Standardized Operating Procedure of Purchase

Step onto the tranquil front porch of this unique 2,477 sq. ft. Colonial/Victorian home, and you’ll immediately feel the charm of one of West Seneca’s most desirable neighborhoods.

Inside, a spacious foyer welcomes you with the glow of original hardwood floors that flow throughout the home.

The first floor offers an impressive Parlor/Living Room rich with natural woodwork—two fireplaces (one gas, one ornamental), oak pillars, pocket doors, and leaded glass windows create a timeless atmosphere. A formal dining room, an eat-in kitchen with a huge pantry, a full bath, and two bedrooms complete the level. One of the bedrooms is currently enjoyed as a cozy media/family room.

Upstairs, the second floor opens to a bright common area perfect for a study or reading nook. You’ll also find a second full bath and three generously sized bedrooms. The primary bedroom includes a walk-in closet and a charming bonus space ideal for a sitting area or vanity. A walk-up partial attic adds even more potential.

The basement features tall ceilings, glass block windows, a laundry area, and a walkout door leading directly to your backyard oasis.

Out back, the amenities shine:

A massive deck with hot tub setup

A huge inground pool with newer liner and heater (all equipment included)

A covered entertainment complex complete with kitchen, TV, fireplace, and grill

A separate fire-pit area

Pool shed

Sprinkler system for front and back lawns

Double-gated driveways on both sides

Professional landscaping & Yard drainage system

Up lights and Yard lights for nighttime illumination

Sound system throughout the property

Parking is abundant with a 1-car detached garage and two blacktop driveways.

Mechanical highlights include a tankless water heater, boiler heat, forced-air heat, central A/C, and an architectural roof with a full tear-off in 2011.

This home is truly designed for making memories—whether hosting gatherings, relaxing by the pool, or enjoying quiet evenings on the porch. Close to schools, parks, and everything West Seneca has to offer.

Public Open House: Saturday June 6th Noon till 2PM /Negotiations start Monday June 8th at Noon