Standardized Operating Procedure of Purchase

Welcome home to this beautifully maintained Colonial located in the highly sought after Orchard Park School District. Situated on a spacious corner lot, this impressive home offers nearly 2,000 square feet of comfortable living space with an open and inviting layout that is perfect for both everyday living and entertaining.
The heart of the home is the stunning kitchen featuring a massive quartz center island that provides exceptional workspace, abundant seating, and the perfect gathering place for hosting. Quartz countertops, abundant cabinetry, and an open design create a space that is both beautiful and functional. Wide-plank engineered oak hardwood flooring extends through the first floor, adding warmth and timeless style while large windows fill the home with natural light. The living room features a granite sill matching the kitchen counters.
The second floor offers three spacious bedrooms including a generous primary suite with a private bath and excellent closet space. Two additional bedrooms and another full bath provide plenty of room for guests, a home office, or other flexible living needs.
The full basement offers outstanding storage and endless possibilities for future finishing. Outside you will find a large deck overlooking a beautifully maintained yard with plenty of space for relaxing, entertaining, or outdoor activities. The oversized attached garage and concrete driveway provide ample parking and convenience.
Numerous important updates provide peace of mind, including a roof replaced in 2018, windows replaced in 2018, a furnace installed in 2024, central air conditioning replaced in July 2026, and underground electric service for added reliability and enhanced curb appeal. Pride of ownership is evident throughout this exceptionally cared for home.
Conveniently located near parks, shopping, dining, and major commuter routes, this move in ready property offers the perfect combination of quality, comfort, and location. Do not miss this wonderful opportunity to make 70 Angle Road your next home. Offers will be reviewed Wednesday 7/15 at noon. Open house Sunday 7/12 1-3pm.