Standardized Operating Procedure of Purchase

STYLE. SPACE. SERIOUS ENTERTAINING… inside & out! This isn’t a home that was simply updated… it was THOUGHTFULLY REDESIGNED to create better flow, more functionality and spaces that naturally bring people together. NEWER FLOORING! A front gathering room, currently enjoyed as a formal dining room, flows effortlessly into the beautifully updated EAT-IN KITCHEN~ GRANITE COUNTERTOPS, BRICK TILE FLOORING, STAINLESS STEEL APPLIANCES, CUSTOM WOOD RANGE HOOD, BREAKFAST BAR, IMPRESSIVE CUSTOM BEVERAGE STATION, PANTRY STORAGE and a gathering island. VAULTED CEILINGS in the family room with oversized windows and a sliding glass door flooding the space with natural light. A gas fireplace anchors the room, and the open layout flows seamlessly to the EXPANSIVE COVERED PATIO, creating effortless indoor-outdoor living. The beautifully landscaped backyard continues the experience with a DESIGNATED FIRE PIT AREA, plenty of room to spread out. The FIRST-FLOOR LAUNDRY/MUDROOM features custom cabinetry, a wood folding counter, utility sink and plenty of storage, while the updated powder room carries the same thoughtful design with beadboard accents and a furniture-style vanity. The EXPANSIVE PRIMARY SUITE offers a large walk-in closet and private ensuite bath, while two additional bedrooms are served by an updated full bath. The FINISHED LOWER LEVEL is a true extension of the home featuring a spacious family room, PUB-STYLE BAR, dedicated dining area and incredible flex space for game days, movie nights, hobbies, fitness or whatever best fits your lifestyle. VINYL SIDING. NEW ARCHITECTURAL ROOF. NEW FURNACE. CENTRAL AIR. Attached two-car garage. Oversized Storage shed. Just down the street from the Golf Club and conveniently located just minutes from Webster Village, Webster Park, Lake Ontario, shopping, dining and expressway access, this home offers the perfect balance of peaceful neighborhood living and everyday convenience. Square footage is per appraiser measurements **Showings start July 16, 2026… DELAYED NEGOTIATIONS Wednesday July 22, @ 12pm