstairs and it somehow tops itself—you’ll stop at the LOFT OVERLOOK because you have to, then the primary delivers w/a PRIVATE BALCONY, WALLS OF WINDOWS and a CLOSET that feels more like a BOUTIQUE and just when you think that’s enough, the UPDATED ENSUITE backs it up. The rest of the bedrooms? BIG! HARDWD FLRS THRUOUT. UPDATED MAIN BATH. STORAGE EVERYWHERE & the Basement—FULL WALKOUT, OVERSIZED WINDOWS—THE HEIGHT, THE LIGHT & THE POTENTIAL. All of it tied together by something you can’t fake: ORIGINAL OWNER, METICULOUSLY MAINTAINED & FIRST TIME EVER ON THE MARKET! Now it makes sense why they never left and why the next owner won’t want to either. And the location? RIGHT IN THE SWEET SPOT OF WEBSTER – Just minutes to everyday essentials like Wegmans, shops & restaurants while also a quick drive north to trails, playgrounds & shoreline views at Webster Park! CONVENIENCE WHEN YOU NEED IT! NATURE WHEN YOU WANT IT! DELAYED NEGOTIATIONS Thursday 4/30/26 @ 12pm noon